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LIM KIM SAN, Respondents
G.R. No. 196419, THIRD DIVISION, October 4, 2017
Petitioner Pilipinas Makro, Inc. is a domestic corporation that has been lawfully registered.
It needed to buy real estate in Davao City in order to build and operate a store in order to establish
its business presence in the city in 1999. Makro acquired two parcels of property suited for its
needs after consulting with licensed real estate agents. Makro and respondent Coco Charcoal
Phils., Inc. executed a notarized Deed of Absolute Sale in which the latter agreed to sell its 1,000square-meter parcel of land, which is covered by TCT No. 208776, to the former for
P8,500,000.00. On the same day, Makro and respondent Lim Kim San signed another notarized
Deed of Absolute Sale for the sale of the latter's land, which has a total area of 1,000 square
meters and is covered by TCT No. 282650, for the same price of P8,500,000.00. Engr. Vedua, a
geodetic engineer, was hired by Makro to do a resurvey and relocation of the two adjacent
properties. The DPWH had encroached on 131 square meters of the land purchased from Coco
Charcoal for its road widening project and building of a drainage canal to enhance and enlarge
the Davao-Cotabato National Highway, according to the resurvey. On the other hand, 130 square
meters of the land bought from Lim had been encroached upon by the same DPWH project.
Makro informed the representatives of Coco Charcoal and Lim about the supposed encroachment
on the parcels of land due to the DPWH project. Initially, Makro offered a compromise agreement
in consideration of a refund of 75% of the value of the encroached portions. Thereafter, Makro
sent a final demand letter to collect the refund of the purchase price corresponding to the area
encroached upon by the road widening project, seeking to recover ₱1,113,500.00 from Coco
Charcoal and ₱1,105,000.00 from Lim. Failing to recover such, Makro filed separate complaints
against Coco Charcoal and Lim to collect the refund sought.
ISSUE: Whether or not Makro was entitled for refund.
A warranty is a collateral undertaking in a sale of either real or personal property, express
or implied; that if the property sold does not possess certain incidents or qualities, the purchaser
may either consider the sale void or claim damages for breach of warranty. Thus, a warranty may
either be express or implied. An express warranty pertains to any affirmation of fact or any promise
by the seller relating to the thing, the natural tendency of which is to induce the buyer to purchase
the same. It includes all warranties derived from the language of the contract, so long as the
language is express-it may take the form of an affirmation, a promise or a representation. On the
other hand, an implied warranty is one which the law derives by application or inference from the
nature of transaction or the relative situation or circumstances of the parties, irrespective of any
intention of the seller to create it. In other words, an express warranty is different from an implied
warranty in that the former is found within the very language of the contract while the latter is by
operation of law.
ARGUELLES, Respondents.
G.R. No. 223660, FIRST DIVISION, April 2, 2018, TIJAM, J.
Respondents alleged that on November 18, 2004, Conchita Amongo Francia, who was the
registered owner of a parcel of land consisting of one thousand (1000) square meters located in
Sampaloc, Manila (subject property), freely and voluntarily executed an absolute deed of sale of
the subject property in favor of respondents. The subject property was subsequently registered in
the names of respondents. On November 14, 2007, Conchita filed an affidavit of adverse claim.
On January 24, 2008, Conchita died. As registered owners of the subject property, respondents
prayed for the cancellation of the adverse claim in the petition subject of this controversy. The
RTC issued a Resolution ordering the cancellation of the adverse claim. In arriving at the said
ruling, the RTC reasoned, that it cannot disregard the pronouncement of the court in Villaflor vs.
Juerzan, G.R. No. 35205 which states that a Notice of Lis Pendens between the parties
concerning Notice of Adverse Claim calls for the cancellation thereof. The CA rendered a decision
dismissing petitioner's appeal for lack of merit. The CA held that the issue on cancellation of
adverse claim is a question of law since its resolution would not involve an examination of the
evidence but only an application of the law on a particular set of facts. Having raised a sole
question of law, the petition was dismissed by the CA pursuant to Section 2, Rule 50 of the Rules
of Court.
Whether the subsequent annotation of a notice of lis pendens on a certificate of title renders the
case for cancellation of adverse claim on the same title moot and academic. (NO)
An adverse claim and a notice of lis pendens under P.D. 1529 are not of the same nature
and do not serve the same purpose. As distinguished from an adverse claim, the notice of lis
pendens is ordinarily recorded without the intervention of the court where the action is pending.
The notice is but an extrajudicial incident in an action. It is intended merely to constructively
advise, or warn, all people who deal with the property that they so deal with it at their own risk,
and whatever rights they may acquire in the property in any voluntary transaction are subject to
the results of the action. The law and jurisprudence provide clear distinctions between an
annotation of an adverse claim, on one hand, and an annotation of a notice of lis pendens on the
other. In sum, the main differences between the two are as follows: (1) an adverse claim protects
the right of a claimant during the pendency of a controversy while a notice of lis pendens protects
the right of the claimant during the pendency of the action or litigation; and (2) an adverse claim
may only be cancelled upon filing of a petition before the court which shall conduct a hearing on
its validity while a notice of lis pendens may be cancelled without a court hearing.
SECRETARY, Respondents.
G.R. No. 239088, April 03, 2019
Petitioner John, he was informed by respondent BHTLI through a letter from its
representative that the ownership of the subject property had been transferred to respondent De
Vera-Navarro; that a TCT, i.e., TCT T-199,288, [8] was issued in favor of respondent De VeraNavarro; and that respondent BHTLI was demanding that the petitioners Sps. Sy vacate the
subject property. In the main, petitioners Sps. Sy claimed that they are the rightful owners of the
subject property since the undated Deed of Absolute Sale executed purportedly between
petitioner John and respondent De Vera-Navarro is allegedly null and void, and that, despite the
execution of the Deed of Absolute Sale dated March 30, 2011 by respondent De Vera-Navarro in
favor of respondent BHTLI, the latter has no right to own the property as it was allegedly not a
buyer in good faith.
Whether or not sale between Respondent De Vera-Navarro and Respondent BHTLI
should be upheld on account that the latter is a buyer in good faith?
No. Jurisprudence holds that he who alleges that he is a purchaser of registered land is
burdened to prove such statement. Such burden is not discharged by simply invoking the ordinary
presumption of good faith. In the instant case, the Court finds that respondent BHTLI failed to
discharge such burden. The Court has held that actual lack of knowledge of the flaw in title by
one's transferor is not enough to constitute a buyer in good faith where there are circumstances
that should put a party on guard, such as the presence of occupants in the subject property.