Vines Realty Corporation V Ret
Vines Realty Corporation V Ret
Vines Realty Corporation V Ret
DECISION
LAZARO-JAVIER, J.:
The Case
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Petitioner Vines Realty Corporation (VRC) assails the Decision dated July 3, 2015, and
2
Resolution dated May 12, 2016, of the Court of Appeals in CA-G.R. SP No. 130895 which
ordered the Office of the Solicitor General (OSG) to review and reinvestigate the case for
possible reversion proceedings on the subject property.
Antecedents
The subject property originally formed part of a 144.62 hectares land situated in Jose
Panganiban, Camarines Norte. The San Mauricio Mining Company (SMMC) had twenty (20)
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mineral claims on the property. By Deed of Absolute Sale dated November 19, 1957, SMMC
transferred its surface rights in favor of National Shipyards and Steel Corporation (NASSCO),
a government-owned and controlled corporation.
4
By Proclamation No. 500, Series of 1968, then President Ferdinand E. Marcos (President
Marcos) reserved 170.2890 hectares of land, including the subject property as site for
NASSCO's pier, warehouse, and smelting plant in Jose Panganiban, Camarines Norte.
On December 6, 1975, former President Marcos further issued Presidential Decree No.
837 (PD 837) transferring ownership of the entire 170.2890 hectares to the name of NASSCO,
thus:
WHEREAS, under Proclamation No. 500 dated December 23, 1968, a parcel of
land situated in the Municipality of Jose Panganiban, Province of Camarines
Norte, Island of Luzon[,] Bounded on the W[est], along lines
1-2-3-4-5-6-7-8-9-10-11-12-13-14-15-16, by Mambulao Bay; on the N[orth], along
lines 16-17-18-19-20-21, by Forest Reserve; and on the E[ast] and S[outh], along
lines 21-22-23-24-25-26-27-1 by project No. 2. Block VI (Alien & Disp.) LC-403,
containing an area of approximately 170.2890 hectares, more or less, has been
withdrawn from sale and settlement and reserved for pier, warehouse[,] and
smelting plant site purposes under the administration of the NASSCO;
DONE in the City of Manila this 6th day of December, in the year of Our Lord,
Nineteen Hundred and Seventy-Five.
Original Certificate of Title (OCT) No. 0-440 was thus issued in favor of NASSCO.
Barely three (3) weeks later, by Deed of Sale dated December 29, 1975, NASSCO sold the
land to Philippine Smelters Corporation (PSC), a private corporation chaired by Jose T.
Marcelo, Jr. (Marcelo). By virtue thereof, the land was titled in the name of PSC under
Transfer Certificate of Title (TCT) No. 13060, later subdivided into TCT Nos. 13502 to 13521.
Claiming to have retained its mining rights over the property despite the earlier sale of its
surface rights to NASSCO, PSC's predecessor in interest, SMMC caused the annotation of an
adverse claim on OCT No. 0-440, which got carried over to subsequent titles. Thus, in 1977,
PSC filed with the then Court of First Instance (CFI) – Camarines Norte Civil Case No. 2882,
entitled "Phil. Smelters Corp., plaintiff v. San Mauricio Mining Co., and Marsman & Co., Inc.
third party plaintiffs v. NASSCO, et. al.," for quieting of title. PSC specifically prayed for the
"Removal of Cloud over [its] Torrens Certificates of Title, and Declaration of Nullity of
Adverse Claim and Damages."
After due proceedings, CFI-Branch III rendered judgment, ordering the cancellation of
SMMC's adverse claim, declaring PSC as the true and absolute owner of the land, and
awarding the possession of the land, including the surface rights thereon to PSC. In G.R.
5
Nos. L-47859 & L-57132, entitled SMMC v. Ancheta (San Mauricio), the Court affirmed the
ruling under Decision dated July 10, 1981. The Court held that SMMC no longer had any
vested right in the property since NASSCO already sold the land to PSC. The aforesaid
decision had long become final and executory.
In 1986, PSC closed its operations after Marcelo suffered a heart attack and moved to the
United States. Consequently, PSC creditors Development Bank of the Philippines (DBP), PISO
Bank, and Conrad C. Leviste (Leviste) of petitioner VRC – went after the assets of PSC to
6
satisfy their respective claims.
For its part, petitioner, through Leviste, initiated Civil Case No. 5703 against PSC and
obtained a favorable money judgment which got executed over a portion of the 170.2890
hectares property. On April 25, 1990, petitioner purchased the additional portions of the
property at a public auction sale. Petitioner, thus, eventually became the owner of 93 hectares
7
of the original 170.2890 hectares property.
Thereafter, petitioner applied for and was granted writs of possession and demolition
against the informal settlers occupying these portions. The Court of Appeals subsequently
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affirmed with finality.
But the informal settlers remained adamant. This time, claiming to be tenants of the
property, they sought relief from the Department of Agrarian Reform Adjudication Board
(DARAB) - Region V in Legaspi City through DARAB Case No. 119-CN. The complaint was,
nonetheless dismissed on two grounds: first, for lack of merit, and second, on ground of res
9
judicata.
Meantime, the enforcement of the writs of possession and demolition was suspended
upon the request of the Municipal Mayor and Sangguniang Bayan of Jose Panganiban. But
on December 11, 1992, alias writs of possession and demolition were issued only to be halted
again, still at the instance of the informal settlers and the local government officials. Hence,
petitioner charged the informal settlers with indirect contempt. Both the trial court and the
Court of Appeals gave affirmative relief to petitioner and cited the informal settlers for
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indirect contempt.
By Letter dated April 7, 1999, the informal settlers, otherwise known as the residents of
Barangay Bagongbayan, Jose Panganiban, Camarines Norte, through their leader, herein
respondent Rodel Ret, along with others (respondent et al.), wrote then Governor Emmanuel
B. Pimentel to cause an investigation on the issuance of OCT No. 0-440 which they claimed
was tainted with fraud. They, too, asserted that most of the residents of Bagongbayan have
been in physical possession of different portions of the land even before World War II.
Together with the local government, they had introduced improvements thereon, including
public streets, town plaza, chapel, public school, barangay hall, and public and private
cemeteries. These improvements are now covered by OCT No. 0-440 and its derivative titles
all in the name of petitioner.
After several endorsements, the letter ended up with then Secretary Antonio Cerilles of
the Department of Environment and Natural Resources (DENR) who, by Memorandum dated
September 15, 1999, ordered the City Environment & Natural Resources Office (CENRO) of
Daet, Camarines Norte to conduct the desired investigation and submit its report and
recommendation.
It was Land Management Officer (LMO) III Fortunata Z. Hemady (Hemady) who got tasked
to do the initial investigation and submit the required Report and Recommendation, which
she promptly complied with. Under her Report and Recommendation dated November 6,
2000, addressed to CENRO, she recommended the filing of reversion proceedings on the
entire 170 hectares land in view of certain alleged irregularities pertaining to the acquisition
of title or titles thereto by PSC. The CENRO and Provincial Environment & Natural Resources
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Office (PENRO) – Camarines Norte favorably endorsed the report to DENR-Region V. By
Memorandum dated June 4, 2001, however, Regional Executive Director Oscar Hamada
(Director Hamada), citing San Mauricio, reversed the recommendation on the ground of res
12
judicata.
Undaunted, respondent et al., filed with the Office of the President (OP) a
Letter-Complaint dated April 25, 2004, to compel the DENR to render an early resolution of
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their land problem. Acting thereon, the OP referred the Letter-Complaint to the DENR,
which in turn, directed petitioner to comment thereon. Through its Comment/Opposition
dated May 16, 2007, petitioner asserted that since it bought the subject property at public
auction, it ought to be protected as a purchaser for value in good faith.
Meantime, on May 6, 2016, the DENR issued a status quo ante order and directed
petitioner to allow Bagongbayan residents to use the ingress and egress at the pier as
previously practiced.
14
In DENR Case No. 8490, then DENR Secretary Jose L. Atienza, Jr. rendered his
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Decision dated February 12, 2008, dismissing the complaint for lack of merit and lifting the
status quo ante, viz.:
16
SO ORDERED.
He ruled that there was no irregularity in the issuance of OCT No. 0-440 and its derivative
titles. He pointed to the San Mauricio case which upheld the decision of the trial court on the
legality of the sale, transfer, and conveyance of the property by SMMC to NASSCO, the
predecessor in interest of PSC.
He further referred to the consistent rulings of the different government agencies and
courts of law upholding OCX No. 0-440 and its subsequent TCTs. These rulings constituted
res judicata to the present case.
17
The DENR Secretary denied reconsideration under Order dated July 31, 2009.
18 19
On appeal via O.P. Case No. 09-H-422, the OP, by Decision dated May 13, 2011,
dismissed the appeal of respondent et al., for lack of cause of action. The OP ruled that
respondent et al., are not proper parties-in-interest since they themselves asserted that the
subject property was in fact part of the public domain. Hence, it is the OSG alone which may
file a complaint for cancellation and reversion of the property on behalf of the Republic upon
recommendation of the Land Management Bureau (LMB) or DENR. But it appears that the
DENR already dismissed the complaint; there was, therefore, no basis for the OSG to initiate
reversion proceedings and seek the cancellation of OCT No. 0-440 and its derivative titles.
20
By Resolution dated May 22, 2013, the OP denied the motion for reconsideration of
respondent, et al., and remanded the case to the DENR for proper disposition.
On further petition for review under Rule 43 of the Rules of Court, respondent alone
faulted the OP for ruling that he and his co-complainants lacked a cause of action to seek the
reversion proceeding on the property. He asserted that both the CENRO and PENRO actually
endorsed Hemady's Investigation Report dated November 6, 2000, which found that OCT No.
0-440 and its derivative titles had been irregularly issued. Too, the dismissal of the complaint
based on res judicata was improper since reversion is an entirely different matter from the
earlier cases filed.
While respondent agreed with the OP that there should be a recommendation from the
DENR before the OSG can initiate reversion proceedings, the OP may nevertheless review the
DENR's findings here and accordingly direct the OSG to file the necessary complaint or
petition. Its refusal to review the dispositions of the DENR was a gross abdication of its duty
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to exercise control and supervision over the Executive Branch.
22
Petitioner defended the decision of the OP.
23
By Decision dated July 3, 2015, in CA-G.R. SP No. 130895, the Court of Appeals
granted the petition and ordered the OSG to review and reinvestigate the case for possible
reversion proceedings, thus:
WHEREFORE, the petition is GRANTED. The assailed
decision and resolution of the Office of the President are
REVERSED and SET ASIDE.
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IT IS SO ORDERED.
It held that the OP failed to consider Hemady's Investigation Report dated November 6,
2000, which noted certain irregularities in PSC's acquisition of title and recommended the
filing of reversion proceedings on the land, viz.:
xxxx
xxxx
At any rate, San Mauricio merely settled PSC's ownership of the 170.2890 hectares of land
in OCT No. 0-440; it did not involve the reversion of OCT No. 0-440 for having encroached
upon foreshore lands and lands for public use, and for being beyond the area indicated in
both Proclamation No. 500 and PD 837.
Finally, the lack of recommendation or endorsement from the DENR to the OSG to file
reversion should not have prevented the OP from directing the OSG to conduct a further
investigation on the matter. Considerations of public interest and social justice should prevail
over technicalities of law as thousands of people stand to be displaced by the dispositions of
the DENR. A town plaza, chapel, school, barangay hall, public streets, and cemetery would
accrue in favor of petitioner if the concept of res judicata is hastily applied.
27
In Resolution dated May 12, 2016, the Court of Appeals denied petitioner's motion for
reconsideration.
Petitioner now seeks to reverse and set aside the dispositions of the Court of Appeals. It
faults the Court of Appeals for heavily relying on Hemady's Investigation Report dated
November 6, 2000, although her findings were already rejected by her superior Director
Hamada in his Memorandum dated June 4, 2001. It, too, repleads the decision of the OP that
the OSG cannot pursue reversion proceedings, sans a recommendation from the LMB or
DENR. At any rate, respondent's claim is already barred by res judicata.
28
In his Comment/Opposition, respondent ripostes that there is no reason to reverse the
dispositions of the Court of Appeals. The alleged Memorandum dated June 4, 2001 of
Director Hamada, was never raised in the proceedings before the Court of Appeals and
should not be considered for the first time on appeal before the Court. Even if it is
considered, the totality of facts would still support the conclusions of the Court of Appeals.
29 30
The parties thereafter filed their respective Reply and briefs.
Our Ruling
Reversion proceeding is the manner through which the State seeks to revert land to the
mass of the public domain; it is proper when public land is fraudulently awarded and
disposed of in favor of private individuals or corporations, or when a person obtains a title
under the Public Land Act which includes, by oversight, lands which cannot be registered
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under the Torrens system as they form part of the public domain.
Under Section 101 of Commonwealth Act No. 141 (CA 141), the Public Land Act, it is the
OSG alone which may file a complaint for reversion of property in behalf of the Republic,
thus:
xxxx
Corollarily, Section 13, Chapter 4, Title I, Book III of Executive Order No. 292, Series of
1987, the Administrative Code of 1987, ordains that only the President may compel the OSG
to institute reversion proceedings:
xxxx
This power of the President to direct the OSG to institute reversion proceedings is part of
the President's executive control and supervision under Section 17, Article VII of the
Constitution which unequivocally states:
xxxx
As a matter of procedural and administrative policy, though, the President directs the
OSG to file a complaint for cancellation and reversion of property only upon recommendation
of the LMB or DENR.
32
In Republic v. The Heirs of Meynardo Cabrera, the Court decreed that the State bears
the burden to prove that the land previously decreed or adjudicated in favor of the defendant
constitutes land which cannot be owned by private individuals. This is owed to the nature of
reversion proceedings, the outcome of which may upset the stability of registered titles
through the cancellation of the original title and others that emanate from it. This is also
consistent with the rule that the burden of proof rests on the party who, as determined by the
pleadings or the nature of the case, asserts the affirmative of an issue.
Indeed, the nature of reversion proceedings puts the onus probandi on the State. In order
to ensure that the State would be able to discharge this burden, the LMB or DENR first
determines whether there is ground to file a case for reversion and whether the State has
sufficient evidence to prove its claim. Without a recommendation and evidentiary
documentation from LMB and DENR, the OSG could not possibly prosecute its case for
reversion; it would not be able to discharge its burden of proof.
Here, respondent wanted the DENR to investigate the circumstances surrounding the
issuance of OCT No. 0-440 on allegations of fraud. But the DENR dismissed their letter
complaint upon its finding that no legal basis existed for the OSG to initiate reversion
proceedings and seek the cancellation of OCT No. 0-440 and its derivative titles. It ruled that
San Mauricio operates as res judicata to any reversion proceeding the OSG may file. This
ruling was affirmed by the OP. In other words, the requisite recommendation to file the
reversion case was not forthcoming. Without it, the OSG cannot be compelled to file a
complaint for reversion, lest it violates Section 101 of CA 141.
In reversing the dispositions of the OP, the Court of Appeals held that res judicata was
inapplicable as there was no identity of cause of action and subject matter between San
Mauricio and respondents sought after the complaint for reversion. Hence, it directed the
OSG to conduct its own investigation on the matter for a possible filing of reversion
proceeding.
But whether the DENR and the OP correctly invoked res judicata, and whether fraud
attended the issuance of OCT No. 0-440 for that matter, are beside the point. The OP already
found it wise not to direct the OSG to file reversion proceedings over the subject property.
Who are we to convince, much less, compel it to do otherwise?
33
In PSALM v. CIR, the Court ruled that the power of control vested by the Constitution in
the President cannot be diminished by the Legislature, nor intruded upon by the Judiciary,
thus:
34
x x x In Carpio v. Executive Secretary, the Court expounded on the
President's control over all the executive departments, bureaus and offices,
thus:
xxxx
Indubitably, this prohibition against legislative and judicial intrusions is hinged on the
doctrine of separation of powers. Under this doctrine, each department of the government
has exclusive cognizance of matters within its jurisdiction, and is supreme within its own
37
sphere, subject to checks and balances.
Only when there is an actual case or controversy may the jurisdiction of the courts be
invoked. This requirement goes into the nature of the judiciary as a co-equal branch of
government. It is bound by the doctrine of separation of powers and will not rule on any
matter or cause the invalidation of any act, law, or regulation if there is no actual or
sufficiently imminent breach of or injury to a right. The courts interpret laws, but the
38
ambiguities may only be clarified in an actual case or controversy.
There is an actual case or controversy if there is a "conflict of legal right, opposite legal
39
claims susceptible of judicial resolution." There must be a real and substantial
controversy, with definite and concrete issues involving the legal relations of the parties, and
40
admitting of specific relief that courts can grant.
To repeat, the Court of Appeals here directed the OSG to review and reinvestigate the
issuance of OCT No. 0-440 for possible reversion proceedings. But again, whether to
investigate possible reversion cases or file reversion proceedings are pure matters of
executive prerogative which the Court cannot encroach. It is a discretionary power which
inheres in the office of the Chief Executive, the exercise of which, where the laws are silent, is
guided only by the officer's sense of public interest.
Otherwise stated, there appears to be no actual case or controversy here as the courts do
not have the authority to grant the relief sought by respondent, lest the courts violate the
doctrine of separation of powers and the President's constitutional power of control over all
executive departments, bureaus and offices under Section 17, Article VII of the Constitution
41
and reproduced under Section 1, Chapter 1, Title I, Book III of the Administrative Code.
At any rate, the Court cannot possibly direct the OSG to conduct its own investigation on
the merits of respondent's claim. Certainly, the knowledge and expertise on the technical
aspect of reversion belong to the LMB and the DENR, not the OSG.
Lest it be misunderstood, though, we are not ruling here that San Mauricio indeed bars
reversion proceedings over the subject property. We, too, are declining to rule on whether
OCT No. 0-440 was fraudulently issued. We shall reserve our discussions thereon when an
actual case for reversion over the subject property has been filed. All we are saying is that
the Court ought not to interfere with the President's prerogative to file a reversion case or
not, as here.
The Decision dated May 13, 2011 and Resolution dated May
22, 2013 of the Office of the President dismissing the appeal
docketed as O.P. Case No. 09-H-422, as well as the Decision
dated February 12, 2008 and Order dated July 31, 2009 of the
Department of Environment and Natural Resources are
REINSTATED.
SO ORDERED.