Serfino v. CA GR L-40858, 15 September 1987 Second Division, Paras (p): 4 concurring.

Facts: On 25 August 1937, a parcel of land was patented in the name of Pacifico Casamayor (OCT 1839). On 14 December 1945, he sold said land in favor of Nemesia D. Balatazar (TCT No. 57-N, 18 January 1946). OCT 1839 was lost during the war and upon petition of Nemesia Baltazar, the Court of First Instance of Negros Occidental ordered the reconstitution thereof. Pursuant thereto, OCT 14-R (1839) was issued on 18 January 1946 in the name of Pacifico Casamayor. On that same day, TCT 57-N was issued in the name of Nemesia Baltazar but after the cancellation of OCT 14-R (1839). On 15 August 1951, Nemesia Baltazar, sold said property to Lopez Sugar Central Mill Co., and the latter did not present the documents for registration until 17 December 1964 to the Office of the Registry of Deeds. Said office refused registration upon its discovery that the same property was covered by another certificate of title, TCT 38985, in the name of Federico Serfino. On 19 November 1964, the spouses Serfinos mortgaged the land to the Philippine National Bank (PNB) to secure a loan in the amount of P5,000.00; which was inscribed in TCT No. 38985. The Lopez Sugar Central instituted an action to recover said land; and the lower court rendered a decision ordering the cancellation of TCT No. 38985; issuance of a new TCT in the name of plaintiff; and the payment of the plaintiff PNB the loan of spouses Serfinos secured by said land. Both parties appealed from this decision of the trial court. Ruling on the assignment of errors, the appellate court affirmed the judgment of the trial court with modification in its decision setting aside the decision of the trial court declaring plaintiff liable to PNB for payment, however, ordering the plaintiff to reimburse the Serfino spouses of the sum P1,839.49, representing the unpaid taxes and penalties paid by the latter when they repurchased the property. Hence, the appeal by the spouses Serfino and PNB to the Supreme Court. Issue: Whether the auction sale of the disputed property was null and void. Held: The assailed decision of the appellate court declares that the prescribed procedure in auction sales of property for tax delinquency being in derogation of property rights should be followed punctiliously. Strict adherence to the statutes governing tax sales is imperative not only for the protection of the tax payers, but also to allay any possible suspicion of collusion between the buyer and the public officials called upon to enforce such laws. Notice of sale to the delinquent land owners and to the public in general is an essential and indispensable requirement of law, the non-fulfillment of which vitiates the sale. In the present case, Lopez Sugar Central was not entirely negligent in its payment of land taxes. The record shows that taxes were paid for the years 1950 to 1953 and a receipt therefor was obtained in its name. The sale therefore by the Province of Negros Occidental of the land in dispute to the spouses Serfinos was void since the Province of Negros Occidental was not the real owner of the property thus sold. In turn, the spouses Serfinos title which has been derived from that of the Province of Negros Occidental is likewise void. However, the fact that the public auction sale of the disputed property was not valid cannot in any way be attributed to the mortgagees fault. The inability of the Register of Deeds to notify the actual owner or Lopez Sugar Central of the scheduled public auction sale was partly due to the failure of Lopez Sugar Central to declare the land in its name for a number of years and to pay the complete taxes thereon. PNB is therefore entitled to the payment of the mortgage loan as ruled by the trial court and exempted from the payment of costs. The Supreme Court affirmed the assailed decision, with modification that PNB mortgage credit must be paid by Lopez Sugar Central.