OLIZON vs. CA [G.R. No. 107075. September 1, 1994.] REGALADO, J p: FAC S!

Sometime in 1967 when the spouses Armando and I uminada O i!on o"tained a oan #rom respondent $rudentia %an& in the amount o# $'(,)))*)) and, as se+urit, there#or, the, e-e+uted in #a.or o# respondent "an& a rea estate mort/a/e o.er a par+e o# and* 0n#ortunate ,, spouses #ai ed to pa, their a#orestated o" i/ation upon its maturit,, so pri.ate respondent e-tra1udi+ia , #ore+ osed the rea estate mort/a/e* At a pu" i+ au+tion therea#ter, the su"1e+t propert, was so d to respondent "an& as the hi/hest "idder, pursuant to whi+h it was issued a +erti#i+ate o# sa e as o# the same date* Said +erti#i+ate o# sa e was du , annotated at the "a+& o# petitioner2s 343* Due to the #ai ure o# petitioner spouses to redeem the #ore+ osed propert, within the period o# redemption, tit e to the propert, was +onso idated in #a.or o# respondent "an&* Respondent "an& #i ed with the R34 a petition to re+onstitute 343, whi+h was ost in the O##i+e o# the Re/istr, o# Deeds o# 5a oo&an 4it,* 3he +ourt ordered the re+onstitution pra,ed #or* As a +onse6uen+e, 343 in the name o# the O i!on spouses was +an+e ed and, in ieu thereo#, 343 was issued in the name o# respondent "an&* %an& #i ed a petition #or the issuan+e o# a writ o# possession a/ainst petitioner spouses whi+h was /ranted* A petition, ", wa, o# opposition, was #i ed ", petitioner spouses wherein the, sou/ht the +an+e ation o# the writ o# possession, the nu i#i+ation o# the +erti#i+ate o# sa e, and7or the nu i#i+ation o# the #ore+ osure pro+eedin/s* In support thereo#, the, a e/ed a+& o# noti+e o# the au+tion sa e and a+& o# postin/ o# the noti+e o# sa e as re6uired ", Se+tion 8 o# A+t 9o* 818(, as amended* ISS"#! :o9 the #ore+ osure pro+eedin/ is .oid due to a e/ed a+& o# noti+e o# the au+tion sa e and a+& o# postin/ o# the noti+e o# sa e* $#L%! NO It is now a we ;sett ed ru e that persona noti+e to the mort/a/or in e-tra1udi+ia #ore+ osure pro+eedin/s is not ne+essar,* Se+tion 8 o# A+t 9o* 818( /o.ernin/ e-tra1udi+ia #ore+ osure o# rea estate mort/a/es, as amended ", A+t 9o* <11=, re6uires on , the postin/ o# the noti+e o# sa e in three pu" i+ p a+es and the pu" i+ation o# that noti+e in a newspaper o# /enera +ir+u ation* >en+e, the a+& o# persona noti+e to the mort/a/ors, herein petitioners, is not a /round to set aside the #ore+ osure sa e* 9either +an the supposed #ai ure o# respondent "an& to +omp , with the postin/ re6uirement as pro.ided under the a#oresaid Se+tion 8,

under the #a+tua am"ian+e and +ir+umstan+es whi+h o"tained in this +ase, "e +onsidered a su##i+ient /round #or annu in/ the a#orementioned sa e* :e are not unaware o# the ru in/s in some +ases that, under norma situations, the statutor, pro.isions /o.ernin/ pu" i+ation o# noti+e o# e-tra1udi+ia #ore+ osure sa es must "e stri+t , +omp ied with and that #ai ure to pu" ish the noti+e o# au+tion sa e as re6uired ", the statute +onstitutes a 1urisdi+tiona de#e+t whi+h in.a idates the sa e* >owe.er, the unusua nature o# the attendant #a+ts and the pe+u iarit, o# the +on# uent +ir+umstan+es in.o .ed in this +ase re6uire that we ru e otherwise* 0n i&e the situation in pre.ious +ases where the #ore+ osure sa es were annu ed ", reason o# #ai ure to +omp , with the noti+e re6uirement under Se+tion 8 o# A+t 9o* 818(, as amended, what is a e/ed , a+&in/ here is the postin/ o# the noti+e in three pu" i+ p a+es, and not the pu" i+ation thereo# in a newspaper o# /enera +ir+u ation* :e ta&e 1udi+ia noti+e o# the #a+t that newspaper pu" i+ations ha.e more #ar;rea+hin/ e##e+ts than postin/ on "u etin "oards in pu" i+ p a+es* 3here is a /reater pro"a"i it, that an announ+ement or noti+e pu" ished in a newspaper o# /enera +ir+u ation, whi+h is distri"uted nationwide, sha ha.e a readership o# more peop e than that posted in a pu" i+ "u etin "oard, no matter how strate/i+ its o+ation ma, "e, whi+h +aters on , to a imited #ew* >en+e, the pu" i+ation o# the noti+e o# sa e in the newspaper o# /enera +ir+u ation a one is more than su##i+ient +omp ian+e with the noti+e; postin/ re6uirement o# the aw* %, su+h pu" i+ation, a reasona" , wide pu" i+it, had "een e##e+ted su+h that those interested mi/ht attend the pu" i+ sa e, and the purpose o# the aw had "een there", su"ser.ed* 3he o"1e+t o# a noti+e o# sa e is to in#orm the pu" i+ o# the nature and +ondition o# the propert, to "e so d, and o# the time, p a+e and terms o# the sa e* 9oti+es are /i.en #or the purpose o# se+urin/ "idders and to pre.ent a sa+ri#i+e o# the propert,* I# these o"1e+ts are attained, immateria errors and mista&es wi not a##e+t the su##i+ien+, o# the noti+e? "ut i# mista&es or omissions o++ur in the noti+es o# sa e, whi+h are +a +u ated to deter or mis ead "idders, to depre+iate the .a ue o# the propert,, or to pre.ent it #rom "rin/in/ a #air pri+e, su+h mista&es or omissions wi "e #ata to the .a idit, o# the noti+e, and a so to the sa e made pursuant thereto* In the instant +ase, the a#oresaid o"1e+ti.e was attained sin+e there was su##i+ient pu" i+it, o# the sa e throu/h the newspaper pu" i+ation* 3here is +omp ete , no showin/ that the propert, was so d #or a pri+e #ar "e ow its .a ue as to insinuate an, "ad #aith, nor was there an, showin/ or e.en an intimation o# +o usion "etween the sheri## who +ondu+ted the sa e and respondent "an&* 3his "ein/ so, the a e/ed non;+omp ian+e with the postin/ re6uirement, e.en i# true, wi not 1usti#, the settin/ aside o# the sa e* 3he #ore+ osure pro+eedin/ has in its #a.or the presumption o# re/u arit,, and the "urden o# e.iden+e to re"ut the same is on petitioners* :here the a e/ation is an essentia part o# the +ause o# a+tion or

de#ense in a +i.i +ase, whether posited in an a##irmati.e or ne/ati.e #orm, the "urden o# e.iden+e thereon ies with the p eader* %esides, the #a+t a one that there was no +erti#i+ate o# postin/ atta+hed to the sheri##2s re+ords o# the e-tra1udi+ia #ore+ osure sa e is not su##i+ient to pro.e the a+& o# postin/, espe+ia , in this +ase where the 6uestioned a+t and the re+ord thereo# are a read, 16 ,ears o d* It is 6uite un#air to now shi#t to respondent "an& the "urden o# pro.in/ the #a+t o# postin/ +onsiderin/ the en/th o# time that has e apsed, aside #rom the #a+t that the sheri## who +ondu+ted the pu" i+ sa e and who was responsi" e #or the postin/ o# the noti+e o# sa e is a read, out o# the +ountr,, with the re+ords "ein/ si ent on his present wherea"outs or the possi"i it, o# his returnin/ here* Indeed, e.en on e6uita" e +onsiderations a one, the presumption o# re/u arit, in the per#orman+e o# o##i+ia dut, must stand* As apt , #ound ", the 4ourt o# Appea s: @* * * It is not a matter o# a+& o# +omp ian+e with the re6uirements o# the aw, rather, it is a matter o# una.ai a"i it, o# +ertain do+uments due to the oss thereo#, +onsiderin/ that more than si-teen A16B ,ears had apsed #rom the date o# the e-tra;1udi+ia #ore+ osure o# the rea estate mort/a/e* Indeed, the presumption o# re/u arit, in the per#orman+e o# o##i+ia dut, ", the sheri##, more parti+u ar ,, +omp ian+e with the pro.isions o# A+t 818(, as amended, has not "een o.erturned ", the O i!ons* :>ERECORE, the instant petition is DE9IED #or a+& o# merit and the assai ed 1ud/ment o# respondent 4ourt o# Appea s is here", ACCIRDED in toto* SO ORDERED* C$INA &AN'ING COR(ORA ION vs. S(O"S#S OSCAR )*+ LOLI A OR%INARIO EG*R* 9o* 1'19<8* Dar+h '<, '))8*F SA9DOGAL;G03IERREH, J p: FAC S! $etitioner 4hina %an&in/ 4orporation /ranted three A8B oans in the tota sum o# $'7,8(8,)))*)) to 3ransAmeri+an Sa es and E-position, In+* A3ransAmeri+anB owned and +ontro ed ", spouses Jesus and Lore ie Gar+ia* 3he oans were se+ured ", rea estate mort/a/es +onstituted ", Jesus Gar+ia Awith the +onsent o# his wi#eB on his #ort,;#i.e A<(B par+e s o# and, a o# the Re/istr, o# Deeds o# Iue!on 4it,* 3he +ontra+ts o# mort/a/e were a re/istered in the same Re/istr,* Cor #ai ure o# 3ransAmeri+an to pa, its oans, petitioner "an& #ore+ osed e-tra1udi+ia , the three rea estate mort/a/es* 3he mort/a/ed properties were so d at pu" i+ au+tion* $etitioner %an& was the hi/hest "idder* 3hus, when petitioner %an& #i ed with the R34 an e- parte .eri#ied petition #or the issuan+e o# a writ o# possession, the same was /ranted ", the tria +ourt*

petitioner posted the re6uired suret, "ond whi+h was appro.ed ", the R34* Respondents spouses Os+ar and Lo ita Ordinario, howe.er, #i ed a motion #or re+onsideration #or the e-+ usion o# the and +o.ered ", 343 7687* A e/ed ,, the, are pur+hasers o# the propert, prior to the au+tion sa e and the petition #or a writ o# possession did not "ind them #or a+& o# noti+e* 3he tria +ourt denied the motion #or re+onsideration, "ut the same re.ersed ", the 4ourt o# Appea s* ISS"#! :o9 the petition #or a writ o# possession "ind the pur+hasers o# the propert, prior to the au+tion sa e #or a+& o# noti+e* $#L%! ,#S* 0nder Se+tion 7 o# A+t 9o* 818(, the pur+haser in a #ore+ osure sa e is entit ed to possession o# the propert,* 3hus the writ pra,ed #or ", petitioner /rantin/ it possession has to "e issued as a matter o# +ourse* 3his 4ourt has +onsistent , ru ed that it is a ministeria dut, o# the tria +ourt to /rant su+h writ o# possession* 9o dis+retion is e#t #or the tria +ourt* An, 6uestion re/ardin/ the +an+e ation o# the writ or in respe+t o# the .a idit, and re/u arit, o# the pu" i+ sa e shou d "e determined in a su"se6uent pro+eedin/ as out ined in Se+tion = o# A+t 9o* 818(* 0nder Se+tion 88, Ru e 89 o# the 1997 Ru es o# 4i.i $ro+edure, as amended, the possession o# the #ore+ osed propert, ma, "e awarded to the pur+haser or hi/hest "idder @un ess a third part, is a+tua , ho din/ the propert, ad.erse , to the 1ud/ment de"tor*@ Assumin/ ar/uendo that respondent spouses are ad.erse third parties, as the, so a.erred, Se+tion 16 o# the same Ru e reser.es to them the remedies o# A1B ter+eria to determine whether the sheri## has ri/ht , or wron/ , ta&en ho d o# the propert, not "e on/in/ to the 1ud/ment de"tor or o" i/or and A'B an independent @separate a+tion@ to .indi+ate their + aim o# ownership and7or possession o.er the #ore+ osed propert,* 0nder the Ru e, a third;part, + aimant or a stran/er to the #ore+ osure suit, i&e respondents herein, +an opt to #i e a remed, &nown as ter+eria a/ainst the sheri## or o##i+er e##e+tin/ the writ ", ser.in/ on him an a##ida.it o# his tit e and a +op, thereo# upon the 1ud/ment +reditor* %, the ter+eria, the o##i+er sha not "e "ound to &eep the propert, and +ou d "e answera" e #or dama/es* A third;part, + aimant ma, a so resort to an independent @separate a+tion,@ the o"1e+t o# whi+h is the re+o.er, o# ownership or possession o# the propert, sei!ed ", the sheri##, as we as dama/es arisin/ #rom wron/#u sei!ure and detention o# the propert, despite the third; part, + aim* I# a @separate a+tion@ is the re+ourse, the third;part, + aimant must institute in a #orum o# +ompetent 1urisdi+tion an a+tion, distin+t and separate #rom the a+tion in whi+h the 1ud/ment is "ein/ en#or+ed, e.en "e#ore or without need o# #i in/ a + aim in the +ourt that issued the writ* %oth remedies are +umu ati.e and ma, "e a.ai ed o# independent ,

o# or separate , #rom the other* A.ai ment o# the re+onsideration, whereupon he sou/ht +orre+ti.e ter+eria is not a +ondition sine 6ua non to the institution re ie# ", #i in/ a spe+ia +i.i a+tion #or +ertiorari and o# a @separate a+tion*@ mandamus in the Intermediate Appe ate 4ourt, imp eadin/ Limpin and Sarmiento, as pri.ate Cour ots were mort/a/ed ", the spouses Jose and respondent* Dar+e ina A6uino to Gui ermo $on+e and his wi#e Ade a Asin+e de+easedB as se+urit, #or a oan o# IA4 set aside the 1ud/ment o# the 3ria 4ourt and $',')),)))*))* 3he mort/a/es were re/istered* 3wo o# issue a writ o# possession to $on+e with respe+t the ots, those +o.ered ", 343s 9os* 9'=86 and 9'=87, thereto, su"1e+t to Sarmiento2s e6uit, o# redemption* were a#terwards so d ", the A6uinos to the %utuan %a, :ood E-port 4orporation, whi+h +aused an ad.erse ISS"#! + aim to "e annotated on the +erti#i+ates o# tit e* :hether or not IA4 erred in a++ordin/ superiorit, to GR#GORIO ,. LI-(IN, .R. vs. IAC the mort/a/e ri/hts o# $on+e o.er the e., and sa e in #a.or o# Limpin and the su"se6uent sa e to Sarmiento* [G.R. No. 709/7. .)*0)r1 20, 19/7.] $#L%! FAC S! 9O* 3he superiorit, o# the mort/a/ee2s ien o.er that o# a su"se6uent 1ud/ment +reditor is now e-press , Gre/orio J* Limpin, Jr* o"tained a mone, 1ud/ment a/ainst %utuan %a, :ood E-port 4orporation in 4ourt pro.ided in Ru e 89, Se+tion 16 o# the Re.ised Ru es o# Cirst Instan+e o# Da.ao* 3o satis#, the 1ud/ment, the o# 4ourt, whi+h states with re/ard to the e##e+t o# e., on e-e+ution that it sha +reate a ien in #a.or o# a ots +o.ered ", 343s 9os* 9'=86 and 9'=87 were e.ied upon on and so d at pu" i+ au+tion to Limpin as 1ud/ment +reditor o.er the ri/ht tit e and interest o# the 1ud/ment de"tor in su+h propert, at the time o# the hi/hest "idder #or the sum o# $(17,<=(*<1* the e.,, su"1e+t to the iens or en+um"ran+es then e-istin/* On order o# the tria +ourt, the +o.erin/ tit es were +an+e ed and issued to Limpin* Limpin so d the two 0sin/ 1urispruden+e in Santia/o . Dionisio, the 4ourt ots to Ro/e io D* Sarmiento* %, .irtue o# said sa e, in that +ase he d that: 343s 9os* '=(<() and '=(<(1 were +an+e ed on 9o.em"er <, 19=8, and 343KS were rep a+ed in *** E3Fhe e##e+t o# the #ai ure to imp ead a su"ordinate Sarmiento2s name* ienho der or su"se6uent pur+haser or "oth is to render the #ore+ osure ine##e+ti.e as a/ainst them, $on+e #i ed suit a/ainst the A6uino spouses #or 1udi+ia #ore+ osure o# the mort/a/e o.er the A6uinos2 #our ots* with the resu t that there remains in their #a.or the @un#ore+ osed e6uit, o# redemption*@ %ut the Jud/ment was rendered in #a.or o# $on+e* A#ter the #ore+ osure is .a id as "etween the parties to the suit* 1ud/ment "e+ame #ina , the 3ria 4ourt, dire+ted the sa e at pu" i+ au+tion o# the < mort/a/ed ots to satis#, App ied to this +ase, this means that the sa e to $on+e, as the hi/hest "idder in the #ore+ osure sa e o# the two the 1ud/ment* ots in 6uestion shou d ha.e "een +on#irmed, su"1e+t to Limpin2s Aand now Sarmiento2s e6uit, to 3he < ots, in+ udin/ those #ormer , +o.ered ", 343s redemption* 3he re/istration o# the ands, #irst in the 9os* 9'=86 and 9'=87, were so d to $on+e himse # name o# Limpin and ater o# Sarmiento, was whose "id was the hi/hest and e-a+t , +orrespond to premature* At most what the, were entit ed to was the the 1ud/ment de"t* On the same da,, the sheri##2s re/istration o# their e6uit, o# redemption* +erti#i+ate o# sa e was re/istered* It is we sett ed that a re+orded mort/a/e is a ri/ht in rem, a ien on the propert, whoe.er its owner ma, "e* 3he re+ordation o# the mort/a/e in this +ase puts the who e wor d on +onstru+ti.e noti+e o# its e-isten+e and warned e.er,one who therea#ter dea t with the propert, on whi+h it was +onstituted that he wou d ha.e to re+&on with that en+um"ran+e* >en+e, Limpin2s su"se6uent pur+hase o# the @interests and parti+ipation@ o# %utuan %a, :ood E-port 4orporation in the ots +o.ered ", 343s 9os* 9'=86 Limpin re#used to parti+ipate in the hearin/s +ontendin/ and 9'=87, as we as the sa e o# the same to Sarmiento were "oth su"1e+t to said mort/a/e* that the 4ourt had no 1urisdi+tion o.er his person? "ut he did +omment that the mort/a/e o.er the ots +o.ered ;; ", 343s 9os* 9'=86 and 9'=87 had "een re eased ", $on+e ", .irtue o# a @$artia Re ease o# Rea Estate Additiona ru in/s not re ated to topi+: Dort/a/e@* 3he 3ria 4ourt denied $on+e2s motion #or $on+e then mo.ed #or the +on#irmation o# the sa e and the issuan+e o# a writ o# possession in his #a.or +o.erin/ the #our ots* %ut the 3ria 4ourt +on#irmed on , the sa e o# the ots +o.ered ", 343s 9os* )'=89 and 9'=<), re#usin/ to +on#irm the sa e or issue a writ o# possession in re/ard to the ots +o.ered ", 343s 9os* 9'=86 and 9'=87 on the /round that those tit es had a read, "een +an+e ed and new ones issued to Gre/orio C* Limpin*

L 3he #a+t that at the time $on+e #ore+ osed the mort/a/e on O+to"er '1, 19=8, the ots had a read, "een "ou/ht ", Limpin and su"se6uent , so d to Sarmiento is o# no +onse6uen+e, sin+e the sett ed do+trine is that the e##e+ts o# the #ore+ osure sa e retroa+t to the date o# re/istration o# the mort/a/e, i*e*, Dar+h 1, 1978 in the present +ase* L As re/ards the + aim that $on+e e-e+uted a deed o# partia re ease o# his mort/a/e on Ju , '), 1977, the e.iden+e dis+ oses that $on+e and Jose A6uino, the mort/a/or, therea#ter e-e+uted separate a##ida.its dated De+em"er 1, 19=8, statin/ that the said partia re ease was .oid, not on , #or want o# +onsideration "ut a so #or a+& o# the si/natures o# $on+e2s two sons who at the time o# the e-e+ution o# the do+ument, were +o; mort/a/ees as su++essors and heirs o# Drs* Ade a $on+e* Doreo.er, the Deed o# $artia Re ease was not re/istered "ut had simp , "een atta+hed*