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DECISION
SANDOVAL-GUTIERREZ, J.:
Before us for resolution is the Petition for Review on Certiorari assailing the
Resolutions dated August 16, 1999 and November 25, 1999 of the Court of Appeals
in CA-G.R. SP No. 53342, entitled WILSON GO and PETER GO, petitioners,
versus ANITA RICO, in substitution of the late PILAR RICO, respondent.
On August 28, 1997, Wilson Go and Peter Go, petitioners, filed with the
Metropolitan Trial Court (MeTC), Branch 40, Quezon City a Complaint
for Ejectment[1] against defendants Pilar Rico (now deceased), mother of Anita
Rico, respondent herein, Catalina Pablico, Violeta Medrano,
Elmer Molit, Osmando Pagdanganan, Bobby Marquisas, Alexis Leynes, and all
persons claiming rights under them. In their complaint, docketed as Civil Case No.
18315, petitioners alleged that they are the registered owners of the land covered by
Transfer Certificate of Title No. 170475 of the Registry of Deeds of Quezon City,
located at Retiro corner Kanlaon Streets, same city; that on the land is an existing
building with several units leased to the said individual defendants; that the lease
contracts had already expired, thus their continued stay in the leased premises is on
a month-to-month basis; that on March 30, 1997, being in dire need of the property
for their exclusive use, they (petitioners), through their lawyer, sent letters to the
defendants, informing them that their respective monthly lease contracts are being
terminated and that they must vacate the leased premises on July 15, 1997; and that
despite notice, the defendants refused to do so.
In their respective answers, they averred that petitioners do not own the
premises, part of the estate of the late Felisa Tamio de Buenaventura; that the estate
is the subject of the probate proceedings before the Regional Trial Court, Branch
95, Quezon City, docketed as SP Proc. No. Q94-20661; that the defendants have
been the lessees of Felisa Tamiode Buenaventura dating back in 1988; that their
lease contracts have not been terminated; that Bella A. Guerrero, then
special administratrix of the estate, in her personal capacity, without approval of the
probate court and in conspiracy with the petitioners, sold to the latter the leased
premises; that by reason of such fictitious sale, the probate court removed Bella
Guerrero as special administratrix and appointed in her stead Resurrecion Bihis; that
as the new administratrix of the estate, Bihis renewed the lease contracts with the
defendants; and that in view of these circumstances, petitioners have no right
whatsoever to evict them from the premises.
SO ORDERED.
The evidence on record readily discloses beyond any shade of doubt that
plaintiffs are the registered owners of the property as (shown) by the Transfer
Certificate of Title (Annex A); that the defendants are possessors of the property
by mere tolerance of the plaintiffs; that necessarily, defendants, who are mere
possessors by tolerance, are bound by an implied promise that they will vacate the
property upon demand by its owner, and plaintiffs have every right to recover
possession thereof when actual need arises, as in the instant case. The refusal of the
defendants without lawful cause to vacate the property, notwithstanding demands
made on them, constitutes unlawful detention of the property, thus entitling the
plaintiffs to eject the defendants in accordance with Sections 1 and 2, Rule 70,
Rules of Court.
xxx
It should be borne in mind that the only issue for resolution in an ejectment case is
who is entitled to the physical or material possession of the property involved,
independent of any claim of ownership that either party may set forth in their
pleadings (De Luna vs. CA, 212 SCRA 276). As correctly pointed out by the
plaintiffs, x x x even without including the estate of the late FelisaTamio de
Buenaventura as party-defendant, there can be a valid and final determination of
this case. After all, the defendants in this case have nothing to do with the cases
pending before the Regional Trial Court, Branch 92, Quezon City, docketed as
Civil Case No. 97-32515 (for reconveyance).[3]
Only the respondent interposed an appeal to the Regional Trial Court (RTC),
Branch 222, Quezon City, docketed as Civil Case No. Q98-35559, assigning these
errors:
In its Decision[4] dated July 10, 1998, the RTC reversed the MeTC Decision
and dismissed petitioners Complaint. It ruled:
Plaintiffs cannot deny that their predecessor Bella Guerrero herself declared
the leased property as part of the estate of Felisa in the settlement proceedings (p.
247, Record), x x x. And the glaring situation to date is that there is a pending action
for reconveyance filed by the estate of Felisa against the Gos for the alleged
unlawful or fictitious transfer of the property in their favor. What is palpably clear
from the record is that the right of Bella Guerrero, from whom plaintiffs allegedly
derived their interest to the subject property, is still debatable.
Petitioners contend that the Court of Appeals erred in not giving due course
to their petition. They assert that it should have applied the Rules on certification
against forum shopping liberally in their favor.
affirmed.
Similarly, Section 2 (second paragraph), Rule 42[9] of the same Rule states:
The petitioner shall also submit together with the petition a certification under
oath that he has not theretofore commenced any other action involving the same
issues in the Supreme Court, the Court of Appeals or different divisions thereof, or
any other tribunal or agency; if there is such other action or proceeding, he must
state the status of the same; and if he should thereafter learn that a similar action or
proceeding has been filed or is pending before the Supreme Court, the Court of
Appeals, or different divisions thereof, or any other tribunal or agency, he
undertakes to promptly inform the aforesaid courts and other tribunal or thereof
within five (5) days therefrom. (Underscoring supplied)
It bears stressing that a certification by counsel and not by the principal party
himself is no certification at all. The reason for requiring that it must be signed by
the principal party himself is that he has actual knowledge, or knows better than
anyone else, whether he has initiated similar action/s in other courts, agencies or
tribunals.[10]Clearly, the subject petition suffers from a fatal defect warranting its
dismissal[11] by the Court of Appeals in its assailed Resolutions.
We are not convinced by petitioners plea that the Rules must be relaxed since
they subsequently complied with the requirements. Firstly, petitioners filing of a
belated certification against forum shopping did not cure the defect considering that
it should have been filed simultaneously with the petition.[12] Secondly, they failed
to show justifiable cause for their failure to personally sign the certification. Their
lawyers explanation that they were out-of-town at the time
their petition was filed with the Court of Appeals is bereft of basis. That explanation
is an afterthought as it was not alleged by counsel in her certification against forum
shopping. Thirdly, the
While we have ruled time and again that litigants should have the amplest
opportunity for a proper and just disposition of their cause free, as much as possible,
from the constraints of procedural technicalities however, equally settled is the rule
that, save for the most persuasive of reasons, strict compliance with procedural rules
is enjoined to facilitate the orderly administration of justice,[13] as in this case.
SO ORDERED.
ANGELINA SANDOVAL-GUTIERREZ
Associate Justice
WE CONCUR:
(On leave)
REYNATO S. PUNO
Associate Justice
Chairperson
CANCIO C. GARCIA
Associate Justice
ATTESTATION
I attest that the conclusions in the above Decision were reached in consultation
before the case was assigned to the writer of the opinion of the Court's Division.
ANGELINA SANDOVAL-GUTIERREZ
Associate Justice
Acting Chairperson, Second Division
CERTIFICATION
ARTEMIO V. PANGANIBAN
Chief Justice
FIRST DIVISION
DECISION
VILLARAMA, JR., J.:
Before the Court is a petition for certiorari to nullify the September 16, 2003
Resolution[1] of the Court of Appeals reinstating the Petition for Review of private
respondent Landheights Development Corporation and the November 7, 2003
Resolution[2] denying the motion for reconsideration thereof.
Sometime in April 1998, Landheights filed with the Regional Trial Court
(RTC) of Manila an Application for Possession of Real Estate Property Purchased
at an Auction Sale under Act No. 3135.[3] On September 21, 1999, the title of the
property was consolidated in favor of Landheights and the Register of Deeds for the
City of Manila issued TCT No. 242202 in its favor. On March 13, 2000,
Landheights, seeking to recover possession of the subject property, filed a verified
complaint for ejectment against Mediserv before the Metropolitan Trial Court of
Manila (MeTC). The case was docketed as Civil Case No. 166637.
SO ORDERED.
SO ORDERED.
Accordingly, Landheights filed a Petition for Review[9] with the Court of Appeals,
which however dismissed the petition in a Resolution[10] dated December 12, 2002,
to wit:
It appearing that the written authority of Dickson Tan to sign the verification and
certification on non-forum shopping, as well as the copies of the complaint and
answer, are not attached to the petition, the petition is DISMISSED.
SO ORDERED.
Landheights seasonably filed a motion for reconsideration[11] on December 26,
2002 and subsequently submitted a Secretarys Certificate[12] dated January 13,
2003 executed by its Corporate Secretary, Ms. Polly S. Tiu, stating that the Board of
Directors affirms the authority of Mr. Dickson Tan to file the Petition for Review.
On March 19, 2003, the Court of Appeals issued a Resolution [13] granting
Landheights a new period of ten (10) days within which to correct and rectify the
deficiencies in the petition. On April 1, 2003, Mediserv filed a motion for
reconsideration[14] praying that the March 19, 2003 Resolution be set aside and the
December 12, 2002 Resolution, which dismissed the petition, be reinstated. On even
date, Landheights filed its Manifestation of Compliance.[15]
On September 16, 2003, the appellate court issued the first assailed resolution
reinstating the petition for review, the pertinent portion of which reads as follows:
With the subsequent compliance of the petitioner with the requirement of the rules
and in the interest of substantial justice, We now consider the petition reinstated.
Respondent is hereby directed to file its comment on the petition within ten (10)
days from notice and petitioner may file its reply within five (5) days from receipt
of the comment.
SO ORDERED.
Mediserv filed a motion for reconsideration[16] on October 3, 2003, while
Landheights filed its comment[17] thereto on October 14, 2003.
On November 7, 2003, the Court of Appeals issued the second assailed resolution,
the significant portion of which states:
However, again, in the interest of justice, we shall consider the belatedly filed
Secretarys Certificate as a subsequent compliance of our March 19,
2003 Resolution.
SO ORDERED.
Its motion for reconsideration having been denied by the appellate court, petitioner
is now before us via the present recourse. Petitioner faults the appellate court as
follows:
THE RESPONDENT COURT GRAVELY ABUSED ITS DISCRETION AND
ACTED WITHOUT AND/ OR IN EXCESS OF JURISDICTION IN
REINSTATING THE PETITION DESPITE THE CLEAR MANDATE OF THE
RULES AS WELL AS THE JURISPRUDENCE AS LAID DOWN BY THIS
HONORABLE COURT CALLING FOR THE DISMISSAL OF THE SAID
PETITION.[18]
Petitioner argues that from the beginning, the Court of Appeals found the petition
filed before it to be defective for failure to comply with the rules. It points out that
there is no showing that the respondent corporation, through its board of directors,
had authorized Mr. Dickson Tan to file the petition for review in its behalf and to
sign the verification and certification against forum-shopping. However, instead of
upholding the dismissal of the petition, the Court of Appeals allowed private
respondent to rectify its deficiency, which is contrary to jurisprudence.
Petitioner also cites Section 5, Rule 7 of the 1997 Rules of Civil Procedure,
as amended, which provides that failure to comply with the requirements on
certification against forum shopping shall not be curable by mere amendment of the
complaint or other initiatory pleading but shall be cause for dismissal of the
case. Petitioner thus asserts that the appellate court acted with grave abuse of
discretion amounting to lack or in excess of jurisdiction in reinstating the petition
for review filed by respondent corporation.
Under Rule 46, Section 3, paragraph 3 of the 1997 Rules of Civil Procedure,
as amended, petitions for certiorari must be verified and accompanied by a sworn
certification of non-forum shopping.[19] A pleading is verified by an affidavit that
the affiant has read the pleading and that the allegations therein are true and correct
of his personal knowledge or based on authentic records.[20] The party need not sign
the verification. A partys representative, lawyer or any person who personally knows
the truth of the facts alleged in the pleading may sign the verification. [21]
The requirement that a petitioner or principal party should sign the certificate
of non-forum shopping applies even to corporations, considering that the mandatory
directives of the Rules of Court make no distinction between natural and juridical
persons.[23] A corporation, however, exercises its powers through its board of
directors and/or its duly authorized officers and agents. Physical acts, like the signing
of documents, can be performed only by natural persons duly authorized for the
purpose by corporate by-laws or by a specific act of the board of directors.[24]
In this case, petitioner has not adequately explained its failure to have the
certification against forum shopping signed by one of its officers. Neither has it
shown any compelling reason for us to disregard strict compliance with the
rules.[27] (Emphasis supplied.)
Finally, we note that the instant petition was filed under Rule 65 of the 1997
Rules of Civil Procedure, as amended, which requires the existence of grave abuse
of discretion. Grave abuse of discretion exists where an act of a court or tribunal is
performed with a capricious or whimsical exercise of judgment equivalent to lack of
jurisdiction. The abuse of discretion must be so patent and gross as to amount to an
evasion of a positive duty or to a virtual refusal to perform a duty enjoined by law,
or to act at all in contemplation of law, as where the power is exercised in an arbitrary
and despotic manner by reason of passion or personal hostility.[37] No such grave
abuse of discretion exists in this case to warrant issuance of the extraordinary writ
of certiorari.
Let the records of this case be REMANDED to the Court of Appeals which is
hereby DIRECTED to take appropriate action thereon in light of the foregoing
discussion with DISPATCH.
SO ORDERED.
MARTIN S. VILLARAMA, JR.
Associate Justice
WE CONCUR:
REYNATO S. PUNO
Chief Justice
Chairperson
LUCAS P. BERSAMIN
Associate Justice
CERTIFICATION
Pursuant to Section 13, Article VIII of the 1987 Constitution, I certify that the
conclusions in the above Decision had been reached in consultation before the case
was assigned to the writer of the opinion of the Courts Division.
REYNATO S. PUNO
Chief Justice