G.R. No. 154614 November 25, 2004
THE CITY OF ILOILO, Represented by HON. JERRY P. TREÑAS, City Mayor, petitioner,
vs.
HON. JUDGE EMILIO LEGASPI, Presiding Judge, RTC, Iloilo City, Branch 22, and HEIRS OF MANUELA YUSAY, Represented by SYLVIA YUSAY DEL ROSARIO and ENRIQUE YUSAY, JR., respondents.
CHICO-NAZARIO, J.:
Footnotes
1 Rollo, pp. 49-50.
2 Id. at 51.
3 Id. at 52.
4 Original Complaint was not appended.
5 Id. at 39-54.
6 Id. at 55-63.
7 Id. at 73-77.
8 Id. at 78-79.
9 Id. at 80-86.
10 Id. at 87-90.
11 Id. at 91-92.
12 Id. at 93-97.
13 Id. at 101-103.
14 Id. at 107.
15 Id. at 108-112.
16 Id. at 113.
17 Id. at 115-117.
18 Id. at 127-129.
19 G.R. No. 135042, 23 September 1999, 315 SCRA 150.
20 Id. at 130-133.
21 Id. at 134-136.
22Id. at 38.
23 Rollo, pp. 16-17.
24 Supra, note 19.
25 G.R. Nos. 139927-139936, 22 November 2000, 345 SCRA 562.
26 1997 Rules of Civil Procedure.
27 G.R. Nos. 125218 and 128077, 23 January 1998, 248 SCRA 716.
28 Rules of Civil Procedure.
29 Supra.
30 Echaus v. Court of Appeals, G.R. No. 57343, 23 July 1990, 187 SCRA 672, 674.
31 Bardillon v. Barangay Masili of Calamba, Laguna, G.R. No. 146886, 30 April 2003, 402 SCRA 440; citing Biglang-awa v. Bacalla, supra.
32 City of Manila v. Serrano, G.R. No. 142304, 20 June 2001, 359 SCRA 231.
33 As petitioner is a local government unit, the basis for the amount of the deposit before it can take possession of the property is Section 19 of Rep. Act No. 7160 and not Section 2 of Rule 67 of the 1997 Rules of Civil Procedure (See III Oscar Herrera, Remedial Law, p. 317 [1999 Ed.]).
34 Sections 9 and 10, Urban Development and Housing Act of 1992 (Republic Act No. 7279).
SEC. 9. Priorities in the Acquisition of Land. -- Lands for socialized housing shall be acquired in the following order:
(a) Those owned by the Government or any of its subdivisions,
instrumentalities, or agencies, including government-owned or controlled
corporations and their subsidiaries;
(b) Alienable lands of the public domain;
(c) Unregistered or abandoned and idle lands;
(d) Those within the declared Areas or Priority Development, Zonal Improvement Program sites, and Slum Improvement and Resettlement Program sites which have not yet been acquired;
(e) Bagong Lipunan Improvement of Sites and Services or BLISS sites which have not yet been acquired; and
(f) Privately-owned lands.
Where on-site development is found more practicable and advantageous
to the beneficiaries, the priorities mentioned in this section shall not
apply, the local government units shall give budgetary priority to
on-site development of government lands.
SEC. 10. Modes of Land Acquisition. – The modes of acquiring lands for purposes of this Act shall include, among others, community mortgage, land swapping, land assembly or consolidation, land banking, donation to the Government, joint venture agreement, negotiated purchase, and expropriation: Provided, however, That expropriation shall be resorted to only when other modes of acquisition have been exhausted: Provided, further, That where expropriation is resorted to, parcels of land owned by small property owners shall be exempted for purposes of this Act: Provided, finally, That abandoned property, as herein defined, shall be reverted and escheated to the State in a proceeding analogous to the procedure laid down in Rule 91 of the Rules of Court.
For the purpose of socialized housing, government-owned and foreclosed properties shall be acquired by the local government units, or by the National Housing Authority primarily through negotiated purchase: Provided, That qualified beneficiaries who are actual occupants of the land shall be given the right of first refusal.
35 Petitioner, in its Amended Complaint, alleged that:
4. That plaintiff urgently needs said property for the purpose of
converting the same into an On-Site Relocation and Housing Development
for the underprivileged and homeless residents of the City of Iloilo;
5. That the acquisition of said property by plaintiff will benefit hundreds of underprivileged and homeless/landless residents of the City through the various improvements and projects which could be introduced thereon by the City Government;
6. That offers to acquire the above-described property by negotiated sale have been made by plaintiff to defendants, but the same have been tacitly rejected by the latter, hence plaintiff was constrained to seek the condemnation of said property by filing the above-case. Lately, defendant Sylvia Yusay del Rosario announced in radio that they will never sell Lot [No.] 935 to herein plaintiff;
7. That plaintiff through the incumbent Mayor Jerry P. Treñas is authorized to acquire the aforementioned parcel of land through condemnation proceedings by virtue of Regulation Ordinance No. 2001-037 enacted on March 7, 2001 by the Sangguniang Panlungsod of the City of Iloilo, machine copy of which is hereto attached as Annex "B";
8. That acting pursuant to the aforesaid Regulation Ordinance No. 2001-037, plaintiff sent a letter dated 14 March 2001 to defendants formally offering to purchase Lot No. 935 for the amount of Two Hundred Fifty (P250.00) Pesos per square meter, a machine copy of which is hereto attached as Annex "C";
9. That notwithstanding the formal offer to purchase aforesaid Lot and several conferences held, defendants have not made any concrete counter-offer but instead indulged in written semantics which constrained plaintiff to terminate further negotiations per letter dated 26 June 2001, a machine copy of which is hereto attached as Annex "D"; . . . . (Rollo, pp. 207-208)
36 Supra, note 32 at 239-240.
37 Huerta Alba Resort, Inc. v. Court of Appeals, G.R. No. 128567, 01 September 2000, 339 SCRA 534.
38 Sec. 19. Eminent Domain. - A local government unit may, through its chief executive and acting pursuant to an ordinance, exercise the power of eminent domain for public use, or purpose, or welfare for the benefit of the poor and the landless, upon payment of just compensation, pursuant to the provisions of the Constitution and pertinent laws: Provided, however, That the power of eminent domain may not be exercised unless a valid and definite offer has been previously made to the owner, and such offer was not accepted: Provided, further, That the local government unit may immediately take possession of the property upon the filing of the expropriation proceedings and upon making a deposit with the proper court of at least fifteen percent (15%) of the fair market value of the property based on the current tax declaration of the property to be expropriated: Provided, finally, That the amount to be paid for the expropriated property shall be determined by the proper court, based on the fair market value at the time of the taking of the property.
39 SEC. 2. Entry of plaintiff upon depositing value with authorized government depositary. – Upon the filing of the complaint or at any time thereafter and after due notice to the defendant, the plaintiff shall have the right to take or enter upon the possession of the real property involved if he deposits with the authorized government depositary an amount equivalent to the assessed value of the property for purposes of taxation to be held by such bank subject to the orders of the court. Such deposit shall be in money, unless in lieu thereof the court authorizes the deposit of a certificate of deposit of a government bank of the Republic of the Philippines payable on demand to the authorized government depositary.
If personal property is involved, its value shall be provisionally ascertained and the amount to be deposited shall be promptly fixed by the court.
After such deposit is made the court shall order the sheriff or other proper officer to forthwith place the plaintiff in possession of the property involved and promptly submit a report thereof to the court with service of copies to the parties.
Section 4 of Rep. Act No. 8974 (An Act To Facilitate The Acquisition Of Right-Of-Way, Site Or Location For National Government Infrastructure Projects And For Other Purposes) provides for the guidelines for expropriation proceedings. It reads:
SECTION 4. Guidelines for Expropriation Proceedings. – Whenever it is
necessary to acquire real property for the right-of-way, site or
location for any national government infrastructure project through
expropriation, the appropriate implementing agency shall initiate the
expropriation proceedings before the proper court under the following
guidelines:
(a) Upon the filing of the complaint, and after due notice to the defendant, the implementing agency shall immediately pay the owner of the property the amount equivalent to the sum of (1) one hundred percent (100%) of the value of the property based on the current relevant zonal valuation of the Bureau of Internal Revenue (BIR); and (2) the value of the improvements and/or structures as determined under Section 7 hereof; . .
THE CITY OF ILOILO, Represented by HON. JERRY P. TREÑAS, City Mayor, petitioner,
vs.
HON. JUDGE EMILIO LEGASPI, Presiding Judge, RTC, Iloilo City, Branch 22, and HEIRS OF MANUELA YUSAY, Represented by SYLVIA YUSAY DEL ROSARIO and ENRIQUE YUSAY, JR., respondents.
D E C I S I O N
CHICO-NAZARIO, J.:
Via a Petition for Certiorari and Prohibition with
Prayer for Issuance of a Writ of Preliminary Injunction and Temporary
Restraining Order, the City of Iloilo, represented by Mayor Jerry P.
Treñas, seeks the nullification and/or modification of the Order dated
05 June 2002 of Honorable Emilio Legaspi, Presiding Judge, Regional
Trial Court, Branch 22, Iloilo City, denying its Motion for
Reconsideration of the court’s Order dated 15 April 2002, holding in
abeyance the resolution of the Motion for Issuance of Writ of Possession
until after it shall have rested its case.
The factual antecedents are the following:
On 07 March 2001, the Sangguniang Panlungsod of the
City of Iloilo enacted Regulation Ordinance No. 2001-037 granting
authority to its City Mayor to institute expropriation proceedings on
Lot No. 935, registered in the name of Manuela Yusay, located at
Barangay Sto. Niño Norte, Arevalo, Iloilo City. The regulation ordinance
was approved by then City Mayor Mansueto A. Malabor.1
On 14 March 2001, Mayor Malabor wrote the heirs of
Manuela Yusay, through Mrs. Sylvia Yusay del Rosario, Administratrix of
the estate of Manuela Yusay, making a formal offer to purchase their
property known as Cadastral Lot No. 935 with an area of 85,320 square
meters covered by Transfer Certificate of Title (TCT) No. T-67506 of the
Registry of Deeds of Iloilo City for P250 per square meter for the
purpose of converting the same as an on-site relocation for the poor and
landless residents of the city in line with the city’s housing
development program.2
In a letter dated 26 June 2001, Mayor Malabor
informed Administrators Sylvia Y. del Rosario and Enrique Yusay, Jr.
that their counter-proposal to the City’s proposal to purchase Lot No.
935 was not acceptable to the City Government, particularly to the City
Council, which insisted that an expropriation case be filed per SP
Resolution No. 01-445. With their apparent refusal to sell the property,
the City terminated further proceedings on the matter.3
Petitioner City of Iloilo, represented by Mayor Jerry P. Treñas, filed an Amended Complaint4
for Eminent Domain against private respondents Heirs of Manuela Yusay,
represented by Sylvia Yusay del Rosario and Enrique Yusay, Jr.5 The subject of the same is Lot No. 935 of the Cadastral Survey of Arevalo covered by TCT No. T-67506.
Private respondents filed an Answer,6 dated 25 September 2001, to which petitioner filed a Reply,7 dated 19 October 2001.
On 23 October 2001, private respondents filed a
Motion to Set Case for Preliminary Hearing on the Special and
Affirmative Defenses they have raised in the Answer.8 Petitioner opposed9 the motion to which private respondents filed a Reply.10
In an Order dated 04 February 2002, public respondent
Hon. Emilio B. Legaspi, Presiding Judge, Regional Trial Court of Iloilo
City, Branch 22, found the motion to be in order and meritorious, and
the grounds of the opposition to be untenable; thus, he set the case for
Preliminary Hearing on the Special and Affirmative Defenses.11
On 01 April 2002, public respondent set the case for
Pre-Trial after Atty. Amelita K. del Rosario-Benedicto, counsel for
private respondents, manifested she was withdrawing the Motion for
Preliminary Hearing on the Special and Affirmative Defenses. Petitioner
did not interpose any objection.14
On 11 April 2002, petitioner filed a Motion for
Issuance of Writ of Possession alleging that since it has deposited with
the Court the amount of P2,809,696.50 representing fifteen percent
(15%) of the fair market value of the property sought to be expropriated
based on its current tax declaration, it may immediately take
possession of the property in accordance with Section 19, Republic Act
No. 7160.15
On 15 April 2002, public respondent issued an Order with the following disposition:
WHEREFORE, in view of the foregoing, Atty. Benedicto
is given ten (10) days from today within which to file an Opposition to
the pending Motion For Issuance of Writ of Possession, furnishing copy
of the same to plaintiff’s counsel who has the same period to file a
Reply.
Parties agreed that the Court will resolve the Motion
For Issuance of Writ of Possession after the plaintiffs shall have
rested their case after the trial on the merits.16
Private respondents filed their Opposition to the Motion for Issuance of Writ of Possession17 to which petitioner filed a Reply.18
On 09 May 2002, petitioner filed a Motion for
Reconsideration praying that the lower court reconsider its order of 15
April 2002, and to consider its Motion for Issuance of Writ of
Possession submitted for resolution after the filing of its Reply to
private respondents’ Opposition to the motion. Citing the case of Robern
Development Corp. v. Judge Jesus V. Quitain, et al.,19
it maintains "there is no need for a hearing before the Honorable Court
can grant [its] Motion for Issuance of Writ of Possession."20
Private respondents filed an Opposition to the Motion
for Reconsideration with Rejoinder to Reply to Opposition. They
vehemently opposed the motion arguing that counsels of the parties had
agreed that the lower court will resolve the Motion for Issuance of Writ
of Possession after petitioner shall have rested its case after trial
on the merits. They added that in view of the defects as to form and
substance of the amended complaint, the issuance of a writ of possession
ceases to be a ministerial duty on the court; hence, there is a need
for a court hearing.21
On 05 June 2002, the assailed order was issued, the dispositive portion of which reads:
WHEREFORE, in view of the foregoing, the Motion for
Reconsideration is DENIED and resolution of the Motion for Writ of
Possession is hereby held in abeyance until further orders from this
Court.22
Hence, this petition.
The petition raises the following alleged errors of the lower court:
A. THAT THE LOWER COURT COMMITTED GRAVE ABUSE OF
DISCRETION AMOUNTING TO LACK OR EXCESS OF JURISDICTION IN DENYING THE
MOTION FOR RECONSIDERATION DATED MAY 9, 2002 AS CONTAINED IN ITS ORDER
OF JUNE 5, 2002, AND IN HOLDING THAT PETITIONER’S MOTION FOR ISSUANCE OF
WRIT OF POSSESSION BE RESOLVED AFTER HEREIN PETITIONER HAS CONVINCED
THE TRIAL COURT THAT IT HAS A MERITORIOUS CASE OF EMINENT DOMAIN,
DESPITE THE PROVISIONS OF SECTION 2, RULE 67 OF THE 1997 RULES OF CIVIL
PROCEDURE AND DESPITE THE RULING OF THE SUPREME COURT IN THE CASE OF
"ROBERN DEVELOPMENT CORPORATION VS. JUDGE JESUS V. QUITAIN, ET AL."
B. THAT THE LOWER COURT COMMITTED GRAVE ABUSE OF
DISCRETION AMOUNTING TO LACK OR EXCESS OF JURISDICTION IN ISSUING THE
ORDER OF JUNE 5, 2002 WHICH IN EFFECT UPHELD THE CONTENTION OF PRIVATE
RESPONDENTS THAT THE AMENDED COMPLAINT FOR EXPROPRIATION FILED BY HEREIN
PETITIONER IS NOT SUFFICIENT IN FORM AND SUBSTANCE, HENCE THE LATTER IS
NOT ENTITLED TO AN IMMEDIATE ISSUANCE OF A WRIT OF POSSESSION.23
As to its Amended Complaint, petitioner maintains
that the same is sufficient in form and substance since it has complied
with Section 19 of Rep. Act No. 7160 (1991 Local Government Code) and
Section 1, Rule 67 of the 1997 Rules of Civil Procedure. It explains
that since public respondent has ordered the parties to proceed with the
Pre-Trial Conference and trial of the case, it can be concluded that
the Amended Complaint is sufficient in form and substance.
In compliance with Section 19 of the 1991 Local
Government Code, petitioner says it deposited the amount of
P2,809,696.50 with the Regional Trial Court of Iloilo, which is
equivalent to fifteen percent (15%) of the fair market value of the
property sought to be expropriated based on its current tax declaration.
It further argues that in the cases of Robern Development Corporation
v. Judge Jesus Quitain, et al.,24 and Salvador Biglang-Awa v. Hon. Judge Marciano I. Bacalla, et al.,25
the duty to issue a Writ of Possession becomes a ministerial duty upon
the trial court without necessity of a hearing once the provisional
deposit under Section 2 of Rule 6726 has been complied with.
In their Comment, private respondents maintain that
there was nothing for the lower court to reconsider because the order
dated 15 April 2002 which was dictated in open court, and which
petitioner sought to be reconsidered, was already final (on 30 April
2002) when the latter filed its Motion for Reconsideration on 09 May
2002. Second, they insist that petitioner is estopped to change its
position with respect to the immediate issuance of the writ of
possession. The agreement entered into is binding and is the law between
the parties and should be accorded respect since it was approved by
public respondent. Third, they claim there is waiver on the part of
petitioner to ask for the immediate possession of Lot No. 935 since it
took the latter eight (8) months and twelve (12) days from the filing of
the Amended Complaint, and nine (9) months and thirteen (13) days from
the filing of the Original Complaint before it filed the Motion for
Issuance of Writ of Possession. Moreover, they assert that there is a
need for a court hearing before a writ of possession can be issued,
because the amended complaint is being assailed before the lower court
for not being sufficient in form and substance. Finally, they aver that
the issuance of the writ of possession ceases to be ministerial when the
complaint for expropriation fails to allege compliance with the
mandatory requirements for the exercise of the power of eminent domain
for purposes of socialized housing as interpreted in the cases of
Filstream International Incorporated v. Court of Appeals, et al.27
In its Reply, petitioner avers that the order of 15
April 2002 became final only after fifteen (15) days from the time the
same was received by it on 26 April 2002, and not fifteen (15) days from
the time the order was made in open court on 15 April 2002.
Petitioner argues that there is nothing in the rules
which prohibits it from reversing its position with respect to the
issuance of the writ of possession in light of Section 2, Rule 67 of the
1997 Rules of Civil Procedure which allows taking immediate possession
of property sought to be expropriated upon compliance with said section.
Further, it adds that its stand to seek immediate possession of the
property is supported by the Robern and Biglang-awa cases.
It insists that there is no waiver or estoppel on its
part. There is no provision of law which sets a time limit within which
to file a motion for the issuance of a writ of possession. It
reiterated that the sufficiency of the form and substance of the Amended
Complaint can be determined and resolved by the lower court through an
examination of the allegations contained therein and if the same
complies with the requisites set forth in Section 19 of Rep. Act No.
7160 and Section 1 of Rule 67.28 Thus, there is no necessity of a trial before the lower court can resolve the Motion for Issuance of a Writ of Possession.
Finally, it argues that the Filstream29
cases are not applicable. It adds that the provisions of Rep. Act No.
7279 which private respondents allege as not to have been complied with
are not conditions precedent for the exercise of the power of eminent
domain.
We first rule on the issue of whether the Order dated
15 April 2002, which was dictated in open court, was already final when
petitioner filed a Motion for Reconsideration on 09 May 2002.
Petitioner maintains that the motion for reconsideration was filed
before the order became final fifteen (15) days from the time it
received a copy thereof in writing, and not from the time the same was
dictated in open court as claimed by private respondents.
Time-honored and of constant observance is the
principle that no judgment, or order, whether final or interlocutory,
has juridical existence until and unless it is set in writing, signed,
and promulgated, i.e., delivered by the Judge to the Clerk of Court for
filing, release to the parties and implementation, and that indeed, even
after promulgation, it does not bind the parties until and unless
notice thereof is duly served on them by any of the modes prescribed by
law. This is so even if the order or judgment has in fact been orally
pronounced in the presence of the parties, or a draft thereof drawn up
and signed and/or a copy thereof somehow read or acquired by any party.30
In the case at bar, the Motion for Reconsideration
filed by petitioner was filed before the 15 April 2002 order became
final. The order dictated in open court had no juridical existence
before it is set in writing, signed, promulgated and served on the
parties. Since the order orally pronounced in court had no juridical
existence yet, the period within which to file a motion for
reconsideration cannot be reckoned therefrom, but from the time the same
was received in writing. Petitioner had fifteen (15) days from its
receipt of the written order on 26 April 2002 within which to file a
motion for reconsideration. Thus, when it filed the motion for
reconsideration on 09 May 2002, the said motion was timely filed.
Petitioner has the irrefutable right to exercise its
power of eminent domain. It being a local government unit, the basis for
its exercise is granted under Section 19 of Rep. Act No. 7160, to wit:
Sec. 19. Eminent Domain. - A local government unit
may, through its chief executive and acting pursuant to an ordinance,
exercise the power of eminent domain for public use, or purpose, or
welfare for the benefit of the poor and the landless, upon payment of
just compensation, pursuant to the provisions of the Constitution and
pertinent laws: Provided, however, That the power of eminent domain may
not be exercised unless a valid and definite offer has been previously
made to the owner, and such offer was not accepted: Provided, further,
That the local government unit may immediately take possession of the
property upon the filing of the expropriation proceedings and upon
making a deposit with the proper court of at least fifteen percent (15%)
of the fair market value of the property based on the current tax
declaration of the property to be expropriated: Provided, finally, That
the amount to be paid for the expropriated property shall be determined
by the proper court, based on the fair market value at the time of the
taking of the property.
The requisites for authorizing immediate entry are as
follows: (1) the filing of a complaint for expropriation sufficient in
form and substance; and (2) the deposit of the amount equivalent to
fifteen percent (15%) of the fair market value of the property to be
expropriated based on its current tax declaration.31 Upon compliance with these requirements, the issuance of a writ of possession becomes ministerial.32
In the case at bar, petitioner avers that the Amended
Complaint it filed complies with both requisites, thus entitling it to a
writ of possession as a matter of right and the issuance thereof
becoming ministerial on the part of the lower court even without any
hearing. On the other hand, private respondents allege that the Amended
Complaint is not sufficient in form and substance since it failed to
allege compliance with the mandatory requirements for the exercise of
the power of eminent domain for purposes of socialized housing.
Section 1 of Rule 67 of the Revised Rules of Civil Procedure reads:
Section 1. The complaint. – The right of eminent
domain shall be exercised by the filing of a verified complaint which
shall state with certainty the right and purpose of expropriation,
describe the real or personal property sought to be expropriated, and
join as defendants all persons owning or claiming to own, or occupying,
any part hereof or interest therein, showing, so far as practicable, the
separate interest of each defendant. If the title to any property
sought to be expropriated appears to be in the Republic of the
Philippines, although occupied by private individuals, or if the title
is otherwise obscure or doubtful so that the plaintiff cannot with
accuracy or certainty specify who are the real owners, averment to that
effect shall be made in the complaint.
The Court finds the Amended Complaint sufficient in
form and substance, and the amount of P2,809,696.50 deposited with the
Regional Trial Court of Iloilo is equivalent to fifteen percent (15%)33 of the fair market value of the property sought to be expropriated per current tax declaration.
On the averment of private respondents that the Amended Complaint failed to allege compliance with the mandatory requirements34
for the exercise of the power of eminent domain for purposes of
socialized housing as interpreted in the Filstream cases, it appears
that the Amended Complaint did contain allegations showing compliance
therewith.35
However, whether there is, indeed, compliance with these requirements,
the Court deems it not proper to resolve the issue at this time. Hearing
must be held to establish compliance.
In City of Manila v. Serrano,36
this Court ruled that "hearing is still to be held to determine whether
or not petitioner indeed complied with the requirements provided in
Rep. Act No. 7279. x x x The determination of this question must await
the hearing on the complaint for expropriation, particularly the hearing
for the condemnation of the properties sought to be expropriated." From
the foregoing, it is clear that an evidentiary hearing must be
conducted if compliance with the requirements for socialized housing has
been made. This hearing, however, is not a hearing to determine if a
writ of possession is to be issued, but whether there was compliance
with the requirements for socialized housing.
For a writ of possession to issue, only two
requirements are required: the sufficiency in form and substance of the
complaint and the required provisional deposit. In fact, no hearing is
required for the issuance of a writ of possession. The sufficiency in
form and substance of the complaint for expropriation can be determined
by the mere examination of the allegations of the complaint. In this
case, the sufficiency of the Amended Complaint was further confirmed by
public respondent when he set the case for pre-trial and hearing.
We likewise find private respondents’ claim that
petitioner cannot change its position regarding the immediate issuance
of the writ of possession on the ground of estoppel, to be untenable.
First, estoppel may be successfully invoked only if
the party fails to raise the question in the early stages of the
proceedings.37
In the case before us, petitioner, through its counsel, undeniably
committed a mistake when it agreed that the resolution of its Motion for
Issuance of Writ of Possession be made by public respondent after a
hearing is conducted and after it has adduced its evidence. To remedy
this, petitioner immediately filed a Motion for Reconsideration. The
filing thereof was precisely for the purpose of rectifying the error it
committed. With the timely filing of the motion for reconsideration,
petitioner cannot be held in estoppel because it right away asked the
court to nullify the agreement it entered into. The filing of the motion
for reconsideration which was done at the earliest possible time
clearly negates the presence of estoppel.
Second, under the facts of the case, estoppel should
not apply because petitioner is simply following the procedure laid down
by the rules and jurisprudence. Under Section 1938 of Rep. Act No. 7160 (law governing exercise of eminent domain by local government units [LGU]) and Section 239
of Rule 67 of the Revised Rules of Civil Procedure (law governing
exercise of eminent domain by entities other than LGUs), and in the
cases of Robern Development Corporation v. Quitain, et al., and
Biglang-awa v. Bacalla, et al., a prior hearing is not required before a
writ of possession can be issued. As above discussed, a complaint,
sufficient in form and substance, and the required deposit, are the only
requirements before a writ of possession can be issued. Thus,
petitioner should not be prevented from changing and correcting its
position when the same is in accord with the rules and jurisprudence.
Private respondents argue that petitioner waived its
right to ask for the immediate possession of Lot No. 935 since it took
the latter eight (8) months and twelve (12) days from the filing of the
Amended Complaint, and nine (9) months and thirteen (13) days from the
filing of the Original Complaint, before it filed the Motion for
Issuance of Writ of Possession.
Petitioner did not waive its right. Section 19 of
Rep. Act No. 7160 does not put a time limit as to when a local
government may immediately take possession of the real property. Said
section provides that the local government unit may take immediate
possession of the property upon the filing of the expropriation
proceedings and upon making a deposit of at least fifteen percent (15%)
of the fair market value of the property based on its current tax
declaration. As long as the expropriation proceedings have been
commenced and the deposit has been made, the local government unit
cannot be barred from praying for the issuance of a writ of possession.
WHEREFORE, the instant petition is GRANTED. The
assailed orders of respondent judge in Civil Case No. 01-26801 dated 05
June 2002 and 15 April 2002 are set aside. Respondent Judge is directed
to issue the writ of possession prayed for and to continue hearing the
case. No costs.
SO ORDERED.
Puno, Acting C.J., Austria-Martinez, Callejo, Sr., and Tinga, JJ., concur.
Footnotes
2 Id. at 51.
3 Id. at 52.
4 Original Complaint was not appended.
5 Id. at 39-54.
6 Id. at 55-63.
7 Id. at 73-77.
8 Id. at 78-79.
9 Id. at 80-86.
10 Id. at 87-90.
11 Id. at 91-92.
12 Id. at 93-97.
13 Id. at 101-103.
14 Id. at 107.
15 Id. at 108-112.
16 Id. at 113.
17 Id. at 115-117.
18 Id. at 127-129.
19 G.R. No. 135042, 23 September 1999, 315 SCRA 150.
20 Id. at 130-133.
21 Id. at 134-136.
22Id. at 38.
23 Rollo, pp. 16-17.
24 Supra, note 19.
25 G.R. Nos. 139927-139936, 22 November 2000, 345 SCRA 562.
26 1997 Rules of Civil Procedure.
27 G.R. Nos. 125218 and 128077, 23 January 1998, 248 SCRA 716.
28 Rules of Civil Procedure.
29 Supra.
30 Echaus v. Court of Appeals, G.R. No. 57343, 23 July 1990, 187 SCRA 672, 674.
31 Bardillon v. Barangay Masili of Calamba, Laguna, G.R. No. 146886, 30 April 2003, 402 SCRA 440; citing Biglang-awa v. Bacalla, supra.
32 City of Manila v. Serrano, G.R. No. 142304, 20 June 2001, 359 SCRA 231.
33 As petitioner is a local government unit, the basis for the amount of the deposit before it can take possession of the property is Section 19 of Rep. Act No. 7160 and not Section 2 of Rule 67 of the 1997 Rules of Civil Procedure (See III Oscar Herrera, Remedial Law, p. 317 [1999 Ed.]).
34 Sections 9 and 10, Urban Development and Housing Act of 1992 (Republic Act No. 7279).
(b) Alienable lands of the public domain;
(c) Unregistered or abandoned and idle lands;
(d) Those within the declared Areas or Priority Development, Zonal Improvement Program sites, and Slum Improvement and Resettlement Program sites which have not yet been acquired;
(e) Bagong Lipunan Improvement of Sites and Services or BLISS sites which have not yet been acquired; and
(f) Privately-owned lands.
SEC. 10. Modes of Land Acquisition. – The modes of acquiring lands for purposes of this Act shall include, among others, community mortgage, land swapping, land assembly or consolidation, land banking, donation to the Government, joint venture agreement, negotiated purchase, and expropriation: Provided, however, That expropriation shall be resorted to only when other modes of acquisition have been exhausted: Provided, further, That where expropriation is resorted to, parcels of land owned by small property owners shall be exempted for purposes of this Act: Provided, finally, That abandoned property, as herein defined, shall be reverted and escheated to the State in a proceeding analogous to the procedure laid down in Rule 91 of the Rules of Court.
For the purpose of socialized housing, government-owned and foreclosed properties shall be acquired by the local government units, or by the National Housing Authority primarily through negotiated purchase: Provided, That qualified beneficiaries who are actual occupants of the land shall be given the right of first refusal.
5. That the acquisition of said property by plaintiff will benefit hundreds of underprivileged and homeless/landless residents of the City through the various improvements and projects which could be introduced thereon by the City Government;
6. That offers to acquire the above-described property by negotiated sale have been made by plaintiff to defendants, but the same have been tacitly rejected by the latter, hence plaintiff was constrained to seek the condemnation of said property by filing the above-case. Lately, defendant Sylvia Yusay del Rosario announced in radio that they will never sell Lot [No.] 935 to herein plaintiff;
7. That plaintiff through the incumbent Mayor Jerry P. Treñas is authorized to acquire the aforementioned parcel of land through condemnation proceedings by virtue of Regulation Ordinance No. 2001-037 enacted on March 7, 2001 by the Sangguniang Panlungsod of the City of Iloilo, machine copy of which is hereto attached as Annex "B";
8. That acting pursuant to the aforesaid Regulation Ordinance No. 2001-037, plaintiff sent a letter dated 14 March 2001 to defendants formally offering to purchase Lot No. 935 for the amount of Two Hundred Fifty (P250.00) Pesos per square meter, a machine copy of which is hereto attached as Annex "C";
9. That notwithstanding the formal offer to purchase aforesaid Lot and several conferences held, defendants have not made any concrete counter-offer but instead indulged in written semantics which constrained plaintiff to terminate further negotiations per letter dated 26 June 2001, a machine copy of which is hereto attached as Annex "D"; . . . . (Rollo, pp. 207-208)
37 Huerta Alba Resort, Inc. v. Court of Appeals, G.R. No. 128567, 01 September 2000, 339 SCRA 534.
38 Sec. 19. Eminent Domain. - A local government unit may, through its chief executive and acting pursuant to an ordinance, exercise the power of eminent domain for public use, or purpose, or welfare for the benefit of the poor and the landless, upon payment of just compensation, pursuant to the provisions of the Constitution and pertinent laws: Provided, however, That the power of eminent domain may not be exercised unless a valid and definite offer has been previously made to the owner, and such offer was not accepted: Provided, further, That the local government unit may immediately take possession of the property upon the filing of the expropriation proceedings and upon making a deposit with the proper court of at least fifteen percent (15%) of the fair market value of the property based on the current tax declaration of the property to be expropriated: Provided, finally, That the amount to be paid for the expropriated property shall be determined by the proper court, based on the fair market value at the time of the taking of the property.
39 SEC. 2. Entry of plaintiff upon depositing value with authorized government depositary. – Upon the filing of the complaint or at any time thereafter and after due notice to the defendant, the plaintiff shall have the right to take or enter upon the possession of the real property involved if he deposits with the authorized government depositary an amount equivalent to the assessed value of the property for purposes of taxation to be held by such bank subject to the orders of the court. Such deposit shall be in money, unless in lieu thereof the court authorizes the deposit of a certificate of deposit of a government bank of the Republic of the Philippines payable on demand to the authorized government depositary.
If personal property is involved, its value shall be provisionally ascertained and the amount to be deposited shall be promptly fixed by the court.
After such deposit is made the court shall order the sheriff or other proper officer to forthwith place the plaintiff in possession of the property involved and promptly submit a report thereof to the court with service of copies to the parties.
Section 4 of Rep. Act No. 8974 (An Act To Facilitate The Acquisition Of Right-Of-Way, Site Or Location For National Government Infrastructure Projects And For Other Purposes) provides for the guidelines for expropriation proceedings. It reads:
(a) Upon the filing of the complaint, and after due notice to the defendant, the implementing agency shall immediately pay the owner of the property the amount equivalent to the sum of (1) one hundred percent (100%) of the value of the property based on the current relevant zonal valuation of the Bureau of Internal Revenue (BIR); and (2) the value of the improvements and/or structures as determined under Section 7 hereof; . .