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Unlawful Detainer
Possession of the defendant was lawful
from the beginning which subsequently
became illegal
An allegation that the defendant is
unlawfully withholding possession from
plaintiff is deemed sufficient
Allegation is not required
such
Form of demand
Written notice served upon the person found in the premises. The demand may
also be made by posting a written notice on the premises if no person can be
found.
Demand upon a tenant may be oral, however, sufficient evidence must be adduced
to show that there was indeed a demand.
Effect of non-compliance with the demand
15 days in case of land, 5 days in case of building, lessor may now proceed
against the lessee.
Defense of tenancy
Defendant raises the issue of tenancy and alleges that it falls under the jurisdiction
of the DARAB, it would be error for the court to dismiss the complaint on that
ground alone. The mere raising of the issue tenancy does not automatically divest
the court of jurisdiction because, jurisdiction is determined by the allegation of the
complaint.
Defense of ownership
The court may resolve the issue of ownership but only under the ff conditions:
a. When the issue of possession cannot be resolved without resolving the issue
of ownership; and
b. The issue of ownership shall be resolved only to determine the issue of
possession. Such judgment would not bar an action between the same parties
respecting the title. It is merely interlocutory.
How to obtain possession of the premises during the pendency of the action
When the action is filed, the plaintiff is not in possession of the property. To obtain
possession, Sec. 15 permits the plaintiff to present a motion, within 5 days from the
filing of the complaint, for the issuance of a writ of preliminary mandatory injunction
to restore him in his possession.
If the judgment of the MTC is appealed, the RTC may issue a writ of mandatory
injunction to restore the plaintiff in his possession, upon motion of the plaintiff within
10 days from perfection of the appeal.
Damages recoverable
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To avoid injustice to a lawful possessor, and the courts duty to order the execution
if practically ministerial.
Applies only when the judgment is against the defendant.
The supersedeas bond covers the monetary judgment of the lower court. It
judgment does not make any pronouncement as to the pecuniary liability of
defendant, the bond shall not be required. Attorneys fees are not covered by
bond.
the
the
the
the
the
Where to appeal
GR: binding only upon parties properly impleaded and given an opportunity
to be heard.
Exception:
a. A sublessee is bound by the judgment against the lessee;
b. A guest or successor in interest, the members of the family or the servants of
the lessee;
c. Trespassers, squatters or agents of the defendant fraudulently occupyint the
property to frustrate the judgment; and
d. Transferees pendenet lite and other privies of the defendant.
X. Contempt (Rule 71)
Meaning of contempt
Disobedience to the court by acting in opposition to its authority, justice and dignity.
Signifies not only a willful disregard or disobedience of the courts orders but also
conduct tending to bring the authority of the court and the administration of law into
disrepute.
2.
Coercion to compel the contemnor to do what the law requires him to uphold the
power of the court, and also to secure the rights of the parties to a suit awarded
by the court.
Civil
Conduct directed
against
the
authority
and
dignity of
the
court or a judge
acting judicially;
it
is
an
obstructing
the
administration of
justice
which
tends to bring
the court into
disrepute.
The failure to do
something
ordered to
be
done be a court
or a judge for
the benefit of the
opposing
party
and is therefore,
an offense made
against the party
in whose behalf
the
violated
order was made.
Distinction
Procedure
To vindicate the Conducted in accordance
authority of the with the principles and rules
court
and applicable to criminal cases,
protect
its in so far as such is
outraged
consistent with the summary
personality.
nature of contempt.
Failure to
do The rules of procedure of a
something
criminal contempt procedure
ordered by
a are inapplicable.
court to be done
for the benefit of
a party.
Kinds of contempt
Direct contempt
generally committed in the presence of or so near the court or judge or interrupt
the proceedings before the same.
Acts constituting direct contempt
a. Misbehavior in the presence of or so near the court or judge or interrupt the
proceedings before the same;
b. Disrespect toward the court;
c. Offensive personalities towards others;
d. Refusal to be sworn as a witness or to answer as a witness;
e. Refusal to subscribe an affidavit or despostion when lawfully required;
f. Willful and deliberate forum shopping;
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Kinds of contempt
Criminal
Penalty
if the act constituting direct contempt was committed against an RTC or a court of
equivalent or higher rank, the penalty is a fine not exceeding P2,000 or
imprisonment not exceeding 10 days, or both;
If the act constituting direct contempt was committed against a lower court, the
penalty is a fine not exceeding P200 or imprisonment not exceeding 1 day, or both.
If the contempt consists in the refusal or omission to do an act, he may be
imprisoned by order of the court concerned until he performs it.
Remedy of a person adjudged in direct contempt
A person adjudged in direct contempt, may not appeal. His remedy is a petition for
certiorari or prohibition directed against the court.
Pending resolution, the execution of the judgment for direct contempt shall be
suspended. The suspension however, shall take place only if the person adjudged
in contempt files a bond fixed by the court which rendered the judgment. The
bond is conditioned upon his performance of the judgment should the petition be
decided against him.
Indirect contempt
An act done at a distance which tends to belittle, degrade, obstruct, or embarrass
the court.
Generally committed by a person who commits any of the ff acts:
a. Disobedience or resistance to a lawful writ, process, order or judgment
of a court;
b. Any abuse or any unlawful interference with the process or proceedings
of a court not constituting direct contempt; and
c. Any improper conduct tending, directly or indirectly, to impede, obstruct,
or degrade the administration of justice.
Contempt in relation to execution of judgments
Generally, contempt is not a means of enforcing a judgment. Mere refusal of the
judgment debtor to vacate the property is not a sufficient ground to hold him in
contempt. The writ of possession was directed to the judgment debtor but to the
sheriff. As the writ did not command the judgment debtor to do anything, he
cannot be guilty of the acts described in Rule 71.
The proper procedure is not for the court to cite the debtor in contempt. What the
officer should do is to dispossess him of the property but if after the dispossession,
the judgment debtor should execute acts of ownership or possession or in any
manner disturb the possession of the judgment creditor, then only then may he be
punished for contempt.
If the judgment is one for the payment of money, the sheriff shall demand from
the judgment obligor the immediate payment. If the judgment obligor does not
comply with the demand, it is believed no contempt charges could lie against the judgment obligor. If the obligor is unable to pay in any acceptable mode of payment, the remedy of the
sheriff is not to initiate contempt but to levy upon the properties of the debtor.
When the subject of execution is a special judgment, one that can only be complied with only by the judgment obligor or the officer directed by the judgment, may be punished by
contempt if he disobeys the judgment.
An officer against whom a writ of certiorari, prohibition and mandamus, was issued who disobeys is may be punished by contempt.
An act constituting an indirect contempt is to be punished only after a charge in writing and a hearing. The requirement is to prevent the court from issuing process to bring the respondent
into court, or from holding him in custody pending the proceedings.
Procedural requisites:
1. A charge in writing to be filed;
2. An opportunity for the person charged to appear and explain his conduct; and
3. To be heard by himself or counsel.
There are only 2 ways a person can be charged with direct contempt:
a. Through a verified petition; and
b. By order or formal charge initiated by the court motu propio.
1. If initiated motu propio by the court, it is commenced by an order of the same court or any formal charge requiring the respondent to show cause why he should not be
punished.
2. If initiated by someone other than the court, it is commenced by a verified petition accompanied by supporting particulars.
If the contempt charges arose out of or are related to a principal action pending in court, the petition for contempt shall allege such fact but the petition shall be docketed, heard and
decided separately form the principal action. The court, in the exercise of its discretion may order the consolidation.
Necessity for hearing
A respondent in a contempt chare must be served with a copy of the petition. While the respondent is not required to file a formal answer similar to that in ordinary civil actions, the court
must set the contempt charge for hearing on a fixed date and time on which the respondent must make his appearance to answer. On the date and time of the hearing, the court shall
proceed to investigate the charges and consider such answer as the respondent may make.
If he fails to appear, the court may order his arrest. The court does not declare the respondent in default.
Hearing is not ordered, respondent may be released from custody upon the filing of a bond for his appearance at the hearing.
Court where the charge for indirect contempt is to be filed
Depends upon the level of the court which the contempt was committed
a.
b.
c.
When the act was committed against an RTC or a court of equivalent or higher rank, or against an officer appointed by it, the charge may be filed with such court.
Where the act was committed against a lower court, the charge may be filed with the RTC in which the lower court is sitting. It may also be filed in the lower court against which
the contempt was allegedly committed. The decision is appeallable to the RTC.
Where the act was committed against persons or entities exercising quasi-judicial functions, the charge shall be filed in the RTC of the place wherein the contempt was
committed.
This may be resorted to where the attendant circumstances are such that the non-compliance with the court order is an utter disregard of the authority of the court which has not other
recourse by to use its coercive power.
The punishment is imposed for the benefit of a complainant or a party to a suit who has been injured aside from the need to compel performance.
It is only the judge who orders the confinement of a person for contempt of court who could issue the Order of Release.
Remedy of a person adjudged in indirect contempt
He may appeal form the judgment or final order of the court in the same manner as in criminal cases. The appeal will not however, have the effect of suspending the judgment if the
person adjudged in contempt does not file a bond in an amount fixed by the court.
Contempt against quasi-judicial entities.
Rule 71 applies only to contempt committed against persons or entities exercising quasi-judicial functions.
Quasi-judicial bodies that that have the power to cite person for in contempt pursuant to Rule 71 can only do so by initiating them in the proper RTC.