Republic of the Philippines

SUPREME COURT
Manila
FIRST DIVISION
G.R. No. L-57455 January 18, 1990
EVELYN DE LUNA, ROSALINA DE LUNA, PRUDENCIO DE LUNA, JR., WILLARD DE
LUNA, ANTONIO DE LUNA, and JOSELITO DE LUNA, petitioners,
vs.
HON. SOFRONIO F. ABRIGO, Presiding Judge of the Court of First Instance of Quezon,
Branch IX, and LUZONIAN UNIVERSITY FOUNDATION, INC., respondents.
Milberto B. Zurbano for petitioners.
Joselito E. Talabong for private respondent.

MEDIALDEA, J.:
This is a petition for review on certiorari of the Order dated July 7, 1981 of respondent judge
Sofronio F. Abrigo of the Court of First Instance of Quezon, Branch IX in Civil Case No. 8624
dismissing the complaint of petitioners on the ground of prescription of action.
The antecedent facts are as follows:
On January 24, 1965, Prudencio de Luna donated a portion of 7,500 square meters of Lot No. 3707
of the Cadastral Survey of Lucena covered by Transfer Certificate of Title No. 1-5775 to the
Luzonian Colleges, Inc., (now Luzonian University Foundation, Inc., herein referred to as the
foundation). The donation, embodied in a Deed of Donation Intervivos (Annex "A" of Petition) was
subject to certain terms and conditions and provided for the automatic reversion to the donor of the
donated property in case of violation or non-compliance (pars. 7 and 10 of Annex "A", p. 20, Rollo).
The foundation failed to comply with the conditions of the donation. On April 9, 1971, Prudencio
de Luna "revived" the said donation in favor of the foundation, in a document entitled "Revival of
Donation Intervivos" (Annex "B" of Petition) subject to terms and conditions which among others,
required:
xxx xxx xxx
3. That the DONEE shall construct at its own expense a Chapel, a Nursery and Kindergarten
School, to be named after St. Veronica, and other constructions and Accessories shall be
constructed on the land herein being donated strictly in accordance with the plans and
specifications prepared by the O.R. Quinto & Associates and made part of this donation;
provided that the flooring of the Altar and parts of the Chapel shall be of granoletic marble.
4. That the construction of the Chapel, Nursery and Kindergarten School shall start
immediately and must be at least SEVENTY (70) PER CENTUM finished by the end of
THREE (3) YEARS from the date hereof, however, the whole project as drawn in the plans
and specifications made parts of this donation must be completed within FIVE (5) YEARS
from the date hereon, unless extensions are granted by the DONOR in writing;
. . . . (p. 23, Rollo)
As in the original deed of donation, the "Revival of Donation Intenrivos" also provided for the
automatic reversion to the donor of the donated area in case of violation of the conditions thereof,
couched in the following terms:
xxx xxx xxx.
11. That violation of any of the conditions herein provided shall cause the automatic
 reversion of the donated area to the donor, his heirs, assigns and representatives, without the
need of executing any other document for that purpose and without obligation whatever on
the part of the DONOR. (p. 24, Rollo).
The foundation, through its president, accepted the donation in the same document, subject to all the
terms and conditions stated in the donation (p. 24, Rollo). The donation was registered and
annotated on April 15, 1971 in the memorandum of encumbrances as Entry No. 17939 of Transfer
Certificate of Title No. T-5775 (p. 15, Rollo).
On August 3, 1971, Prudencio de Luna and the foundation executed a 'Deed of Segregation"
(Annex "C" of Petition) whereby the area donated which is now known as Lot No. 3707-B of
Subdivision Plan Psd-40392 was adjudicated to the foundation. As a result, transfer certificate of
title No. T-16152 was issued in the name of the foundation. The remaining portion known as Lot
No. 3707-A was retained by the donor. (p. 16, Rollo).
On September 23, 1980, herein petitioners, Evelyn, Rosalina, Prudencio, Jr., Willard, Antonio and
Joselito, all surnamed de Luna, who claim to be the children and only heirs of the late Prudencio de
Luna who died on August 18, 1980, filed a complaint (pp. 14-17, Rollo) with the Regional Trial
Court of Quezon alleging that the terms and conditions of the donation were not complied with by
the foundation. Among others, it prayed for the cancellation of the donation and the reversion of the
donated land to the heirs. The complaint was docketed as Civil Case No. 8624.
In its answer (pp. 29-36, Rollo), respondent foundation claimed that it had partially and
substantially complied with the conditions of the donation and that the donor has granted the
foundation an indefinite extension of time to complete the construction of the chapel. It also
invoked the affirmative defense of prescription of action and prayed for the dismissal of the
complaint.
During the pre-trial of the case, the foundation moved for a preliminary hearing of its affirmative
defense of prescription of action which was opposed by the plaintiffs. After the parties have filed
their respective written motions, oppositions and memoranda, an Order (pp., 40-43, Rollo) dated
July 7, 1981 was issued dismissing the complaint. The dispositive portion of the Order states:
In view of the foregoing considerations, this Court finds the motion to dismiss deemed filed
by the defendant on the ground of prescription to be well-taken and the same is hereby
GRANTED.
WHEREFORE, the instant complaint is hereby ordered DISMISSED.
No pronouncement as to costs.
SO ORDERED. (pp. 42-43, Rollo)
No motion for reconsideration was filed by petitioners.
On July 22, 1981, petitioners brought the instant petition for review with the following assignments
of error:
I. THE LOWER COURT ERRED IN HOLDING THAT THE DONEE'S CONSENT TO
THE REVOCATION OF A DONATION TO BE VALID MUST BE GIVEN
SUBSEQUENT TO THE EFFECTIVITY OF THE DONATION OR VIOLATION OF
(THE) ANY OF THE CONDITIONS IMPOSED THEREIN.
II. THE LOWER COURT ERRED IN TREATING THE COMPLAINT AS ONE FOR
JUDICIAL DECREE OF REVOCATION OF THE DONATION IN QUESTION AS
CONTEMPLATED IN ARTICLE 764 OF THE CIVIL CODE OF THE PHILIPPINES AND
WHICH PRESCRIBES IN FOUR (4) YEARS AND IN NOT CONSIDERING IT AS AN
ACTION TO ENFORCE A WRITTEN CONTRACT WHICH PRESCRIBES IN TEN (10)
YEARS AS PROVIDED IN ARTICLE 1144, HENCE, THE LOWER COURT ERRED IN
DISMISSING THE COMPLAINT.
 III. THE LOWER COURT ERRED IN NOT RENDERING JUDGMENT ON THE
MERITS BY WAY OF JUDGMENT ON THE PLEADINGS. (pp. 1-2, Petitioner's Brief)
We gave due course to the petition on August 3, 1981 (p. 45, Rollo). After the parties' submission of
their respective briefs, the Court resolved to consider the petition submitted for decision on January
27, 1982 (p. 62, Rollo).
The assailed order of the trial court stated that revocation (of a donation) will be effective only
either upon court judgment or upon consent of the donee as held in the case of Parks v. Province of
Tarlac, No. 24190, July 13, 1926, 49 Phil. 143. The trial court dismissed the claim of petitioners
that the stipulation in the donation providing for revocation in case of non-compliance of conditions
in the donation is tantamount to the consent of the donee, opining that the consent contemplated by
law should be such consent given by the donee subsequent to the effectivity of the donation or
violation of the conditions imposed therein. The trial court further held that, far from consenting to
the revocation, the donee claimed that it had already substantially complied with the conditions of
the donation by introducing improvements in the property donated valued at more than the amount
of the donated land. In view thereof, a judicial decree revoking the subject donation is necessary.
Accordingly, under Article 764 of the New Civil Code, actions to revoke a donation on the ground
of non-compliance with any of the conditions of the donation shall prescribe in four years counted
from such non-compliance. In the instant case, the four-year period for filing the complaint for
revocation commenced on April 9, 1976 and expired on April 9, 1980. Since the complaint was
brought on September 23, 1980 or more than five (5) months beyond the prescriptive period, it was
already barred by prescription.
On the other hand, petitioners argue that Article 764 of the New Civil Code was adopted to provide
a judicial remedy in case of non-fulfillment of conditions when revocation of the donation has not
been agreed upon by the parties. By way of contrast, when there is a stipulation agreed upon by the
parties providing for revocation in case of non-compliance, no judicial action is necessary. It is then
petitioners' claim that the action filed before the Court of First Instance of Quezon is not one for
revocation of the donation under Article 764 of the New Civil Code which prescribes in four (4)
years, but one to enforce a written contract which prescribes in ten (10) years.
The petition is impressed with merit.
From the viewpoint of motive, purpose or cause, donations may be 1) simple, 2) remuneratory or 3)
onerous. A simple donation is one the cause of which is pure liberality (no strings attached). A
remuneratory donation is one where the donee gives something to reward past or future services or
because of future charges or burdens, when the value of said services, burdens or charges is less
than the value of the donation. An onerous donation is one which is subject to burdens, charges or
future services equal (or more) in value than that of the thing donated (Edgardo L. Paras, Civil Code
of the Philippines Annotated, 11 ed., Vol. 11, p. 726).
It is the finding of the trial court, which is not disputed by the parties, that the donation subject of
this case is one with an onerous cause. It was made subject to the burden requiring the donee to
construct a chapel, a nursery and a kindergarten school in the donated property within five years
from execution of the deed of donation.
Under the old Civil Code, it is a settled rule that donations with an onerous cause are governed not
by the law on donations but by the rules on contracts, as held in the cases of Carlos v. Ramil, L-
6736, September 5, 1911, 20 Phil. 183, Manalo vs. de Mesa, L-9449, February 12, 1915, 29 Phil.
495. On the matter of prescription of actions for the revocation of onerous donation, it was held that
the general rules on prescription applies. (Parks v. Province of Tarlac, supra.). The same rules apply
under the New Civil Code as provided in Article 733 thereof which provides:
Art. 733. Donations with an onerous cause shall be governed by the rules on contracts, and
remuneratory donations by the provisions of the present Title as regards that portion which
exceeds the value of the burden imposed.
It is true that under Article 764 of the New Civil Code, actions for the revocation of a donation must
be brought within four (4) years from the non-compliance of the conditions of the donation.
However, it is Our opinion that said article does not apply to onerous donations in view of the
specific provision of Article 733 providing that onerous donations are governed by the rules on
contracts.
In the light of the above, the rules on contracts and the general rules on prescription and not the
rules on donations are applicable in the case at bar.
Under Article 1306 of the New Civil Code, the parties to a contract have the right "to establish such
stipulations, clauses, terms and conditions as they may deem convenient, provided they are not
contrary to law, morals, good customs, public order or public policy." Paragraph 11 of the "Revival
of Donation Intervivos, has provided that "violation of any of the conditions (herein) shall cause the
automatic reversion of the donated area to the donor, his heirs, . . ., without the need of executing
any other document for that purpose and without obligation on the part of the DONOR". Said
stipulation not being contrary to law, morals, good customs, public order or public policy, is valid
and binding upon the foundation who voluntarily consented thereto.
The validity of the stipulation in the contract providing for the automatic reversion of the donated
property to the donor upon non-compliance cannot be doubted. It is in the nature of an agreement
granting a party the right to rescind a contract unilaterally in case of breach, without need of going
to court. Upon the happening of the resolutory condition of non-compliance with the conditions of
the contract, the donation is automatically revoked without need of a judicial declaration to that
effect. In the case of University of the Philippines v. de los Angeles, L-28602, September 29, 1970,
35 SCRA 102-107, it was held:
. . . There is nothing in the law that prohibits the parties from entering into agreement that
violation of the terms of the contract would cause cancellation thereof. even without court
intervention. In other words, it is not always necessary for the injured party to resort to court
for rescission of the contract (Froilan v. Pan Oriental Shipping Co., et al., L-11897, 31
October 1964, 12 SCRA 276).
This was reiterated in the case of Angeles v. Calasanz, L-42283, March 18, 1985:
Well settled is, however, the rule that a judicial action for the rescission of a contract is not
necessary where the contract provides that it may be revoked and cancelled for violation of
any of its terms and conditions (Lopez v. Commissioner of Customs, 37 SCRA 327, 334,
and cases cited therein).
Resort to judicial action for rescission is obviously not contemplated. The validity of the
stipulation can not be seriously disputed. It is in the nature of a facultative resolutory
condition which in many cases has been upheld, by this court. (Ponce Enrile v. Court of
Appeals, 29 SCRA 504)
However, in the University of the Philippines v. Angeles case, (supra), it was held that in cases
where one of the parties contests or denies the rescission, "only the final award of the court of
competent jurisdiction can conclusively settle whether the resolution is proper or not." It was held,
thus:
. . . since in every case, where the extrajudicial resolution is contested, only the final award
of the court of competent jurisdiction can conclusively settle whether the resolution was
proper or not. It is in this sense that judicial action will be necessary as without it, the
extrajudicial resolution will remain contestable and subject to judicial invalidation, unless
attack thereon should become barred by acquiescence, estoppel or prescription.
It is clear, however, that judicial intervention is necessary not for purposes of obtaining a judicial
declaration rescinding a contract already deemed rescinded by virtue of an agreement providing for
rescission even without judicial intervention, but in order to determine whether or not the recession
was proper.
The case of Parks v. Province of Tarlac, supra, relied upon by the trial court, is not applicable in the
case at bar. While the donation involved therein was also onerous, there was no agreement in the
donation providing for automatic rescission, thus, the need for a judicial declaration revoking said
donation.
The trial court was therefore not correct in holding that the complaint in the case at bar is barred by
prescription under Article 764 of the New Civil Code because Article 764 does not apply to onerous
donations.
As provided in the donation executed on April 9, 1971, complaince with the terms and conditions of
the contract of donation, shall be made within five (5) years from its execution. The complaint
which was filed on September 23, 1980 was then well within the ten (10) year prescriptive period to
enforce a written contract (Article 1144[1], New Civil Code), counted from April 9, 1976.
Finally, considering that the allegations in the complaint on the matter of the donee's non-
compliance with the conditions of the donation have been contested by private respondents who
claimed that improvements more valuable than the donated property had been introduced, a
judgment on the pleadings is not proper. Moreover, in the absence of a motion for judgment on the
pleadings, the court cannot motu proprio render such judgment. Section 1 of Rule 19 provides:
"Where an answer fails to tender an issue, or otherwise admits the material allegations of the
adverse party's pleading, the court may, on motion of that party, direct judgment on such pleading."
(Emphasis supplied)
ACCORDINGLY, the petition is GRANTED. Civil Case No. 8624 is hereby ordered reinstated.
Respondent judge is ordered to conduct a trial on the merits to determine the propriety of the
revocation of the subject donation.
SO ORDERED.
Narvasa, Cruz, Gancayco and Grio-Aquino, JJ., concur.