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Hodges
No. 8027-R. September 23, 1952.
Reyes, J.B.L., J.
Doctrine: Article 315 of the Civil Code (now Article 415, New Civil Code)
makes no distinction as to whether the owner of the land is or is not the
owner of the building.
Facts: Ladera entered into a contract with Hodges whereby the latter
promised to sell a lot subject to certain terms and conditions. In case of
failure of the purchaser to make a monthly payment within 60 days after it
fell due, this contract may be taken and considered as rescinded and
annulled, in which case all sums of money paid would be considered rentals
and the vendor shall be at liberty to dispose of the parcel of land with all the
improvements theron to any other person in a manner as if this contract had
never been made. After the execution of the contract, Ladera built on a lot a
house of mixed materials assessed at P4500.
Unfortunately, Ladera failed to pay the agreed installments, whereupon the
appellant rescinded the contract and filed an action for ejectment. The MTC
rendered a decision upon agreement of the parties- Ladera to vacate and
surrender possession of the lot and pay P10 a month until delivery of the
premises. The court issued an alias writ of execution and pursuant thereto
the sheriff levied upon all rights, interests, and participation over your house
standing on the lot. The sheriff posted the notices of the sale but did not
publish the same in a newspaper of general circulation.
At the auction sale Ladera did not attend because she had gone to Manila and
the sheriff sold the property to Avelina Magno as the highest bidder. On July
6, 1948, Hodges sold the lot to Manuel Villa and on the same day the latter
purchased the house from Magno for P200 but this last transaction was not
recorded.
Ladera returned to Iloilo after the sale and learned of its results. She went to
see the sheriff and upon the latters representation that she could redeem the
property, she paid him P230 and the sheriff issued a receipt. It does not
appear, however, that this money was turned over to Hodges. Thereupon,
Ladera spouses filed an action against Hodges, the sheriff, and the judgment
sale purchasers, Magno and Villa to set aside the sale and recover the house.
The lower court ruled in favor of Ladera. Hodges et al contend that the house
being built on land owned by another person should be regarded in law as
movable or personal property.
Issue: Whether the house being built on land owned by another should be
regarded as movable property.
Held: According to Article 334 of the Civil Code (now 415), Immovable
property are the following: Lands, building, roads, and constructions of all
kinds adhering to the soil; Applying the principle Ubi lex non distinguit nec
nos distinguere debemu, the law makes no distinction as to whether the
owner of the land is or is not the owner of the building. In view of the plain
terms of the statute, the only possible doubt could arise in the case of a house
sold for demolition.
In the case of immovables by destination, the code requires that they be
placed by the owner of the tenement, in order to acquire the same nature or
consideration of real property. In cases of immovable by incorporation, the
code nowhere requires that the attachment or incorporation be made by the
owner of the land. The only criterion is union or incorporation with the soil.
Ladera did not declare his house to be a chattel mortgage. The object of the
levy or sale was real property. The publication in a newspaper of general
circulation was indispensible. It being admitted that no publication was ever
made, the execution sale was void and conferred no title on the purchaser.
The alleged purchaser at the auction sale, Magno, is a mere employee of the
creditor Hodges and the low bid made by her as well as the fact that she sold
the house to Villa on the same day that Hodges sold him the land, proves that
she was merely acting for and in behalf of Hodges.
It should be noted that in sales of immovables, the lack of title of the vendor
taints the rights of subsequent purchasers. Unlike in sales of chattels and
personalty, in transactions covering real property, possession in good faith is
not equivalent to title.
------------MINDANAO BUS CO. vs. CITY ASSESSOR
FACTS:
Mindanao Bus Company is a public utility engaged in transporting
passengers and cargoes by motor trucks in Mindanao has its main offices in
Cagayan de Oro. The company is also owner to the land where it maintains
and operates a garage, a repair shop, blacksmith and carpentry shops; the
machineries are place on wooden and cement platforms.
The City Assessor of Cagayan de Oro City assessed at P4,400 said
maintenance and repair equipment. The company appealed the assessment
to the Board of Tax Appeals on the ground that the same are not realty. The
Board of Tax Appeals of the City sustained the city assessor, so the company
filed with the Court of Tax Appeals a petition for the review of the
assessment. The CTA held that the Company was liable to the payment of the
realty tax on its maintenance and repair equipment. Hence, the company
filed a petition for review with the Supreme Court.
ISSUE:
Whether or not the machineries assessed by the respondent are real
properties?
HELD:
Paragraph 5 of Article 415 of the New Civil which provides machinery,
receptacles, instruments or implements intended by the owner of the
tenement for an industry or works which may be carried on in a building or
on a piece of land, and which tend directly to meet the needs of the said
industry or works are immovable properties. Movable equipments to be
immobilized in contemplation of the law must first be "essential and
principal elements" of an industry or works without which such industry or
works would be "unable to function or carry on the industrial purpose for
which it was established."
The tools and equipments in question in this instant case are, by their nature,
not essential and principal elements of petitioner's business of transporting
passengers and cargoes by motor trucks. They are merely incidentalsacquired as movables and used only for expediency to facilitate and/or
improve its service. Even without such tools and equipments, its business
may he carried on.
the equipments in question are destined only to repair or service the
transportation business, which is not carried On in a building or permanently
on a piece of land, as demanded by the law. Said equipments may not,
therefore, be deemed real property.
-------FACTS:
Petitioner is engaged in a public utility business, solely engaged in
transporting passengers and cargoes by motor trucks, over its authorized
lines in Mindanao. It owns a main office and branch offices. To be found in
their offices are machineries and equipment, which were assessed by the City
Assessor as real properties.
HELD:
Movable equipments to be immobilized in contemplation of law must first
be essential and principal elements of an industry or works without which
such industry or works would be unable to function or carry on the
industrial purpose for which it was established. We may here distinguish
those movables, which are essential and principal elements of an industry,
from those which may not be so considered immobilized by destination
because they are merely incidental, not essential and principal.
In the case at bar, the tools and equipments in question are by their nature
not essential and principal elements of petitioners business of transporting
passengers and cargoes by motor trucks. They are merely incidentals.
----MAKATI LEASING AND FINANCE CORP. V. WEAREVER TEXTILE MILLS, INC.
Parties to a contract may by agreement treat as personal property that
which by nature is a real property, as long as no interest of 3rd party
would be prejudiced.
FACTS:
To obtain financial accommodations from Makati Leasing, Wearever Textile
discounted and assigned several receivables under a Receivable Purchase
Agreement with Makati Leasing. To secure the collection of receivables, it
executed a chattel mortgage over several raw materials and a machinery
Artos Aero Dryer Stentering Range (Dryer).
Wearever defaulted thus the properties mortgaged were extrajudicially
foreclosed. The sheriff, after the restraining order was lifted, was able to
enter the premises of Wearever and removed the drive motor of the Dryer.
The CA reversed the order of the CFI, ordering the return of the drive motor
since it cannot be the subject of a replevin suit being an immovable bolted to
the ground. Thus the case at bar.
ISSUE:
Whether the dryer is an immovable property
HELD: NO
The SC relied on its ruling in Tumalad v. Vicencio, that if a house of strong
materials can be the subject of a Chattel Mortgage as long as the parties to
the contract agree and no innocent 3rd party will be prejudiced then moreso
that a machinery may treated as a movable since it is movable by nature and
becomes immobilized only by destination. And treating it as a chattel by way
of a Chattel Mortgage, Wearever is estopped from claiming otherwise.
----Makati Leasing vs. Wearever Textile
Facts:
Wearever Textile in order to obtain a financial accommodation from Makati
Leasing, discounted and assigned several receivables with the former under
a Receivable Purchase Agreement. To secure the collection of the receivables
assigned, Waerever executed a Chattel Mortgage over certain raw materials
inventory as well as a machinery described as an Artos Aero Dryer
Stentering Range.
Upon Wearever's default, Makati Leasing filed a petition for extrajudicial
foreclosure of the properties mortgage to it. However, the Deputy Sheriff
assigned to implement the foreclosure failed to gain entry into Wearever's
premises and was not able to effect the seizure of the machinery. Makati
Leasing thereafter filed a complaint for judicial foreclosure with the CFI
Rizal.
RTC then issued a writ of seizure, the enforcement of which was restrained
upon Wearever's filing of a motion for reconsideration. finally issued on 11
February 1981, an order to break open the premises of Wearever to enforce
said writ.
The sheriff enforcing the seizure order, repaired to the premises of Wearever
and removed the main drive motor of the subject machinery.
CA set aside the orders of the RTC and ordered the return of the drive motor
seized by the sheriff after ruling that the machinery in suit cannot be the
subject of replevin, much less of a chattel mortgage, because it is a real
property pursuant to Article 415 of the new Civil Code. CA also rejected the
argument that Wearever is estopped from claiming that the machine is real
property by constituting a chattel mortgage thereon. A motion for
reconsideration was filed by Makati Leasing, but it was denied. Hence this
petition.
Issue:
Whether the machinery in suit is real or personal property?
Held:
If a house of strong materials, like what was involved in the above Tumalad
case, may be considered as personal property for purposes of executing a
chattel mortgage thereon as long as the parties to the contract so agree and
no innocent third party will be prejudiced thereby, there is absolutely no
reason why a machinery, which is movable in its nature and becomes
immobilized only by destination or purpose, may not be likewise treated as
such. This is really because one who has so agreed is estopped from denying
the existence of the chattel mortgage.
It must be pointed out that the characterization of the subject machinery as
chattel by the private respondent is indicative of intention and impresses
upon the property the character determined by the parties. As stated in
Standard Oil Co. of New York vs. Jaramillo, 44 Phil. 630, it is undeniable that
the parties to a contract may by agreement treat as personal property that
which by nature would be real property, as long as no interest of third
parties would be prejudiced thereby.
----------Evangelista v. Alto Surety (GR L-11139, 23 April 1958)
Evangelista v. Alto Surety
[G.R. No. L-11139. April 23, 1958.]
En Banc, Concepcion (J): 9 concur
Facts: On 4 June 1949, Santos Evangelista instituted Civil Case No. 8235 of
the CFI Manila (Santos Evangelista vs. Ricardo Rivera) for a sum of money.
On the same date, he obtained a writ of attachment, which was levied upon a
house, built by Rivera on a land situated in Manila and leased to him, by filing
copy of said writ and the corresponding notice of attachment with the Office
Be that as it may, we disagree with the submission of the petitioners that the
said machines are not proper subjects of the Writ of Seizure.
The Court has held that contracting parties may validly stipulate that a real
property be considered as personal. After agreeing to such stipulation, they
are consequently estopped from claiming otherwise. Under the principle of
estoppel, a party to a contract is ordinarily precluded from denying the truth
of any material fact found therein.
In the present case, the Lease Agreement clearly provides that the machines
in question are to be considered as personal property. Specifically, Section
12.1 of the Agreement reads as follows:
12.1 The PROPERTY is, and shall at all times be and remain, personal
property notwithstanding that the PROPERTY or any part thereof may now
be, or hereafter become, in any manner affixed or attached to or embedded
in, or permanently resting upon, real property or any building thereon, or
attached in any manner to what is permanent.
Clearly then, petitioners are estopped from denying the characterization of
the subject machines as personal property. Under the circumstances, they
are proper subjects of the Writ of Seizure.
It should be stressed, however, that our holding that the machines should
be deemed personal property pursuant to the Lease Agreement is good
only insofar as the contracting parties are concerned. Hence, while the
parties are bound by the Agreement, third persons acting in good faith are
not affected by its stipulation characterizing the subject machinery as
personal. In any event, there is no showing that any specific third party
would be adversely affected.
---------Julian S. Yap vs. Hon. Santiago O. Taada and
Goulds Pumps International (Phil), Inc.,
G.R. No. L-32917, July 18, 1988
Narvasa, J.
Doctrine: Article 415, par. 3 of the Civil Code considers and immovable
property as everything attached to an immovable in a fixed manner, in such
a way that it cannot be separated therefrom without breaking the material or
deteriorating the object. The pump does not fit this description. It could be,
and was, in fact,separated from Yaps premises without being broken of
suffering deterioration. Obviously, the separation or removal of the pump
involved nothing more complicated that the loosening of bolts or dismantling
of other fasteners.
Facts: The case began in the City Court of Cebu with the filing of Goulds
Pumps International (Phil), Inc. of a complaint against Yap and his wife
seeking recovery of P1,459.30, representing the balance of the price and
installation cost of a water pump in the latters premises. The Court rendered
judgment in favor of herein respondent after they presented evidence exparte due to failure of petitioner Yap to appear before the Court. Petitioner
then appealed to the CFI, particularly to the sale of Judge Tanada. For again
failure to appear for pre-trial, Yap was declared in default. He filed for a
motion for reconsideration which was denied by Judge Tanada. On October
15, 1969, Tanada granted Goulds Motion for Issuance of Writ of Execution.
Yap forthwith filed an Urgent Motion for Reconsideration of the said Order.
In the meantime, the Sheriff levied on the water pump in question and by
notice scheduled the execution sale thereof. But in view of the pendency of
Yaps motion, suspension of sale was directed by Judge Tanada. It appears,
however, that this was not made known to the Sheriff whocontinued with the
auction sale and sold the property to the highest bidder, Goulds. Because of
such, petitioner filed a Motion to Set Aside Execution Sale and to Quash Alias
Writ of Execution. One of his arguments was that the sale was made without
the notice required by Sec. 18, Rule 29 of the New Rules of Court, i.e. notice
by publication in case of execution of sale of real property, the pump and its
accessories being immovable because attached to the ground with the
character of permanency. Such motion was denied by the CFI.
Issue: Whether or not the pump and its accessories are immovable property
Held: No. The water pump and its accessories are NOT immovable
properties. The argument of Yap that the water pump had become
immovable property by its being installed in his residence is untenable.
Article 415, par. 3 of the Civil Code considers and immovable property as
everything attached to an immovable in a fixed manner, in such a way that it
cannot be separated therefrom without breaking the material or
deteriorating the object. The pump does not fit this description. It could be,
and was, in fact,separated from Yaps premises without being broken of
suffering deterioration. Obviously, the separation or removal of the pump
involved nothing more complicated that the loosening of bolts or dismantling
of other fasteners.
--------Machinery & Engineering Supplies vs. CA
Posted on March 28, 2012 | Leave a comment
connection with the Power Barges which have been supplied by it at its own
cost. POLAR shall operate, manage and maintain the Power Barges for the
purpose of converting Fuel of NAPOCOR into electricity.
It follows then that FELS cannot escape liability from the payment of realty
taxes by invoking its exemption in Section 234 (c) of R.A. No. 7160. Indeed,
the law states that the machinery must be actually, directly and exclusively
used by the government owned or controlled corporation; nevertheless,
petitioner FELS still cannot find solace in this provision because Section 5.5,
Article 5 of the Agreement provides:
OPERATION. POLAR undertakes that until the end of the Lease Period,
subject to the supply of the necessary Fuel pursuant to Article 6 and to the
other provisions hereof, it will operate the Power Barges to convert such
Fuel into electricity in accordance with Part A of Article 7.
It is a basic rule that obligations arising from a contract have the force of law
between the parties. Not being contrary to law, morals, good customs, public
order or public policy, the parties to the contract are bound by its terms and
conditions.
Time and again, the Supreme Court has stated that taxation is the rule and
exemption is the exception. The law does not look with favor on tax
exemptions and the entity that would seek to be thus privileged must justify
it by words too plain to be mistaken and too categorical to be misinterpreted.
Thus, applying the rule of strict construction of laws granting tax
exemptions, and the rule that doubts should be resolved in favor of
provincial corporations, we hold that FELS is considered a taxable entity.
The mere undertaking of petitioner NPC under Section 10.1 of the
Agreement, that it shall be responsible for the payment of all real estate taxes
and assessments, does not justify the exemption. The privilege granted to
petitioner NPC cannot be extended to FELS. The covenant is between FELS
and NPC and does not bind a third person not privy thereto, in this case, the
Province of Batangas.
It must be pointed out that the protracted and circuitous litigation has
seriously resulted in the local governments deprivation of revenues. The
power to tax is an incident of sovereignty and is unlimited in its magnitude,
acknowledging in its very nature no perimeter so that security against its
abuse is to be found only in the responsibility of the legislature which
imposes the tax on the constituency who are to pay for it. The right of local
government units to collect taxes due must always be upheld to avoid severe
tax erosion. This consideration is consistent with the State policy to
guarantee the autonomy of local governments and the objective of the Local
Government Code that they enjoy genuine and meaningful local autonomy to
empower them to achieve their fullest development as self-reliant
communities and make them effective partners in the attainment of national
goals.
In conclusion, we reiterate that the power to tax is the most potent
instrument to raise the needed revenues to finance and support myriad
activities of the local government units for the delivery of basic services
essential to the promotion of the general welfare and the enhancement of
peace, progress, and prosperity of the people.
January 7, 1992
the testator's death, the person in possession shall produce the document of
legacy or donation for verification.
Section 12. Amendment or Revocation of Legacy or Donation.
a) If he will, card or other document, or an executed copy thereof,
has been delivered to a specific legatee or donee, the testator or
donor may amend or revoke the legacy or donation either by:
(1) The execution and delivery to the legatee or donee
of a signed statement to that effect; or
(2) An oral statement to that effect made in the
presence of two other persons and communicated to
the legatee or donee; or
Section 17. Repealing Clause. All laws, decrees, ordinances, rules and
regulations, executive or administrative orders, and other presidential
issuance inconsistent with this Act, are hereby repealed, amended or
modified accordingly.
Section 18. Separability Clause. The provisions of this Act are hereby
deemed separable. If any provision hereof should be declared invalid or
unconstitutional, the remaining provisions shall remain in full force and
effect.
Section 19. Effectivity. This Act shall take effect after fifteen (15) days
following its publication in the Official Gazette or at least two (2) newspapers
of general circulation.
Approved: January 7, 1992