SECOND DIVISION
[G.R. No. 144227.
GEORGINA HILADO, petitioner, vs. HEIRS OF RAFAEL MEDALLA, respondents.
D E C I S I O N
MENDOZA, J.:
This is a petition for review of the decision[1] of the Court of Appeals (1) declaring the
deed of sale, dated April 24, 1979, between petitioner Georgina Hilado and
Rafael Medalla, predecessor-in-interest of respondents, as an equitable
mortgage; (2) declaring the mortgage obligation of Medalla to be fully paid;
(3) ordering petitioner to execute, in favor of respondents, a deed of
reconveyance over the portion of the lot subject of the abovementioned sale
still retained by her; and (4) setting aside the award of attorney’s fees to
petitioner.
The facts are as follows:
Gorgonio Macainan was, in his lifetime, the owner of several
properties in
On P50,000.00.
The Deed reads in pertinent parts:
KNOW ALL MEN BY THESE PRESENTS:
This AGREEMENT, made and entered this 24th day of April, 1979,
executed at
RAFAEL M. MEDALLA, Filipino, of legal age, widower and with
residence at
- a n d -
GEORGINA H. HILADO, Filipino, of legal age, single and a resident
of
W I T N E S S E T H:
WHEREAS, in a Final Project of Partition dated December 5, 1977, duly signed by all the heirs of Intestate Estate of late Gorgonio Macainan, under Special Proceeding No. 8043 of Court of First Instance of Negros Occidental, both RAFAEL M. MEDALLA and TERESITA M. MAGALONA were adjudicated shares in Lot 1031 and 1030 as well as in Lot No. 789 and 790 of Bacolod Cadastre, otherwise known as “Badyang.”
WHEREAS, for their convenience, both RAFAEL M. MEDALLA and TERESITA M. MEDALLA agreed to consolidate their shares in one location which agreement was embodied in a public document otherwise known as “DEED OF EXCHANGE”;
WHEREAS, in the above-mentioned DEED OF EXCHANGE, VENDOR consolidated his rights and properties all in Lot No. 1031-1030 in the Bacolod Cadastre;
WHEREAS, for and in consideration of the sum of FIFTY THOUSAND
PESOS (P50,000.00), Philippine Currency, receipt of which is hereby
acknowledged and confessed, VENDOR transfers, sells, and conveys by way of
absolute sale unto the VENDEE, her heirs, assigns and successors-in-interest
his rights and interest in Lot 1031 and 1030 as adjudged in the project of
partition mentioned above and the rights and interests acquired by virtue of a
“Deed of Exchange” mentioned above, the same being free from any and all liens
and encumbrances;
WHEREAS, the parties agree that all expenses relative to the
Transfer of Title and other expenses like taxes, fees, to effect the transfer
shall be borne by the VENDOR.[2]
On P25,000.00,
the pertinent parts of which stated:
WHEREAS, in the Final Project of Partition dated
5,362 square meters in the Lopez Jaena area, measured along the
whole length of
WHEREAS, in order to confine their rights and interests in a single area, a “Deed of Exchange” dated December 4, 1981 was executed by both Rafael M. Medalla and Teresita M. Magalona, one of the heirs, whereby the parties’ rights and interests over the Lopez Jaena area were consolidated over the VENDEE Rafael M. Medalla;
WHEREAS, for and in consideration of TWENTY FIVE THOUSAND PESOS (P25,000.00)
Philippine Currency receipt of which is hereby acknowledged and confessed,
VENDOR hereby conveys, cedes and transfers his rights and interest over the
said properties in favor [of] the VENDEE, her heirs, assigns, and
successors-in-interest the above properties by way of absolute sale free from
all liens and encumbrances[.][3]
Over the next two years, petitioner and Medalla executed three
more contracts concerning Lot No. 1031 and the Lopez Jaena property, to wit:
(1) “Memorandum of Agreement,” dated
November 2, 1983 (Exh. 7 -Medalla), by virtue of which Rafael sold to
petitioner “a parcel of land located at corner Lopez Jaena and Luzuriaga Sts. .
. . containing an area of 1,197 square meters” for the amount of P200,000.00,
payable in three installments;[4] (2) “Deed of Resale,” dated April 30, 1984
(Exh. 8 -Medalla), whereby petitioner resold to Rafael, for P20,000.00,
two of the five hectares in Lot “Nos. 1030 and 1031” subject of the Deed of
Absolute Sale dated April 24, 1979 (Exh. 4 - Medalla);[5] and (3) “Agreement,” dated May 10, 1984
(Exh. 10 - Medalla), whereby the parties declared that Lot No. 1030 had been
inadvertently included in the “Deed of Absolute Sale,” dated April 24, 1979,
and in the “Deed of Resale” of April 30, 1984, when the fact was that the
subject of the aforementioned agreements was Lot No. 1031.[6]
In May 1984, Anita Macainan, sister of Rafael’s mother, Berbonia,
tried to redeem the property in question from petitioner, but, as she failed to
do so, she brought suit on P50,000.00 which he had received
from petitioner. Rafael alleged -
3.- That . . . since the execution of the [
4.- That cross-claimant obtained another loan of P25,000.00
from the cross-defendant giving as security therefor a parcel of land situated
at Lopez-Jaena Street, Bacolod City, Philippines, and, as in the case of the
mortgage of his rights and interests in Lot Nos. 1030 and 1031 of Bacolod
Cadastre, to secure the loan of P50,000.00, was required to execute a
Deed of Sale in favor of the cross-defendant [Georgina Hilado];
5.- That it was agreed between the cross-claimant and cross-defendant that should the former find a buyer for the mortgaged Lopez-Jaena property, the latter will execute the corresponding deed of sale, deducting from the proceeds of said sale the mortgage obligation of cross-claimant in her favor;
6.-That after the cross-claimant found a buyer for his Lopez-Jaena
property for the sum of P225,000.00, cross-defendant [Hilado] was informed
accordingly, but the latter being interested in the property refused to execute
the corresponding deed of sale as had been agreed and instead insisted that she
buy the property for the sum of P200,000.00;
7.- That on P200,000.00.
A xerox copy of the said “Memorandum of Agreement” is hereto attached, marked
as Annex “A” and made an integral part hereof;
8.- That from the consideration of P200,000.00 of the
Lopez-Jaena property which the cross-claimant sold to the cross-defendant –
[Hilado], the sum of P110,000.00 was deducted therefrom by the
cross-defendant and applied to the payment of the loan obligation of
cross-claimant of P50,000.00 which was secured by a mortgage on his
rights and interests to five (5) hectares in Lot Nos. 1030 and 1031 of Bacolod
Cadastre, plus an interest of P60,000.00 for [the] period of only ten
months, and the balance in the amount of P90,000.00 was paid in cash to
the former by the latter;
9.- That the cross-claimant personally demanded from the
cross-defendant [Hilado] the release of the mortgage constituted over his
rights and interests in five hectares of Lot Nos. 1030 and 1031 of Bacolod
Cadastre, since the principal obligation secured thereby had already been fully
paid plus an interest of P60,000.00, but cross-defendant, with evident
bad faith, refused to release the entire five (5) hectares and, instead,
executed in favor of the cross-claimant a “Deed of Resale” covering two
hectares only, thus retaining for herself, the other three hectares. A xerox
copy of the “Deed of Resale” dated May 3, 1984, is hereto attached, marked as
Annex “B” and made an integral part hereof;
10.- That subsequently, cross-claimant found out that his rights and interests of five hectares was confined to Lot No. 1031 of Bacolod Cadastre and that he had no interest whatsoever in Lot No. 1030 so that after informing the cross-defendant about the error, a document denominated “Agreement” was executed between the parties rectifying the error. A xerox copy of the said “Agreement” dated May 10, 1984, is hereto attached, marked as Annex “C” and made an integral part hereof;
11.- That time and again, cross-claimant demanded upon the cross-defendant for the release of the three hectares in Lot No. 1031, Bacolod Cadastre, as the principal obligation, together with the interest, had been fully paid, but said demands fell upon deaf ears;
12.- That because of the continued refusal, with evident bad faith
and without any justifiable cause, of the cross-defendant to effect a release
or to reconvey to cross-claimant the three (3) hectares in Lot No. 1031 of
Bacolod Cadastre, given as security for the loan contracted, notwithstanding
that the same had already been paid together with the interest charged,
although there was no stipulation as to how much interest was to be paid,
cross-claimant suffered mental anguish, moral shock, serious anxiety, wounded
feelings and similar injury for which the cross-defendant should be held liable
in the amount of P50,000.00;[7]
In her answer to the complaint, petitioner alleged that Lot No.
1031 was Rafael Medalla’s share in the estate of Gorgonio Macainan. As for the
cross-claim against her, she denied that the agreement between her and Medalla
was a loan agreement but, as denominated, a Deed of Sale, reflecting their true
agreement. Petitioner therefore filed counter-claims against Anita Macainan and
Rafael Medalla for damages and attorney’s fees.[8]
In its decision of P10,000.00
as attorney’s fees. It ruled that Anita Macainan could no longer redeem the
remaining three hectares of Rafael Medalla’s share not only because at the time
of the sale Lot No. 1031 had already been partitioned and occupied by
Gorgonio’s heirs but also because Macainan neither tendered payment to
petitioner nor consigned the amount in court. With regard to Rafael Medalla’s
cross-claim against petitioner, the trial court held:
On the second issue, the Court would rule that the transaction
entered into by defendant cross [-] claimant [Rafael] Medalla with defendant
cross[-]defendant [P[5]0,000.00 is a fair and reasonable
value considering that the aforementioned property is basically an agricultural
land. There was no countervailing evidence presented by defendant
cross-claimant Medalla to prove that there was fraud or bad faith on the part
of defendant cross-defendant Hilado in the execution of the contract. Hence,
the deed of absolute sale dated
Rafael Medalla appealed to the Court of Appeals which, on
Judging from the issues and allegations advanced by both parties, the main issue in this case boils down . . . to whether the Deed of Absolute Sale (Exh. “3” [also Exh. 4 - Medalla]) executed by both appellant Medalla and appellee Hilado is in fact an equitable mortgage.
. . . .
A perusal of the records would reveal that appellee Hilado offered
in evidence a Compromise Agreement of Payment of Delinquent Real Property Taxes
dated P145,460.00.
. . . It is common knowledge, which this court takes judicial
notice of, that the market value of properties at all times exceeds the
assessed value of a property. Considering the foregoing, this court can only
conclude that the consideration of P50,000.00 in Exh. “3” on a property
with an assessed value of P145,460.00 is grossly inadequate.
A sale is equitable mortgage when the price is inadequate (Lazatin v. Court of Appeals, 22 SCRA 736).
As to who is in possession of the subject lot, appellant [Rafael
Medalla] has successfully shown by preponderance of evidence that he is in
possession of the subject lot. His testimony is not only corroborated by the
testimony of rebuttal witness Ramon Nessia, his tenant, but also by plaintiff
herself, Anita Macainan, who is supposed to be hostile to his claim.[10]
Hence, the Court of Appeals ruled:
1. the Deed of
2. the mortgage obligations of defendant-appellant Medalla is found to be extinguished by payment;
3. cross-defendant appellee
Georgina Hilado is ordered to execute a Deed of Reconveyance in favor of the
heirs of defendant-appellant Rafael Medalla over the 3 hectares of
4. the award of attorney’s
fees to cross-defendant appellee Georgina Hilado is hereby SET ASIDE.[11]
The Court of Appeals subsequently denied reconsideration of its ruling. Petitioner now seeks a reversal of the decision alleging -
I. That the judgment of the Honorable Court of Appeals is premised on a misapprehension of facts.
II. That not one of the badges of equitable mortgage under Article 1602 of the Civil Code is present in the instant case.
III. That a contract of deed
of absolute sale executed is the law between the parties and it is the bounden
duty of the contracting parties to learn and know the contents of the said
contract.[12]
Under Art. 1602 in relation to Art. 1604 of the Civil Code, a contract purporting to be an absolute sale is presumed to be an equitable mortgage -
(1) when the price of a sale . . . is unusually inadequate;
(2) when the vendor remains in possession as lessee or otherwise;
(3) when after the expiration of the right to repurchase another instrument extending the period of redemption or granting a new period is executed;
(4) when the purchaser retains for himself a part of the purchase price;
(5) when the vendor binds himself to pay the taxes on the thing sold;
(6) in any other case where it may be fairly inferred that the real intention of the parties is that the transaction shall secure the payment of a debt or the performance of any other obligation (emphasis added).
The presence of any of these circumstances is sufficient for a
contract to be presumed as an equitable mortgage.[13]
Petitioner contends, however, that contrary to the findings of
the Court of Appeals, none of the circumstances provided in Art. 1602 of the
Civil Code is present in the case at bar for the following reasons: (1) the assessed
value of Lot No. 1031 (P145,000.00), as shown in the compromise tax
agreement between her and the City Treasurer of Bacolod, on which the Court of
Appeals relied for its finding that the price of the land was unusually
inadequate, refers to the value of the entire Lot No. 1031, which has an area
of 31.9035 hectares, so that the assessed value of the land per hectare is only
P4,559.37, which is less than the P10,000.00 per hectare price
paid by petitioner to Rafael Medalla; (2) petitioner took possession of the
land shortly after its purchase, paid the real estate taxes thereon, and hired
a caretaker, but Medalla repossessed the lot by force; and (3) the “Memorandum
of Agreement” of November 2, 1983 (Exh. 7 - Medalla) on the Lopez Jaena
property was executed merely to “reflect the total area of the lot sold and to
update or correct the amount” of the purchase price.[14]
We find these contentions to be without merit.
It may be that the assessed value of Lot No. 1031 appearing in
the tax compromise agreement between petitioner and the City Treasurer of
Bacolod in 1982 in the amount of P145,460.00 refers to the value of the
entire land consisting of 31.9035 hectares, with the result that the assessed
value of the land per hectare is only P4,559.37, which is much less than
the amount of P10,000.00 per hectare paid by petitioner to Rafael
Medalla. However, there is evidence concerning the market value of lands in the
neighborhood showing that the price paid by petitioner was unusually
inadequate. After all, the assessed value is usually much less than the market
value, which is the sum of money which a person willing, but not compelled to
buy, and an owner willing, but not compelled to sell, would agree on as a price
to be given and received for such property.[15]
During the trial of the case, Rafael Medalla was set to testify
concerning the market value of the lot, but, before he could do so, he suffered
a stroke necessitating the taking of his testimony by deposition, during which
he presented in evidence a duly notarized Deed of Sale, dated June 22, 1983,
executed by his sister, Lourdes Medalla Abela, in favor of George Tan,
concerning a lot in Pahanocoy, Bacolod City. Although the lot was only one
hectare, or 10,000 square meters, the consideration for the sale was P125,000.00.
According to Rafael Medalla (whose testimony is uncontroverted), the lot was
adjacent to
Nor is it true that petitioner took possession of Medalla’s share in Lot No. 1031 upon its “sale” to her. Rafael Medalla’s testimony that he remained in possession of his five-hectare share in Lot No. 1031 even after the supposed “sale” was made is corroborated not only by his tenant Ramon Nessia but also by Anita Macainan, who had brought the suit in the lower court. It is thus petitioner who failed to present evidence on her claim that she took possession of the lot after the sale but it was repossessed by force by Rafael Medalla. The manifestation she filed in court to this effect carries no probative value for being self-serving.
Finally, the series of transactions executed by petitioner and
Rafael Medalla after the perfection of the “Deed of Absolute Sale” of April 24,
1979, to wit: the “Deed of Absolute Sale” of December 29, 1981 (Exh. 6 -Medalla)
and the “Memorandum of Agreement” of November 2, 1983 (Exh. 7 - Medalla),
covering the Lopez Jaena property, and the “Deed of Resale” of April 30, 1984
(Exh. 8 - Medalla), concerning two of the five hectares of Medalla’s share in
Lot No. 1031, taken together with Medalla’s testimony and the receipt, dated
March 13, 1984 (Exh. 9 - Medalla), issued by Rafael Medalla in favor of
petitioner, in the amount of P90,000.00, as “full payment” and “total
consideration of the sale embodied in the aforementioned ‘Memorandum of
Agreement,'” indicate quite clearly that the real intention of the parties was
to secure the loans of Medalla. As the Court of Appeals well observed:
[A]ppellant [Medalla] contends that [he took out loans from
petitioner but that] his loan obligation to appellee Hilado has been fully paid
[by the] proceeds of the sale . . . of the Lopez-Jaena property. . . . On the
other hand, appellee Hilado claims otherwise. She avers that their transaction
is one of sale which is supported by five written documents, purportedly
agreements evidencing a sale which are (a) Deed of Sale dated December 29, 1981
covering lot 1 of Lopez Jaena St., for P25,000.00 (Exh. “6” - Medalla)
(b) Memorandum of Agreement dated November 2, 1983 (Exh. 7, Medalla); (c) Deed
of Sale dated April 24, 1979 (Exh. “1” - Hilado [also Exh. 4 - Medalla]) ; (d)
Deed of Resale dated [April 30,] 1984 (Exh. “2” - Hilado [also Exh. 8 -
Medalla]) and (e) Agreement dated May 1[0], 1984 (Exh. “3” - Hilado [also Exh.
10 - Medalla]), (p. 92, Rollo).
Recapitulating the above mentioned transactions, appellant Medalla
and appellee Hilado’s first transaction in 1979 involved five hectares of Lot
1031 evidenced by a Deed of Absolute Sale (Exh. “3” [also Exh. 4] - Medalla and
Exh. “5” - Hilado) for a consideration of P50,000.00. From the very face
of the document nothing can be gleaned that the intentions of the parties were
different from what the document stated. In 1981 another transaction was
entered into by the parties and this time P25,000.00. Again, this
document does not denote a different intention by the parties. Two years after,
a Memorandum of Agreement (Exh. “7”- Medalla & “4”- Hilado) was entered
into purporting to be a sale executed by the same parties again involving the
Lopez Jaena property but this time the consideration involved is P200,000.00
for a much smaller lot of 1,191 square meters. At this point, this court is now
in doubt whether the true intentions of the parties in the second deed of sale
was truly a sale of the Lopez Jaena property for it is highly extraordinary for
a vendor to execute two documents of sale involving properties in the same
location with comparatively disproportionate price rates. With these
circumstances, we have to agree with appellant’s theory that the Deed of Sale
(Exh. 6 - Medalla) with a P25,000.00 consideration is really a mortgage.
[T]o show that the proceeds of the sale was applied to the loans
received by [appellant]-Medalla, the latter presented the receipt of P90,000.00,
(Exh. “9”) the amount that was left after the loans of P50,000.00 and P25,000.00
and its corresponding accumulated interests and P16,000.00 representing
the amount paid by appellee Hilado as back taxes of the property were deducted.
This allegation was vehemently denied by Hilado . . . . [S]he failed [however]
to produce the alleged receipts covering her other payments to Medalla. . . .
. . . .
The Court further observes that after appellant Medalla received
the P90,000.00 (see receipt marked Exh. “9”) on P10,000.00 per
hectare. It is very unlikely for one person who had acquired a property for a
certain price to sell the same property to the same person five years after for
the same price rate, considering that they are unrelated, unless, there has
been an understanding between them that the same property will be resold to
Medalla after the fulfillment of a resolutory condition.[17]
Petitioner failed to sufficiently explain the “resale” of the two
hectares in Lot No. 1031 in 1984 to Medalla for exactly the same price per
hectare as that paid by her for the five-hectare lot in 1979 and the lack of
receipts for the payment of P200,000.00 for the Lopez Jaena property.
Her claim that the “Memorandum of Agreement” of November 2, 1983 concerning the
Lopez Jaena property was executed in order “to reflect the total area of the
lot sold and to update or correct the amount [of the purchase price]”[18] cannot be given credence not only because
the contract is silent on this point but also because it is unusual for her,
less than six months after “buying” a piece of land, to agree to “update” the
purchase price thereof to an amount which was 700% more than that originally
paid for a considerably smaller area.
Similarly, petitioner’s reliance on the fact that, as shown by the tax compromise agreement of February 1982, she appeared to have paid the delinquent taxes on Lot No. 1030 and Lot No. 1031 and the Lopez Jaena property is unavailing in view of Medalla’s uncontroverted testimony that part of the purchase price for the sale of his Lopez Jaena property was applied by petitioner as reimbursement for the taxes she had paid for the aforementioned properties.
In view of the conclusions we have reached, it is unnecessary to
pass upon petitioner’s contention that respondents are bound by the terms of
the “Deed of Sale” in question as the law between the parties. It will suffice
to say that even if a document appears on its face to be a sale, the owner of
the property may prove that the contract is really a loan with mortgage and
that the document does not express the true intent and agreement of the
parties.[19]
WHEREFORE, the decision of the Court of Appeals, dated
SO ORDERED.
Bellosillo, (Chairman), Quisumbing, Buena, and De Leon, Jr., JJ., concur.
[1] Per Justice Jose C.
De la Rama and concurred in by Justices Emeterio C. Cui and Eduardo G.
Montenegro.
[2] Records, p. 151.
[3]
[4] Records pp. 159-160.
[5]
[6]
[7] Answer with
Cross-claim, pp. 3-5; id., pp. 18-20.
[8] Records, pp. 31-36.
[9] RTC Decision, p. 9;
Records, p. 328.
[10] CA Decision, pp.
8-10; Rollo, pp. 49-51.
[11] CA Decision, p. 13; id.,
p. 54.
[12] Rollo, pp. 9,
13-14.
[13] Olea v. Court
of Appeals, 247 SCRA 274 (1995); Lizares v. Court of Appeals, 226 SCRA
112 (1993).
[14] Rollo, pp.
9-15.
[15] J.M. Tuason &
Co., Inc. v. Land Tenure Administration, 31 SCRA 413 (1970).
[16] Opposition to Formal Offer of Exhibits, pp. 1-2;
Records, pp. 170-171.
[17] CA Decision, pp.
10-12; Rollo, pp. 51-53.
[18] Rollo, pp.
11-12.
[19] Matanguihan v. Court of Appeals,
275 SCRA 380 (1997); Olea v. Court of Appeals, 247 SCRA 274 (1995).