FIRST DIVISION The defendants counterclaims are hereby dismissed.

[G.R. No. 112796. March 5, 1998] The Facts

TITO R. LAGAZO, petitioner, vs. COURT OF APPEALS and ALFREDO Although the legal conclusions and dispositions of the trial and the appellate
CABANLIT, respondents. courts are conflicting, the factual antecedents of the case are not
substantially disputed.[5] We reproduce their narration from the assailed
DECISION
Decision:
PANGANIBAN, J.:
Civil Case No. 83-39133 involves an action filed by plaintiff-appellee [herein
Where the acceptance of a donation was made in a separate instrument but petitioner] on January 22, 1987 seeking to recover from defendant-
not formally communicated to the donor, may the donation be nonetheless appellant [a] parcel of land which the former claims to have acquired from
considered complete, valid and subsisting? Where the deed of donation did his grandmother by donation. Defendant-appellant [herein private
not expressly impose any burden -- the expressed consideration being respondent], on the other hand, put up the defense that when the alleged
purely one of liberality and generosity -- but the recipient actually paid donation was executed, he had already acquired the property by a Deed of
charges imposed on the property like land taxes and installment arrearages, Assignment from a transferee of plaintiff-appellees grandmother.
may the donation be deemed onerous and thus governed by the law on
The evidence for plaintiff-appellee [herein petitioner] is summarized as
ordinary contracts?
follows:
The Case
Catalina Jacob Vda. de Reyes, a widow and grandmother of plaintiff-
The Court answers these questions in the negative as it resolves this petition appellee, was awarded in July 1975 a 60.10-square meter lot which is a
for review under Rule 45 of the Rules of Court seeking to set aside the portion of the Monserrat Estate, more particularly described as Lot 8W,
Decision[1] of the Court of Appeals[2] in CA-GR CV No. 38050 promulgated on Block 6 of Psd-135834, located at 3320 2nd St., V. Mapa, Old Sta. Mesa,
November 29, 1993. The assailed Decision reversed the Regional Trial Court, Manila. The Monserrat Estate is a public land owned by the City of Manila
Branch 30, Manila, in Civil Case No. 87-39133 which had disposed[3] of the and distributed for sale to bona fide tenants under its land-for-the-landless
controversy in favor of herein petitioner in the following manner:[4] program. Catalina Jacob constructed a house on the lot.

WHEREFORE, judgment is hereby rendered in favor of the plaintiff and On October 3, 1977, or shortly before she left for Canada where she is now
against the defendant as follows: a permanent resident, Catalina Jacob executed a special power of attorney
(Exh. A) in favor of her son-in-law Eduardo B. Espaol authorizing him to
1. Ordering the defendant, or any person claiming rights under him, to execute all documents necessary for the final adjudication of her claim as
surrender to plaintiff possession of the premises known as Lot 8w, Block 6, awardee of the lot.
Psd-135534 of the Monserrat Estate, and the improvement standing
thereon, located at 3320 2nd St., V. Mapa, Old Sta. Mesa, Manila; Due to the failure of Eduardo B. Espaol to accomplish the purpose of the
power of attorney granted to him, Catalina Jacob revoked said authority in
2. Ordering the defendant to pay plaintiff the sum of Five Thousand an instrument executed in Canada on April 16, 1984 (Exh. D). Simultaneous
(P5,000.00) Pesos, as and for attorneys fees; and with the revocation, Catalina Jacob executed another power of attorney of
3. Costs against the defendant. the same tenor in favor plaintiff-appellee.
On January 30, 1985, Catalina Jacob executed in Canada a Deed of Donation question. The defendants theory is that he is the owner thereof because he
over a Lot 8W in favor of plaintiff-appellee (Exh. E). Following the donation, bought the house and lot from Eduardo Espaol, after the latter had shown
plaintiff-appellee checked with the Register of Deeds and found out that the and given to him Exhibits 1, 4 and 5. He admitted that he signed the Deed of
property was in the delinquent list, so that he paid the installments in Assignment in favor of Eduardo Espaol on September 30, 1980, but did not
arrears and the remaining balance on the lot (Exhs. F, F-1 and F-2) and see awardee Catalina Jacob Vda. de Reyes signed [sic] it. In fact, the
declared the said property in the name of Catalina Jacob (Exhs. G, G-1, G-2 acknowledgement in Exhibit 5 shows that the assignor/awardee did not
and G-3). appear before the notary public. It may be noted that on said date, the
original awardee of the lot was no longer in the Philippines, as both parties
On January 29, 1986, plaintiff-appellee sent a demand letter to defendant-
admitted that she had not come back to the Philippines since 1977. (Exhs. K,
appellant asking him to vacate the premises (Exh. H). A similar letter was
K-1). Defendant, claiming to be the owner of the lot, unbelievably did not
sent by plaintiff-appellees counsel to defendant on September 11, 1986
take any action to have the said house and lot be registered or had them
(Exh. I). However, defendant-appellant refused to vacate the premises
declared in his own name. Even his Exhibit 7 was not mailed or served to the
claiming ownership thereof. Hence, plaintiff-appellee instituted the
addressee. Such attitude and laxity is very unnatural for a buyer/owner of a
complaint for recovery of possession and damages against defendant-
property, in stark contrast of [sic] the interest shown by the plaintiff who
appellant.
saw to it that the lot was removed from the delinquent list for non-payment
Opposing plaintiff-appellees version, defendant-appellant claimed that the of installments and taxes due thereto [sic].[6]
house and lot in controversy were his by virtue of the following documents:
Ruling of the Appellate Court
1. Deed of Absolute Sale executed by Catalina Jacob dated October 7, 1977
In reversing the trial courts decision,[7] Respondent Court of Appeals
in favor of Eduardo B. Espaol covering the residential house located at the
anchored its ruling upon the absence of any showing that
premises (Exh. 4).
petitioner accepted his grandmothers donation of the subject land. Citing
2. Deed of Assignment over Lot 8W executed by Catalina Jacob in favor of jurisprudence that the donees failure to accept a donation whether in the
Eduardo Espaol dated September 30, 1980 (Exh. 5); and same deed of donation or in a separate instrument renders the donation
null and void, Respondent Court denied petitioners claim of ownership over
3. Deed of Assignment executed by Eduardo B. Espaol over Lot 8W and a the disputed land. The appellate court also struck down petitioners
residential house thereon in favor of defendant-appellant dated October 2, contention that the formalities for a donation of real property should not
1982 (Exh. 6). apply to his case since it was an onerous one -- he paid for the amortizations
After trial, the lower court decided in favor of plaintiff-appellee and against due on the land before and after the execution of the deed of donation -
defendant-appellant, rationalizing that the version of the former is more - reasoning that the deed showed no burden, charge or condition imposed
credible than that of the latter. According to the lower court: upon the donee; thus, the payments made by petitioner were his voluntary
acts.
From the oral and documentary evidence adduced by the parties[,] it
appears that the plaintiff- has a better right over the property, subject Dissatisfied with the foregoing ruling, petitioner now seeks a favorable
matter of the case. The version of the plaintiff is more credible than that of disposition from this Court.[8]
the defendant. The theory of the plaintiff is that the house and lot belong to Issues
him by virtue of the Deed of Donation in his favor executed by his
grandmother Mrs. Jacob Vda. de Reyes, the real awardee of the lot in Petitioner anchors his petition on the following grounds:[9]
[I.] In reversing the decision of the trial court, the Court of Appeals decided might have been a burden to him, such payment was not however imposed
a question of substance in a way not in accord with the law and applicable by the donor as a condition for the donation. Rather, the deed explicitly
decisions of this Honorable Court. stated:

[II.] Even granting the correctness of the decision of the Court of Appeals, That for and in consideration of the love and affection which the DONEE
certain fact and circumstances transpired in the meantime which would inspires in the DONOR, and as an act of liberality and generosity and
render said decision manifestly unjust, unfair and inequitable to petitioner. considering further that the DONEE is a grandson of the DONOR, the
DONOR hereby voluntarily and freely gives, transfer[s] and conveys, by way
We believe that the resolution of this case hinges on the issue of whether
of donation unto said DONEE, his heirs, executors, administrators and
the donation was simple or onerous.
assigns, all the right, title and interest which the said DONOR has in the
The Courts Ruling above described real property, together with all the buildings and
improvements found therein, free from all lines [sic] and encumbrances and
The petition lacks merit. charges whatsoever;[11] [underscoring supplied]
Main Issue: It is clear that the donor did not have any intention to burden or charge
Simple or Onerous Donation? petitioner as the donee. The words in the deed are in fact typical of a pure
donation. We agree with Respondent Court that the payments made by
At the outset, let us differentiate between a simple donation and an petitioner were merely his voluntary acts. This much can be gathered from
onerous one. A simple or pure donation is one whose cause is pure liberality his testimony in court, in which he never even claimed that a burden or
(no strings attached), while an onerous donation is one which is subject to charge had been imposed by his grandmother.
burdens, charges or future services equal to or more in value than the thing
donated.[10] Under Article 733 of the Civil Code, donations with an onerous ATTY FORONDA:
cause shall be governed by the rules on contracts; hence, the formalities q After you have received this [sic] documents, the x x x revocation of power
required for a valid simple donation are not applicable. of attorney and the Special Power of Attorney in your favor, what did you
Petitioner contends that the burdens, charges or conditions imposed upon a do?
donation need not be stated on the deed of donation itself. Thus, although WITNESS:
the deed did not categorically impose any charge, burden or condition to be
satisfied by him, the donation was onerous since he in fact and in reality a I went here in City Hall and verif[ied] the status of the award of my
paid for the installments in arrears and for the remaining balance of the lot grandmother.
in question. Being an onerous donation, his acceptance thereof may be
q When you say the award, are you referring to the award in particular [of
express or implied, as provided under Art. 1320 of the Civil Code, and need
the] lot in favor of your grandmother?
not comply with the formalities required by Art. 749 of the same code. His
payment of the arrearages and balance and his assertion of his right of a Yes, Sir.
possession against private respondent clearly indicate his acceptance of the
q What was the result of your verification?
donation.
a According to the person in the office, the papers of my grandmother is
We rule that the donation was simple, not onerous. Even
[sic] includ[ed] in the dilinquent [sic] list.
conceding that petitioners full payment of the purchase price of the lot
q What did you do then when you found out that the lot was includ[ed] in Art. 734. The donation is perfected from the moment the donor knows of
the dilinquent [sic] list? the acceptance by the donee.

a I talked to the person in charged [sic] in the office and I asked him what to Art. 746. Acceptance must be made during the lifetime of the donor and the
do so that the lot should not [be] included in the dilinquent [sic] list. donee.

ATTY. FORONDA: Art. 749. In order that the donation of an immovable may be valid, it must
be made in a public instrument, specifying therein the property donated
q And what was the anwer [sic] given to you to the inquiry which you made?
and the value of the charges which the donee must satisfy.
WITNESS:
The acceptance may be made in the same deed of donation and in a
a According to the person in the office, that I would pay the at least [sic] one separate public document, but it shall not take effect unless it is done
half of the installment in order to take [out] the document [from] the during the lifetime of the donor.
delinquent list.
If the acceptance is made in a separate instrument, the donor shall be
q And [were] you able to pay? notified thereof in authentic form, and this step shall be noted in both
instruments.
a I was able to pay, sir.
In the words of the esteemed Mr. Justice Jose C. Vitug,[14] Like any other
q What were you able to pay, one half of the balance or the entire amounts contract, an agreement of the parties is essential. The donation, following
[sic]? the theory of cognition (Article 1319, Civil Code), is perfected only upon the
a First, I paid the [sic] one half of the balance since the time the lot was moment the donor knows of the acceptance by the donee. Furthermore, [i]f
awarded to us. the acceptance is made in a separate instrument, the donor shall be notified
thereof in an authentic form, and this step shall be noted in both
q What about the remaining balance, were you able to pay it? instruments.[15]
a I was able to pay that, sir. Acceptance of the donation by the donee is, therefore, indispensable; its
q So, as of now, the amount in the City of Manila of the lot has already been absence makes the donation null and void.[16] The perfection and the validity
duly paid, is it not? of a donation are well explained by former Sen. Arturo M. Tolentino in this
wise:
a Yes, sir.[12]
x x x Title to immovable property does not pass from the donor to the
The payments even seem to have been made pursuant to the power of donee by virtue of a deed of donation until and unless it has been accepted
attorney[13]executed by Catalina Reyes in favor of petitioner, her grandson, in a public instrument and the donor duly notified thereof. The acceptance
authorizing him to execute acts necessary for the fulfillment of her may be made in the very same instrument of donation. If the acceptance
obligations. Nothing in the records shows that such acts were meant to be a does not appear in the same document, it must be made in another. Solemn
burden in the donation. words are not necessary; it is sufficient if it shows the intention to
accept. But in this case it is necessary that formal notice thereof be given to
As a pure or simple donation, the following provisions of the Civil Code are
the donor, and the fact that due notice has been given must be noted in
applicable:
both instruments (that containing the offer to donate and that showing the
acceptance). Then and only then is the donation perfected. If the A close perusal of the city governments resolution[23] granting petitioners
instrument of donation has been recorded in the registry of property, the request reveals that the request for and the grant of the transfer of the
instrument that shows the acceptance should also be recorded. Where the award were premised on the validity and perfection of the deed of donation
deed of donation fails to show the acceptance, or where the formal notice executed by the original awardee, petitioners grandmother. This is the same
of the acceptance, made in a separate instrument, is either not given to the document upon which petitioner, as against private respondent, asserts his
donor or else not noted in the deed of donation and in the separate right over the lot. But, as earlier discussed and ruled, this document has no
acceptance, the donation is null and void.[17] force and effect and, therefore, passes no title, right or interest.

Exhibit E (the deed of donation) does not show any indication that Furthermore, the same resolution states:
petitioner-donee accepted the gift. During the trial, he did not present any
WHEREAS, in a report submitted by Ms. [Menchu C.] Bello [, Special
instrument evidencing such acceptance despite the fact that private
Investigator,] on February 7, 1990, it is stated that x x x constructed on the
respondent already raised this allegation in his supplemental pleading[18] to
lot is a make-shift structure used for residential purposes by the proposed
which petitioner raised no objection. It was only after the Court of Appeals
transferee Tito Lagazo and his family; x x x and that constructed at Lot 8,
had rendered its decision, when petitioner came before this Court, that he
Block 6, former Monserrat Estate is a make-shift structure used as a
submitted an affidavit[19] dated August 28, 1990, manifesting that he
dwelling place by Lagazo and family because the front portion of their house
wholeheartedly accepted the lot given to him by his grandmother, Catalina
which was constructed on a road lot was demolished, and the structure was
Reyes. This is too late, because arguments, evidence, causes of action and
extended backward covering a portion of the old temporary road lot. x x x
matters not raised in the trial court may no longer be raised on appeal.[20]
The above findings of the investigator are, however, directly contradictory
True, the acceptance of a donation may be made at any time during the
to the testimonies in court of petitioner himself and of private
lifetime of the donor. And granting arguendo that such acceptance may
respondent. Petitioner claimed the following: that the house constructed on
still be admitted in evidence on appeal, there is still need for proof that a
the subject lot was owned by his grandmother Catalina Jacob; that before
formal notice of such acceptance was received by the donor and noted in
the latter left for Canada in 1977, Eduardo Espaol had already been living in
both the deed of donation and the separate instrument embodying the
the same house and continued to do so until 1982; and that private
acceptance. At the very least, this last legal requisite of annotation in both
respondent occupied the premises after Espaol left.[24] On the other hand,
instruments of donation and acceptance was not fulfilled by petitioner. For
private respondent testified that he bought the subject house and lot from
this reason, the subject lot cannot be adjudicated to him.
Eduardo Espaol in 1982, after which he and his family occupied the same;
Secondary Issue: but sometime in 1985, they had to leave the place due to a road-widening
project which reduced the house to about three meters [in] length and one
Supervening Events
arm[]s width.[25]
Petitioner also contends that certain supervening events have transpired
Between the testimonies under oath of the contending parties and the
which render the assailed Decision manifestly unjust, unfair and inequitable
report -- not subjected to cross-examination -- which was prepared by the
to him. The City of Manila has granted his request for the transfer to his
investigator who recommended the approval of petitioners request for
name of the lot originally awarded in favor of Catalina Reyes. A deed of
transfer, it is the former to which the Court is inclined to give more
sale[21] covering the subject lot has in fact been executed between the City
credence. The investigators report must have been based on the
of Manila, as the vendor, and petitioner, as the vendee. The corresponding
misrepresentations of petitioner who arrogated unto himself the
certificate of title[22] has also been issued in petitioners name.
prerogatives of both Espaol and private respondent. Further, it is on record
that petitioner had required private respondent to vacate the subject assigns and/or representatives; and, on the other, Private Respondent
premises before he instituted this complaint. This shows he was not in Cabanlit.
actual possession of the property, contrary to the report of the investigator.
Not having proven any right to a valid, just and demandable claim that
Cabanlits Claim of Ownership compelled him to litigate or to incur expenses in order to protect his
interests by reason of an unjustified act or omission of private respondent,
Petitioner also assails Respondent Courts conclusion that it is unnecessary
petitioner cannot be awarded attorneys fees.[27]
to pass upon private respondents claim over the property. Petitioner insists
that the principal issue in the case, as agreed upon by the parties during WHEREFORE, the petition is hereby DENIED and the assailed Decision
pretrial, is who between the parties is the owner of the house and lot in is AFFIRMED.
question.
SO ORDERED.
In disposing of the principal issue of the right of petitioner over the subject
property under the deed of donation, we arrive at one definite
conclusion: on the basis of the alleged donation, petitioner cannot be
considered the lawful owner of the subject property. This does not
necessarily mean, however, that private respondent is automatically the
rightful owner.

In resolving private respondents claim of ownership, the examination of the

genuineness of the documents (deeds of assignment over the lot between
Catalina Reyes and Eduardo Espaol and between Espaol and private
respondent) upon which he asserts his right is necessary, especially in light
of petitioners allegations of forgery. However, the respective assignors in
both documents are not parties to the instant case. Not having been
impleaded in the trial court, they had no participation whatsoever in the
proceedings at bar. Elementary norms of fair play and due process bar us
from making any disposition which may affect their rights. Verily, there can
be no valid judgment for or against them.[26]

Anyhow, since petitioner, who was the plaintiff below, failed to prove with
clear and convincing evidence his ownership claim over the subject
property, the parties thus resume their status quo ante. The trial court
should have dismissed his complaint for his failure to prove a right superior
to that of private respondent, but without prejudice to any action that
Catalina Reyes or Eduardo Espaol or both may have against said private
respondent. Stating this point otherwise, we are not ruling in this case on
the rights and obligations between, on the one hand, Catalina Reyes, her