Republic of the Philippines SUPREME COURTManila Republic of the PhilippinesSupreme CourtManila THIRD DIVISION NICANOR T. SANTOS,Petitioner, - versus - COURTOFAPPEALS, CONSUELOT.G.R. N. !"#$%$ Present: PANGANIBAN, J., ChairmanSANDOVAL-GUTIERREZ,CORONA,CARPIO MORALES, andGARCIA, JJ.Pro!"#ated: SANTOS-GUERRERO an& ANDRESGUERRERO,'Res(n&en)s. No$e%er &', ())' *----------------------------------------------------------------------------------* D E C I S I O N GARCIA, J.:+!r,s-r!den.e,sre-"ete /,t0.aseso1 ."ose 1a,"2 t,essad"2 torna-art%2d,s-!tes o$er ,n0er,tan.e. T0,s ,s one o1 t0e and, 1or s!re, /,"" not %e t0e"ast. In t0,s -et,t,on 1or re$,e/ on certiorari !nder R!"e 3' o1 t0e R!"es o1 Co!rt, -et,t,oner Ni*anr T. San)s assa,"s and see4s to set as,de t0e De.,s,on dated Mar.0 (3, &5567&8 o1 t0e Co!rt o1 A--ea"s 9CA: ,n C.A. G.R. CV N. +,,-, d,s,ss,n# 0,s a--ea" 1ro t0e aended de.,s,on dated +!"2 (;, &55' o1 t0e Re#,ona" Tr,a" Co!rt o1 Ma"a%on-Na$otas ,n C,$," Case No. &;63-MN, an a.t,on 1or re$,$a" o1 G!erreros>:, ?"ed s!,t /,t0 t0e t0en Co!rt o1 @,rstInstan.e 9C@I: o1 R,Aa" a#a,nst -et,t,oner N,.anor and t/o 9(: ot0er %rot0ers,1or re.o$er2 o1 ,n0er,tan.e. Do.4eted as Civil Case N. #%$! and raBed toBran.0 VI o1 t0e .o!rt, t0e .o-"a,nt,inter alia, so!#0t to 0a$e t0ea1oreent,oned &5'= A#reeent o1 Part,t,on Deed o1 Part,t,on 9C,t0 More Corre.t,ons:. In ,t, t0e -ro-ert,es a""otted to t0e 0e,rs %e"on#,n# to >Gro!- 3>, to /0,.0 Cons!e"o and N,.anor %e"on#ed, /ere d,$,ded ,nto 1o!r 93: s0ares. S0are No. D /as ad: order,n# N,.anor, as de1endant a quo, to -a2 Cons!e"o PD&,6('.)), re-resent,n# t0e ao!nt d!e 0er !nder t0e Ma2 ', &5'5 deed o1 -art,t,on, -"!s daa#es and attorne2>s 1ees.7'8 In t,e, N,.anor /ent to t0e Intered,ate A--e""ate Co!rt 9IAC:, no/ CA, /0ere 0,s a--e""ate re.o!rse /as do.4eted as CA-G.R. N. -1,,%-CV. In a De.,s,on dated O.to%er (&, &56', t0e IAC aFred t0e De.e%er (6, &5;5 C@I de.,s,on o1 +!d#e M,#r,o, %!t red!.ed t0e a/ard o1 ora" daa#es. N,.anor>s -et,t,on 1or re$,e/ o1 t0e IAC de.,s,on /o!"d s!%seE!ent"2 %e den,ed %2 t0,s Co!rt -er ,ts Reso"!t,on dated Fe/ruar5 !1, !1%- ,n G.R. N.L-$"!0!.7=8 @o""o/,n# t0e ,ss!an.e %2 t0e Co!rt o1 an Entr2 o1 +!d#ent on A-r," &, &56=,7;8 t0e re.ords /ere s!%seE!ent"2 reanded to t0e tr,a" .o!rt. @or soe reason, 0o/e$er, t0e G!erreros d,d not -!rs!e e*e.!t,on o1 t0e A>:, do.4eted as C,$," Case No. &;63-MN o1 t0e Re#,ona"Tr,a" Co!rt 9RTC: o1 Ma"a%on-Na$otas. Pet,t,oner N,.anor, as de1endant,.o!ntered /,t0 a ot,on to d,s,ss on se$era" #ro!nds, aon# /0,.0 /ere:9a: t0at t0e .o-"a,nt 1or re$,$a" o1 N( EIGHT H=N(RE( TWENT< FIVE PE/O/: 0P43,6*,.--2 representin# the a$ount !ue fro$ hi$ to her un!ertheir !ee! of partition of Ma ,, 3;,;? b2 TWENT< FIVE THO=/>N( PE/O/ 0P*,,---.--2 b 'a of unreali@e! profits? c2 FIVE THO=/>N( PE/O/ 0P,,---.--2 b 'a of $oral !a$a#es? an! !2 FIVE THO=/>N( PE/O/ 0P,,---.--2 b 'a of attorne:s fees, all 'hich su$s shall be 'ith interest at the rate of si9 percent 0+A2 fro$ October 4-, 3;,; 'hen the co$plaint 'as file!, up to an! inclu!in# Bul *6, 3;85 an! at the rate of t'el)e percent 03*A2 fro$ Bul *;, 3;85 untilfull pai!. /O OR(ERE(. 0Wor!s in brac1et a!!e!2T0ere1ro, N,.anor /ent ona--ea" tot0eCA/0ereat 0,sre.o!rse/asdo.4eted as CA G.R. CV N. +,,-,. On Mar.0 (3, &556, t0e a--e""ate .o!rtrendered t0e 0ere,n assa,"ed De.,s,on d,s,ss,n# t0e a--ea".768A Reso"!t,ono1 +!"2 (3, &556 den2,n# N,.anor>s ot,on 1or re.ons,derat,on 1o""o/ed.758 > Ien.e, t0,s ,nstant -et,t,on 1or re$,e/,7&)8 -et,t,oner as.r,%,n# to t0e Co!rt o1 A--ea"s t0e .o,ss,on o1 t0e 1o""o/,n# ser,o!s> errors, viz: 3. In hol!in# that >rticle *** of the Ne' Ci)il Co!e in relation to /ection30"2, Rule 3+ of the Rules of Court has no application, an! if thereis, thesubseCuent act ofhereinpetitioner alrea!achie)e!thatpurpose? *. In!isre#ar!in#thefact that the!ecisionissue!bBu!#eEutropioMi#riois null an!)oi!for bein#barre!bres judicataan!therefore cannot be re)i)e!? an! 4. In not rulin# that the action base! on the !ecision issue! b Bu!#e >n!res Rees is alrea! barre! b prescription. T0e -et,t,on 0as no er,t. A "a/s!,t %et/een ."ose re"at,$es #enerates dee-er %,tterness t0an %et/een stran#ers.7&&8 T0!s, t0e -ro$,s,on a4,n# 0onest eHorts to/ards a sett"eent a .ond,t,on -re.edent 1or t0e a,ntenan.e o1 an a.t,on %et/een e%ers o1 t0e sae 1a,"2. As ,t /ere, a .o-"a,nt ,n ord,nar2 .,$," a.t,ons ,n$o"$,n# e%ers o1 t0e sae 1a,"2 !st .onta,n an a""e#at,on t0at earnest eHorts to/ard a .o-ro,se 0a$e %een ade -!rs!ant to Art,."e (((7&(8 o1 t0e C,$," Code, no/ -!rs!ant to Art,."e &'& o1 t0e @a,"2 Code.7&D8 Ot0er/,se, t0e .o-"a,nt a2 %e d,s,ssed !nder Se.t,on &9s a.t, via a -ro-osa", o1 e*tend,n# a .on.,",ator2 0and to 0,s e"der s,ster ,n a 1a,"ed %,d to arr,$e at an a,.a%"e sett"eent. An e*.er-t o1 -et,t,oner>s /r,tten -ro-osa": We are fast approachin# the :cross7roa! of our "ourne. I a$ no' 8, ears an! %respon!ent Consuelo& is passe! 0sic2 86. It is unfortunate that for the past 4- ears 'e ha! been Cuarrellin# about this partition an! I feel e$barrasse! . . . . I appeal to the conscience an! un!erstan!in# of the %respon!ent& an! b 'a of co$pro$ise settle$ent, I offer to pa %her& the a$ount of P,,---.-- in lieu of $ ori#inal obli#ation of P4,,4+.33 . . . . llo' $e to apolo#i@e . . . for brin#in# our fa$il proble$ to this courtroo$ 'hich shoul! ha! been settle! a$on# us pri)atel. 0>t pp. 67; of C>:s (ecision? Wor!s in brac1et a!!e!2 T0,s %r,n# !s to t0e ,nter-re"ated se.ond and t0,rd ass,#nents o1 error %ot0 o1 /0,.0 E!est,on, ,n t0e ",#0t o1 E*0,%,t >' 9t0e Pet,t,oner .ontends t0at t0e >Judgment dated 2 !ecem"er #$%$ rendered "& Judge Migrio 'hich is the "asis of the (resent case is null and void for "eing "arred "& res judicata. Sa,d de.,s,on, -et,t,oner adds, >had alread& "een the su"ject of a (rior !ecision rendered "& Judge Andres )e&es on 2% *ovem"er #$+,. Ce are not -ers!aded. )es judicata, a..ord,n# to B"a.4, re1ers to >the rule that a -nal judgment rendered "& a court of com(etent jurisdiction on the merits is conclusive as to the rights of the (arties and their (rivies and, as to them, constitutes an a"solute "ar to a su"sequent action involving the same claim, demand or cause of action.7&;8 It e%ra.es t/o .on.e-ts: a: t0e eHe.t o1 a conclusiveness of judgment.7&68 > Contrar2 to -et,t,oner>s !nderstand,n# o1 t0e do.tr,ne, res judicata, ass!,n# ,ts a--",.a%,",t2 on a #,$en s,t!at,on, ,s not a n!"",12,n# 1a.tor, s!.0 t0at t0e ?na" T0e Co!rt d,st,n.t"2 notes t0at E23i/i) A 9M,#r,o de.,s,on:, /0,.0 -et,t,oner des.r,%ed as a n!"",t2 o/,n# to t0e o-erat,on o1 res judicata, /as, as ear",er narrated, aFred ?rst %2 t0e IAC, t0en %2 t0,s Co!rt, -er ,ts Reso"!t,on o1 @e%r!ar2 &5, &56= ,n G.R. No. L-;D&(&.7(&8 T0e ,-",.at,on o1 t0ese aFrator2 a.t,ons on t0e ,ss!e o1 t0e $a",d,t2 or n!"",t2 o1 E23i/i) 'A need no1!rt0er %e"a%or,n#. T0e Co!rt o%ser$es ",4e/,se -et,t,oner>s see,n# "a.4 o1 s-,r,t, ,1 not reasons, to s!--ort 0,s -os,t,on on t0e ,ss!e o1 res judicata and t0e .onseE!ent eHe.tst0ereo1 on t0e ?na" o!t.oe o1 t0,s .ase. Cons,der: Sa$e 1or .o-,es o1 t0e ,-!#ned CA de.,s,on and reso"!t,on, t0e %as,. -et,t,on 1or re$,e/ /as ?"ed /,t0 t0,s Co!rt /,t0o!t anne*es to s!--ort -et,t,oner>s narrat,on o1 1a.ts /0en.e 0e dre/ 0,s .on."!s,ons. Corse st,"", -et,t,oner d,d not e$en ta4e ser,o!s eHort to e*-"a,n /02 0e %e",e$ed t0e do.tr,ne o1 res judicata s0o!"d %e a--",ed. A"" 0e $,rt!a""2 does ,s to state t0at >... after Judge )e&es decided Civil Case *o. //, all the issues therein 'ere alread& (ut to rest 0and1 021he su"sequent re3o(ening of the same "& Judge Migrio 'as 'ithout an& legal "asis and renders 0the latter4s 1 decision null and void. In net eHe.t, -et,t,oner 0as not deonstrated, %!t ass!ed t0e e*,sten.e o1 t0e reE!,s,tes o1 res judicata and -ere-tor,"2 -rono!n.ed t0e n!"",?.ator2 eHe.t t0ereo1 onE23i/i) A. Need"ess to state, s,-",st,. .on."!s,ons and #rat!,to!s ass!-t,ons dra/n 1ro !nesta%",s0ed 1a.ts are !na..e-ta%"e nors 1or an ,nte"",#ent ppeals 0C>2in C>7G.R. /P No. 88566 !ate! Bune 4-, *--5 !is$issin# the petition for certiorari for the nullification of the >pril 35, *--4 Resolution of the Re#ional Trial Court 0RTC2 of Hue@on Cit, Iranch *** in Ci)il Case No. H7;874*;+,. >lso assaile! in this petition is the C> Resolution !ate! (ece$ber *, *--5 !enin# the $otion for reconsi!eration of the sai! !ecision.On (ece$ber 33, 3;;8, Pre$iu$ >#ro7Vet Pro!ucts, Inc. 0Pre$iu$2 file! 'ith the RTC of Hue@on Cit a co$plaint for su$ of $one a#ainst Bose Honra!o, 'ho 'as !oin# business un!er the na$e an! stle of B.E. Honra!o Enterprises. The case 'as !oc1ete! as Ci)il Case No. H7;874*;+,. Pre$iu$ sou#ht to collect the a$ount of P*5-,8+,.-- representin# the total price of )eterinar pro!ucts purchase! on cre!it b Honra!o fro$ No)e$ber 36, 3;;+ until Bune 4-, 3;;8. For failure of Honra!o, as 'ell as his counsel, to appear at the pre7trial conference, he 'as !eclare! in !efault. Pre$iu$ 'as, thus, allo'e! to present e)i!ence ex parte.It turne! out that the /pouses Bose an! >n!rerita Honra!o ha! file! a petition 'ith the RTC ofCala$baCitforthe"u!icial constitutionoftheparcel oflan!re#istere!inHonra!o:sna$eun!erTransferCertificateofTitle0TCT2No. T735438,locate!inCala$ba, Fa#una, an!thehouse thereon, as their fa$il house. The case 'as !oc1ete! as /P Case No. 56;73;;67C. In hispetition, Honra!o!eclare!that hiscre!itors'ere >tt. (o$in#oFuciano, P JB >#ricultureTra!in#, Inc., an! Mr. Tito (ela Merce!, an! that the esti$ate! )alue of the propert 'as not$ore than P*5-,---.--. On Februar *4, 3;;;, the RTC ren!ere! "u!#$ent in fa)or of Pre$iu$DWHEREFORE, pre$ises consi!ere!, "u!#$ent is hereb ren!ere! in fa)or of plaintiff an! a#ainst !efen!ant !irectin# the latter to pa plaintiff the follo'in#D 32P*5-,8+,.-- representin# the total o)er!ue account plus interest of*6Aper annu$thereonco$pute!fro$their respecti)e!ates of!eli)eries until the sa$e shall ha)e been pai! in full? *2 *,Aof the total a$ount a'ar!e!, plus acceptance fee ofP,-,---.-- an! a!!itional P3,,--.-- for each !a of courtappearance, as attorne:s fees? an! 42Costs of this suit. /O OR(ERE(.[2] Honra!o file! a Notice of >ppeal. Ho'e)er, on March *-, *---, the appeal 'as !is$isse! for hisfailuretofilehisbriefasappellant. Entrof"u!#$ent 'as$a!eon >pril *+, *---. [3]OnOctober 3-, *---, Pre$iu$file!aMotionfor Issuanceof Writ of E9ecution. [4]TheRTC#rante! the $otion[5] an! a 'rit of e9ecution 'as issue! on March *;, *--3.[6] The /heriff le)ie! on the parcel of lan! co)ere! b TCT No. T735438,. The Notice of Fe) 'asannotate! at the !orsal portion of the title on >pril 5, *--3.[7]The /heriff set the sale of thepropert at public auction on >pril 5, *--3. Honra!o 'as ser)e! 'ith a cop of the notice of suchsale but he oppose! the sa$e. OnMa38, *--3, thepropert'assol!toPre$iu$, thehi#hest bi!!er, forthea$ount ofP+,-,*-5.3-.[8]OnMa*4, *--3, thecorrespon!in#Certificateof/ale'asissue![9]an!annotate! at the !orsal portion of the title.[10] Honra!o faile! to re!ee$ the propert. In the $eanti$e, the RTC of Cala$ba Cit ren!ere! a (ecision[11] in /P Case No. 56;73;;67Con >pril *;, *--*, !eclarin# the propert a fa$il ho$e. On Ma 4, *--*, Honra!o file! a Motion to (eclare Properties E9e$pt fro$ E9ecution un!er>rticle 3,, of the Fa$il Co!e of the Philippines in Ci)il Case No. H7;874*;+,. It 'as alle#e!therein that the propert is e9e$pt fro$ e9ecution because it is a fa$il ho$e 'hich ha! beenconstitute! as such before he incurre! his in!ebte!ness 'ith Pre$iu$. He also alle#e! that he an!his fa$ilha!noother real properte9cept thelan!'hich'as le)ie!uponan!sol!one9ecution.[12]Pre$iu$ oppose! the $otion on the #roun! that Honra!o 'as alrea! estoppe!or barre! b laches fro$ clai$in# the e9e$ption, an! that sai! clai$ has been $oote! b thelapse of the re!e$ption perio! for Honra!o to re!ee$ the propert. Pre$iu$ a)erre! that, afterthesaleat publicauction, Honra!oan!his fa$ile)en)acate!thepropert. Honra!ore7occupie! the propert onl in >pril or Ma *--*.[13]It further a)erre! that the la' !oes notauto$aticall e9e$pt a fa$il ho$e fro$ le) or e9ecution an! there 'as no sho'in# that itspresent )alue !oes not e9cee! the a$ount allo'e! b la' un!er >rticle 3,8 of the Fa$il Co!e.[14] On /epte$ber 36, *--*, the RTC !enie! sai! $otion on the #roun! that Honra!o is !ee$e! toha)e'ai)e!thee9e$ptionconsi!erin#thathefaile!toob"ecttothesaleofthepropertone9ecution on Ma 38, *--3.[15] Honra!o !i! not assail the sai! or!er. On October 35, *--*, Pre$iu$ file! a Motion for Issuance of Final (ee! of Con)eance an! Writ of Possession[16] assertin# that the one7ear re!e$ption perio! ha! alrea! lapse! on Ma *4, *--*, 'ithout an re!e$ption bein# $a!e b Honra!o. The latter oppose! the sai! $otion clai$in# that the RTC of Cala$ba, Fa#una, ha! alrea! ren!ere! a !ecision !eclarin# the propert a fa$il ho$e. Honra!o further a)erre! that his fa$il resi!e! in the house before the Fa$il Co!e beca$e effecti)e an! 'as entitle! to the e9e$ption un!er the Co!e.[17] On >pril 35, *--4, the respon!ent Bu!#e issue! an Or!er[18]#rantin# the $otion of Pre$iu$an! !irectin# Honra!o toD 032 e9ecute a final !ee! of con)eance o)er the sub"ect parcel of lan!co)ere! b TCT No. T735438, of the Re#istr of (ee!s of Cala$ba, Fa#una? an! 0*2 surren!er ofthe sub"ect title, TCT No. T735438,. The respon!ent Bu!#e further or!ere! that after e9ecution ofthe !ee! of con)eance, a 'rit of possession be issue! o)er the aforesai! propert in fa)or of theplaintiff an! a#ainst the !efen!ant or his successors7in7interest 'ho are in possession of the sai!pre$ises. Honra!o file! a petition for certiorari 'ith the C> assailin# the >pril 35, *--4 Resolution of theRTC. On Bune 4-, *--5, the C> !is$isse! the petition.[19] The C> !eclare! that there 'as noproofthatthepublicrespon!entsco$$itte!#ra)eabuseof!iscretion.TheC> rule!thatthepetitioner faile! to assert his clai$ for e9e$ption at the ti$e of the le) or 'ithin a reasonableti$e thereafter. It hel! that once a "u!#$ent beco$es final an! e9ecutor, the pre)ailin# part canha)e it e9ecute! as a $atter of ri#ht, an! the issuance of a 'rit of e9ecution beco$es a $inisterial!ut of the court.[20] On (ece$ber *, *--5, the C> !enie! the $otion for reconsi!eration file! b Honra!o.[21] In this petition for re)ie', the petitioner alle#es that the C> co$$itte! serious errors of la' an! factsD ,D> : IN FIN(ING >N( CONCF=(ING TH>T >RTICFE 3,4 OF THE F>MIF< CO(E FIN(/ NO >PPFIC>TION IN THE IN/T>NT C>/E? ,DI : IN FIN(ING >N( CONCF=(ING TH>T HONR>(O:/ F>IF=RE TO >//ERT HI/ CF>IM FOR EKEMPTION OF HI/ F>MIF< HOME FROM EKEC=TION >T THE TIME OF THE FEV< OR WITHIN > RE>/ON>IFE TIME I/ F>T>F TO HI/ CF>IM? ,DC : IN NOT FIN(ING TH>T THE RIGHT TO CF>IM EKEMPTION C>NNOT IE W>IVE( IEC>=/E IT I/ CONTR>R< TO F>W >N(LOR P=IFIC POFIClthou#h the Rules of Court !oes not prescribe the perio! 'ithin 'hich to clai$the e9e$ption, the rule is, ne)ertheless, 'ell7settle! that the ri#ht of e9e$ption$ust be clai$e! b the !ebtor hi$self at the ti$e of le) or 'ithin a reasonableperio!thereafter.It isself7e)i!ent that petitioner!i!not assert theirclai$ofe9e$ption 'ithin a reasonable ti$e. >n clai$ for e9e$ption fro$ e9ecution ofproperties un!er /ection 3* of Rule 4; of the Rules of Court $ust be presente!beforeits saleone9ecutionbthesheriff. Petitioner an!his 'ifefaile!to!iscloseintheir petitionfor the"u!icial constitutionof afa$ilho$e thatPre$iu$ >#ro7Vet Pro!ucts, Inc. isoneoftheircre!itorsconsi!erin#thefactthat the collection case file! a#ainst Honra!o 'as file! in 1997 or prior to theinstitutionof sai!petitionin3;;6. Petitioner ne)er raise!the ar#u$ent ofe9e$ption of his fa$il ho$e before the trial court before an! !urin# the auctionsale. We fin! that such actions re)eal a !ilator intent to ren!er nu#ator the saleon e9ecution an! !efeat the )er purpose of e9ecution : to put an en! to liti#ation.Petitioner pre)iousl faile! to appear in the pre7trial conference, faile! to sub$ithis appellant:s brief an! no' con)enientl raise! the issue of e9e$ption al$ost aear fro$ the auction sale. We fin! no proof of #ra)e abuse of !iscretion %on& the part of public respon!ents.Once a "u!#$ent beco$es final an! e9ecutor, the pre)ailin# part can ha)e ite9ecute! as a $atter of ri#ht, an! the issuance of a Writ of E9ecution beco$es a$inisterial !utof the court. It is 'ell7settle!that the sheriff:s !utinthee9ecutionof a'rit issue!bacourt is purel$inisterial. Thefunctionofor!erin# the e9ecution of a "u!#$ent,bein# "u!icial, !e)ol)es upon the "u!#e.[25] Therulin#of theappellatecourt iscorrect. Therespon!ent court, tribunal or a!$inistrati)ea#enc acts 'ithout "uris!iction if it !oes not ha)e the le#al po'er to !eter$ine the case. There ise9cess of "uris!iction 'here the respon!ent, bein# clothe! 'ith the po'er to !eter$ine the case,o)ersteps its authorit as !eter$ine! b la'. There is #ra)e abuse of !iscretion 'here the publicrespon!ent actsinacapricious, 'hi$sical, arbitraror!espotic$annerinthee9erciseofits"u!#$ent as to be sai! to be eCui)alent to lac1 of "uris!iction. Mere abuse of !iscretion is notenou#h.[26] Moreo)er, in a petition for certiorari, the "uris!iction of the court is narro' in scope. It is li$ite!to resol)in# onl cases of "uris!iction.[27]> 'rit ofcertiorariis an eCuitable re$e! an! he'ho co$es to court for eCuit $ust !o so 'ith clean han!s. Inthiscase, theRTCacte!inaccor!'ithcasela''henit issue!theassaile!or!er. Thepetitionera!$itstoha)in#beennotifie!ofthele)ofhispropertan!ofitssaleat publicauction at ;D4- a.$. on Ma 38, *--3 at the Municipal Hall of Cala$ba, Fa#una. Ho'e)er, he !i!not bother to ob"ect to the le) an! the pro"ecte! sale on the #roun! that the propert an! thehouse thereon 'as a fa$il ho$e. The petitioner allo'e! the sale at public auction to procee!an! the /heriff to e9ecute a certificate of sale o)er the propert in fa)or of the pri)ate respon!entfor P+,-,*-5.3-. He e)en )acate! the propert after the sai! sale. The petitioner re$aine! silentan! faile! to see1 relief fro$ the /heriff or the court until Ma 4, *--*, 'hen he file! his $otionto !eclare the propert e9e$pt fro$ e9ecution un!er >rticle 3,, of the Fa$il Co!e an! /ection34, Rule 4; of the Rules on Ci)il Proce!ure. E)en then, there 'as no sho'in# that, !urin# thehearin# of sai! $otion, the petitioner a!!uce! e)i!ence to pro)e the )alue of the propert an!that it is, in!ee!, a fa$il ho$e. Moreo)er, the petitioner set the hearin# of his $otion on Ma 3-, *--* at 6D4- a.$. The pri)aterespon!ent oppose! the $otion, but the petitioner !i! not file an repl thereto. Moreo)er, thepetitioner ne)er infor$e! the Court that the RTC of Cala$ba, Fa#una, ha! ren!ere! "u!#$ent in/P Case No. 56;73;;67C earlier on >pril *;, *--*. It 'as onl on No)e$ber *,, *--* that thepetitioner re)eale!totheRTC of Hue@on Cit thatthere 'assucha case an! a!ecisionha!alrea! been ren!ere!. The petitioner has not "ustifie! 'h he conceale! such $atters for suchconsi!erable perio! of ti$e. While it is true that the fa$il ho$e is constitute! on a house an! lot fro$ the ti$e it is occupie!as a fa$il resi!ence an! is e9e$pt fro$ e9ecution or force! sale un!er >rticle 3,4 of the Fa$ilCo!e, such clai$ for e9e$ption shoul! be set up an! pro)e! to the /heriff before the sale of thepropertat publicauction. Failureto!oso'oul!estopthepartfro$later clai$in#thee9e$ption. >s this Court rule! in Gomez v. GealoneD[28] >lthou#h the Rules of Court !oes not prescribe the perio! 'ithin 'hich to clai$the e9e$ption, the rule is, ne)ertheless, 'ell7settle! that the ri#ht of e9e$ption isapersonal pri)ile#e#rante!tothe"u!#$ent !ebtor an!assuch, it $ust beclai$e! not b the sheriff, but b the !ebtor hi$self at the ti$e of the le) or'ithin a reasonable perio! thereafter? In the absence of e9press pro)ision it has )ariousl hel! that clai$ 0fore9e$ption2 $ust be$a!e at theti$e of thele)if the!ebtor ispresent, that it $ust be $a!e 'ithin a reasonable ti$e, or pro$ptl, orbefore the cre!itor has ta1en an step in)ol)in# further costs, or beforea!)ertise$ent of sale, or at an ti$e before sale, or 'ithin a reasonableti$e before the sale, or before the sale has co$$ence!, but as to thelast there is contrar authorit. In the li#ht of the facts abo)e su$$ari@e!, it is self7e)i!ent that appellants !i!not assert their clai$of e9e$ption 'ithin a reasonable ti$e. Certainl,reasonableti$e, forpurposesofthela'one9e$ption, !oesnot$eanati$eafter the e9piration of the one7ear perio! pro)i!e! for in /ection 4- of Rule 4;of theRules of Court for "u!#$ent !ebtors tore!ee$thepropertsol!one9ecution, other'ise it 'oul! ren!er nu#ator final bills of sale on e9ecution an!!efeat the )er purpose of e9ecutionto put an en! to liti#ation. We sai! before,an!Werepeat it no', that liti#ation$ust en!an!ter$inateso$eti$e an!so$e'here, an! it is essential to an effecti)e a!$inistration of "ustice that, once a"u!#$ent has beco$e final, the 'innin# part be not, throu#h a $ere subterfu#e,!epri)e! of the fruits of the )er!ict. We no' rule that claims or exemption romexecution o properties under !ection 1" o Rule #9 o the Rules o Court must $epresented $eore its sale on execution $% the sheri.[29] IN VIE' O A!! THE OREGOING, the petition is DENIED. Costs a#ainst the petitioner.SO ORDERED.Republic of the Philippines SUPREME COURTManila SECOND DIVISION MARY JOSEPHINE GOMEZ a! E"GENIA SOCORRO C# GOMEZ$SA%CEDO& P ' ( ) ( ) *' + ,& $ versus $ ROEF, NOEF an! B>NNETTEIEVERF. INE/an! HIN>HON/T>. INE/,R ' , - *! '( ,#G#R# N*# 132537 PresentD P"NO&C.a)+/a&>=/TRI>7M>RTINEE, C>FFEBO, /R., TING>, an!CHICO7N>E>RIO, JJ. Pro$ul#ate!D October 35, *--,97 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 79 D E C I S I O NCHICO%NA"ARIO, J.&Iefore =s is a Petition for Re)ie' on Certiorari of the (ecision[1] of the Court of >ppeals re)ersin# the Or!er[2] of the Re#ional Trial Court 0RTC2 of Iao$bon#, Nue)aVi@caa, Iranch *8, !is$issin# the co$plaint of herein respon!ents for lac1 of "uris!iction. The pertinent facts are as follo'sD On 38 Bune 3;6+, Mar Bosephine C. Go$e@ 0Mar Bosephine2 an! Eu#enia /ocorro C. Go$e@7/alce!o 0/ocorro2 file! a co$plaint for !a$a#es before the RTC of Pasi# a#ainst Marietta !ela Cru@ /ta. Ines 0Marietta2 alle#in# that the are the chil!ren of the !ecease! Purificacion !ela Cru@ Go$e@ 'ho, !urin# her lifeti$e, entruste! her rice lan! 'ith an area of *,,-68 sCuare $eters locate! at Iao$bon#, Nue)a Vi@caa, to Marietta, to#ether 'ith the Transfer Certificate of Title 0TCT2 No. 58-6* co)erin# sai! lan!, for thelatter to $ana#e an! super)ise. Mar Bosephine an! /ocorro further alle#e! that the ha)e !e$an!e! for an accountin# of the pro!uce of sai! rice lan! 'hile un!er the $ana#e$ent of Marietta, an! for the return of the TCT to the propert, but the latter refuse!, thus co$pellin# the sisters to file a ci)il case[3] before the Pasi# RTC. (urin# the pre7trial conference of the case, both Marietta an! her counsel faile! to appear, thus, b $otion of counsel for Mar Bosephine an! /ocorro, the trial court !eclare! Marietta in !efault. On *5 Banuar 3;6;, the trial court ren!ere! "u!#$ent a#ainst Marietta or!erin# her to !eli)er to Mar Bosephine an! /ocorro the o'ner:s cop of TCT No. 58-6* an! to pa P5-,---.-- as $oral !a$a#es, P*-,---.-- as actual or co$pensator !a$a#es, P4-,---.-- as e9e$plar or correcti)e !a$a#es, an! P3,,---.-- as attorne:s fees. >fter sai! "u!#$ent beca$e final an! e9ecutor, a 'rit of e9ecution 'as issue! b the Pasi# RTC, b )irtue of 'hich, a parcel of lan! 0'ith i$pro)e$ents2 locate! in Iao$bon#, Nue)a Vi@caa, 'ith an area of 54* sCuare $eters, co)ere! b TCT No. T7,,435 re#istere! in the na$e of Marietta !ela Cru@ /ta. Ines, 'as le)ie! upon b Fla)iano Ial#os, Br., then Pro)incial /heriff of Nue)a Vi@caa, to satisf the !a$a#es a'ar!e! in the ci)il case. /ai! propert 'as sol! at a public auction on *, >u#ust 3;;* toMar Bosephine as the hi#hest bi!!er. The sale 'as re#istere! 'ith the Re#ister of (ee!s of Nue)a Vi@caa on 38 /epte$ber 3;;*. On 3* Bul 3;;4, a co$plaint[4] for annul$ent of sai! sale 'as file! before the RTC of Iao$bon#, Nue)a Vi@caa, b Hinahon /ta. Ines to#ether 'ith Noel, Roel, an! Bannette, all na$e! /ta. Ines, husban! an! chil!ren of Marietta, respecti)el, a#ainst Mar Bosephine an! /heriff Fla)iano Ial#os, Br. on the #roun! that sai! house an! lot sol! !urin# the public auction is their fa$il resi!ence, an! is thus e9e$pt fro$ e9ecution un!er /ection 3*0a2, Rule 4; of the Rules of Court, an! un!er >rticle 3,, of the Fa$il Co!e. Mar Bosephine $o)e! to !is$iss the co$plaint on the follo'in# #roun!sD 32 the Nue)a Vi@caa RTC has no "uris!iction o)er the case? *2 the plaintiffs ha)e no le#al capacit to sue? an! 42 the co$plaint !oes not state a cause of action. >ctin# on the Motion to (is$iss, the Nue)a Vi@caa RTC issue! an Or!er on 3- No)e$ber 3;;4 !enin# sai! $otion. >ccor!in# to the court a &uoD >fter stu!in# the la', rules an! "urispru!ence, the Court is con)ince! that the $otion to !is$iss has no le#al basis. On the clai$ that this court has no "uris!iction o)er the case, inas$uch as thiscase in)ol)es procee!in#s to e9ecute the !ecision of the Pasi# RTC, it $ust benote! that the petitioners are not parties to the Pasi# case. The are thir!7partclai$ants 'ho beca$e such onl after trial in the pre)ious 0the Pasi#2 case hasbeen ter$inate! an! the "u!#$ent therein has beco$e final an! e9ecutor. Theare not in!ispensable nor necessar parties in the Pasi# case an! the coul! not,therefore, e)en inter)ene in the sai! case. E9ecution procee!in#s are entirel a !ifferent procee!in#s fro$ the trial properofacaseinas$uchastrial properiscon!ucte!btheCourt 'hilee9ecutionprocee!in#s are con!ucte! b the /heriff after the "u!#$ent in a trial proper hasbeco$efinal an! e9ecutor. Thepetitioners,therefore,coul! not, e)enifthe'ante! to, inter)ene in the trial proper because the are neither in!ispensable nornecessarparties an!because, precisel, the trial 'as alrea!o)er an!the"u!#$ent has beco$e final an! e9ecutor. Iut the coul!, as the ha)e !one, inter)ene in the e9ecution sta#e because theirri#hts ha)e been )iolate! b the action of the sheriff. =n!er /ection 38 of Rule4;, of theRules of Court, thepetitioners coul!, as theha)e!one, fileanin!epen!ent action to protect their ri#hts. =n!er the Bu!iciar Reor#ani@ation >ctan!/ection*, para#rapha, of Rule5, Rules of Court, this Court canta1eco#ni@ance of the action. There is, therefore, no !oubt that this court has"uris!iction o)er this case. It $ust be$entione!that therearele#al obstaclesforthepetitionerstosee1re$e! fro$ the Pasi# Court. Firstl, theare not in!ispensable nor necessarparties to the Pasi# case./econ!l, the "u!#$ent therein has beco$e final an! e9ecutor. Thir!l, un!erpara#rapha, /ection*of Rule5of theRulesof Court, casesin)ol)in#realproperties $ust be file! in the pro)ince 'here the propert or an part thereoflies. Thepropertle)ie!uponis locate!inthepro)inceof Nue)aVi@caa.Fourthl, as the "u!#$ent in the Pasi# case has beco$e final an! e9ecutor, thesai! Pasi# court has alrea! lost "uris!iction o)er the sai! case e9cept in so$einstances an! the e9ception !oes not appl to this case. While it is, therefore, true that conflicts of "uris!ictionshoul!be a)oi!e!,nonetheless, there can be no conflict of "uris!iction in this case because there isnoconcurrent "uris!ictionbet'eenthePasi#court an!thiscourt for reasonsalrea! set forth abo)e. Onthealle#ationthat thepetitionersha)enole#al capacittosue, thecourtbelie)es thattheha)e, infact, that capacit to sue.=n!er >rticle 3,5of theFa$il Co!e of the Philippines, the petitioner Hinahon /ta. Ines an! the otherpetitionersarebeneficiariesoftheFa$ilho$e.>noneorall ofthe$can,therefore, le#allCuestionthee9ecution, force!saleor attach$ent 'hichisprohibite! un!er >rticle 3,, thereof. It shoul! be note! that, as alrea! pointe!out, theri#ht ofthepetitionersasbeneficiariesofthefa$ilho$ehasbeen)iolate! 'hen the sai! fa$il ho$e 'as le)ie! upon on e9ecution an! sol! in)iolation of the la'. >s for lac1 of cause of action, the Court has alrea! state! abo)e that the ri#ht ofthe petitioners as beneficiaries of the fa$il ho$e has been trans#resse!. The,therefore, ha)e a cause of action a#ainst the sheriff:s act of unla'full le)in#upon an! sellin# the ri#hts, interests, title an! participation in the lan! in Cuestionan! its i$pro)e$ent of Marietta !ela Cru@7/ta. Ines. Pertinentl, it $a be as1e! 'hether an un!i)i!e! interest of the o'ner of thefa$il ho$e li1e Marietta /ta. Ines can be le)ie! upon on e9ecution an! this fact'ill not )iolate the prohibition on such le) foun! in the Fa$il Co!e. The court belie)es that this can not be !one. >rticle3,5of theFa$ilCo!ee9presslenu$erates thebeneficiaries of afa$il ho$e. If a person other than an of those enu$erate! in >rticle 3,5 'oul!be allo'e! to ha)e an un!i)i!e! interest in the fa$il ho$e, then he beco$es abeneficiar of such propert in )iolation of the sai! pro)ision un!er the principleof expressio unius est exclusio alterius. Moreo)er, >rticle 3,*of the Fa$ilCo!e pro)i!es that :the fa$ilho$e,constitute! "ointl b the husban! an! the 'ife 9 9 9, is the !'ellin# house 'herethe an! their fa$il resi!e, an! the lan! on 'hich it is situate!. The fa$il ho$e as !efine! b the sai! article can not be split in such a 'a thatpart of it, albeit un!i)i!e!, is o'ne! b a non7beneficiar. To allo' this 'oul! beto !i$inish the fa$il ho$e 'hich can be use! an! en"oe! b those entitle!theretoun!erthela'. Thisissobecause'hoe)erbustheun!i)i!e!portionbelon#in# to one of the o'ners, as in this case, can !e$an! an eCual e9ercise ofthe ri#ht of co7o'nership fro$ the other beneficiaries thereof. To the e9tent thatsuch !e$an! can be $a!e effecti)e, the full en"o$entof the propert b thebeneficiaries thereof 'ill be correspon!in#l !i$inishe!. The court belie)es that'hen the Fa$il Co!e allo's the constitution of a fa$il ho$e, it !oes so 'iththe i!ea that the beneficiaries thereof can ha)e untra$$elle! use an! en"o$entthereof? hence, the e9press prohibition to le) on such propert. WHEREFORE, for lac1 of basis, the $otion to !is$iss is hereb (ENIE(. The respon!ent is hereb !irecte! to file her ans'er 'ithin 3, !as fro$ receipt of this Or!er.[5] On -3 (ece$ber 3;;4, herein petitioners file! a Motion for Reconsi!eration, 'hich 'as then #rante! b the Nue)a Vi@caa RTC in an Or!er !ate! *6 Banuar 3;;5. :The trial court reasone! thusD >fter restu!in# the "urispru!ence in)ol)e! in the $otion for reconsi!eration i$pin#in# %sic& on the "uris!iction of this court in relation to the e9ecution of a "u!#$ent ren!ere! b another Re#ional Trial Court 0in Pasi#, Metro Manila2, in!ee!, the onl conclusion that can be honestl reache! is that this court has no "uris!iction o)er the nature of the herein action. >s correctl posite! b the !efen!ant:s counsel, it is the Pasi# Re#ional Trial Court that shoul! still e9ercise "uris!iction o)er e9ecution of its "u!#$ents, :a po'er that carries 'ith it the ri#ht to !eter$ine e)er Cuestion of fact an! la' 'hich $a be in)ol)e! in the e9ecution. 0see G/I/ )s. Guines, *3; /CR> 8*5? (ar'in )s. Ta1ona@a, 3;8 /CR> 55*2. In fine, plaintiffs shoul! ha)e challen#e! the action of the /heriffs in the ci)il case 'herein the "u!#$ent bein# e9ecute! 'as pro$ul#ate!, an! not in an in!epen!ent action file! 'ith a !ifferent or e)en the sa$e court. WHEREFORE, for this court:s lac1 of "uris!iction to hear an! !eci!e this case, the instant action is hereb (I/MI//E(, 'ith costs !e officio.[6] Herein respon!ents file! a Motion for Reconsi!eration of sai! Or!er of !is$issal 'hich 'as !enie! b the lo'er court in an Or!er !ate! 3, March 3;;5. >##rie)e!, respon!ents appeale! sai! Or!er to the Court of >ppeals raisin# the follo'in#errorsD 32 the lo'er court erre! in hol!in# that it lac1s "uris!iction for the Cuestion presente! in this case shoul! ha)e been brou#ht in the Pasi# Court as a part of the procee!in#s therein an! not as a separate case? an! *2 the lo'er court erre! in hol!in# that plaintiffs 0herein respon!ents2 cannot be consi!ere! thir!7part clai$ants. In their >ppellee:s Irief, herein petitioners assaile! the "uris!iction of the appellate court to entertain the sai! appeal ar#uin# that the issues raise! 'ere purel Cuestions of la' 'hich the /upre$e Court has e9clusi)e appellate "uris!iction. On *; March 3;;+, the Court of >ppeals ren!ere! a (ecision re)ersin# the Or!er of !is$issal. >ccor!in# to the appellate courtD /ection 38, Rule 4; of the Re)ise! Rules of Court pro)i!esD Proceedings where property claimed by third person 7 If propert le)ie! on be clai$e! b an other person than the "u!#$ent !ebtor or his a#ent, an! such person $a1e an affi!a)it of his title thereto or right to the possession thereof, statin# the #roun!s of such right or title, an! ser)e! the sa$e upon the officer $a1in# the le), an! a cop thereof upon the "u!#$ent cre!itor, the officer shall not be boun! to 1eep the propert, unless such "u!#$ent cre!itor or his a#ent, on !e$an! of the officer, in!e$nif the officer a#ainst such clai$ b a bon! in a su$ not #reater than the )alue of the propert le)ie! on. 999 999 999 0Italics supplie!2 To fall 'ithin the a$bit of a thir!7part clai$ant 'ithin the conte$plation of the fore#oin#, it is not reCuire! that one $ust clai$ title to the propert le)ie! upon, a clai$ to the right to the possession thereof bein# enou#h, pro)i!e! that the #roun!s of such ri#ht are a$pl e9plaine!. The plaintiffs7appellants in this case clai$ in their co$plaint that the ha)e occupie! the house an! lot sub"ect of the le) as a fa$il resi!ence since 3;8* an! that, un!er >rticles 3,4 an! 3,, of the Fa$il Co!e, the sa$e is e9e$pt fro$ e9ecution. >!!itionall, if in!ee! the house an! lot sub"ect of this suit are co$ponents of a fa$il ho$e, un!er >rticle 3,5 of the sa$e Co!e, the plaintiffs are the beneficiaries thereof. >s such thir!7part clai$ants, plaintiffs7appellants $a a)ail of the re$e! 1no'n as :terceria pro)i!e! in /ection 38 abo)e Cuote!, b ser)in# upon the sheriff an! the "u!#$ent cre!itor their affi!a)it attestin# to their ri#ht of possession of the propert un!er the Fa$il Co!e. >lso, the plaintiffs7appellants, as thir!7part clai$ants, $a in)o1e the super)isor po'er of the Pasi# Court, as e9plaine! in O() *+. T,t-(), et ,.., 1/0 SCRA 162, an! after a su$$ar hearin#, the Pasi# Court $a co$$an! that the house an! lot be release! fro$ the $ista1en le) an! restore! to the ri#htful possessors or o'ners. Iut, as hel! in O() *+. T,t-(), supra, the Pasi# Court is li$ite! $erel to the !eter$ination of 'hether the sheriff has acte! ri#htl or 'ron#l in the perfor$ance of his !uties in the e9ecution of "u!#$ent. The Pasi# Court cannot pass upon the Cuestion oftitle to or ri#ht to the possession of the propert sub"ect of the le) 'ith an character of finalit an! this Cuestion has to be resol)e! in a :proper action entirel separate an! !istinct fro$ that in 'hich the e9ecution 'as issue!, if institute! b a stran#er to the latter suit 0S3 *+. D-+4,3,, 151 SCRA 3652. Plaintiffs7appellants are not i$plea!e! as parties in the case !eci!e! b the Pasi# Court. While, as pre)iousl state!, plaintiffs7appellants $a a)ail of the :terceria:, or $a appl for a su$$ar hearin# 'ith the Pasi# Court as conte$plate! in O() *+. T,t-(), supra, or $a file an in!epen!ent proper action to assert their ri#ht of possession to the house an! lot le)ie! upon, such re$e!ies are not co$ulati)e an! $a be resorte! to b the$ in!epen!ent of or separatel fro$ an!'ithout nee! of a)ailin# of the others 0S3 *+. D-+4,3,, supra2. . . . Gi)en the fore#oin# pre$ises, the Nue)a Vi@caa Court 'as therefore in error in oustin# itself of "uris!iction to tr Ci)il Case No. ,6,4 on the sub$ission that it is onl the Pasi# Court, 'hich !eci!e! Ci)il Case No. ,4,,,, that has #eneral super)isor control o)er thee9ecution of the "u!#$ent in sai! case, 'hich carries 'ith it, the ri#ht to !eter$ine e)er Cuestion of fact an! la' 'hich $a be in)ol)e! in the e9ecution process. Co$in# no' to the issue of 'hether this Court has "uris!iction o)er this appeal. The!efen!ant7appellee$aintainsthat sincetheissueraise!inthisappeal ispurel a Cuestionofla','hichis,'hether the Nue)a Vi@caa Court erre!in!is$issin# plaintiffs7appellants: co$plaint, the latter shoul! ha)e ta1en their case!irectl to the /upre$e Court. True it is, that it has been hel! in a nu$ber of cases, that there is a :Cuestion ofla' 'hen there is !oubt or !ifference of opinion as to 'hat the la' is on a certainstate of facts an! 'hich !oes not call for an e9a$ination of the probati)e )alue ofthe e)i!ence presente! b the liti#ants an! that there is a :Cuestion of fact 'henthe !oubt or contro)ers arises as to the truth or falsit of the alle#e! facts 0FarEast Marble %Phils.&, Inc. )s. Court of >ppeals, **, /CR> *5; %3;;4&? Caia )s.People, *34 /CR> 4-; %3;;*&? Chees$an )s. Inter$e!iate >ppellate Court, 3;4/CR> ;4 %3;;3&2. Iut a rea!in# of !efen!ant7appellee:s Motion to (is$iss !ate!October 3, 3;;4file!'iththeNue)aVi@caa Court sho's that sheraise!Cuestions of fact in assertin# that plaintiffs ha)e nole#al capacittosue,clai$in# that Marietta (ela Cru@ /ta7Ines is not a part plaintiff in Ci)il CaseNo. ,6,4 an! that the other plaintiffs are not real parties in interest. The!eter$ination of 'hether plaintiffs7appellants are real parties in interest hin#eson the factual issue of 'hether or not the are beneficiaries of a fa$il ho$e'ithintheconte$plationof >rticle3,5of theFa$ilCo!ean!this 'oul!reCuire the reception of factual e)i!ence as to 'hether sai! plaintiffs are reallthe husban! an! chil!ren of Marietta /ta. Ines an! 'hether the actuall resi!e inthe house an! lot sub"ect of Ci)il Case No. ,6,4 as to Cualif sai! properties tobe consi!ere! a :fa$il ho$e 'ithin the conte$plation of >rticle 3,4 of the sa$eCo!e. Moreo)er,!efen!ant7appelleear#uesthat theco$plaint ispre$atureasthere is no /heriff:s Final (ee! of /ale et. This, a#ain is a factual issue. There isli1e'ise the Cuestion of 'hether the house an! lot e9clusi)el belon# to Marietta(elaCru@/ta. Inesor 'hether thearecon"u#al properties, an!if thearecon"u#al properties, 'hetherthecoul!bele)ie!upontosatisfthepersonalliabilit of the !efen!ant Marietta /ta. Ines in Ci)il Case No. ,4,,, of the Pasi#Court. >#ain, in the Or!er !ate! March 3,, 3;;5 of the Nue)a Vi@caa Court, ite9presse! !oubts 'hether plaintiffs7appellants are reall thir!7part clai$ants inthe le#al sense of the 'or! because the house an! lot le)ie! upon in Ci)il CaseNo. ,4,,, e9clusi)el belon# to Marietta (ela Cru@ /ta. Ines an! the plaintiffs7appellants see$ to ha)e no ri#ht thereto. >s to 'hether the latter ha)e a ri#ht tothe house an! lot is a Cuestion that has to be resol)e! factuall. The !ispute orcontro)ers in this case, therefore, 'oul! ine)itabl raise a Cuestion of fact, an!accor!in#l, the appeal to this Court is proper. Iut prescin!in# fro$ the Cuestion of 'hether the issue raise! herein is purelone of la', it see$s o!! that if the Nue)a Vi@caa Court ha! rule! that it ha!"uris!ictiono)er Ci)il CaseNo. ,6,4an!!efen!ant7appellee'oul!see1toforth'ithassail assu$ptionof "uris!iction. /hecoul!!osoonlb'aofcertiorari file! 'ith this Court, an! not 'ith the /upre$e Court, consi!erin# thepre)ailin# principle uphol!in# the so7calle! :hierarch of courts: . Iut since theNue)a Vi@caa Court !is$isse! the co$plaint on #roun! of lac1 of "uris!iction,!efen!ant7appellee no' )ehe$entl ar#ues that this Court has no "uris!iction toresol)ethesa$eissue'hichcoul!ha)ebeenraise!bherbeforethissa$eCourt ha! the rulin# of the Nue)a Vi@caa Court been !ifferent. IN VIEW OF THE FOREGOING, the Or!er of the Courta &uo !ate! Banuar*6, 3;;5, !is$issin# plaintiffs7appellants: co$plaint for lac1 of "uris!iction, an!the Or!er of the sa$e Court !ate! March 3,, 3;;5, !enin# plaintiffs7appellants:$otion for reconsi!eration, are both REVER/E( >N( /ET >/I(E. The Courta &uo is !irecte! to procee! 'ith the hearin# of its Ci)il Case No. ,6,4 until itster$ination, an! to thereafter !eci!e the case accor!in#l, as the e)i!ence $a'arrant.[7] Petitioners: Motion for Reconsi!eration 'as subseCuentl !enie! b the Court of >ppeals. Clai$in# that the appellate court co$$itte! serious an! re)ersible errors of la' in issuin# its *; March 3;;+ !ecision, petitioners file! before this Court a Petition for Re)ie' on Certiorari, raisin# the follo'in# assi#n$ent of errors[8]D I. The Court of >ppeals co$$itte! serious error of la' an! #ra)e abuse of !iscretion in rulin# that the RTC of Nue)a Vi@caa ha! "uris!iction o)er the respon!ent:s petition. II. The Court of >ppeals co$$itte! serious error of la' an! #ra)e abuse of !iscretion in fin!in# respon!ents as proper thir!7part clai$ants. III. The Court of >ppeals co$$itte! serious error of la' an! #ra)e abuse of !iscretion in assu$in# "uris!iction of the appeal of respon!ents that in)ol)es onl Cuestions of la'? an! in re)ersin# the RTC of Nue)a Vi@caa. Ru.-() o7 t8e Court First, 'e shall en!ea)or to !ispose of the issue of 'hether or not the appellate court has "uris!iction to entertain the appeal fro$ the Or!er of !is$issal. Petitioners $aintain that the Cuestion of 'hether or not the !is$issal b the Nue)a Vi@caa RTC of the co$plaint file! b respon!ents !ue to lac1 of "uris!iction, lac1 of capacit to sue, an! failure to state a cause of action is a pure Cuestion of la' 'hich !oes not reCuire e)i!ence an! shoul! be resol)e! on the basis of the alle#ations in the co$plaint alone. Petitioners further ar#ue that the case in)ol)es onl t'o issuesD 32 'hether or not the Nue)a Vi@caa RTC can annul an! set asi!e an e9ecution sale $a!e b the sheriff pursuant to a 'rit of e9ecution issue! b the Pasi# RTC? an! *2 'hether or not the beneficiaries of a fa$il ho$e can clai$ e9e$ption fro$ the e9ecution un!er >rt.3,, of the Fa$il Co!e for 'ron#ful acts co$$itte! b Marietta fro$ 3;88 up to 3;6+ before the effecti)it of the Fa$il Co!e on -4 >u#ust 3;66. Petitioners conclu!e that the !isposition of these t'o issues !oes not necessitate the reception of factual e)i!ence, thus, are clearl Cuestions of la'. We a#ree 'ith petitioners that the appeal of respon!ents to the Court of >ppeals raises onl Cuestions of la'. It $ust be stresse! at this point that the appeal of respon!ents to the appellate court ste$$e! fro$ the Or!er of the Nue)a Vi@caa RTC !ate! *6 Banuar 3;;5 !is$issin# the co$plaint :for lac1 of "uris!iction to hear an! !eci!e the case. Whether or not such !is$issal is correct is neither a Cuestion of fact nor of fact an! la'? it in)ol)es a pure Cuestion of la' because 'hat is to be resol)e! is 'hether, a!$ittin# thefacts alle#e! in the co$plaint to be true, the trial court has "uris!iction o)er it in the li#ht of the la's #o)ernin# "uris!iction.[9] There is a Cuestion of la' 'hen the issue !oes not call for an e9a$ination of the probati)e )alue of e)i!ence presente!, the truth or falsehoo! of facts bein# a!$itte! an! the !oubt concerns the correct application of la' an! "urispru!ence on the $atter.[10] Onthe other han!, there is a Cuestion of fact 'hen the !oubt or contro)ers arises as to the truth or falsit of the alle#e! facts. When there is no !ispute as to fact, the Cuestion of 'hether or not the conclusion !ra'n therefro$ is correct is a Cuestion of la'.[11] In cases of $otions to !is$iss on #roun! of lac1 of "uris!iction, the alle#ations in the co$plaint are !ee$e! a!$itte!.[12] Thus, the hpothetical a!$ission in a $otion to !is$iss of the facts alle#e! in the co$plaint ren!ers the$ beon! !ispute an! forecloses an issue of fact for purposes of the $otion.[13] >n! the Cuestion of 'hether the conclusion !ra'n therefro$ for purposes of applin# the la' on "uris!iction is accurate or correct is a Cuestion of la'.[14] Therefore, respon!ents: appeal ha)in# been i$properl brou#ht before the Court of >ppeals, it shoul! ha)e been !is$isse! b the appellate court pursuant to /ec. *, Rule ,- of the Rules of Court, 'hich pro)i!esD Se4. 1. 'ismissal o improper appeal to the Court o (ppeals. : >n appeal un!er Rule 53 ta1en fro$ the Re#ional Trial Court to the Court of >ppeals raisin# onl Cuestions of la' shall be !is$isse!, issues purel of la' not bein# re)ie'able b the sai! court. . . . Nonetheless, in or!er to put to rest this case in)ol)in# the e9ecution of the house an! lot in the na$e of Marietta !ela Cru@ /ta. Ines, the Court !ee$s it proper to !iscuss the issueof 'hether or not herein respon!ents, husban! an! chil!ren of the o'ner of the le)ie! propert, $a )ali!l see1 the annul$ent of the sale of sai! propert.[15] It is a basic principle of la' that $one "u!#$ents are enforceable onl a#ainst propert unCuestionabl belon#in# to the "u!#$ent !ebtor, an! an thir! person a!)ersel affecte!b the $ista1en le) of his propert to ans'er for another $an:s !ebt $a )ali!l assail such le) throu#h the re$e!ies pro)i!e! for b Rule 4; of the Rules of Court. =n!er sai!rule, a thir! person $a a)ail hi$self of the re$e!ies of 032 terceria[16] to !eter$ine 'hether the sheriff has ri#htl or 'ron#l ta1en hol! of the propert not belon#in# to the "u!#$ent !ebtor or obli#or? an! 0*2 in!epen!ent separate action to )in!icate their clai$ of o'nership an!Lor possession o)er the foreclose! propert.[17] If a :separate action is the recourse, the thir!7part clai$ant $ust institute in a foru$ of co$petent "uris!iction an action, !istinct an! separate fro$ the action in 'hich the "u!#$ent is bein# enforce!, e)en before or 'ithout nee! of filin# a clai$ in the court that issue! the 'rit.[18] In the case at bar, herein respon!ents are stran#ers to the action 'here the 'rit of e9ecution 'as issue!. >s pointe! out b the Nue)a Vi@caa RTC in its ori#inal Or!er !enin# the $otion to !is$iss, the husban! an! chil!ren of Marietta 'ere not parties to the Pasi# RTC case an! are thir!7part clai$ants 'ho beca$e such onl after trial in the pre)ious case ha! been ter$inate! an! the "u!#$ent therein ha! beco$e final an! e9ecutor. Neither are the in!ispensable nor necessar parties in the Pasi# RTC case, an! the coul! not, therefore, inter)ene in sai! case. >s stran#ers to the ori#inal case, respon!ents cannot be co$pelle! to present their clai$ 'ith the Pasi# RTC 'hich issue! the 'rit of e9ecution.[19] In choosin# to institute a :separate action before a co$petent court in the pro)ince 'here the le)ie! propert is locate! 0Nue)a Vi@caa RTC2, respon!ents correctl e9ercise! a re$e! pro)i!e! for in the Rules of Court in or!er that the $a )in!icate their alle#e! clai$ to the le)ie! house an! lot. It 'as, therefore, erroneous for the trial court to !is$iss the co$plaint base! on lac1 of "uris!iction. Ne)ertheless, respon!ents: co$plaint for annul$ent of sale of the le)ie! propert $ust still be !is$isse!. In their petition before Nue)a Vi@caa RTC, herein respon!ents a)er that the propert is e9e$pt fro$ e9ecution un!er /ection 3*, Rule 4; of the 3;66 Rules on Ci)il Proce!ure as sai! propert is the "u!#$ent !ebtor:s !ul constitute! fa$il ho$eun!er the Fa$il Co!e. >ccor!in# to respon!ents, the house an! lot 'as constitute! "ointl b Hinahon an! Marietta as their fa$il ho$e fro$ the ti$e the occupie! the sa$e as a fa$il resi!ence in 3;8* an! that un!er /ection 3,4 of the Fa$il Co!e, there is no lon#er an nee! to constitute the sai! propert as fa$il ho$e, 'hether "u!iciall ore9tra"u!iciall, because it beca$e such b operation of la'. Further$ore, respon!ents assert that the $one "u!#$ent a#ainst Marietta 'as ren!ere! b the trial court in Banuar 3;6; lon# after the constitution of the sai! fa$il ho$e. /uch contentions are erroneous. =n!er >rticle 3,, of the Fa$il Co!e, the fa$il ho$e shall be e9e$pt fro$ e9ecution, force! sale, or attach$ent e9cept for, a$on# other thin#s, !ebts incurre! prior to the constitution of the fa$il ho$e. In the case at bar, the house an! lot of respon!ents 'as not constitute! as a fa$il ho$e, 'hether "u!iciall or e9tra"u!iciall, at the ti$e Marietta incurre! her !ebts. =n!er pre)ailin# "urispru!ence, it is !ee$e! constitute! as such onl upon the effecti)it of the Fa$il Co!e on -4 >u#ust 3;66, thus, the !ebts 'ere incurre! before the constitution of the fa$il ho$e. >s state! in the case of )ode&uillo v. *reva[20]D . . . =n!er >rticle 3+* of the Fa$il Co!e, it is pro)i!e! that :the pro)isions of this Chapter shall also #o)ern e9istin# fa$il resi!ences insofar as sai! pro)isions are applicable. It !oes not $ean that >rticles 3,* an! 3,4 of sai! Co!e ha)e a retroacti)e effect such that all e9istin# fa$il resi!ences are !ee$e!to ha)e been constitute! as fa$il ho$es at the ti$e of their occupation prior to the effecti)it of the Fa$il Co!e an! are e9e$pt fro$ e9ecution for the pa$ent of obli#ations incurre! before the effecti)it of the Fa$il Co!e. >rticle3+* si$pl $eans that all e9istin# fa$il resi!ences at the ti$e of the effecti)it of the Fa$il Co!e, are consi!ere! fa$il ho$es an! are prospecti)el entitle! to the benefits accor!e! to a fa$il ho$e un!er the Fa$il Co!e. >rticle 3+* !oes not state that the pro)isions of Chapter *, Title V ha)e a retroacti)e effect. Neither is it correct to sa that the obli#ation sou#ht to be satisfie! b the le) of the propert 'as incurre! onl upon the issuance of the "u!#$ent in the ori#inal case in Banuar of 3;6;. >s state! b herein petitioners, the co$plaint a#ainst Marietta 'as institute! on 38 Bune 3;6+ to see1 re!ress for !a$a#es suffere! b the$ !ue to acts an! o$issions co$$itte! b Marietta as earl as 3;88 'hen she assu$e! $ana#e$ent an! super)ision of their !ecease! $other:s rice lan!. This $eans to sa that Marietta:s liabilit, 'hich 'as the basis of the "u!#$ent, arose lon# before the le)ie! propert 'as constitute! as a fa$il ho$e b operation of la' in >u#ust 3;66. =n!er the circu$stances, it is clear that the liabilit incurre! b Marietta falls sCuarel un!er one ofthe instances 'hen a fa$il ho$e $a be the sub"ect of e9ecution, force! sale, or attach$ent, as pro)i!e! for b >rticle 3,, of the Fa$il Co!e, particularl, to ans'er for !ebts incurre! prior to the constitution of the fa$il ho$e. WHEREFORE, pre$ises consi!ere!, the petition is hereb GR>NTE(. The (ecision of the Court of >ppeals is REVER/E( an! /ET >/I(E. /pecial Ci)il >ction No. ,6,4 entitle!, :Roel /ta. Ines, et al. ). Mar Bosephine Go$e@, et al., file! before the Re#ional Trial Court of Iao$bon#, Nue)a Vi@caa, is hereb (I/MI//E(. No Costs. /O OR(ERE(.Republic of the Philippines SUPREME COURTManila THIRD DIVISION9G.R. No. 06505. Au)u+t 11, 1006:!ORANTE . MANACOP, Petitioner, vs. COURT O APPEA!S ,(; E < ! MERCANTI!E, INC., Respondents..D E C I S I O N PANGANI=AN, J.&chanrobles)irtualla'librar Ma a 'rit of e9ecution of a final an! e9ecutor "u!#$ent issue! $eore the effecti)it ofthe Fa$il Co!e be e9ecute! on a house an! lot constitute! as a fa$il ho$e un!er the pro)ision of sai! Co!eM/tate$ent of the Casechanrobles)irtualla'librar This is the principal Cuestion pose! b petitioner in assailin# the (ecision of Respon!ent Court of >ppeals%3& in C>7G.R. /P No. 36;-+ pro$ul#ate! on Februar *3, 3;;- an! its Resolution pro$ul#ate! on March *3, 3;;3, affir$in# the or!ers issue! b the trial court co$$an!in# the issuance of )arious 'rits of e9ecution to enforce the latters !ecision in Ci)il Case No. ,4*83.The Factschanrobles)irtualla'librar Petitioner Florante F. Manacop%*& an! his 'ife Eulaceli purchase! on March 3-, 3;8* a 55+7sCuare7$eter resi!ential lot 'ith a bun#alo', in consi!eration of P8,,---.--.%4& The propert, locate! in Co$$on'ealth Villa#e, Co$$on'ealth >)enue, Hue@on Cit, is co)ere! b Transfer Certificate of Title No. 38536-.chanrobles)irtualla'librar On March 38, 3;6+, Pri)ate Respon!ent E J F Mercantile, Inc. file! a co$plaint a#ainst petitioner an! F.F. Manacop Construction Co., Inc. before the Re#ional Trial Court of Pasi#, Metro Manila to collect an in!ebte!ness of P4,4,;,*36.5,. Instea! of filin# an ans'er, petitioner an! his co$pan entere! into a co$pro$ise a#ree$ent 'ith pri)ate respon!ent, the salient portion of 'hich pro)i!esDchanrobles)irtualla'librar c. That !efen!ants 'ill un!erta1e to pa the a$ount of P*,---,---.-- as an! 'hen their $eans per$it, but e9pe!itiousl as possible as their collectibles 'ill be collecte!. 0sic2chanrobles)irtualla'librar On >pril *-, 3;6+, the trial court ren!ere! "u!#$ent appro)in# the afore$entione! co$pro$ise a#ree$ent. It en"oine! the parties to co$pl 'ith the a#ree$ent in #oo! faith. On Bul 3,, 3;6+, pri)ate respon!ent file! a $otion for e9ecution 'hich the lo'er court #rante! on /epte$ber *4, 3;6+. Ho'e)er, e9ecution of the "u!#$ent 'as !elae!. E)entuall, the sheriff le)ie! on se)eral )ehicles an! other personal properties of petitioner. In partial satisfaction of the "u!#$ent !ebt, these chattels 'ere sol! at public auction for 'hich certificates of sale 'ere correspon!in#l issue! b the sheriff.chanrobles)irtualla'librar On >u#ust 3, 3;6;, petitioner an! his co$pan file! a $otion to Cuash the alias 'rits of e9ecution an! to stop the sheriff fro$ continuin# to enforce the$ on the #roun! that the "u!#$ent 'as not et e9ecutor. The alle#e! that the co$pro$ise a#ree$ent ha! not et$ature! as there 'as no sho'in# that the ha! the $eans to pa the in!ebte!ness or that their recei)ables ha! in fact been collecte!. The buttresse! their $otion 'ith supple$ents an! other plea!in#s.chanrobles)irtualla'librar On >u#ust 33, 3;6;, pri)ate respon!ent oppose! the $otion on the follo'in# #roun!sD 0a2 it 'as too late to Cuestion the /epte$ber *4, 3;6+ Or!er consi!erin# that $ore than t'o ears ha! elapse!? 0b2 the secon! alias 'rit of e9ecution ha! been partiall i$ple$ente!? an! 0c2 petitioner an! his co$pan 'ere in ba! faith in refusin# to pa their in!ebte!ness not'ithstan!in# that fro$ Februar 3;65 to Banuar ,, 3;6;, the ha! collecte! the total a$ount of P53,++5,6;,.,+. On /epte$ber *3, 3;6;, pri)ate respon!entfile! an opposition to petitioner an! his co$pans a!!en!u$ to the $otion to Cuash the 'rit of e9ecution. It alle#e! that the propert co)ere! b TCT No. 38536- coul! not be consi!ere! a fa$il ho$e on the #roun!s that petitioner 'as alrea! li)in# abroa! an! that the propert, ha)in# been acCuire! in 3;8*, shoul! ha)e been judiciall% constitute! as a fa$il ho$e to e9e$pt it fro$ e9ecution.chanrobles)irtualla'librar On /epte$ber *+, 3;6;, the lo'er court !enie! the $otion to Cuash the 'rit of e9ecution an! the praers in the subseCuent plea!in#s file! b petitioner an! his co$pan. Fin!in# that petitioner an! his co$pan ha! not pai! their in!ebte!ness e)en thou#h the collecte! recei)ables a$ountin# to P,8,**5,43;.8,, the lo'er court hel! that the case ha!beco$e final an! e9ecutor. It also rule! that petitioners resi!ence 'as not e9e$pt fro$ e9ecution as it 'as not !ul constitute! as a fa$il ho$e, pursuant to the Ci)il Co!e.chanrobles)irtualla'librar Hence, petitioner an! his co$pan file! 'ith the Court of >ppeals a petition for certiorari assailin# the lo'er courts Or!ers of /epte$ber *4, 3;6+ an! /epte$ber *+, 3;6;. On Februar *3, 3;;-, Respon!ent Court of >ppeals ren!ere! its no' Cuestione! (ecision !is$issin# the petition for certiorari. The appellate court Cuote! 'ith appro)al the fin!in#s of the lo'er court thatD 0a2 the "u!#$ent base! on the co$pro$ise a#ree$entha! beco$e final an! e9ecutor, stressin# that petitioner an! his co$pan ha! collecte! the total a$ount of P,8,**5,43;.8, but still faile! to pa their in!ebte!ness an! 0b2 there 'as no sho'in# that petitioners resi!ence ha! been !ul constitute! as a fa$il ho$e to e9e$pt it fro$ e9ecution. On the secon! fin!in#, the Court of >ppeals a!!e! thatDchanrobles)irtualla'librar 9 9 9. We a#ree 'ith the respon!ent "u!#e that there is no sho'in# in e)i!ence that petitioner Maacops resi!ence un!er TCT 38536- has been !ul constitute! as a fa$il ho$e in accor!ance 'ith la'. For one thin#, it is the clear i$plication of >rticle 3,4 that the fa$il ho$e continues to be so !ee$e! constitute! so lon# as an of its beneficiaries enu$erate! in >rticle 3,5 actuall resi!es therein. Con)ersel, it ceases to continue as such fa$il ho$e if none of its beneficiaries actuall occupies it. There is no sho'in# in e)i!ence that an of its beneficiaries is actuall resi!in# therein. On the other han!, the unrefute! assertion of pri)ate respon!ent is that petitioner Florante Maacop ha! alrea! left the countr an! is no', to#ether 'ith all the $e$bers of his fa$il, li)in# in West Co)ina, Fos >n#eles, California, =./.>.chanrobles)irtualla'librar Petitioner an! his co$pan file! a $otion for reconsi!eration of this (ecision on the #roun! that the propert co)ere! b TCT No. 38536- 'as e9e$pt fro$ e9ecution. On March *3, 3;;3, the Court of >ppeals ren!ere! the challen#e! Resolution !enin# the $otion. It anchore! its rulin# on Mo!eCuillo v. Ire)a,%5& 'hich hel! that all e9istin# fa$il resi!ences at the ti$e of the effecti)it of the Fa$il Co!e are consi!ere! fa$il ho$es an! are prospecti)el entitle! to the benefits accor!e! to a fa$il ho$e un!er the Fa$il Co!e.chanrobles)irtualla'librar >pplin# the fore#oin# pronounce$ents to this case, the Court of >ppeals e9plaine!Dchanrobles)irtualla'librar The recor! of the present case sho's that petitioners incurre! the !ebt of P4,5+6,---.-- fro$ pri)ate respon!ent corporation on Februar 36, 3;6* 0>nne9 N>, Petition2. The "u!#$ent base! upon the co$pro$ise a#ree$ent 'as ren!ere! b the court on >pril 36, 3;6+ 0>nne9 NC, +$id2. Paraphrasin# the aforecite! Mo!eCuillo case, both the !ebt an! the "u!#$ent prece!e! the effecti)it of the Fa$il Co!e on >u#ust 4, 3;66. Veril, the case at bar !oes not fall un!er the e9e$ptions fro$ e9ecution pro)i!e! un!er >rticle 3,, of the Fa$il Co!e.chanrobles)irtualla'librar =n!eterre!, petitioner file! the instant petition for re)ie' on certiorari ar#uin# that the Court of >ppeals $isapplie! )ode&uillo. He conten!s that there 'as no nee! for hi$ to constitute his house an! lot as a fa$il ho$e for it to be treate! as such since he 'as an! still is a resi!ent of the sa$e propert fro$ the ti$e it 'as le)ie! upon an! up to this $o$ent.The Issuechanrobles)irtualla'librar >s state! in the openin# sentence of this (ecision, the issue in this case boils !o'n to 'hether a final an! e9ecutor !ecision pro$ul#ate! an! a 'rit of e9ecution issue! beforethe effecti)it of the Fa$il Co!e can be e9ecute! on a fa$il ho$e constitute! un!er the pro)isions of the sai! Co!e. The Courts Rulin#chanrobles)irtualla'librar We ans'er the Cuestion in the affir$ati)e. The Court of >ppeals co$$itte! no re)ersibleerror. On the contrar, its (ecision an! Resolution are supporte! b la' an! applicable "urispru!ence.,o ,ovel +ssuechanrobles)irtualla'librar >t the outset, the Court notes that the issue sub$itte! for resolution in the instant case is not entirel ne'. In Manacop v. Court of >ppeals,%,& petitioner hi$self as a part therein raise! a si$ilar Cuestion of 'hether this )er sa$e propert 'as e9e$pt fro$ preli$inar attach$ent for the sa$e e9cuse that it 'as his fa$il ho$e. In sai! case, F.F. Cru@ J Co., Inc. file! a co$plaint for a su$ of $one. >s an inci!ent in the procee!in#s before it, the trial court issue! a 'rit of attach$ent on the sai! house an! lot. In uphol!in# the trial court 0an! the Court of >ppeals2 in that case, 'e rule! that petitioner incurre! the in!ebte!ness in 3;68 or prior to the effecti)it of the Fa$il Co!e on >u#ust4, 3;66. Hence, petitioners fa$il ho$e 'as not e9e$pt fro$ attach$ent b sheer force of e9clusion e$bo!ie! in para#raph *, >rticle 3,, of the Fa$il Co!e cite! in )ode&uillo, 'here the Court cate#oricall rule!Dchanrobles)irtualla'librar =n!er the Fa$il Co!e, a fa$il ho$e is !ee$e! constitute! on a house an! lot fro$ theti$e it is occupie! as a fa$il resi!ence. There is no nee! to constitute the sa$e "u!iciall or e9tra"u!iciall as reCuire! in the Ci)il Co!e. If the fa$il actuall resi!es in the pre$ises, it is, therefore, a fa$il ho$e as conte$plate! b la'. Thus, the cre!itors shoul! ta1e the necessar precautions to protect their interest before e9ten!in# cre!it to the spouses or hea! of the fa$il 'ho o'ns the ho$e.chanrobles)irtualla'librar >rticle 3,, of the Fa$il Co!e also pro)i!es as follo'sDchanrobles)irtualla'librar >rt. 3,,. The fa$il ho$e shall be e9e$pt fro$ e9ecution, force! sale or attach$ent e9ceptDchanrobles)irtualla'librar 032 For nonpa$ent of ta9es?chanrobles)irtualla'librar 0*2 For !ebts incurre! prior to the constitution of the fa$il ho$e?chanrobles)irtualla'librar 042 For !ebts secure! b $ort#a#es on the pre$ises before or after such constitution? an!chanrobles)irtualla'librar 052 For !ebts !ue to laborers, $echanics, architects, buil!ers, $aterial$en an! others 'ho ha)e ren!ere! ser)ice or furnishe! $aterial for the construction of the buil!in#.chanrobles)irtualla'librar The e9e$ption pro)i!e! as aforestate! is effecti)e fro$ the ti$e of the constitution of thefa$il ho$e as such, an! lasts so lon# as an of its beneficiaries actuall resi!es therein.chanrobles)irtualla'librar In the present case, the resi!ential house an! lot of petitioner 'as not constitute! as a fa$il ho$e 'hether "u!iciall or e9tra"u!iciall un!er the Ci)il Co!e. It beca$e a fa$il ho$e b operation of la' onl un!er >rticle 3,4 of the Fa$il Co!e. It is !ee$e!constitute! as a fa$il ho$e upon the effecti)it of the Fa$il Co!e on >u#ust 4, 3;66 not >u#ust 5, one ear after its publication in the Manila Chronicle on >u#ust 5, 3;68 03;66 bein# a leap ear2.chanrobles)irtualla'librar The contention of petitioner that it shoul! be consi!ere! a fa$il ho$e fro$ the ti$e it 'as occupie! b petitioner an! his fa$il in 3;+- is not 'ell7ta1en. =n!er >rticle 3+* of the Fa$il Co!e, it is pro)i!e! that Nthe pro)isions of this Chapter shall also #o)ern e9istin# fa$il resi!ences insofar as sai! pro)isions are applicable. It !oes not $ean that >rticles 3,* an! 3,4 of sai! Co!e ha)e a retroacti)e effect such that all e9istin# fa$il resi!ences are !ee$e! to ha)e been constitute! as fa$il ho$es at the ti$e of their occupation prior to the effecti)it of the Fa$il Co!e an! are e9e$pt fro$ e9ecution for the pa$ent of obli#ations incurre! before the effecti)it of the Fa$il Co!e. >rticle 3+*si$pl $eans that all e9istin# fa$il resi!ences at the ti$e of the effecti)it of the Fa$il Co!e, are consi!ere! fa$il ho$es an! are prospecti)el entitle! to the benefits accor!e! to a fa$il ho$e un!er the Fa$il Co!e. >rticle 3+* !oes not state that the pro)isions of Chapter *, Title V ha)e a retroacti)e effect.chanrobles)irtualla'librar Is the fa$il ho$e of petitioner e9e$pt fro$ e9ecution of the $one "u!#$ent aforecite!M No. The !ebt or liabilit 'hich 'as the basis of the "u!#$ent arose or 'as incurre! at the ti$e of the )ehicular acci!ent on March 3+, 3;8+ an! the $one "u!#$entarisin# therefro$ 'as ren!ere! b the appellate court on Banuar *;, 3;66. Ioth prece!e! the effecti)it of the Fa$il Co!e on >u#ust 4, 3;66. This case !oes not fall un!er the e9e$ptions fro$ e9ecution pro)i!e! in the Fa$il Co!e.%+&+ 0=n!erscorin# supplie!.2 (rticle 1-# o the .amil% Code /as ,o Retroactive 0ectchanrobles)irtualla'librar Petitioner conten!s that the trial court erre! in hol!in# that his resi!ence 'as not e9e$pt fro$ e9ecution in )ie' of his failure to sho' that the propert in)ol)e! has been !ul constitute! as a fa$il ho$e in accor!ance 'ith la'. He asserts that the Fa$il Co!e an!)ode&uillo reCuire si$pl the occupanc of the propert b the petitioner, 'ithout nee! for its "u!icial or e9tra"u!icial constitution as a fa$il ho$e.%8&chanrobles)irtualla'librarchanrobles)irtualla'librar Petitioner is onl partl correct. True, un!er the Fa$il Co!e 'hich too1 effect on >u#ust 4, 3;66,%6& the sub"ect propert beca$e his fa$il ho$e un!er the si$plifie! process e$bo!ie! in >rticle 3,4 of sai! Co!e. Ho'e)er, )ode&uillo e9plicitl rule! that sai! pro)ision of the Fa$il Co!e !oes not ha)e retroacti)e effect. In other 'or!s, prior to >u#ust 4, 3;66, the proce!ure $an!ate! b the Ci)il Co!e%;& ha! to be follo'e! for a fa$il ho$e to be constitute! as such. There bein# absolutel no proof that the sub"ect propert 'as "u!iciall or e9tra"u!iciall constitute! as a fa$il ho$e, it follo's that the la's protecti)e $antle cannot be a)aile! of b petitioner. /ince the !ebt in)ol)e! herein 'as incurre! an! the assaile! or!ers of the trial court issue! prior to >u#ust 4, 3;66, the petitioner cannot be shiel!e! b the bene)olent pro)isions of the Fa$il Co!e.1ist o *eneiciar%-2ccupants Restricted to 3hose 0numerated in the Codechanrobles)irtualla'librar In )ie' of the fore#oin# !iscussion, there is no reason to a!!ress the other ar#u$ents of petitioner other than to correct his $isconception of the la'. Petitioner conten!s that he shoul! be !ee$e! resi!in# in the fa$il ho$e because his sta in the =nite! /tates is $erel te$porar. He asserts that the person stain# in the house is his o)erseer an! that 'hene)er his 'ife )isite! this countr, she stae! in the fa$il ho$e. This contention lac1s $erit.chanrobles)irtualla'librar The la' e9plicitl pro)i!es that occupanc of the fa$il ho$e either b the o'ner thereof or b an of its beneficiaries $ust be actual. That 'hich is actual is so$ethin# real, or actuall e9istin#, as oppose! to so$ethin# $erel possible, or to so$ethin# 'hich is presu$pti)e or constructi)e.%3-& >ctual occupanc, ho'e)er, nee! not be b the o'ner of the house specificall. Rather, the propert $a be occupie! b the beneficiaries enu$erate! b >rticle 3,5 of the Fa$il Co!e.chanrobles)irtualla'librar >rt. 3,5. The beneficiaries of a fa$il ho$e areDchanrobles)irtualla'librar 032 The husban! an! 'ife, or an un$arrie! person 'ho is the hea! of the fa$il? an!chanrobles)irtualla'librar 0*2 Their parents, ascen!ants, !escen!ants, brothers an! sisters, 'hether the relationship be le#iti$ate or ille#iti$ate, 'ho are li)in# in the fa$il ho$e an! 'ho !epen! upon the hea! of the fa$il for lea! support.chanrobles)irtualla'librar This enu$eration $a inclu!e the in7la's 'here the fa$il ho$e is constitute! "ointl b the husban! an! 'ife.%33& Iut the la' !efinitel e9clu!es $ai!s an! o)erseers. The are not the beneficiaries conte$plate! b the Co!e. ConseCuentl, occupanc of a fa$il ho$e b an o)erseer li1e Car$encita V. >bat in this case %3*& is insufficient co$pliance 'ith the la'.chanrobles)irtualla'librar 'HEREORE, the petition is hereb '0,+0' for utter lac1 of $erit. This (ecision is i$$e!iatel e9ecutor. (ouble costs a#ainst petitioner.chanrobles)irtualla'librar SO ORDERED.chanrobles)irtualla'librar Republic of the PhilippinesSUPREME COURTManilaEN I>NC G.R. No. !%1530/ No*em>er 16, 106?PEDRO GA$ON, plaintiff7appellant, )s. SI!VESTRE GA$ON ,(; GENOVEVA DE GA$ON, !efen!ants7appellees.CONCEPCION, C.J.:>ppeal, ta1en b plaintiff Pe!ro Gaon, fro$ an or!er of the Court of First Instance of Iloilo !is$issin# his co$plaint in Ci)il Case No. 8445 thereof.chanrobles)irtualla'librar chanrobles )irtualla' librarThe recor!s sho' that on Bul 43, 3;+8, Pe!ro Gaon file! sai! co$plaint a#ainst the spouses /il)estre Gaon an! Geno)e)a !e Gaon, alle#in# substantiall that, on October 3, 3;,*, sai! spouses e9ecute! a !ee! 7 cop of 'hich 'as attache! to the co$plaint, as >nne9 O>O 7 'hereb the sol! to Pe!ro Gelera, for the su$ of P,--.--, a parcel of unre#istere! lan! therein !escribe!, an! locate! in the barrio of Cabubu#an, $unicipalit of Gui$bal, pro)ince of Iloilo, inclu!in# the i$pro)e$ents thereon, sub"ect to re!e$ption 'ithin fi)e 0,2 ears or not later than October 3, 3;,8? that sai! ri#ht of re!e$ption ha! not been e9ercise! b /il)estre Gaon, Geno)e)a !e Gaon, or an of their heirs or successors, !espite the e9piration of the perio! therefor? that sai! Pe!ro Gelera an! his 'ife Estelita (a$aso ha!, b )irtue of a !ee! of sale 7 cop of 'hich 'as attache! to the co$plaint, as >nne9 OIO 7 !ate! March *3, 3;+3, sol! the afore$entione!lan! to plaintiff Pe!ro Gaon for the su$ of P+35.--? that plaintiff ha!, since 3;+3, intro!uce! thereon i$pro)e$ents 'orth P3,---? that he ha!, $oreo)er, full pai! the ta9es on sai! propert up to 3;+8? an! that >rticles 3+-+ an! 3+3+ of our Ci)il Co!e reCuire a "u!icial !ecree for the consoli!ation of the title in an! to a lan! acCuire! throu#ha con!itional sale, an!, accor!in#l, prain# that an or!er be issue! in plaintiff:s fa)or for the consoli!ation of o'nership in an! to the afore$entione! propert.chanrobles)irtualla'librar chanrobles)irtual la'librarIn her ans'er to the co$plaint, Mrs. Gaon alle#e! that her husban!, /il)estre Gaon, !ie! on Banuar +, 3;,5, lon# before the institution of this case? that >nne9 O>O to the co$plaint is fictitious, for the si#nature thereon purportin# to be her si#nature is not hers?that neither she nor her !ecease! husban! ha! e)er e9ecute! Oan !ocu$ent of 'hate)er nature in plaintiff:s fa)orO? that the co$plaint is $alicious an! ha! e$barrasse! her an! her chil!ren? that the heirs of /il)estre Gaon ha! to Oe$plo the ser)ices of counsel for a fee of P,--.-- an! incurre! e9penses of at least P*--.--O? an! that bein# a brother of the !ecease! /il)estre Gaon, plaintiff O!i! not e9ert efforts for the a$icable settle$ent of the caseO before filin# his co$plaint. /he prae!, therefore, that the sa$e be !is$isse!an! that plaintiff be sentence! to pa !a$a#es.chanrobles)irtualla'librar chanrobles )irtualla' librar/oon later, she file! a $otion to !is$iss, repro!ucin# substantiall the a)er$ents $a!e inher ans'er an! stressin# that, in )ie' of the !eath of /il)estre Gaon, there is a Onecessit of a$en!in# the co$plaint to suit the #enuine facts on recor!.O Presentl, or on /epte$ber 3+, 3;+8, the lo'er court issue! the or!er appeale! fro$, rea!in#DConsi!erin# the $otion to !is$iss an! it appearin# fro$ E9hibit O>O anne9e! to the co$plaint that /il)estre Gaon is the absolute o'ner of thelan! in Cuestion, an! consi!erin# the fact that /il)estre Gaon is no' !ea!an! his 'ife Geno)e)a !e Gaon has nothin# to !o 'ith the lan! sub"ect of plaintiff:s co$plaint, as prae! for, this case is hereb !is$isse!, 'ithout pronounce$ent as to costs. 1 chanrobles)irtual la'librar> reconsi!eration of this or!er ha)in# been !enie!, plaintiff interpose! the present appeal, 'hich is 'ell ta1en.chanrobles)irtualla'librar chanrobles )irtualla' librar/ai! or!er is $anifestl erroneous an! $ust be set asi!e. To be#in 'ith, it is not true that Mrs. Gaon Ohas nothin# to !o 'ith the lan! sub"ect of plaintiff:s co$plaint.O >s the 'i!o' of /il)estre Gaon, she is one of his co$pulsor heirs 1an! has, accor!in#l, an interest in the propert in Cuestion. Moreo)er, her o'n $otion to !is$iss in!icate! $erel Oa necessit of a$en!in# the co$plaint,O to the en! that the other successors in interest of /il)estre Gaon, instea! of the latter, be $a!e parties in this case. In her opposition to the aforesai! $otion for reconsi!eration of the plaintiff, Mrs. Gaon alle#e!, inter alia, that the Oheirs cannot represent the !ea! !efen!ant, unless there is a !eclaration of heirship.O Inas$uch, ho'e)er, as succession ta1es place, b operation of la', Ofro$ the $o$ent of the !eath of the !ece!entO 3an! O0t2he inheritance inclu!es all the propert, ri#hts an! obli#ations of a person 'hich are not e9tin#uishe! b his !eath,O /it follo's that if his heirs 'ere inclu!e! as !efen!ants in this case, the 'oul! be sue!, not as Orepresentati)esO of the !ece!ent, but as o'ners of an aliCuot interest in the propert in Cuestion, e)en if the precise e9tent of their interest $a still be un!eter$ine! an! the ha)e !eri)e! it fro$ the !ecent. Hence, the $a be sue! 'ithout a pre)ious !eclaration of heirship, pro)i!e! there is no pen!in# special procee!in# for the settle$entof the estate of the !ece!ent. 2 chanrobles)irtual la'librar>s re#ar!s plaintiff:s failure to see1 a co$pro$ise, as an alle#e! obstacle to the present case, >rt. *** of our Ci)il Co!e pro)i!esDNo suit shall be file! or $aintaine! bet'een $e$bers of the sa$e fa$il unless it shoul! appear that earnest efforts to'ar! a co$pro$ise ha)e been$a!e, but that the sa$e ha)e faile!, sub"ect to the li$itations in article *-4,.It is note'orth that the i$pe!i$ent arisin# fro$ this pro)ision applies to suits Ofile! or $aintaine! bet'een $e$bers of the sa$e fa$il.O This phrase, O$e$bers of the sa$e fa$il,O shoul!, ho'e)er, be construe! in the li#ht of >rt. *38 of the sa$e Co!e, pursuantto 'hichDFa$il relations shall inclu!e thoseD chanrobles)irtual la'librar032 Iet'een husban! an! 'ife? chanrobles)irtual la'librar0*2 Iet'een parent an! chil!? chanrobles )irtualla' librar042 >$on# other ascen!ants an! their !escen!ants? chanrobles )irtualla' librar052 >$on# brothers an! sisters.Mrs. Gaon is plaintiff:s sister7in7la', 'hereas her chil!ren are his nephe's an!Lor nieces. Inas$uch as none of the$ is inclu!e! in the enu$eration containe! in sai! >rt. *38 7 'hich shoul! be construe! strictl, it bein# an e9ception to the #eneral rule 7 an! /il)estre Gaon $ust necessaril be e9clu!e! as part in the case at bar, it follo's that the sa$e !oes not co$e 'ithin the pur)ie' of >rt. ***, an! plaintiff:s failure to see1 a co$pro$ise before filin# the co$plaint !oes not bar the sa$e.chanrobles)irtualla'librar chanrobles)irtual la'librarWHEREFORE, the or!er appeale! fro$ is hereb set asi!e an! the case re$an!e! to the lo'er court for the inclusion, as !efen!ant or !efen!ants therein, of the a!$inistrator or e9ecutor of the estate of /il)estre Gaon, if an, in lieu of the !ece!ent, or, in the absenceof such a!$inistrator or e9ecutor, of the heirs of the !ecease! /il)estre Gaon, an! for further procee!in#s, not inconsistent 'ith this !ecision, 'ith the costs of this instance a#ainst !efen!ant7appellee, Geno)e)a !e Gaon. It is so or!ere!.Republic of the PhilippinesSUPREME COURTManilaFIR/T (IVI/ION G.R. No. !%31120 O4to>er 15, 1066"OI!A MENDE", RAAE! MENDE", ,(; MATI!DE =IONSON, Petitioners, )s. MA@IMO, EUGENIA JUANA, ORTUNATA, PRUDENCIA, ROMAN, ANECITA ,(; MARIA, ,.. +ur(,me; =IONSON ,(; HON. A!REDO C. !A$A, Ju;)e, Court o7 -r+t o7 Ce>u, =r,(48 @II, respon!ents (mado G. 2lis or petitioners.chanro$les virtual la4 li$rar%Cecilio 5. Guaren or private respondents. 77P ERNANDE", J.: chanrobles)irtual la'librarThis is a petition to re)ie' the su$$ar "u!#$ent in Ci)il Case No. >V7*+ of the Court of First Instance of Cebu, Iranch KII, entitle! O)aximo *ionson, et al., vs. 6oila )endez, et al.,O the !ispositi)e part of 'hich rea!sD WHEREFORE, "u!#$ent is hereb ren!ere! in fa)or of the plaintiffs in the abo)e entitle! case an! a#ainst the !efen!ants, that the portion of lan! sub"ect $atter of the case 'hich the !efen!ants are occupin# is hereb a'ar!e! to the plaintiffs, an! the !efen!ants are hereb or!ere! to )acate the sa$e an! to !eli)er it to the plaintiffs. 'ithout an !a$a#es an! pronounce$ent as to costs.chanrobles)irtualla'librar chanrobles)irtual la'librar/O OR(ERE(.chanrobles)irtualla'librar chanrobles )irtualla' librarGi)en in Open Court 3,th !a of Ma, 3;8-, Cebu Cit, Philippines.chanrobles)irtualla'librar chanrobles )irtualla' librar0/#!.2 >FFRE(O C. F> chanrobles)irtual la'librarBu!#e 1 The recor! sho's that the petitioners Eoila Men!e@ an! Matil!e Iionson, to#ether 'ith ten 03-2 other persons file! on October 6, 3;+6 in the Court of First Instance of Cebu an action a#ainst Cecilia Iionson, (ionisia Gu$apon an! Buana, Fortunate. Ma9i$o, Pru!encia, Ro$an, >necita, Eu#enia an! Maria, all surna$e! Iionson, for partition of t'o parcels of lan! locate! in Oslob, Cebu. The action 'as !oc1ete! as Ci)il Case No. R73-65+ an! assi#ne! to Iranch KI of the Court of First Instance of Cebu.1 It 'as pra)e! inthe co$plaint that "u!#$ent be ren!ere! !eclarin# plaintiffs Eoila Men!e@, Paula, Ieni#na, Pe!ro, Felisa, >$os, Toribia an! Macario, all surna$e! Iionson, as the la'ful o'ners of one thir! 03L42 of each parcel of lan! !escribe! in para#raph 5 0a2 an! 0b2 of the co$plaint? an! !eclarin# plaintiffs Matil!e, Marina, Ponciano an! Feon, all surna$e!Iionson, as the la'ful o'ners of another one7thir! 03L42 of each of the sai! properties? !eclarin# !efen!ants as the o'ners of the re$ainin# one7thir! 03L42 of each of the properties an! or!erin# the phsical partition of sai! parcels of lan! into three 042 eCual, parts, an! each part to be assi#ne! to the specific !eclare! o'ners.chanrobles)irtualla'librar chanrobles)irtual la'librarThe !efen!ants in Ci)il Case No. R73-65+ alle#e! in their ans'er 3 that the are the absolute an! e9clusi)e o'ners of the t'o 0*2 parcels of lan! an! that the plaintiffs ha)e no cause of action a#ainst the$. >s counterclai$, the !efen!ants as1e! for $oral !a$a#es an! for the a#ree! $onthl rental of P3-.-- an! the rentals in arrears for the lastten 03-2 $onths of the house o'ne! b >ntonio Iionson rente! an! occupie! b Eoila Men!e@ on parcel 0a2, para#raph 5 of the co$plaint, as 'ell as that portion of the sai! lan! lease! to Matil!e Iionson an! occupie! b her house an!Lor to )acate the pre$ises an! for attornes: fees an! e9penses of liti#ation.chanrobles)irtualla'librar chanrobles)irtual la'librar>fter trial, the Court of First Instance of Cebu, Iranch KI, ren!ere! its !ecision in Ci)il Case No. R73-65+, the !ispositi)e part of 'hich rea!sD PREMI/E/ CON/I(ERE( B=(GMENT is hereb ren!ere! in fa)or 0if the !efen!ants an! a#ainst the plaintiffs !is$issin# the 07 co$plaint for failure of the plaintiffs to pro)e their clai$ on the t'o parcels 2D I of lan! in Cuestion 'ith prepon!erance of e)i!ence, 'ith costs. the counter7clai$ of !efen!ants is hereb !is$isse! for lac1 of sufficient chanrobles )irtualla' librar/O OR(ERE( chanrobles)irtual la'librarCebu Cit Philippines, /epte$ber 3, 3;+;.chanrobles)irtualla'librar chanrobles )irtualla' librar0/#!.2 >G>PITO HONT>NO/>/ Bu!#e / The sai! !ecision in Ci)il Case No. R73-65+ beca$e final an! e9ecutor. > 'rit of e9ecution 'as issue! an! the (eput Pro)incial /heriff collecte! fro$ the plaintiffs therein the su$ of P3;-.6- for costs. 2 chanrobles )irtualla' librarIn (ece$ber 3;+;, the pri)ate respon!ents file! in the Court of First Instance of Cebu an action for reco)er of possession an! o'nership of one of the parcels of lan! in Ci)il Case No. R73-65+ 3-65+ a#ainst the petitioners. The co$plaint 'as !oc1ete! as Ci)il Case No. >V7*+ an! assi#ne! to Iranch KII of the Court of First Instance of Cebu. The parties, sub"ect $atter an! issues are substantiall the sa$e in Ci)il Case No. R73-65+ an! Ci)il Case No. >V7*+ of the Court of First Instance of Cebu.chanrobles)irtualla'librar chanrobles)irtual la'librar>fter the issues 'ere "oine!, Ci)il Case No. >V7*+ 'as set for pre7 trial. (urin# the pre7trial, the parties as1e! that "u!#$ent be ren!ere! on the plea!in#s an! both of the$ presente! the !ecision in Ci)il Case No. R73-65+. Thereupon, the trial court ren!ere! a su$$ar "u!#$ent 'hich rea!sD /=MM>R< OF B=(GMENT chanrobles)irtual la'librar(urin# the pre7trial this $ornin#, the parties thru their respecti)e counsels as1e! for "u!#$ent on the plea!in#s, an! both of the$ presente! the !ecision in Ci)il Case No. R73-65+. The propert un!er liti#ation in the case at bar bein# the sa$e sub"ect $atter in ci)il Case No. R73-65+ the !efen!ants in this present case thru their counsels $anifeste! to the Court that the !ecision in Ci)il Case No. R73-65+ has alrea! beco$e final an! that no appeal 'as $a!e. Goin# o)er the !ecision of the Court in Ci)il Case No. R73-65+ the !efen!ants in that case an! 'ho are the plaintiffs in the case at bar 'ere a'ar!e! the propert in Cuestion but the !ispositi)e portion of the sai! !ecision ina!)ertentl faile! to state that the plaintiffs in that case shoul! )acate the pre$ises in Cuestion in fa)or of plaintiffs herein an! for 'hich reason the plaintiffs in the case at bar file! this actionfor reco)er an! for the purpose of reCuirin# the !efen!ants herein to !eli)er to the$ the portion of the propert in Cuestion. >s it 'as e9tensi)el !iscusse! an! foun! out b the Court in Ci)il Case No. R73-65+ that the propert in Cuestion belon#s to plaintiffs in the case at bar an! the !efen!ants refuse to !eli)er to the$ the o'nership an! possession of the sa$e, the for$er as1 this Court to co$pel the latter to !eli)er to the$ the possession of the portion of the lan! in Cuestion. there bein# no appeal ta1en b the$ an! the !ecision in Ci)il Case G.R. No. R73-65+. 0E9hibit7> for plaintiffs an! E9hibit73 for, !efen!ants2 ha)in# beco$e final, the prepon!erance of e)i!ence is in fa)or of the herein plaintiffs 'ho'ere !efen!ants in Ci)il Case No. R73-65+ an! a#ainst the !efen!ants herein 'ho 'ere the plaintiffs in sai! Ci)il Case No. R73-65+.chanrobles)irtualla'librar chanrobles )irtualla' librarWHEREFORE, "u!#$ent is hereb ren!ere! in fa)or of the plaintiffs in the abo)e entitle! case an! a#ainst the !efen!ants, that the portion of lan! sub"ect $atter of the case 'hich the !efen!ants are occupin# is hereb a'ar!e! to the plaintiffs, an! the !efen!ants are hereb or!ere! to )acate the sa$e an! to !eli)er it to the plaintiffs. Without an !a$a#es an! pronounce$ent as to costs.chanrobles)irtualla'librar chanrobles)irtual la'librar/O OR(ERE(.chanrobles)irtualla'librar chanrobles )irtualla' librarGi)en in Open Court 3,th !a of Ma, 3;8-, Cebu Cit, Philippines. 0/#!.2 >FFRE(O C. F> Bu!#e 6 The petitioners assi#n the follo'in# errorsD chanrobles )irtualla' librarI chanrobles )irtualla' librarTHE CO=RT ( 782 ERRE( IN NOT (I/MI//ING THE COMPF>INT IN CIVIF C>/E NO. >V7*+ FOR IEING I>RRE( I< > PRIOR B=(GMENT IN CIVIF C>/E 35-. R73-65+ REN(ERE( I< >NOTHER IR>NCH OF THE />ME CO=RT >N( WHICH H>( FONG IECOME FIN>F.chanrobles)irtualla'librar chanrobles)irtual la'librarII chanrobles )irtualla' librarTHE CO=RT ( 782 ERRE( IN REN(ERING > B=(GMENT ON THE PFE>(ING/, WHERE THE M>TERI>F >FFEG>TION/ IN THE COMPF>INT >RE/PECIFIC>FF< (ENIE( >N( /ERIO=/F< TR>VER/E(.chanrobles)irtualla'librar chanrobles )irtualla' librarIII chanrobles )irtualla' librarTHE CO=RT ( 782 ERRE( IN REN(ERING > B=(GMENT I>/E( ON > PREVIO=/ (ECI/ION REN(ERE( I< >NOTHER IR>NCH OF THE />ME CO=RT WITH > (IFFERENT (I/PO/ITION chanrobles )irtualla' librarIV chanrobles)irtual la'librarTHE CO=RT ( 782 ERRE( IN NOT (I/MI//ING THE COMPF>INT FOR F>CQ OF E>RNE/T EFFORT/ IEING EKERTE( I< THE P>RTIE/ TO >RRIVE >T >N >MIC>IFE /ETTFEMENT IEFORE THE >CTION W>/ IN/TIT=TE(, THE P>RTIE/ IEING MEMIER/ OF THE />ME F>MIFppellate Court, !ate! >pril 3*, 3;65, 'hich $o!ifie! the !ecision of the Court of First Instance of Capi@, !ate! Banuar *4, 3;8,, in a lan! re#istration case%3& file! b pri)ate respon!ent Gre#orio Honti)eros? that petitioners 'ere !epri)e! of inco$e fro$ the lan! as a result of the filin# of the lan! re#istration case? that such inco$e consiste! of rentals fro$ tenants of the lan! in the a$ount of P++,---.-- per ear fro$ 3;+6 to 3;68, an! P,;,,---.-- per ear thereafter? an! that pri)ate respon!ents file! the lan! re#istration case an! 'ithhel! possession of the lan! fro$ petitioners in ba! faith.%*& chanrobles)irtualla'librar In their ans'er, pri)ate respon!ents !enie! that the 'ere $arrie! an! alle#e! that pri)ate respon!ent Honti)eros 'as a 'i!o'er 'hile pri)ate respon!ent >son 'as sin#le.The !enie! that the ha! !epri)e! petitioners of possession of an! inco$e fro$ the lan!. On the contrar, the alle#e! that possession of the propert in Cuestion ha! alrea!been transferre! to petitioners on >u#ust 8, 3;6,, b )irtue of a 'rit of possession, !ate! Bul 36, 3;6,, issue! b the cler1 of court of the Re#ional Trial Court of Capi@, Ma$busao, the return thereof ha)in# been recei)e! b petitioners counsel? that since then, petitioners ha)e been !irectl recei)in# rentals fro$ the tenants of the lan!? that the co$plaint faile! to state a cause of action since it !i! not alle#e that earnest efforts to'ar!s a co$pro$ise ha! been $a!e, consi!erin# that petitioner >u#usto Honti)eros an! pri)ate respon!ent Gre#orio Honti)eros are brothers? that the !ecision of the Inter$e!iate >ppellate Court in Fan! Re#istration Case No. N7,637*, 'as null an! )oi! since it 'as base! upon a #roun! 'hich 'as not passe! upon b the trial court? that petitioners clai$ for !a$a#es 'as barre! b prescription 'ith respect to clai$s before 3;65? that there 'ere no rentals !ue since pri)ate respon!ent Honti)eros 'as a possessor in #oo! faith an! for )alue? an! that pri)ate respon!ent >son ha! nothin# to !o 'ith the case as she 'as not $arrie! to pri)ate respon!ent Gre#orio Honti)eros an! !i! not ha)e an proprietar interest in the sub"ect propert. Pri)ate respon!ents prae! for the !is$issal of the co$plaint an! for an or!er a#ainst petitioners to pa !a$a#es to pri)ate respon!ents b 'a of counterclai$, as 'ell as recon)eance of the sub"ect lan! to pri)ate respon!ents.%4& chanrobles)irtualla'librar On Ma 3+, 3;;3, petitioners file! an >$en!e! Co$plaint to insert therein an alle#ation that earnest efforts to'ar!s a co$pro$ise ha)e been $a!e bet'een the parties but the sa$e 'ere unsuccessful. chanrobles)irtualla'librar In !ue ti$e, pri)ate respon!ents file! an >ns'er to >$en!e! Co$plaint 'ith Counterclai$, in 'hich the !enie!, a$on# other thin#s, that earnest efforts ha! been $a!e to reach a co$pro$ise but the parties 'ere unsuccessful. chanrobles)irtualla'librar On Bul 3;, 3;;,, petitioners $o)e! for a "u!#$ent on the plea!in#s on the #roun! that pri)ate respon!ents ans'er !i! not ten!er an issue or that it other'ise a!$itte! the $aterial alle#ations of the co$plaint.%5& Pri)ate respon!ents oppose! the $otion alle#in#that the ha! !enie! petitioners clai$s an! thus ten!ere! certain issues of fact 'hich coul! onl be resol)e! after trial.%,& chanrobles)irtualla'librar On No)e$ber *4, 3;;,, the trial court !enie! petitioners $otion. >t the sa$e ti$e, ho'e)er, it !is$isse! the case on the #roun! that the co$plaint 'as not )erifie! as reCuire! b >rt. 3,3 of the Fa$il Co!e an!, therefore, it !i! not belie)e that earnest efforts ha! been $a!e to arri)e at a co$pro$ise. The or!er of the trial court rea!sD%+& chanrobles)irtualla'librar The Court, after an assess$ent of the !i)er#in# )ie's an! ar#u$ents presente! b both parties, is of the opinion an! so hol!s that "u!#$ent on the plea!in#s is inappropriate not onl for the fact that the !efen!ants in their ans'er, particularl in its para#raph 4 to the a$en!e! co$plaint, specificall !enie! the clai$ of !a$a#es a#ainst the$, but also because of the rulin# in (e Cru@ )s. Cru@, G.R. No. *88,;, >pril 38, 3;8- 04* /CR> 4-82, citin# Rili )s. Chunaco, ;6 Phil. ,-,, 'hich rule! that the part clai$in# !a$a#es $ust satisfactoril pro)e the a$ount thereof an! that thou#h the rule is that failure to specificall !en the alle#ations in the co$plaint or counter7clai$ is !ee$e! an a!$ission of sai! alle#ations, there is ho'e)er an e9ception to it, that is, that 'hen the alle#ations refer to the a$ount of !a$a#es, the alle#ations $ust still be pro)e!. This rulin# is in accor! 'ith the pro)ision of /ection 3, Rule ; of the Rules of Court.chanrobles)irtualla'librar That 'hile the plaintiffs in their a$en!e! co$plaint alle#e that earnest efforts to'ar!s a co$pro$ise 'ith the !efen!ants 'ere $a!e, the fact is that their co$plaint 'as not )erifie! as pro)i!e! in >rticle 3,3 of the Fa$il Co!e. Iesi!es, it is not belie)e! that there 'ere in!ee! earnest efforts $a!e to patch up an!Lor reconcile the t'o feu!in# brothers, Gre#orio an! >u#usto, both surna$e! Honti)eros.chanrobles)irtualla'librar The sub$ission of the plaintiffs that, assu$in# no such earnest efforts 'ere $a!e, the sa$e is not necessar or "uris!ictional in the li#ht of the rulin# in Rufino Ma#baleta, et al., petitioners, )s. Hon. >rsenio M. Gonon#, et al., respon!ents, No. F755;-4, >pril **, 3;88, is, to the $in! of this Court, not applicable to the case at bar for the fact is the rationale in that case is not present in the instant case consi!erin# these salient pointsDchanrobles)irtualla'librar a2 Teo!ora >son, the alle#e! 'ife of !efen!ant Gre#orio Honti)eros an! alle#e!l not a $e$ber of the Honti)eros Fa$il, is not sho'n to be reall the 'ife of Gre#orio, a fact 'hich Gre#orio also !enie! in their )erifie! ans'er to the a$en!e! co$plaint?chanrobles)irtualla'librar b2 Teo!ora >son has not been sho'n to ha)e acCuire! an proprietar ri#ht or interest inthe lan! that 'as liti#ate! b Gre#orio an! >u#usto, unli1e in the cite! case of Ma#baleta'here it 'as sho'n that a stran#er to the fa$il acCuire! certain ri#ht?chanrobles)irtualla'librar c2 In the !ecision ren!ere! b the appellate court no $ention 'as $a!e at all of the na$e of Teo!ora >son as part7a'ar!ee of Fot 48 that 'as a!"u!#e! to Gre#orio other than hi$self 'ho 'as therein !escribe! as a 'i!o'er. Moreo)er, Teo!ora 'as ne)er $entione! in sai! !ecision, nor in the a$en!e! co$plaint an! in the a$en!e! $otion for "u!#$ent on the plea!in#s that she e)er too1 an part in the act or transaction that #a)e rise to the !