SC Model Case - Dela Cruz v. Santos

REPUBLIC OF THE PHILIPPINES
REGIONAL TRIAL COURT OF BATANGAS

FOURTH JUDICIAL REGION
BRANCH 01, TANAUAN CITY
JUAN R. DELA CRUZ,
Plaintiff,
-versusSPOUSES PEDRO SANTOS
CIVIL CASE NO. 12-01-2345
AND MARIA SANTOS,
For: DECLARATION OF NULLITY
SPOUSES ISKO AL SANTOS
OF THE DEED OF ABSOLUTE
AND SHIRLEY SANTOS,
SALE, CANCELLATION OF
SPOUSES MARSHA
TRANSFER CERTIFICATE OF
PURUNTONG AND JOHN
TITLE NO. T-987654 WITH
PURUNTONG,
DAMAGES
Defendants.
X---------------------------------------------------------------X
COMPLAINT
COMES NOW THE PLAINTIFF, by and through the undersigned
counsel, to this Honorable Court, most respectfully avers that:
I
THE PARTIES
1.
Plaintiff is of legal age, Filipino, single, and with
residence and postal address in Barangay Bubuyog, Tanauan City,
where he may be served with legal processes of this Court;
2.
Defendants are:
2.1
Spouses Pedro and Maria Santos, both of legal age,
Filipinos, and with residence and postal address also in Barangay
Bubuyog, Tanauan City, where they may be served with summons
and other court processes;
2.2 Spouses Isko Al Santos and Shirley Santos, also of Legal age,
Filipinos, and with residence and postal address in Barangay
Bubuyog, Tanauan City. where they mav be served with summons
and other court processes. They are being impleaded herein for
orchestrating the unlawful transfer of the property subject of the
instant action in favour of Spouses Pedro and Maria Santos to the
damage and prejudice of Plaintiff: and
MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE
PAGE 1
2.3 Marsha D. Puruntong, likewise of legal age, Filipino, married,

and with residence and postal address also in Barangay Bubuyog,
Tanauan City. where she may be served with summons and other
court processes. She is being impleaded herein for conspiring and
confederating with the aforementioned Defendants in unlawfully
transferring the subiect property in favor of Pedro and Maria
Santos, while John Puruntong is being impleaded herein as the
husband of Marsha D. Puruntong.
II
THE FACTS
1.
Plaintiff is the true and lawful owner of a parcel of land.
known as Lot No. 23, located in Barangay Bubuyog, City of Tanauan,
Province of Batangas, containing an area of Four Hundred Ten (410)
Square Meters covered and embraced by Transfer Certificate of Title
No. CLOA-363 issued by the Registry of Deeds for the Province of
Batangas, more particularly described as follows:
TRANSFER CERTIFICATE OF TITLE NO. CLOA-363
(CERTIFICATE OF LAND OWNERSHIP AWARD NO. 04237)
Lot 23
Psd -72361, Sheet 1
"A parcel of land (Lot 23 of the subdivision plan. Xxx-xxxxx being a portion of Lot
12345, Tanauan Cadastre, LRC Record No. xx), situated in the Barrio of Bubuyog,
Municipality of Tanauan (now City of Tanauan), Province of Batangas, Island of
Luzon. Bounded on the NE., along line 1-2 by Lot xx; on the SE., along line 2-3 by
Lot xxx, both of the subdivision plan; on the SW., along line 3-4 by Provincial Road;
and on the NW., along line 4-1 by Lot x, of the subdivision plan xxx Containing an
area of FOUR HUNDRED TEN (410) SQUARE METERS, more or less. xxx.
A copy of which is hereto attached and marked as Annex "A", and made
an integral part hereof;
2.
Sometime in September 2011, Defendant Marsha
Puruntong, who is a sister of Plaintiff, went to the latter and asked his
permission to offer his above-described property for sale to an interested
party, and since Plaintiff had really been offering his said property for
sale, Plaintiff agreed;
3.
A few days after, Defendant Marsha Puruntong went back to
Plaintiff to inform him that she had already found a ready, willing, and
able buyer, the name of whom however, she did not disclose but who
was accordingly willing to buy the said property for One Million and One
PAGE 2
Hundred Thousand Pesos (Php. 1,100,000.00), net of all taxes and

expenses to which Plaintiff again acquiesced;
4.
Inasmuch as the said property was then mortgaged with Lipo
Bank, with business address in PT Ramos Street Lipa City it was agreed
upon by the Plaintiff and Defendant Marsha Puruntong that the buyer
would settle first the loan obligation with the bank. Upon the release of
the title and the cancellation of the real estate mortgage constituted over
the same property, the payment made with the bank shall then be
deducted from the agreed purchase price and the balance thereon
would be paid by the supposed buyer simultaneous with the Plaintiffs
execution of the dee of absolute sale and the notarization thereof by a
Notary Public;
5.
Subsequently, Marsha Puruntong gave Plaintiff a hint that it
was her daughter Shirley Santos and the latter's spouse Isko Al Santos
who would be buying the subject property. On September 28, 2011
Marsha Puruntong informed Plaintiff that she would be fetching Plaintiff
the next day so they could pay Plaintiff's loan obligation with Lipo Bank.
On September 29 2011, Marsha Puruntong did not appear; instead, it
was her daughter Shirley Santos then accompanied by her husband
Isko Al Santos and the latter's sister-in-law Maria Santos who fetched
Plaintiff. Maria is the wife of Pedro Santos, the brother of Isko Al Santos.
The loan obligation with Lipo Bank was then paid in the name of the
Plaintiff by Maria Santos and Spouses Isko AI and Shirley Santos in the
amount of Two Hundred Thirty Four Thousand Eight Hundred Sixty Two
Pesos and Forty Six Centavos (Php 234,862.46) as may be evidenced
by a copy of the Offical Receipt issued by Lipo Bank. Hereto attached
and marked as Annex "B" and made an integral part hereof;
6.
Upon release of the title, Defendants-Spouses Isko and
Shirley Santos convinced Plaintiff to give them the title so that the
supposed buyer the identity of whom they still refused to disclose may
allegedly pay Plaintiff immediately, and considering that Shirley is his
niece, Plaintiff entrusted the owner's duplicate copy of the title to the
said spouses;
7.
Not long, Isko AI Santos, Shirley Santos and Maria Santos
convinced Plaintiff to sign a blank deed of sale claiming that should
Plaintiff not sign the same the buyer would not pay him the balance of
the agreed purchase price. Again, Plaintiff gave his full trust to Isko AI
Santos and Shirley Santos, in view of his blood relationship with Shirley
PAGE 3
and thus agreed to sign the said blank deed of sale on the condition that
the said deed of sale would only be notarized in his presence and that
payment shall be made by the buyer simultaneous with the notarization
of the same deed of sale. Even as the Plaintiff had already signed the
deed of sale, however, the name of the buyer was never disclosed by
the Defendants;
8.
A few days thereafter, Plaintiff could not help but worry
considering that not one of the Defendants bothered to call him up for
the supposed notarization of the said deed of sale and the schedule of
payment. Plaintiff then called the attention of his sister Marsha D.
Puruntong and much to his disgust, he was informed that he would be
given only the amount of Five Hundred Eleven Thousand Pesos (Php
511,000.00) because according to Marsha Puruntong, the herein Plaintiff
was supposed to shoulder the payment of documentary and capital
gains taxes and other miscellaneous fees necessary for the transfer of
the subject property in the name of the buyer;
9.
Upon learning of the same from his own sister, Plaintiff
argued that such was not their agreement because the agreed purchase
price was supposed to be net of all taxes and expenses, but Defendant
Marsha maintained that Plaintiff should pay the said taxes and
expenses. It was then that Plaintiff informed Marsha, Isko AI and Shirley
that should that be the case, he was already backing out of their sale
agreement. He then asked the said Defendants to give him back the
owner's duplicate copy of the title covering his subject property and in
return, he would just reimburse the payment made to settle his loan
obligation with Lipo Bank;
10. Several days passed but not one of the Defendants ever
went to see Plaintiff nor return to him the subject title. In the last week of
October 2011, he was shocked to receive a photocopy of the new
owner's duplicate copy of the title covering his subject property, but the
same was already registered in the name of Maria Santos married to
Pedro Santos. Plaintiff thus went to the Office of the Register of Deeds
Tanauan City branch, in the first week of November 2011 to check on
the status of his title and verily much to his dismay, he found out that his
title was already cancelled inasmuch as his subject property was already
transferred in the name of Defendant Maria Santos, married to Pedro
Santos. The copy of the Deed of Absolute Sale which Plaintiff signed in
blank at the behest of Defendants-Spouses Isko AI and Shirley and the
copy of Transfer Certificate of Title No. T-123456 covering the subject
PAGE 4
property already registered in the name of Maria Santos are hereto

attached and marked as Annexes "C" and "D", respectively, and made
integral parts hereof;
III
THE CAUSES OF ACTION
1.
First Cause of Action: The Deed of Absolute Sale is

simulated and
therefore inexistent and void.
For a contract to be valid, it must have three (3) essential

elements, namely: (1) consent of the contracting parties (2) object
certain which is the subject matter of the contract. and (3) cause of the
obligation which is established undeniably.
The supported sale between Plaintiff and Defendants-Spouses
Pedro and Maria Santos is lacking in consideration due to a simulated
price; hence, the Deed of
Absolute Sale is null and void ab initio.
The supposed sale between Plaintiff and Defendant-spouses
Pedro and Maria Santos is simulated because the same was not
supported by any consideration. The Deed of Absolute Sale declares
that the consideration for the sale is in the amount of One Hundred
Thousand Pesos (Php 100,000.00) but the fact is, the agreed purchase
price is in the amount of One Million One Hundred Thousand Pesos
(Php 1,100,000.00) and it was only for such amount that Plaintiff was
willing to sell the subject property. On that point, there was a clear failure
to agree on the price and therefore a said and binding contract of sale
did not exist. Further, it could not be refuted that for whatever amount
the subject property was supposedly sold by Plaintiff, the Deed of
Absolute Sale involving the subject property states that the purchase
price had been paid when it was not.
As aptly held in the case of Montecillo vs. Reynes, 385 SCRA
244, where the deed of sale states that the purchase price has been
paid but in fact has never been paid the deed of sale is null and void ab
initio for lack of consideration.
It is true Plaintiff's loan obligation with Lipo Bank was paid by the
Defendants but the same did not form part of the agreed consideration it
PAGE 5
being evident that Plaintiff's loan obligation with Lipo Bank was
purposely settled by the Defendants only to get hold of the title covering
the subject property and have it transferred in the names of Spouses
Pedro and Maria Santos without the knowledge and consent of Plaintiff.
The Plaintiff certainly did not receive any consideration in exchange of
the subject property.
Art. 1471 of the Civil Code provides that if the price is simulated,
the sale is void. The price purportedly paid or indicated in the subject
Deed of Absolute Sale was simulated for no payment was actually
made.
2.
Second Cause of Action: The Plaintiff did not appear

before the Notary
Public who notarized the subject Deed of Absolute Sale
contrary to what is stated in the deed.
To make things worse, herein Plaintiff did not appear before the
Notary Public who notarized the subject Deed of Absolute Sale but the
deed stated the contrary. In the case of Tan vs. Mandap, 429 SCRA
711, the High Court ruled that even an apparently valid notarization of a
document does not guarantee its validity. Where the vendor did not
personally appear before a notary public yet the documents stated the
contrary, such falsity raised doubt regarding the genuineness of the
vendor's alleged consent to the deeds of sale.
3. Third Cause of Action: Plaintiff did not give his consent freely
when he affixed his signature to the blank Deed of Absolute
Sale.
Moreover, it could not be said that herein Plaintiff gave his consent
freely when he was asked by Defendants-Spouses Isko Al Santos and
Shirley Santos to affix his signature in the blank deed of absolute sale.
There was clear deception employed by the said spouses amounting to
fraud, when, using insidious machinations, manipulations and
concealment said Defendants succeeded in persuading Plaintiff to affix
his signature in the blank deed of absolute sale by misrepresenting that
payment would only be made by their undisclosed buyers once they see
Plaintiff's signature in the blank deed of sale. In that context the deed of
absolute sale should therefore be overruled for vitiated consent.
PAGE 6
4. Fourth Cause of Action: The Certificate Authorizing

Registration upon which the transfer of ownership in favor of
Defendants-Spouses Pedro and Maria Santos was hinged is
fake and spurious.
Upon having learned that the title covering the subject property
was already transferred in the names of Defendants-Spouses Pedro and
Maria Santos, a verification was made by the Plaintiff with the Bureau of
Internal Revenue and it was revealed that the Certificate Authorizing
Registration upon which the transfer of ownership was effected from
Plaintiff to said Defendants-Spouses is fake and spurious, as in fact, the
capital gains and documentary stamp taxes were not paid and the
supposed Certificate pertains to a land sale transaction, distinct and
different from the land sale, subject of the case at bar. If only because of
such, the said transfer of ownership should have no legal effect. A copy
of the Certificate Authorizing Registration supposedly issued by the
Bureau of Internal Revenue and duly entered at the Office of the
Register of Deeds, Tanauan City branch, is hereto attached and marked
as Annex "E", and made an integral part hereof.
5. Fifth Cause of Action: The sale between Plaintiff and
Defendants-Spouses Pedro and Maria Santos was never
consummated.
Even assuming without necessarily admitting that a contract of
sale was perfected between Plaintiff and Defendants-Spouses Pedro
and Maria Santos, the same was never at all consummated. For a
contract of sale to be consummated, there must be delivery and
payment. Plaintiff did not receive any payment from DefendantsSpouses Pedro and Maria Santos. In the same manner there was
neither actual nor constructive delivery of the thing sold. The object of
the sale which is the parcel of land above-described was never placed in
the control and possession of the vendee as the Plaintiff continues to
enjoy possession over it and exclusively exercises all acts of ownership
thereon. While the subject property appears to have been transferred in
the names of Defendants-Spouses Pedro and Maria Santos by virtue of
the deed of absolute sale purportedly notarized in the presence of
Plaintiff, such did not amount to constructive delivery, considering that it
is the very validity of the public instrument which supposedly transferred
ownership in favor of the same Defendants-Spouses which Plaintiff has
now been assailing in the instant action.
PAGE 7
6. Sixth Cause of Action: Defendants-Spouses Pedro and

Maria Santos
should be held liable for damages to Plaintiff.
Plaintiff could not believe as to how Defendants Marsha Puruntong
and Shirley Santos, who are his sister and niece, respectively, managed
to betray him especially because it turned out that transferee is the
sister-in-law of Isko AI Santos, Pedro Santos being the brother of Isko AI
Santos. From the time Plaintiff learned of the spurious transfer of his
property in favor of the supposed vendees, Plaintiff already suffered
from sleepless nights, mental anguish, serious anxiety, and social
humiliation, for which Defendants should be made accountable for moral
damages, which if quantified, shall be in the amount of not less than
One Hundred Thousand Pesos (Php 100,000.00). This is not to mention
the liability of the Defendants to pay exemplary damages so as to
discourage them from committing similar malicious and malevolent acts
and by way of example for the public good, which shall likewise be in the
amount of One Hundred Thousand Pesos (Php 100,000.00).
Defendants should likewise reimburse Plaintiffs for the payment of
Attorney's fee, for having been compelled to engage the services of a
legal counsel in whose favor Plaintiff has incurred the obligation to pay
the amount of One Hundred Thousand Pesos (Php 100,000.00), as and
by way of acceptance fee and Five Thousand Pesos (Php 5,000.00) for
every court appearance should trials ensue, as well the costs of
litigation, which Plaintiffs inevitably had to pay.
IV
THE CERTIFICATE TO FILE ACTION
The parties referred the matter to the Lupong Tagapamayapa of
Barangay Bubuyog, Tanauan City, but all efforts proved nil as
Defendants even threatened Plaintiff for not surrendering the possession
of the subject premises in favor of Defendants, claiming that he could do
nothing more but vacate the premises as the subject property had
already been transferred in the names of Defendants Pedro and Maria
Santos. Plaintiff thus referred the matter to his counsel who then sent a
letter to the Defendants. The copy of the Demand Letter sent to
Defendants-Spouses Pedro and Maria Santos, Defendants-Spouses
Isko AI and Shirley Santos, and Defendants-Spouses Marsha and John
Puruntong and the sheet containing the corresponding registry receipts
and registry return cards are hereto attached and marked as Annexes
"F" and "G", respectively, and made integral parts hereof;
PAGE 8
That, Plaintiff, in his utmost effort to settle the matter amicably,

once again referred the matter back to the Lupong Tagapamayapa of
Barangay Bubuyog, Tanauan City, but all to no avail and so he secured
a Certification from their barangay so he may elevate the matter to the
proper court. A copy of the Katibayan Upang Makadulog sa Hukuman is
hereto attached and marked as Annex "H", and made an integral part
hereof;
V
PRAYER
WHEREFORE, it is most respectfully prayed of this Honorable
Court to render judgment in favor of the Plaintiff and against the
Defendants:
1.
Ordering the declaration of nullity of the Deed of Absolute Sale
dated October 12, 2011 supposedly executed by Plaintiff in favor
of Maria, married to Pedro Santos;
2.
Ordering the cancellation of Transfer Certificate of Title No. T123456 registered in the names of Pedro and Maria Santos and to
cause the reversion of the title, covering the subject property, in
the name of Plaintiff;
3.
Ordering the Defendants to pay the Plaintiff the amount of One
Hundred Thousand Pesos (Php 100,000.00), as and by way of
moral damages;
4.
Ordering the Defendants to pay the Plaintiff the amount of One
Hundred Thousand Pesos (Php 100.000.00), as and by way of
exemplary damages;
5.
Ordering the Defendants to pay the Plaintiff attorney's fee in the
amount of One Hundred Thousand Pesos (Php 100,000.00). as
and by way of acceptance fee and Five Thousand Pesos (Php
5,000.00), as and by way of appearance fee for every court
hearing;
6.
Ordering the Defendants to pay the costs of suit.
Plaintiff prays for such other relief as this Honorable Court may
deem just and equitable in the premises.
City of Tanauan, March 28, 2012.
Atty. MARLO BAUTISTA
Counsel for the Plaintiff
City of Tanauan
PAGE 9

REGIONAL TRIAL COURT
PROVINCE OF BATANGAS
JUAN R. DELA CRUZ,

Plaintiff,
-versus-
SPS PEDRO SANTOS ,ET. AL.,

For: DECLARATION OF NULLITY
OF THE DEED OF ABSOLUTE
SALE, CANCELLATION OF
TRANSFER CERTIFICATE OF
TITLE NO. T-987654 WITH
DAMAGES
Defendants.
x------------------------------------------x
ANSWER WITH COUNTERCLAIM
DEFENDANTS by the undersigned Counsel, and to this Honorable
Court, respectfully aver:
I.
The Parties
1. The allegations in paragraphs 1 and 2 of the Complaint are
ADMITTED insofar as the personal circumstances of the parties are
concerned. But with respect to the allegation of plaintiff that spouses
Isko (Isko) and Shirley (Shirley) Santos and Marsha Puruntong
orchestrated what he calls the unlawful transfer of the property, the
same is SPECIFICALLY DENIED, the truth being those stated in the
Affirmative Defenses.
II.
The Facts
2.
The allegations in paragraph 1, under Section II (The Facts)
of the Complaint, are SPECIFICALLY DENIED, the truth being that
plaintiff is no longer the owner of the subject lot in Barangay Bubuyog,
city of Tanauan, Province of Batangas.
3. Paragraph 2 under Section II (The Facts) of the Complaint is
SPECIFICALLY DENIED, the truth being that it was plaintiffs and
Marshas sister, Delia Dela Cruz-Maleda (Delia) who opened to
defendant Marsha Dela Cruz-Puruntong (Marsha) that the lot would
PAGE 10
soon be foreclosed by the bank and that it would be best that the lot be
sold to another so that the same would be released from the mortgage
and at the same time, she would still be able to receive money from the
proceeds of the sale.
4.
The allegations in paragraph 3, under Section II (The Facts)
of the Complaint, are SPECIFICALLY DENIED, the truth being that
Marsha disclosed from the very start the buyers of the property who are
spouses Pedro and Maria Santos and the truth being those in the
Affirmative Defenses.
5. The allegations in paragraph 4, under Section II (The Facts)
of the Complaint, are ADMITTED.
of the Complaint, are ADMITTED insofar as the payment of the loan
obligation by defendants Pedro and Maria with Lipo Bank are
concerned. Defendants SPECIFICALLY DENY, however, that Marsha
only gave Plaintiff a hint of the true identity of the buyer the truth being
that from the start, Marsha made known to Plaintiff and Delia that the
interested buyers are Pedro and Maria Santos.
of the Complaint, are SPECIFICALLY DENIED, the truth being that that
plaintiff needed not to be convinced about delivering the title in favor of
Pedro and Maria as the sale has been perfected between the said
spouses and plaintiff; and those stated in the Affirmative Defenses. It is
also SPECIFICALLY DENIED that plaintiff did not know the buyers at
that point in time.
of the Complaint, are SPECIFICALLY DENIED, the truth being those
stated in the Affirmative Defenses, which are the following:
8.1. Plaintiff did not sign a blank deed of sale. He voluntarily
executed the Deed of Sale reflecting the true intent of the parties;
8.2. The deed was duly notarized and payment was made
upon the execution of the contract;
8.3. The names of the buyers were disclosed to plaintiff at the
outset of negotiations.
PAGE 11
9. The allegations in paragraph 8, under Section II (The Facts) of

the Complaint, are SPECIFICALLY DENIED, the truth being those
stated in the Affirmative Defenses, which are the following:.
9.1. The deed of sale was notarized before the plaintiff;
9.2. Plaintiff knew from the start what the agreed purchase
price was.
10. Paragraph 8, under Section II (The Facts) of the Complaint, is
SPECIFICALLY DENIED, the truth being those stated in the Affirmative
Defenses, which are the following:
10.1.The plaintiff knew about the agreement from the start;
10.2.It was agreed upon that it would be Delia who would
receive the proceeds of the sale. Marsha received the money in
trust for Delia. As it turned out, Delia asked for more AFTER the
sale had already been perfected and consummated.
11. Paragraph 10, under Section II (The Facts) of the Complaint,
are SPECIFICALLY DENIED, the truth being those stated in the
Affirmative Defenses, that the fact being that plaintiff knew everything
about the transaction and the transfer of the title.
III.
The Causes of Action
12. The allegations in paragraphs 1, 2, 3, 4, 5 and 6 of Section III

(The Cause of Action) of the Complaint are SPECIFICALLY DENIED,
the truth being those stated in the Affirmative Defenses and in the
preceding paragraphs;
The foregoing are re-pleaded, as defendants state their -----
AFFIRMATIVE DEFENSES
13. The complaint has no cause of action.
14. The one who exercised acts of ownership over the subject
property is Delia, an American citizen who is the sister of both plaintiff
and defendant Marsha. Plaintiff was registered as the owner because of
Delias American citizenship.
15. Sometime in 2008, the property was mortgaged with Lipo Bank
to serve as security for the loan secured by the plaintiff in the amount of
P100,000.00.
PAGE 12
16. As it was, the loan obligation was not paid leading the bank to
extra-judicially foreclose the mortgaged property.
17. Delia never knew that the property was mortgaged by the
plaintiff. When she learned that the lot was already up for auction sale,
she advised Defendant Marsha, her trusted sister, to look for a buyer of
the said land so that the transfer of the title over the property to the bank
would be avoided and so Delia could at least realize profits from the
transaction;
18. It was then that Marsha came to know that spouses Pedro and
Maria Santos are interested to purchase the property. Pedro is the
brother of Isko, the son-in-law of Marsha.
19. They agreed that the
One Million Pesos, exclusive of
that Spouses Pedro and Maria
plaintiff of Delia with Lipo
P234,862.46.
consideration of the property would be

taxes and other fees. It was also agreed
would pay the outstanding obligation of
Bank, which already amounted to
20. On September 29, 2011, spouses Pedro and Maria paid the
said amount with Lipo Bank. Subsequently, they executed a Deed of
Sale before the Notary Public. Plaintiff delivered the Transfer Certificate
of Title to defendants Pedro and Maria.
21. Delia instructed Marsha to keep the money for her.
22. With everything in order, spouses Pedro and Manila worked for
the transfer of the title to their names. As all the documents were
regular, the register of Deeds of the province of Batangas issued the
certificate of title in the name of defendants Pedro and Maria.
23. As it turned out, Delia wanted more from the buyers even if the
sale had already been completed and after the title had already been
released in favor of defendants Pedro and Maria. She had a change of
heart on a consummated sale.
PAGE 13
24. It was too late, however. The title had already been issued.
Given this, the defendants Pedro and Marias right of ownership over the
property has become indefeasible and imprescriptible.
25. Plaintiff resorted to this baseless suit and alleged that the sale
was fictitious. The opposite is true, however.
26. All the elements of a contract of sale are present: there was
consent between the parties; there was on object certain; and a
consideration had been established.
27. Part of the consideration is the amount paid by Pedro and
Maria with the Lipo Bank.
28. The purchase price has also been paid. Plaintiff knew from the
start that the proceeds of the sale shall be delivered by Marsha to Delia,
the true owner of the property.
29. The parties appeared before a Notary Public.
Plaintiff
executed the deed of sale in the presence of parties, witnesses and a
Notary Public. He gave his consent freely. He did not sign a blank deed
of sale.
30. Defendants now pay the taxes for the property. While they
were about to exert their right to possess the property, they were
prevented by prudence because of the filing of this suit.
31. If there were people damaged therefor, it is defendants and not
plaintiff.
The foregoing are re-pleaded as defendants state their-
COMPULSORY DAMAGES
32. After this case was filed, defendants suffered sleepless nights,
mental anguish, serious anxiety and social humiliation. Plaintiff had
been circulating rumors that defendants defrauded him, causing
PAGE 14
embarrassment to defendants in the community. Marsha, Isko and

Shirley were dragged to this suit even if they are immediate family of
plaintiff. They did nothing but help plaintiff and Delia seek a buyer in this
case.
33. Plaintiff should therefor answer for these damages, in the form
of moral damages in the amount of P100,000.00. to prevent others from
performing the same acts of plaintiff, defendants should be paid
P100,000.00 as exemplary damages.
34. Plaintiff should also reimburse the attorneys fees of defendants
in the amount of P100,000.00.
WHEREFORE, it is respectfully prayed of this Honorable Court that
judgment be rendered after trial on the merits DISMISSING the
complaint for utter lack of merit and awarding defendants moral and
exemplary damages as well as attorneys fees. Other relief, as may be
just, are prayed for.
RESPECTFULLY SUBMITTED.
Calamba City for Tanauan City, Batangas. May 16, 2012.
HETTY SISON
Counsel for Defendants

PAGE 15
PROVINCE OF BATANGAS
JUAN R. DELA CRUZ,

Plaintiff,
-versusSPOUSES PEDRO SANTOS AND
MARIA SANTOS, SPOUSES ISKO
AL
SANTOS
AND
SHIRLEY
SANTOS, AND SPOUSES JOHN
AND MARSHA PURUNTONG,
Defendants.

For: DECLARATION OF NULLITY OF
THE DEED OF ABSOLUTE SALE,
CANCELLATION
OF
TRANSFER
CERTIFICATE OF TITLE NO. T-987654
WITH DAMAGES
x------------------------------------------x
JUDICIAL AFFIDAVIT
(In the Form of Questions and Answers
in Lieu of Plaintiffs Direct Testimony)
The person interrogating me is Atty. MJ Bautista with address at

No. 101 Prutas Street, Barangay 1, Tanauan City. The interrogation is
being held at the same address.
I am answering his questions fully conscious that I do so under oath and
may face criminal liability for false testimony and perjury.
OFFER OF TESTIMONY: The testimony of witness, JUAN R. DELA
CRUZ, is being offered to prove that: he is the complainant in this case;
he is the lawful owner of the property located in Barangay Bubuyog,
Tanauan City, then registered in his name under Transfer Certificate Title
No. CLOA-123; he agreed for the sale of the subject property for a
consideration of Php 1,100,000.00 but the herein defendants caused the
transfer of the subject property, without his knowledge much less his
consent, after paying only his loan obligation with Lipo Bank in the
meager amount of Php 234,862.46; he was made to sign a blank deed
of absolute sale which defendants caused to be notarized in his absence
and which document was made the basis for the unlawful transfer of the
subject property in the names of Pedro and Maria Santos under Transfer
Certificate of Title No. T-123456; there was no amount of money ever
paid to him in consideration of the stipulated, inexistent and void Deed of
PAGE 16
Absolute Sale; the Certificate Authorizing Registration upon which the

transfer of ownership in favor of defendants Pedro and Maria Santos
was hinged is fake and spurious; there was no sale of the subject
property that was consummated between him and defendants Pedro
and Maria Santos, hence, plaintiff is entitled to the declaration of nullity
of Transfer Certificate of Title No. T-123456 with Damages, as he has
prayed for in his complaint.
Q1: Ano ang kaugnayan mo kay Juan R. Dela Cruz na siyang nagsampa ng
kasong ito?
A1: Ako po mismo si Juan Dela Cruz na siyang naghabla sa kasong ito.
Q2:
A2:
Kilala mo ba ang mga taong dito ay inihabla mo?

Opo.
Q3: Bakit mo naman sila kilala?

A3: Si Marsha ay aking kapatid at bayaw ko si John Puruntong na kaniyang
asawa. Si Shirley ay anak ni Marsha at asawa ni Shirley si Isko Al Santos. Si Pedro
naman ay kapatid ni Isko Al at asawa naman ni Pedro si Maria Santos.
Q4:
A4:
Alam mo ba ang lupang pinag-uusapan sa kasong ito?

Opo.
Q5: Sa anong dahilan at alam mo ang lupang ito?

A5: Ang lupang pinag-uusapan sa kasong ito ay aking pagmamay-ari at dating
nakatitutulo sa aking pangalan hanggang sa ito ay mailipat kay Maria Santos na
kasal kay Pedro Santos.
Q6: Ano ang iyong basehan sa pagsasabing iyong pagmamay-ari ang lupang
pinag-uusapan dito at dating nakarehistro sa iyong pangalan?
A6: Ako po ay may sipi ng Transfer Certificate of Title No. CLOA-123 kung saan
malinaw na makikita ang aking pangalan, Juan Reyes Dela Cruz, bilang isang
rehistradong may-ari nito.
Q7:
mo?
A7:
Kung aking ipakikita sa iyo ang sipi ng nasabing titulo, ito ba ay makikilala
Opo.
Q8: Aking ipinapakita sa iyo ang sipi ng Transfer Certificate of Title No. CLOA123, na ang katulad na sipi ay nasa husgado na at napamarkahan na bilang Exhibit
A, mangyaring sabihin mo kung anong kaugnayan nito sa titulong binanggit mo?
A8: Ito na po ang titulong tinutukoy ko.
Q9: Sinabi mo na ang nasabing titulo ay napalipat na sa pangalan ni Maria
Santos na kasal kay Pedro Santos, kalian mo napag-alaman na ito ay napalipat na
sa kanyang pangalan?
PAGE 17
A9: Napag-alaman ko na napalipat na ang aking titulo sa pangalan ni Maria at

Pedro Santos noong magverify ako sa tanggapan ng Registry of Deeds dito sa
Lungsod ng Tanauan noong Nobyembre, 2011.
Q10: Napag-alaman mo ba kung paano naipalipat ang iyong titulo sa pangalan ni
Maria Santos, na kasal kay Pedro Santos?
A10: Nalaman ko na nakipagsabwatan itong aking kapatid na si Marsha, ang
kanyang anak na si Shirley at ang asawa nitong si Isko Al (o Al kung aking tawagin)
kay Maria at nailipat nila ang aking titulo sa pangalan ng mag-asawang Maria at
Pedro Santos.
Q11: Sino ba ang naghahawak ng iyong titulo bago ito nailipat sa pangalan nina
Maria at Pedro Santos?
A11: Ang aking lupa ay isinangla ko sa Lipo Bank taong 2007 kung kaya ang titulo
nito ay napunta sa Lipo Bank.
Q12: Ano ang nangyari matapos mong maisangla sa bangko ang nasabing lupa?
A12: Hindi ko kaagad nabayaran kung kaya at naisipan kong ipagbili ang lupang
ito noong 2011.
Q13: Naipagbili mo ba ang lupang ito gaya ng iyong nais?
A13: Bago ko pa man ito maipagbili ay lumapit sa akin si Marsha na aking kapatid
na isa sa mga nakahabla dito at siya ang nagsabi sa akin na kung papayag ako ay
iaalok niya ito upang ito ay mabili.
Q14: Ano naman ang iyong naging tugon sa alok ni Marsha sa iyo?
A14: Sinabi ko na talagang iyon ang kagustuhan ko kung kaya at pumayag ako sa
kondisyon na ipagbibili ko ang aking lupa sa halagang Isang Milyon at Isang Daan
libong Piso (Php 1,100,000) at upang matubos ang aking pagkakautang sa bangko
ay uunahing bayaran ang aking pagkakautang at kung ano ang maging balance ay
siyang halagang dapat na matanggap ko sapagkat neto o walang aawasing gastos
sa presyong ibinigay ko maliban sa eksaktong halaga na ibabayad sa pagkakautang
ko sa bangko. Ang lahat ng dapat bayaran sa BIR at saan pa man upang mailipat sa
pangalan ng bibili ng aking lupa ay dapat sagutin ng sinumang bibili nito.
Q15: Ano naman ang naging tugon ni Marsha sa mga kundisyong inilatag mo?
A15: Pumayag siya sa mga kundisyon ko at nagkasundo kami.
Q16: Matapos na kayo ay magkasundo, ano ang nangyari kung mayroon man?
A16: Makalipas ang ilang araw ay ipinaalam ni Marsha sa akin na may nakita
siyang buyer na handang bumayad sa hiningi kong kabayaran ng Php
1,100,000.00 at sa kundisyon ko na ang nasabing presyo ay neto at walang
aawasing gastos maliban sa kung magkano aabutin ang utang ko sa bangko na
kailangan tubusin.
Q17: Nasabi ba ni Marsha kung sino ang bibili ng lupa mo?
A17: Hindi direktang sinabi ni Marsha sa akin kung sino ang bibili ng lupa ko pero
nagpahiwatig siya na maaring anak niyang si Shirley at ang asawa nito ang bibili ng
lupa ko.
PAGE 18
Q18: Matapos iyon, ano ang sumunod na nangyari kung mayroon man?
A18: Noong Setyembre 28, 2011 ay sinabihan ako ni Marsha na susunduin ako
kinabukasan upang mabayaran ang aking pagkakautang sa bangko at noong
Setyembre 29, 2011 nga ay sinundo ako ni Shirley at Isko Al na kaniyang asawa
kasama ni Maria Santos at nagtungo kami sa bangko at doon ay binayaran nila ang
pakakautang ko na umabot sa halagang Dalawang Daan at Tatlumput Apat na Libo
Walang Daan at Animnaput Dalawang Piso at Apatnaput Anim na Sentimos (Php
234,862.46).
Q19: Ano ang pruweba mo at sinasabi mong nabayaran ang pagkakautang mo sa
bangko?
A19: Binigyan ako nina Shirley at Isko Al ng sipi ng resibo na ibinigay ng bangko
pero ang orihinal na kopya ng resibo ay hindi nila binigay sa akin.
Q20: Makikilala mo ba ang nasabing resibo kung ipakikita ko sa iyo ang sipi nito?
A20: Opo.
Q21: Aking ipinakikita sa iyo ang sipi ng resibong inisyu ng Lipo Bank na may
petsang Setyembre 29, 2011 sa ilalim ng Official Receipt No.16525 na may
nakatalang Php 234,862.46, na ang katulad na sipi ay nasa husgado na at
namarkahan na bilang Exhibit B, mangyaring sabihin mo kung ano ang
kaugnayan nito sa resibong nabanggit mo?
A21: Ito na po ang resibong tinutukoy ko.
Q22: Matapos na mabayaran ang nasabi mong pagkakautang, ano ang sunod na
nangyari kung mayroon man?
A22: Ibinalik ng bangko ang aking titulo ngunit kinuha ito ng Mag-asawang Shirley
at Isko Al sa akin at sinabing kailangan ko itong ipagkatiwala sa kanila upang ibigay
sa buyer sapagkat kung hindi ito ay mapapasakamay ng buyer ay hindi ako
mababayaran.
Q23: Ano ang ginawa mo sa pagkakataong iyon, kung mayroon man?
A23: Pumayag ako at nagtiwala sapagkat pamangkin ko naman si Shirley at gusto
ko ring mabayaran na kaagad ng buyer.
Q24: Nalaman mo ba kung sino ang buyer ng iyong lupa?
A24: Tinanong ko kina Shirley at Isko Al kung si Maria ba ang buyer ngunit hindi
sila umamin sa akin at maging si Maria ay hindi rin umamin sa akin. Nagduda ako
na maaaring siya ang buyer sapagkat kasama namin siya sa bangko ngunit inisip ko
din naman na pwedeng pinahiram lamang niya ng karagdagang pera sina Shirley at
Isko.
Q25: Ano ang nangyari matapos na ipagkatiwala mo ang titulo ng iyong lupa kina
Shirley at Isko?
A25: Hindi pa rin ako nabayaran at sa halip ay kinumbinsi akong muli ng nasabing
mag-asawa na sumama sa kanila upang makapagpagawa daw ng isang Deed of
Absolute Sale at matapos daw na manotaryo iyon ay saka ako babayaran.
Q26: Pumayag ka bang sumama sa kanila?
A26: Opo.
PAGE 19
Q27: Saan kayo nagtungo?

A27: Isinama nila ako sa tanggapan ni Atty. Quizon dito sa Lungsod ng Tanauan.
Q28: Nagpanotaryo ba kayo?
A28: Pinapirma nila ako sa Deed of Absolute Sale at sa pag aakala kong
mababayaran na kaagad ako matapos na lumagda at dahil na rin sa tiwala ko sa
aking pamangkin na si Shirley ay lumagda ako.
Q29: Nabasa mo ba ang nilalaman ng nasabing Deed of Absolute Sale?
A29: Hindi ko ito nabasa ng buo ngunit nakita ko ang pangalan ni Maria Santos na
siyang buyer at nakita ko rin na ang halaga ng bilihan na nakasaad ay Limang Daan
at Limampung Libong Piso (Php 550,000.00).
Q30: Ano ang ginawa mo matapos mong makita ang halaga ng bilihan at
pangalan ng buyer sa nasabing Kasulatan ng Bilihan?
A30: Tinanong ko sina Shirley, Isko at Maria kung bakit Php 550,000 lamang ang
halaga ng bilihang nakalagay sa kasulatan ngunit sinabi nila sa akin na pinababa
nila ang halaga upang mapaliit ang kanilang babayaran sa BIR.
Q31: Nagkaroon ka ba ng kopya ng Deed of Absolute Sale na ayon sa iyo ay
ipinanotaryo ninyo kay Atty. Quizon?
A31: Hindi po, sapagkat hindi naman ako binigyan nina Shirley, Isko at Maria at
kahit ni Marsha ng kopya nito.
Q32: Ano ang mga sumunod na pangyayari matapos na ikaw ay lumagda sa
Kasulatan ng Bilihan?
A32: Hindi pa rin ako binayaran sa kabila ng kanilang pangako sa akin. Pinuntahan
muli nina Shirley at Isko ang aking bahay at kinumbinsing muli na lumagda sa isang
blankong Deed of Absolute Sale.
Q33: Ano ang iyong ginawa sa pagkakataong iyon, kung mayroon man?
A31: Tinanong ko muna sina Shirley at Isko kung bakit kailangan ko na namang
lumagda sa Kasulatan ng Bilihan gayong nakapirma na ako at hindi pa ako
nababayaran. Sinabi nila sa akin na kailangang palitan ang naunang kasulatan na
pinirmahan ko at ipinanotaryo kay Atty. Quizon para higit pang mapaliit ang mga
buwis na babayaran nila sa BIR. Sinabihan din nila ako na kung hindi ako lalagdang
muli ay lalong hindi ako mababayran kung kaya nga at muli ay lumagda ako sa
kasulatang iyon ngunit binigyan ko sila ng kondisyon na kailangan na nilang akong
bayaran kapag ipinanotaryo na namin iyon sa abogado.
Q34: Matapos mong malagdaan ang nasabing blankong Deed of Absolute Sale,
ano ang nangyari sa mga kondisyon mong binigay?
A34: Wala pong nangyari. Hinintay kong bayaran nila ako ngunit lumipas ang mga
araw ay wala isa man kina Marsha, Shirley, Isko Al o Maria ang nakipag-ugnayan o
nagbayad sa akin at hindi rin nila ako isinamn sa kahit na sinong abogado upang
magpanotaryo.
Q35: Ano ang ginawa mo matapos iyon?
PAGE 20
A35: Kinausap ko si Alicia ngunit sinabi niya sa akin na ang tatanggapin ko mula
sa bumili ng aking lupa ay Limang Daan at Labing-Isang Libong Piso (Php
511,000.00) na lamang sapagkat diumano ay kailangang awasin sa halagang aming
napagkasunduan ang lahat ng buwis na dapat bayaran sa BIR sa pagpapalipat ng
titulo sa pangalan ng buyer. Ipinipilit din niya na ang aming napagkasunduang
halaga ng bilihan ay Isang Milyong Piso (Php 1,000,000.00) lamang at hindi Isang
Milyon at Isang Daang LIbong Piso (Php 1,100,000.00). Dahil dito ay sinabi ko kina
Marsha, Shirley, at Isko na umaatras na ako sa bilihan at kailangan nilang ibalik sa
akin ang aking titulo at ibabalik ko na lamang ang kanilang naibayad sa bangko.
Q36: Ano naman ang ginawa nina Marsha, Shirley at Isko matapos mong masabi
ang mga iyon?
A36: Hindi po nila ibinalik sa akin ang titulo ko sa halip ay ipinaabot ni Isko sa akin
ang isang (1) xerox copy ng bagong titulo ng aking lupa na nakapangalan kay Maria
Santos, kasal kay Pedro Santos.
Q37: Matapos mong makita ang bagong titulo na wala na sa iyong pangalan, ano
ang ginawa mo kung mayroon man?
A37: Nagtungo ako sa tanggapan ng Registry of Deeds, dito sa Lungsod ng
Tanauan upang iberipika kung tunay na nailipat na sa pangalan ni Maria Santos ang
titulo ng aking lupa.
Q38: Ano ang iyong napag-alaman, kung mayroon man, sa ginawa mong pagverify
o pagberipika sa tanggapan ng Registry of Deeds kaugnay ng iyong titulo?
A38: Napag-alaman ko na tunay na nakansela na ang aking titulo at naisyuhan na
sina Maria at Pedro Santos ng bagong titulo sa bisa ng blankong Deed of Absolute
Sale na nabanggit ko na sa unahan nito na pinalagdaan sa akin sa aking bahay.
Nakita ko na ang nasabing Deed of Absolute Sale ay ipinanotaryo kay Atty. Molo sa
Calamba City noong Oktubre 12, 2011 gayong hindi naman kailanman ako humarap
sa nasabing notaryo publiko at sa katunayan ay hindi ko siya nakikilala o nakikita
hanggang sa kasalukuyan.
Q39: Makikilala mo ba ang nasabing Deed of Absolute Sale gayundin ang titulong
nakapangalan kina Maria at Pedro Santos sakaling ipakita ko ang mga ito sa iyo?
A39: Opo.
Q40: Aking ipinakikita sayo ang sipi ng Deed of Absolute Sale na may notaryo ni
Atty. Molo na may petsang Oktubre 12, 2011 gayundin ang sipi ng Transfer
Certificate of Title No. T-123456 na nakapangalang kay Maria Santos, kasal kay
Pedro Santos, na ang katulad ng mga sipi ay nasa husgado na at namarkahan na
bilang Exhibits Cat D, mangyaring sabihin mo kung ano ang kaugnayan nito sa
Deed of Absolute Sale at titulong kakabanggit mo lamang?
A40: Ang mga ito na po ang Deed of Absolute Sale at titulong tinutukoy ko.
Q41: Matapos mong malaman ang pagkalipat ng iyong nasabing lupa sa pangalan
nina Maria at Pedro Santos gayong sabi mo ay hindi ka pa nabayaran, ano ang
sunod mong ginawa kung mayroon man?
A41: Maraming beses kong kinumpronta sina Marsha, Shirley, Isko at Maria upang
ibalik na lamang nila sa aking pangalan ang aking titulo at nakahanda naman akong
magbalik ng perang ibinayad nila sa bangko ngunit hindi nila ito ginawa kaya
PAGE 21
idinulog ko ang mga bagay na ito sa aming barangay upang kami ay magkaayos
ngunit wala ring pag-aayos na nangyari.
Q42: Ano ang mga sumunod na nangyari?
A42: Napilitan akong idulog and mga legal na suliraning ito kay Atty. Bautista.
Q43: Nalaman ba ninyo kung ano ang ginawa ng inyong abogado kaugnay sa
idinulog ninyong suliranin?
A43: Pinadalhan po sila ng aking abogado ng sulat.
Q44: Napag-alaman ba ninyo kung natanggap ng inyong mga inihabla ang sulat na
ipinadala ng inyong abogado?
A44: Opo.
Q45: Ano ang inyong katibayan upang sabihin ninyo na napadalhan at natanggap
nila ang mga sulat na ipinadala ng inyong abogado sa kanila?
A45: Mayroon po akong sipi ng sulat at registry receipts gayundin ng mga registry
return cards na may mga kaukulang akda.
Q46: Kung ipakikita ko sa iyo ang mga sulat, registry receipt at registry return card,
makikilala mo ba ang mga ito?
Q46: Opo.
Q47: Aking ipinakikita sa iyo ang sipi ng sulat na may dalawang pahina at may
petsang Diymebre 15, 2011 na para kina G. at Gng. Pedro Santos, G. at Gng. Isko
Santos, at G. at Gng. John Puruntong, na ang katulad na sipi ay nasa husgado na at
namarkahan bilang Exhibits F at F-1, maari mo bang sabihin kung ano ang
kaugnayan nito sa sulat na iyong nabanggit?
A47: Iyan na po ang sulat na aking binanggit.
Q48: Akin namang ipinakikita sa iyo ang sipi ng registry receipt at registry return
cards na para sa mag-asawang Pedro at Maria Santos, mag-asawang Isko at
Shirley Santos, at mag-asawang John at Marsha Puruntong, na ang katulad na sipi
ay nasa husgado na at namarkahan bilang Exhibits G-1, G-2, G-3, G-4,
G-5 at G-6, ayon sa pagkakasunod, maari mo bang sabihin kung ano ang
kaugnayan nito sa registry receipt at registry return cards na iyong nabanggit?
A48: Iyan na po ang registry receipt at registry return cards na aking binanggit.
Q49: Napag-alaman mo ba kung tumugon ang mga inihabla mo sa kasong ito sa
sulat na ipinadala ng iyong abogado?
A49: Opo, napag-alaman kong nagtungo sila sa tanggapan ni Atty. Bautista ngunit
wala rin silang ginawa upang ayusin ang nasabing legal na usapin.
Q50: Ano pang hakbang ang sunod mong ginawa kung mayroon man?
A50: Sang-ayon na din po sa payo ng aking abogado at sapagkat kapatid ko
naman si Marsha at pamangkin ko si Shirley ay minabuti kong dumulog na muli sa
aming barangay at mga ilang tao din na nagsikap na ayusin ang aming legal na
suliranin ngunit sa kabila ng aking pagsisikap ay wala ring pag-aayos na naganap.
PAGE 22
Q51: Ano ang iyong pruweba na idinaan mo ang usaping ito sa inyong barangay?
A51: Pinagkalooban po ako ng aming barangay ng Katibayan Upang Makadulog
sa Hukuman matapos na walang pagkakasundong naganap sa amin.
Q52: Kung ipakikita ko ba ang sipi ng nasabing Katibayan Upang Dumulog sa
Hukuman ay makikilala mo ba ito?
A52: Opo.
Q53: Aking ipinakikita sa iyo ang sipi ng Katibayan Upang Dumulog sa Hukuman
na may petsang Enero 31, 2012 na ipinagkaloob ng Tanggapan ng Punong
Barangay, na ang katulad na sipi ay nasa husgado na at namarkahan bilang Exhibit
H, maari mo bang sabihin kung ano ang kaugnayan nito sa Katibayan Upang
Dumulog sa Hukuman iyong nabanggit?
A53: Iyan na po ang Katibayang aking binanggit.
Q54: Matapos kang mapagkalooban ng Katibayan Upang Dumulog sa Hukuman,
ano pa ang sunod mong ginawa?
A54: Ako ay nagtungong muli sa Tanggapan ng Registry of Deeds at doon ay
humingi ako ng katibayan ng pinagbayarang mga buwis sa BIR at ako naman ay
pinagkalooban ng sipi ng Certificate Authorizing Registration na siyang
pinagbasehan ng tanggapan ng Registry of Deeds upang ilipat na pangalan nina
Maria at Pedro Santos ang aking lupa.
Q55: Kung ipakikita ko ba ang sipi ng nasabing Certificate Authorizing Registration
sa Hukuman ay makikilala mo ba ito?
A55: Opo.
Q56: Aking ipinakikita sa iyo ang sipi ng Certificate Authorizing Registration sa
ilalim ng CAR 2011 00123456 na may petsang Oktubre 20, 2011, na ang katulad na
sipi ay nasa husgado na at namarkahan bilang Exhibit E, maari mo bang sabihin
kung ano ang kaugnayan nito sa Certificate Authorizing Registration iyong
nabanggit?
A56: Iyan na po ang Certificate na aking nabanggit.
Q57: Maari mo bang sabihin kung ano ang dahilan at humingi ka ng Certificate
Authorizing Registration sa tanggapan ng Registry of Deeds?
A57: Minabuti ko pong humingi ng nasabing Certificate Authorizing Registration
upang makumpirma ko sa BIR kung tunay na nabayaran ang mga karampatang
buwis na dapat ay binayaran sa BIR na siya namang naging basehan ng tanggapan
ng Registry of Deeds, Tanauan City branch upang ilipat ang titulo ng aking lupa sa
pangalan nina Maria at Pedro Santos.
Q58: Nakumpirma mo ba sa BIR ang nasabing Certificate Authorizing Registration?
A58: Opo at napag-alaman kong ito ay peke at hindi para sa aking lupa ang
pagbabayad na ginawa sa ilalim ng numerong nakasaad dun.
Q59: Ano naman ang iyong basehan upang sabihin na peke ang nasabing
Certificate Authorizing Registration?
PAGE 23
A59: Hindi po ako binigyan ng anumang sertipikasyon o patunay ng mga kawani

ng BIR ngunit nangako naman sila na sila ay haharap sa husgado kung sakaling
magkaroon ng kaso at sila ay ipatawag.
Q60: Matapos kang magpa-tsek sa BIR, ano naman ang sunod mong ginawa kung
mayroon pa?
A60: Ako po ay napilitan nang magsampa ng kaso laban sa mag-asawang Pedro
at Maria Santos, mag-asawang Isko at Shirley Santos, at mag-asawang John at
Marsha Puruntong.
Q61: Ano ang naging usapan ninyo ng iyong abogado hinggil sa pagsasampa ng
kasong ito?
A61: Ako po ay nakipagkasundo sa aking abogado na isampa sa husgado ang
kasong ito at ako ay nagbayad para sa kanyang legal na serbisyo sa halagang Isang
Daang Libong Piso (Php 100,000.00) bilang Acceptance Fee at kada pagdinig na na
gagawin sa kasong ito ay magbabayad naman ako ng halagang Limang Libong Piso
(Php 5,000) bilang kanyang Appearance fee.
Q62: Maari mo bang sabihin sa husgadong ito kung sino ang namomosisyon sa
kasalukuyang lupang pinag-uusapan sa kasong ito?
A62: Ako po ang namomosisyon sa lupang ito simula nang magmay-ari ako nito
noon pang taong 1990 hanggang sa kasalukuyan.
Q63: Matapos na mailipat ang titulo ng lupa sa pangalan ni Maria at Pedro Santos,
may alam ka bang anumang isinagawa nila sa lupang ito?
A63: Wala po silang ginawa sapagkat hindi sila kailanman pumunta sa lupang
pinag-uusapan sa kasong ito kahit na nailipat nila ang titulo sa kanilang pangalan.
Q64: Sino ang nagbabayad ng buwis para sa lupang pinag-uusapan?
A64: Ako po ang nagbabayad ng buwis sa lupang ito hanggang taong 2011 ngunit
simula taong 2012 ay hindi ko na binayarang ang buwis para dito.
Q65: Ano ang dahilan at hindi mo na binayaran ang buwis simula taong 2012?
A65: Napag-alaman ko po na simula taong 2012 ay ipinakansela na nina Maria at
Pedro Santos ang aking pamuwisan sa tanggapan ng Municipal Assessor sa
Lungsod ng Tanauan.
Q66: Ano ang inyong katibayan upang sabihin mo na naipakansela na ang iyong
pamuwisan simula taong 2012?
A66: Kumuha po ako ng mga sipi ng mga Tax Declarations ng lupang pinaguusapan sa kasong ito na nakapangalan pa sa akin at sipi ng mga Tax Declarations
na nakapangalan na sa Mag-asawang Pedro at Maria Santos.
Q67: Kung ipapakita ko sa iyo ang mga Tax Declarations na ito, makikilala mo ba
ang mga ito?
A67: Opo.
Q68: Aking ipinapakita sa iyo ang mga sipi ng Tax Declarations Nos. 011-01018,
011-01019, 011-01020 na pawing nakapangalan kay Juan Dela Cruz at Tax
PAGE 24
Declaration Nos. 011-01109, 011-01110 at 011-01111, na pawang nakapangalan

naman kay Maria Santos, kasal kay Pedro Santos, na namarkahan na bilang
Exhibits I, I-1 at I-2, J, J-1 at J-2, ayon sa pagkakasunod-sunod,
maaari mo bang sabihin kung ano ang kaugnayan nito sa mga Tax Declarations na
iyong binanggit?
A68: Iyan na po ang mga Tax Declarations na aking nabanggit. Ang naunang
tatlong (3) Tax Declarations ay nakapangalan sa akin ngunit kinansela na at inilipat
na ang pamuwisan sa pangalan nina Maria at Pedro Santos gaya ng makikita sa
huling tatlong (3) Tax Declarations.
Q69: Matapos na maisampa ang kasong ito, mayroon bang bayarang naganap
kaugnay ng lupang pinag-uusapan sa kasong ito?
A69: Wala pong bayarang naganap sa pagitan ko at sa sinuman sa mga inihabla
ko sa kasong ito bago o matapos kong isampa ang kasong ito.
Q70: Maliban sa gugol sa abogado, mayroon ka pa bang ibang kaperwisyuhan na
natamo kaugnay ng pagkalipat ng iyong titulo sa pangalan nina Maria at Pedro
Santos?
A70: Opo, bukod sa gugol sa abogado, ako ay napilitang gumastos para sa filing
fee na kaakibat sa pagsasampa ng kaso bukod pa sa abalang idinulot nito sa akin.
Gayundin, ang ginawang pagsasabwatan ng mga taong aking inihabla upang ilipat
ang titulo sa pangalan nina Maria at Pedro Santos nang wala akong pagsang-ayon
at labag sa aking kalooban at wala ring anumang kabayarang ibinigay sa akin ay
nagdulot ng insulto at labis na kahihiyan sa aking pagkatao na dahilan upang ako ay
labis na mabahala, hindi makatulog at magambala ng husto.
Bilang patotoo sa mga isinalaysay ko sa Judicial Affidavit na ito ay inilagda ko ang
aking pangalan ngayong ika-1 ng Pebrero, 2012 dito sa Lungsod ng Tanauan.
Juan Dela Cruz

Affiant
SUBSCRIBED AND SWORN to before me this 1 st day of February, 2013 in City of

Tanauan affiant exhibiting to me his Postal Identification Number 1234567.
NOTARY PUBLIC
Republic of the Philippines
4th Judicial Region
Tanauan City, Batangas
Branch 01
JUAN DELA CRUZ
Plaintiff,
Civil Case No. 12-01-2345
-vs.Sps. PEDRO SANTOS and
PAGE 25
MARIA SANTOS, ET. AL.,

Defendants.
x----------------------------------------------x
JUDICIAL AFFIDAVIT
This judicial affidavit is being offering to show and prove the following:
a. That affiant is one of the defendants in this case;
b. That the loan has been past due and that the subject property was already
the subject of extrajudicial foreclosure and auction sale;
c. That Juan Dela Cruz accompanied Pedro Santos to Lipo Bank voluntarily to
make full payment of the loan obligation to deter the auction sale of the
subject property;
d. That the consideration of the sale is P1 Million less taxes and expenses, and
payment of the loan with Lipo Bank;
e. That Juan Dela Cruz from the very beginning knew that it was Sps. Maria
Santos and Pedro Santos who are the buyers of the subject property;
f. That Juan Dela Cruz voluntarily and knowingly executed a Deed of Absolute
Sale in favor of Maria Santos married to Pedro Santos which Deed of Sale
was notarized by Atty. Quizon in the presence of the plaintiff Juan Dela Cruz;
g. That the consideration/purchase price was paid by Sps. Pedro and Maria
Llarena, initial payment was made with Lipo Bank representing the loan
obligation of Juan Dela Cruz and the balance after expenses is now in the
possession of Marsha Puruntong and holds it in trust for Delia Maleda, the
real and beneficial owner of the subject property;
h. To prove damages sustained by Sps. Maria Santos and Pedro Santos due to
the malicious filing of the above-titled suit;
i. To prove all the other material allegations in the Answer as the instant judicial
affidavit may be relevant thereto.
Preliminary Statement
Ako po si Maria Santos 54 taong gulang, may asawa at nakatira sa Bubuyog,
Tanauan City at isang maybahay.
Ang nagtatanong po sa akin ay si Atty. Hetty Sison at may pahatirang sulat sa
101 Peoples Crossing, Calamba City. Ang pagtatanong ay ginanap din sa naturang
lugar at opisina.
Akin pong sinagot ang kanyang mga katanungan na lubusan kong
nauunawaan at pinanunumpaan at ako po ay maaaring maharap para sa kasong
criminal na false testimony at perjury.
MGA TANONG AT SAGOT
Q1. Gng. Saksi kayo po ba si Maria Santos na isa sa mga inihabla sa kasong ito?
A1. Opo.
PAGE 26
Q2. Sinu-sino pa po ba ang ibang inirereklamo sa kasong ito?

A2. Ang asawa ko pong si Pedro Santos, Isko Santos, Shirley Santos, Marsha at
John Puruntong.
Q3. Kilala nyo po ba si Juan Dela Cruz, ang nagsasakdal sa inyo sa kasong ito?
A3. Opo.
Q4. Bakit nyo po siya nakilala?
A4. Dahil siya po ay tiyuhin ng aking bayaw na si Isko Santos.
Q5. Bukod po sa pagiging tiyuhin ni Isko Santos mayroon po ba kayong naging
transaksyon kay Juan Dela Cruz?
A5. Opo.
Q6. Ano po ang naging transaksyon ninyo kay Juan Dela Cruz?
A6. Ako po at aking asawa ang bumili ng lupa kay Juan Dela Cruz.
Q7. Ang transaksyon nyo po ng bilihan ni Juan Dela Cruz ay nakasaad sa isang
kasulutan?
A7. Opo ito po ay nakasaad sa kasulutan ng bilihang tuluyan o Deed of Absolute
Sale.
Q8. Maari nyo po bang ipakita ang kasulutang bilihan tuluyan o Deed of Absolute
Sale na inyong sinasabi?
A8. Opo narito po.
Q9. Ang Kasulatan ng Bilihang Tuluyan o Deed of Absolute Sale ay minarkahan na
bilang Exhibit 4 at ang lagda ni Juan Dela Cruz ay aking minarkahan bilang Exhibit
4-a, alam nyo po kung kaninong lagda ito?
A9. Opo kay Juan Dela Cruz po.
Q10. Bakit nyo po alam na kay Juan Dela Cruz ang lagdang ito?
A10. Nakita ko po nang siya ay lumagda sa kasulatan na Deed of Absolute Sale.
Q11. Akin din pong minamarkahan ang lagda sa ibabaw ng pangalan ni Maria
Santos bilang Exhibit 4-b, alam nyo po ba kung kaninong lagda ito?
A11. Sa akin po.
Q12. Saan nyo po ba nilagdaan ang kasulatan ng Bilihang Tuluyan o Deed of
Absolute Sale?
A12. Sa harapan po ng Notaryo Publiko na si Atty. Quizon.
Q13. Akin pong inilalakip sa inyong Sinumpaang Salaysay (Judicial Affidavit) ang
Exhibit 4 na isusumite sa korte kung saan nakabinbin ang kasong ito, pinagtitibay
nyo ba ang aking aksyon?
A13. Opo.
Q14. Ano po ba ang property o ari-arian na nasasakop sa Bilihan Tuluyan o Deed of
Absolute Sale?
PAGE 27
A14. Isa pong pasela ng lupa na may sukat na 410 metro kwadrado at mga gusaling
nakatayo dito (residential & commercial building) na may sukat na 58.5, 42 at 24
metro kwadrado na matatagpuan sa Brgy. Bubuyog, Tanauan City, Batangas at
nasasakop sa Titulo Blg. CLOA 363.
Q15. Magkano po ba ang aktuwal na bilihan ng lupa at ang mga gusaling nakatayo
dito?
A15. Isang Milyon po.
Q16. Nasabi nyo po na ang aktuwal na bilihan ng lupa ay Isang Milyon hindi po ba?
A16. Opo.
Q17. Bakit po naman sa inyong Bilihang Tuluyan ay P550,000.00 lamang ang
nakasaad?
A17. Sapagkat ang amin pong napagkasunduan na sa Isang Milyon kabuuang
halaga ng lupa ay babawasin ang kabuuang utang na binayaran sa Lipo Bank, ang
share sa capital gains tax at documentary stamps tax, komisyon ng ahente, bayad
sa pagpapanotaryo, at iba pang gastusin sa pagpapalipat ng titulo galing kay Juan
Dela Cruz patungo sa amin na bumili.
Q18. Maari nyo po bang sabihin kung paano po nagsimula ang bilihan ninyo ni Juan
Dela Cruz?
A18. Ang akin pong bayaw na si Isko Santos ay sinabi sa akin na ibinebenta na daw
po ang lupang nabanggit ko sapagkat maiilit na ito ng bangkong Lipo Bank kung
saan ito ay isinangla. Ang lupa at ang mga nakatayo po sa lupa ay ipagbibili na ng
Sheriff.
Q19. Mayroon po ba kayong katibayan na ang lupa at ang mga gusaling nakatayo
dito ay ipagbibili na ng Sheriff?
A19. Opo ang Sheriffs Notice of Sale at Petition for Extrajudicial Foreclosure of Real
Estate Mortgage.
Q20. Maari nyo po bang ipakita ang sinasabi ninyong Sheriffs Notice of Sale at
Petition for Extrajudicial Foreclosure of Real Estate Mortgage?
A20. Opo narito po.
Q21. Ang Certified Photocopy ng sheriffs Notice of Sale ay minarkahan na bilang
Exhibit 5 at ang Petition for Extrajudicial Foreclosure of Real Estate Mortgage ay
minarkahan na bilang Exhibit 6, 6-a, 6-b. Akin pong inilalakip sa inyong
Sinumpaang Salasay (Judicial Affidavit) ang Exhibit 5, 6, 6-a, 6-b na isusumite sa
korte kung saan nakabinbin ang kasong ito, pinagtitbay nyo ba ang aking aksyon?
A21. Opo.
Q22. Saan po kayo nakakuha ng kopya ng Sheriffs Notice of Sale at Petition for
Extrajudicial Foreclosure of Real Estate Mortgage?
A22. Sa tanggapan po ng Clerk of Court and Ex-Officio Sheriff, Regional Trial Court,
Tanauan City.
Q23. Nang malaman nyo po sa inyong bayaw na ang lupa ay ibinebenta sapagkat
ito ay maiilit na at ibinibenta na ng sheriff, ano po ang sinabi ninyo?
PAGE 28
A23. Sinabi ko po na kaawa-awa naman si Juan Dela Cruz at sasabihin ko sa aking

asawang si Pedro na kung maari naming bilhin ang lupa para matulungan si Juan
Dela Cruz sapagkat hindi na po naman iba sa amin si Juan sapagkat ang
pamangkin niyang si Shirley ay asawa ng aking bayaw na si Isko.
Q24. Nakausap nyo po ba ang inyong asawa?
A24. Opo.
Q25. Ano po ang sinabi niya?
A25. Marami po siyang tinatanong tungkol sa lupa na kung magkano, kung saan
ang lokasyon ng lupa at bakit ibinebenta? Sinagot ko naman po ang kanyang mga
tanong kayat nagkasundo nga po kaming mag-asawa na bilhin na ang lupa upang
matulungan nga po si Juan Dela Cruz kaysa naman po mailit lamang ng Lipo Bank
sa napakaliit na halaga.
Q26. Sa pagkakalaam nyo po magkano po ba naisangla ito sa Lipo Bank?
A26. Ang alam ko po ay P100,000.00
Q27. Matapos po ninyong mapagkasunduan ng inyong asawa na bilhin ang lupa na
nasa pangalan ni Juan Dela Cruz ano po ang sumunod na nangyari?
A27. Nagpadala na po ang aking asawang si Pedro Santos ng pera para
maipambayad muna sa pagkakautang ni Juan Dela Cruz sa Lipo Bank.
Q28. Matapos pong makapagpadala ang iyong asawa ng pera ano po ang sumunod
na nangyari?
A28. Nagpunta na po kami sa Lipo Bank upang bayaran nang buo ang
pagkakautang ni Juan Dela Cruz.
Q29. Sinu-sino po ang kasama ninyo sa Lipo Bank nang kayo ay magbayad?
A29. Ako po, si Juan Dela Cruz, Isko Santos, Shirley Santos, Anna Miranda na
pamangkin ni Juan Dela Cruz.
Q30. Nakarating po ba kayo sa Lipo Bank upang bayaran ang utang ni Juan Dela
Cruz?
A30. Opo.
Q31. Ano po ang nangyari nang kayo ay nasa Lipo Bank na?
A31. Kinausap po ni Juan Dela Cruz ang staff ng Lipo Bank na Harry Sulot daw po
ang pangalan at sinabi nga po ni Juan Dela Cruz na babayaran na ng buo ang
pagkakautang. Tinanong pa nga po ni Harry Sulot kung sino ang nakabili sa lupa at
itinuro nga po ako ni Juan Dela Cruz na nakabili.
Q32. Nabayaran nyo po ba ang pagkakautang sa Lipo Bank?
A32. Opo magkaharap po kaming dalawa ni Juan Dela Cruz sa Teller nang bayaran
ko ang utang sa Lipo Bank.
Q33. Magkano po ang inyong binayaran?
A33. P234,862.46 po.
PAGE 29
Q34. Mayron po ba kayong katibayan ng pagbabayad ninyo ng pagkakautang sa

Lipo Bank.
A34. Mayroon po. Ang Official Receipt po na ibinigay ng Lipo Bank.
Q35. Maari nyo po bang ipakita ang Official Receipt na inyong sinasabi?
A35. Narito po. (ibinigay ang Official Receipt)
Q36. Ang Official Receipt po na ibinigay ng Lipo Bank na may petsang 29 Sept 2011
ay namarkahan bilang Exhibit B ng plaintiff at minamarkahan din bilang ebidensya
ng inirereklamo bilang Exhibit 12. Ang Exhibit 12 po ay aking inilalakip sa inyong
Sinumpaang Salaysay (Judicial Affidavit) na isusumite sa Regional Trial Court,
pinagtitibay nyo po ba ang aksyon?
A36. Opo.
Q37. Matapos nyo pong mabayaran ang pagkakautang sa Lipo Bank ano pa po ang
sumunod na nangyari?
A37. Iyon nga po ibinigay po sa akin ang resibo sapagkat ako po naman ang
nagbayad at ibinigay po kay Juan Dela Cruz ang titulo at sinabi sa amin na balikan
na lamang daw po namin ang Release of Mortgage sapagkat aayusin pa at
pagkatapos po ay kami ay lumabas na ng Lipo Bank.
Q38. Matapos po kayong manggaling sa Lipo Bank ano pa po ang sumunod na
nangyari?
A38. Kami po muna ay kumain sa Beeges restaurant sapagkat tanghalian na.
Matapos po naming kumain ay nagpaalam na sina Juan Dela Cruz at Anna Miranda
at si Juan Dela Cruz po ay humingi sa akin ng P2,000.00 sapagkat wala daw po
siyang kapera-pera.
Q39. Binigyan nyo po ba si Juan Dela Cruz ng P2,000.00 katulad ng hinihingi niya?
A39. Opo at pagkabigay ko po ay iniabot din po niya ang titulo ng lupa at sinabi sa
akin na kayo naman ang mag-aayos nito, kayo na ang bahala dito at nauna na po
silang umuwi.
Q40. Ano pa po ang sumunod na nangyari kung mayroon man?
A40. Nagpunta po kami nila Isko at Shirley Santos sa opisina ni Atty. Molo upang
magtanong kung paano ang pagpapagawa ng Deed of Absolute Sale subalit wala si
Atty. Molo kaya kami ay nagpunta sa opisina ni Atty. Quizon.
Q41. Natagpuan nyo po ba si Atty. Quizon sa kanyang opisina?
A41. Opo at tinanong namin kung ano ang kailangan sa pagpapagawa ng Deed of
Sale. Tinanong po niya ang detalye ng Titulo at nabanggit namin na ito ay isinangla
sa bangko at sinabi niya na kailangan daw ang Release of Mortgage bago niya
gawin ang Deed of Sale. Sapagkat wala pa naman ang Release of Mortgage ay
sinabi namin na babalik na lamang kami at kami ay umuwi na.
Q42. Ano pa po ang sumunod na pangyayari?
A42. Nagbalik po kami sa Lipo Bank isang linggo makaraan ang Setyembre 29,
2011 subalit hindi pa rin daw po napirmhaan ang Release of Mortgage sapagkat ang
pipirma daw po ay nasa Bikol at kami daw po ay bumalik ulit sa loob ng isang linggo.
Q43. Nagbalik po ba kayo sa Lipo Bank makalipas ang isang linggo?
PAGE 30
A43. Opo.
Q44. Nang kayo po ay magbalik sa Lipo Bank sa ikalawang pagkakataon sino po
ang inyong Kasama?
A44. Kami po nina Juan Dela Cruz, Isko at Shirley Santos.
Q45. Kailan po kayo eksakto nagbalik sa Lipo Bank?
A45. Nagbalik po kami noon Oktubre 10, 2011.
Q46. Nong Oktubre 10, 2011 nang magbalik kayo sa Lipo Bank nakuha nyo na po
ba ang Release of Mortgage?
A46. Opo.
Q47. Maari nyo po bang ipakita ang Release of Mortgage na inyong sinasabi?
A47. Opo narito po.
Q48. Ang Release of Real Estate/Chattel Mortgage ay minarkahan na bilang Exhibit
8. Akin pong inilalikip sa inyong Sinumpaang Salaysay (Judicial Affidavit) ang
Exhibit 8 pinagtitibay nyo po ba ang aking aksyon?
A48. Opo.
Q49. Matapos nyo pong makuha sa Bangko ang Release of Real Estate/Chattel
Mortgage ano po ang sumunog na nangyari?
A49. Kami po naman ay dumiretso na sa Register of Deeds upang ipakansela ang
Mortgage.
Q50. Nakansela po ba ang Mortgage o sangla?
A50. Opo.
Q51. Matapos po kayong magpunta sa Register of Deeds ano po ang sumunod na
nangyari?
A51. Kami pong dalawa ni Juan Dela Cruz ay nagtungo na sa opisina ni Atty. Quizon
upang magpagawa at pumirma na ng Deed of Sale.
Q52. Natagpuan nyo po ba si Atty. Quizon sa kanyang opisina?
A52. Opo.
Q53. Ano po ang nangyari nang kayo ay nasa opisina na ni Atty. Quizon?
A53. Sinabi ko nga po na kami ay magpapagawa ng Deed of Absolute Sale at
kasama ko po ang may-ari ng lupa at ipinakita ko po ang kaukulang dokumento
katulad ng nasabi na niya nang kami ay unang nagsadya sa kanya para magawa na
ang Deed of Sale.
Q54. Ano pa po ang nangyari nang kayo ay nasa tanggapan ni Atty. Quizon?
A54. Kami pong dalawa ni Juan Dela Cruz ay pumirma sa dokumento na Deed of
Absolute Sale sa harapan ni Atty. Quizon.
Q55. Bago po kayo pumirma sa Deed of Absolute Sale kaharap si Atty. Q, ano po
ang ginawa ni Atty. Quizon?
PAGE 31
A55. Ipinabasa po muna niya sa aming dalawa ni Juan Dela Cruz ang nilalaman ng
Deed of Absolute Sale.
Q56. Matapos po ninyong mabasang dalawa ni Juan Dela Cruz ang Deed of
Absolute Sale ano po ang sumunod na nangyari?
A56. Nang mabasa po namin ang ginawa niyang Deed of Absolute Sale tinatanong
po kaming dalawa ni Juan Dela Cruz ni Atty. Quizon kung naunawaan daw po namin
ang nilalaman ng Deed of Absolute Sale. At sumagot naman kami na opo
naunawaan po namin.
Q57. Ang sinasabi nyo po bang dokumento na Deed of Absolute Sale ay ang
dokumento na minarkahan bilang Exhibit 4?
A57. Opo.
Q58. Noong pumirma po ba ng dokumento na Deed of Absolute Sale si G. Juan
Dela Cruz hindi po ba niya hiningi ang kakulangang bayad sa lupa ayon sa inyong
napagkasunduan?
A58. Hindi po.
Q59. Bakit po sa inyong pagkakaalam ay hindi niya hiningi ang kakulangang bayad?
A59. Sapagkat alam po naman niya na ang kakulangang bayad ay aking ibibigay sa
kanyang kapatid na si Marsha ayon na rin sa utos ni Delia Maleda sapagkat ang
sabi po naman sa akin ni Marsha ay talagang nagmamay-ari ang lupa ay si Delia
Maleda.
Q60. Alam po ba ni Juan Dela Cruz na ang napagkasunduang presyo ay isang
milyon at babawasin ang kaukulang gastusin katulad ng mga buwis at utang sa Lipo
Bank?
A60. Sa pagkakaintindi ko po ay alam na niya at siya ay pumapayag sapagkat
pumirma naman po siya sa Deed of Absolute Sale at una na nga po ay nagbayad na
kami ng kanyang utang sa Lipo Bank.
Q61. Matapos po kayong makapagpirmahan ng Deed of Absolute Sale sa
tanggapan ni Atty. Quizon, ano pa po ang sumunod na nangyari?
A61. Noon pong Oktubre 14, 2011 ay ibinigay ko kay Marsha ang kabuuang bayad
sa isang milyon matapos maibawas ang mga gastusin katulad ng bayad sa utang sa
bangko at mga gagastusin upang mailipat ang titulo sa aming pangalan.
Q62. Bakit po kay Marsha ninyo ibinigay ang kakulangang bayad?
A62. Sapagkat ang sabi po sa akin ni Marsha ay siya po ang inatasang tumanggap
ng pera ng tunay na nagmamay-ari ng lupa na si Delia Maleda. At komo nga po
magkakapatid naman silang tatlo ay nagtiwala po ako at sila naman po ang
magkakausap.
Q63. Alam po ba ito ni Juan Dela Cruz?
A63. Sa pagkakalaam ko nga po ay alam naman ni Juan Dela Cruz ang lahat lahat
ukol sa bilihan sapagkat kusa po naman siyang sumama sa amin sa Lipo Bank,
alam niya na kami ang bibili ng lupa at kusang loob di po siyang pumirma sa Deed
of Absolute Sale at hindi naman po siya nagtanong sa amin kaya naman po
masasabi kong alam niya ang lahat tungkol sa bilihan.
PAGE 32
Q64. Mayroon po ba kayong katibayan na ibinigay ninyo ang kabuuang bayad para
sa bilihan ng lupa kay Marsha?
A64. Opo. Narito po. (ibinigay ang dokumento)
Q65. Sa dokumento pong ito ay may lagda sa ibabaw ng pangalan ni Marsha.
Kanino pong lagda ito?
A65. Kay Marsha po.
Q66. Paano po ninyo nalaman na ito ay lagda ni Marsha
A66. Pinirmahan niya po ang dokumento sa aking harapan.
Q67. Ang dokumento po may petsa 10/14/2011 na nagsasabing "Ako si Marsha
tumangap ng halagang (P712,183.54) seven hundred twelve thousand, one hundred
eighty three pesos and fifty four centavos. Sa kabuuang bayad ng maalis ang
gastos. Kabayaaran ito sa lupang isinangla sa banko at tuluyang ibinenta ni Juan
Dela Cruz kay Maria Santos kapwa nakatira sa Tanauan City, Batangas. Ako bilang
kapatid ng may-ari mismo ng lupang ito na si Delia Maleda ay inatasan niya na
tumanggap ng nasabing bayad sa lupa" ay minarkahan bilang Exhibit 10 at ang
lagda sa ibabaw ng pangalan ni Marsha ay minarkahan bilang Exhibit 10-a. Ang
Exhibit "10" po ay inilalakip ko sa inyong Sinumpaang Salaysay ito po ba ay inyong
pinagtitibay?
A67. Opo
Q68. Matapos nyo pong mabayaran ng buo ang halaga ng lupa ano pa po ang
inyong ginawa kung mayroon man?
A68. Sapagkat hindi po naman ako marunong ng proseso sa pagpapaayos ng
paglilipat ng titulo mula kay Juan Dela Cruz papunta sa aming mag-asawa ay
kinausap po namin si Crisanta Basilio na "ini-refer" po sa amin na nag-aayos ng
pagpapalipat ng titulo?
Q69. Ano po ang sinabi sa inyo ni Basilio?
A69. Nang kami po ay nag-uusap tinawagan niya po ang taga-BIR upang tanungin
kung magkano ang mga buwis at kabuuang halaga ng babayaran sa RD at sa
munisipyo upang mapalipat sa aming pangalan ng aking asawa ang titulo at
matapos nga po niyang makausap ang taga-BIR ay sinabi ni Basilio sa amin na ang
kabuuang halaga ng babayaran ay P90,000.00 at siva na daw po ang bahalang
maglakad at mag-ayos.
Q70. Nagbigay po ba kayo ng halagang P90,000.00?
A70. Opo.
Q71. Mayroon po ba kayong katunayan na nagbigay kayo ng halagang P90,000.00.
A7l. Opo mayroon po siyang pinirmahang papel.
Q72. Maari nyo po bang ipakita ang papel na inyong sinasabi?
A72. Opo narito po. (Ibinibigay ang dokumento)
Q73. Ang dokumento po may petsa 10/14/11 na nagsasabing "Received from Maria
the amount of Ninety Thousand Pesos as payment for the transfer of CLOA title of
property at Tanauan City. Expenses included are: Capital Gains Tax, Doc. Stamps,
PAGE 33
Transfer Tax, Notarial Fees, Registration from RD & Assessor, Issuance of New Title
and other miscellaneous expenses" ay minarkahan bilang Exhibit 11. Ang Exhibit
"11" po ay inilalakip ko sa inyong Sinumpaang Salaysay ito po ba ay inyong
pinagtitibay?
A73. Opo.
Q74. Dito sa dokumentong ibinigay ninyo ay may pirma sa ibabaw ng pangalan ni
Basilio alam nyo po kung kaninong pirma ito?
A74. Kay Basilio po.
Q75. Bakit po ninyo alam na kay Basilio ang pirmang ito?
A75. Kaharap po ako nang pinirmahan nya ang dokumento at kasabay ko din pong
ibinigay sa kanya ang pera at ang mga kaukulang dokumento kasama ang orihinal
na titulo para sa paglilipat ng pangalan ng titulo sa amino Akin pong minamarkahan
ang lagda ni Basilio bilang Exhibit "l1-a."
Q76. Matapos nyo pong makapagbigay ng kaukulang halagang P90,000.00 kasama
na rin ang mga dokumento kay Basilio ana po ang sumunod na nangyari?
A76. Makaraan po ang dalawang linggo ay ibinigay sa akin ni Basilio ang Titulo
Silang T-123456at ang mga Tax Declaration na nasa akin nang pangalan at ng aking
asawang si Pedro Santos.
Q77. Maari nyo po bang ipakita ang sinasabi ninyong Titulo Bilang T-123456 at ang
mga Tax Declaration?
A77. Opo, narito po.
Q78. Ang Titulo Bilang T-123456 na nasa pangalan ni Maria Santos married to
Pedro Santos ay minarkahan bilang Exhibit "1" at ang Tax Declaration of Real
Property ay minarkahan bilang Exhibit 2 and 3. Ang Exhibit "1", "2" and "3" po ay
inilalakip ko sa inyong Sinumpaang Salaysay (Judicial Affidavit) ito po ba ay inyong
pinagtitibay?
A78. Opo.
Q79. Matapos na pong maipasalin sa inyong pangalan ang titulo ng lupa ano na po
ang inyong ginawa?
A79. Pinapunta ko ho sa lupa na aming nabili kay Juan Dela Cruz ang aking
dalawang anak at mga pinsan upang ipalinis na ang lugar subalit hindi sila
pinapasok ng nakatira doon na si Anna Miranda sapagkat hindi raw sila aalis doon.
Q80. Ano po ang ginawa ninyo matapos ang pangyayaring iyon?
A80. Hindi na po kami nagpumilit sapagkat ayaw po naman namin ng gulo at kami
naman po ay mga tahimik na tao.
Q81. Matapos po ang insidenteng iyon ano pa po ang sumunod na pangyayari kung
meron man?
A81. May natanggap po akong sulat na galing sa Brgy. Bubuyog na maghaharap
kami sa barangay upang magkaayos.
Q82. Ano po ang nangyari sa Barangay o napag-usapan sa Barangay?
PAGE 34
A82. Hindi po nagkaayos sa barangay sapagkat noong unang pulong pa lamang ay

matataas na ang boses ni Juan at ng pamangkin niyang si Anna tapos po ay nag
walk-out sila kaya nagtapos ang unang pulong na walang nangyari. Nang ikalawa
pong patawag ng Barangay hindi na dumating sila Juan. Dala na po ni Marsha
Puruntong ang pera para ibigay na kay Juan at nang matapos na sapagkat lagi
niyang sinasabi na wala siyang natatanggap kahit singko subalit hindi na dumating
si Juan kahit pa sinundo na siva ng mga kinatawan ng Barangay.
Q83. Matapos ang pagpupulong sa barangay na hindi sila dumating ano pa po ang
mga sumunod na pangyayari?
A83. Nakatanggap ho kami ng imbitasyon galing kay Atty. MJ Bautista.
Q84. Nagpunta po ba kayo kay Atty. Bautista?
A84. Opo.
Q85. Ano po ang nangyari sa pag-uusap kay Atty. Bautista?
A85. Sinabi nya nga po sa amin na magseset siya ng petsa na maghaharap-harap
kami nila Juan sa kanyang opisina subalit sinabi po ng aking bayaw na si Isko na
hindi kami papayag na dito kami mag-usap dahil sa aming palagay ay parang hindi
"neutral" ang lugar at parang magiging "one-sided" lang sapagkat abogado siya ni
Juan. Kaya sinabi sa amin ni Atty. Bautista na mag-ayos na lang kami sa barangay.
Q86. Sinu-sino po kayong pumunta sa opisina ni Atty. Bautista?
A86. Ako, ang mag-asawang Isko at Shirley at Marsha Dela Cruz Puruntong.
Q87. Nang sinabi po sa inyo na mag-ayos na lang kayo sa Barangay ano po ang
ginawa ninyo?
A87. Sa ikatlong patawag ng barangay muli kaming nagharap-harap kasama sila
Isko AI, Shirley, Marsha at dumating na rin po si Juan Dela Cruz. Hiniling ni Juan
Dela Cruz na kami na lang dalawa ang pumasok sa opisina ni Kapitan Herman
Morelos.
Q88. Ano po ang pangyayari nang magharap kayo kay Kapitan sa ikatlong
pagkakataon?
A88. Una pong tinanong ni Kapitan si Juan Dela Cruz na "Ano kuya Juan ang
masasabi mo rito sa ipinagbili mong lupa? Ang sagot naman ng Juan ay wala ho
akong natatanggap na perang ibinayad at ipinaggigiitan niya na ibalik na lang sa
kanya ang titulo.
Q89. Ano po ang sinabi ni Kapitan?
A89. Ay ang sabi nga po ni Kapitan ay papaano maibabalik sa iyo ang titulo ay
nakapangalan na kila Maria Santos. Pagkatapos po ay tinanong naman ako ni
Kapitan kung ano ang masasabi ko?
At ang sabi ko po ay "pwede kong ibalik sa iyo ang titulo kaya lang yung sinasabi
niya na kami pa din ang gagastos sa pagpapalit ng pangalan ay hindi ho ako
pumayag kaya wala rin hong nangyari sa Barangay.
Q90. Matapos po ang pulong sa barangay ano pa po ang sumunod na pangyayari?
PAGE 35
A90. Nakatanggap na lang po kami ng abiso galing sa korte na kami po ay

inireklamo ni Juan Dela Cruz.
Q91. Ang sinasabi ninyo po bang reklamo ay ang kasong ito na naisampa laban sa
inyo?
A91. Opo.
Q94. Meron pa po ba kayong gustong sabihin ukol sa kasong ito?
A94. Ang masasabi ko lang ho ay kung tutuusin ho ay wala na kaming problema
sapagkat nakapagbayad na kami at pumirma naman si Juan Dela Cruz ng kusang
loob sa Deed of Absolute Sale na nangangahulugan na kami ay nagkasundo sa
pagbebenta ng lupa.
Q95. Meron pa po ba kayong ibang sasabihin?
A95. Kung gusto po nilang ibalik sa kanila ang titulo tulad ng sinasabi nila ay ibalik
po nila ang pera namin at lahat ng nagastos at sila rin ang gumastos sa
pagpapalipat sapagkat natulungan naman namin si Juan Dela Cruz upang hindi
mailit ang lupa at hindi na lumaki pa ang babayaran sa Lipo Bank.
Q95. Bukod po sa inyong kahilingan na maibalik sa inyo ang inyong pera at ang
lahat ng inyong nagastos, mayroon pa po ba kayong nais hilingin sa kagalanggalang na hukuman?
A95. Opo. Nais ko pong hilingin sa kagalang-galang na hukuman na pagbayarin si
Juan Dela Cruz ng halagang P100,000.00 para sa "moral damages" sapagkat ang
kasong ito na isinampa niya sa amin na wala namang basehan ay nagdulot ng labis
na pagkabahala at pagkakasakit lalo na po sa aking asawa na nanininilbihan sa
ibang bansa upang kumita lamang; gayon din po ng halagang P100,000.00 para sa
"exemplary damages" upang siya po ay hindi na pamarisan at gayundin po ang
gugol sa abogado na halagang P100,000.00 at P2,000.00 sa bawat pagharap sa
korte.
IN WITNESS WHEREOF, I have hereunto signed my name this ____ day of April,
2013 at Calamba City.
MARIA SANTOS
Affiant
SUBSCRIBED AND SWORN to before me this __ day of April, 2013 at Calamba

City affiant exhibiting to me her ________________________as evidence of identity.
ATTESTATION
I, Hetty Sison, with office address at 101 Peoples Crossing, Calamba City attest
under oath as follows:
PAGE 36
I personally conducted the interrogation of Maria Santos of Brgy. Bubuyog, Tanauan,

Batangas in Civil Case No. 12-01-2345 filed before the Regional Trial Court,
Tanauan City, Branch 01. I faithfully recorded the questions I asked Mrs. Maria
Santos and the answers she gave me; and neither I nor any other person then
present coached Mrs. Santos regarding her answers.
SUBSCRIBED AND SWORN to before me this __ day of March 2013 at Calamba
City by affiant who is personally known to me.
Doc. No. ____
Page No. ____
Book No. ____
Series of 2013
Notary Public
Copy furnished:
ATTY. MARLO BAUTISTA
Counsel for the Plaintiff
Tanauan City, Batangas

REGIONAL TRIAL COURT OF BATANGAS
JUAN R. DELA CRUZ,
Plaintiff
-versusSPOUSES PEDRO SANTOS,
AND MARIA SANTOS, SPOUSES
FOR DECLARATION OF
ISKO AL SANTOS AND SHIRLEY NULLITY OF THE DEED OF THE
SANTOS, SPOUSES MARSHA
DEED OF ABSOLUTE SALE,
PURUNTONG AND JOHN
CANCELLATION OF
TRANSFER
PURUNTONG,
CERTIFICATE OF TITLE NO.
Defendants.
T-987654 WITH DAMAGES
X ------------------------------------------------------X
PAGE 37
TERMS OF REFERENCE
Having considered the Drafts of the Terms of Reference that
counsels submitted and having consulted both parties and their
counsels during the preliminary conference regarding the matters it
should contain, the Court is issuing the following Terms of Reference in
the case:
1. Summary of the Admitted Facts
Lot 23 in Barangay Bubuyog, Tanauan City, Batangas, with an
area of 410 square meters, and covered by Transfer Certificate of Title
No. CLOA-363 was registered to plaintiff Juan R. dela Cruz (Juan). Juan
mortgaged it with Lipo Bank in Batangas to secure a loan but because of
failure to pay, the bank foreclosed the mortgage.
To avoid total loss of the land, in September 2011 Juans sister
defendant Marsha Puruntong (Marsha), found a buyer who would be
willing to pay the outstanding obligation with the bank and pay the
balance of the purchase price to the owner. After Juan agreed, the buyer
paid the loan with the bank on September 29, 2011 resulting in the
release of the title and the issuance of a new one to defendants Pedro
and Maria Santos.
2. Fidelity of the Attached Copies
The documents attached to the judicial affidavits of the witnesses
from both sides are faithful copies, reproductions, or pictures of their
originals.
3. Summary of Plaintiffs Evidence
The evidence for Juan tends to show that he agreed to sell Lot 23
for P1,100,000.00, net of all taxes and expenses, provided that after
paying the bank, the buyer would pay him the balance of the purchase
price simultaneously with the execution of the deed of sale and its
notarization. Marsha helped him find the buyer.
After the bank released the title, however, defendant Isko and
Shirley Santos, who assisted in the sale, convinced Juan to give it to
them so their undisclosed buyer could pay him immediately. Since
Shirley was his niece, Juan entrusted the title to her. Later, he also
agreed to execute a deed of sale with the buyers name left blank
provided it would be notarized only in his presence when he is paid.
As it turned out, however, spouses Pedro and Maria who bought
the lot registered it in their names after paying him only P1,000,000.00,
short by P100,000.00, and, contrary to what was agreed upon, deducted
PAGE 38
from the price the documentary and capital gains taxes and other
miscellaneous fees.
.
4. Summary of Defendants Evidence
The evidence for the defendants tend to show that it was Delia
Cruz-Maleda (Delia), an American citizen, who really owned Lot 23. She
was Juan and Marshas sister. In 2008, unknown to Delia, Juan
mortgaged the lot to Lipo Bank to secure a loan of P100,000.00.
Because of failure to pay the loan, the bank extra-judicially foreclosed
the property. When Delia learned of this, she asked Marsha to look for a
buyer who would be willing to redeem the land from the bank and pay
her what remained of the price.
Marsha found the buyer in Pedro (the brother of her son-in-law
Isko) and his wife, Maria. They agreed to pay P1 million for the land,
exclusive of taxes and fees, but deduct from it the amount they would
pay Lipo Bank to settle Juans loan. After they paid the bank, Juan
executed a notarized deed of sale and delivered the title to them.
Subsequently, however, Delia demanded through Juan more money
from them but they refused to pay more, the sale having been
consummated and the new title having been already issued.
5. Factual Issues
The factual issues in this case are:
(a) Whether or not the buyers of Lot 23, spouses Pedro and
Maria, agreed with Juan (and Delia) to pay him the balance of the
purchase price of P1,100,000.00, net of capital gains and documentary
stamp taxes and other fees, after deducting what was paid the bank;
(b) Whether or not spouses Pedro and Maria paid Juan
P100,000.00 short of the agreed price of P1,100,000.00 for the
purchase of Lot 23; and
(c) Whether or not Juans complaint is baseless, inflicting moral
damages upon spouses Pedro and Maria.
6. List of Witnesses
Juan will testify on related issues (a) and (b).
Maria Santos will testify also on related issues (a) and (b). She will
also testify on issue (c).
7. Legal Issues
PAGE 39
a. Assuming that Pedro and Maria breached their obligation to pay

the full price of the sale to Juan, whether or not Juan is entitled to the
annulment of that sale and to payment of moral and exemplary damages
plus attorneys fees;
b. Assuming that Juans suit is baseless and inflicted moral
damages upon Pedro and Maria, whether or not they are entitled to their
claims for moral and exemplary damages plus attorneys fees.
SEVERINO R. SANDOVAL
Presiding Judge
PAGE 40

SC Model Case - Dela Cruz v. Santos

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REPUBLIC OF THE PHILIPPINES

REGIONAL TRIAL COURT OF BATANGAS

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

2.3 Marsha D. Puruntong, likewise of legal age, Filipino, married,

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Hundred Thousand Pesos (Php. 1,100,000.00), net of all taxes and

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

property already registered in the name of Maria Santos are hereto

First Cause of Action: The Deed of Absolute Sale is

For a contract to be valid, it must have three (3) essential

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Second Cause of Action: The Plaintiff did not appear

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

4. Fourth Cause of Action: The Certificate Authorizing

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

6. Sixth Cause of Action: Defendants-Spouses Pedro and

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That, Plaintiff, in his utmost effort to settle the matter amicably,

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

REPUBLIC OF THE PHILIPPINES

JUAN R. DELA CRUZ,

SPS PEDRO SANTOS ,ET. AL.,

CIVIL CASE NO. 12-01-2345

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

9. The allegations in paragraph 8, under Section II (The Facts) of

The Causes of Action

12. The allegations in paragraphs 1, 2, 3, 4, 5 and 6 of Section III

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

consideration of the property would be

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

embarrassment to defendants in the community. Marsha, Isko and

REPUBLIC OF THE PHILIPPINES

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

JUAN R. DELA CRUZ,

CIVIL CASE NO. 12-01-2345

The person interrogating me is Atty. MJ Bautista with address at

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Absolute Sale; the Certificate Authorizing Registration upon which the

Kilala mo ba ang mga taong dito ay inihabla mo?

Q3: Bakit mo naman sila kilala?

Alam mo ba ang lupang pinag-uusapan sa kasong ito?

Q5: Sa anong dahilan at alam mo ang lupang ito?

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

A9: Napag-alaman ko na napalipat na ang aking titulo sa pangalan ni Maria at

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Q27: Saan kayo nagtungo?

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

A59: Hindi po ako binigyan ng anumang sertipikasyon o patunay ng mga kawani

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Declaration Nos. 011-01109, 011-01110 at 011-01111, na pawang nakapangalan

Juan Dela Cruz

SUBSCRIBED AND SWORN to before me this 1 st day of February, 2013 in City of

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

MARIA SANTOS, ET. AL.,

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE

Q2. Sinu-sino pa po ba ang ibang inirereklamo sa kasong ito?

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE