EN BANC
[G.R. No. L-7084. October 27, 1954. ]
SMITH, BELL & CO., LTD., recurrente, contra el REGISTRADOR DE TITULOS DE DAVAO, recurrido.
Sres. Ross, Selph, Carrascoso y Janda for Petitioner.
D. Patrocinio Vega-Quitain for Respondent.
SYLLABUS
1. DERECHO CONSTITUCIONAL; EXTRANJEROS; SU DERECHO A ABRENDAR OBTENER EN ARRENDAMIENTO TERRENOS PRIVADOS. — Fundandose en el parrafo 6 del articulo 1491, relacionado con el articulo 1646 del Codigo Civil de Filipinas, algunos contienden que los extranjeros que no pueden comprar bienes inmuebles por disposicion constitutional (Krivenko contra Director de Terrenos, 44 Off. Gaz., 471) tampoco pueden obtenerlos en arrendamiento. Se declara: Que el parrafo 6 del articulo 1491 no se refiere a todas las personas en general, nacionales o extranjeras, sino solamente a aquellas personas a quienes, por las relaciones especiales que tienen con los bienes, no debe permitirseles comprarlos. Y por eso dice, "And other specially disqualified by law." Si la Constitucion no prohibe el arrendamiento de terrenos publicos a ciudadanos extranjaros por que el Congreso va a prohibirles, por medio del Codigo Civil nuevo, el arrendamiento de los bienes inmuebles de la propiedad privada? Prohibir el arrendamiento de bienes inmuebles en Filipinas por extranjeros es impedir que sus dueños perciban el beneficio correspondiente.
2. REGISTRO DE TERRENOS; ES DEBER MINISTERIAL DEL REGISTRADOR DE TITULOS LA INSCRIPCION DE UN DOCUMENTO DE ARRENDAMIENTO. — El articulo 193 de la Ley No. 2711 y el articulo 57 de La Ley de Registro de Terrenos disponen que es deber del Registrador de Titulos inscribir todas las escrituras relativas a terrenos registrados cuando la ley exige o permite su registro. La obligacion del Registrador da Titulos de inscribir tales contratos es ministerial.
2. REGISTRO DE TERRENOS; ES DEBER MINISTERIAL DEL REGISTRADOR DE TITULOS LA INSCRIPCION DE UN DOCUMENTO DE ARRENDAMIENTO. — El articulo 193 de la Ley No. 2711 y el articulo 57 de La Ley de Registro de Terrenos disponen que es deber del Registrador de Titulos inscribir todas las escrituras relativas a terrenos registrados cuando la ley exige o permite su registro. La obligacion del Registrador da Titulos de inscribir tales contratos es ministerial.
D E C I S I O N
PABLO, M. :
La recurrente pide una orden perentoria contra el Registrador de Titulos de la ciudad de Davao para que registre el contrato de arrendamiento otorgado a su favor por la Atlantic Gulf & Pacific Co. of Manila.
Los hechos son los siguientes: La recurrente es una corporacion extranjera organizada de acuerdo con las leyes de Filipinas, con oficinas en Manila. En 9 de junio de 1953 la Atlantic, Gulf & Pacific Co. of Manila, una corporacion organizada de acuerdo con las leyes de West Virginia, Estados Unidos de America con licencia para negociar en Filipinas, dio en arrendamiento a la recurrente el lote No. 1241 del catastro de Davao. La clausula de la escritura pertinente al caso es del tenor siguiente:jgc:chanrobles.com.ph
"2. That the term of this lease shall be twenty-five years from the date hereof, subject to renewal or extension for another twenty- five years, under such terms and conditions as the parties hereto may thereupon mutually agree. For the purposes of such renewal or extension, the LESSEE shall so convey in uniting to the LESSOR at least ninety days before the expiration of the lease."cralaw virtua1aw library
En 13 de julio del mismo año la recurrente, por medio de su abogado, presento la escritura de arrendamiento para su inscripcion al Registrador de Titulos de Davao, el cual expreso sus dudas acerca de la procedencia del registro, teniendo en cuenta la circular No. 139 de la Oficina General de Registro de Terrenos; y si la recurrente insistia en el registro, dicho registrador elevaria el asunto en consulta a la 4.a sala del Juzgado de Primera Instancia de Manila. El abogado de la recurrente, creyendo que tardaria mucho tiempo una consulta al juzgado, acudio a la Oficina General de Registro de Terrenos, cuyo jefe, el Sr. Enrique Altavas, resolviendo la consulta, expidio el siguiente dictamen:jgc:chanrobles.com.ph
"With reference to your letter of the 13th instant, inquiring as to whether or not the Register of Deeds of Davao was justified in refusing the registration of the lease agreement over a parcel of land executed by Atlantic, Gulf & Pacific Co. (American owned) in favor of your client, Smith, Bell & Co., Ltd., an alien corporation, for a period of 25 years with option to renew for another 25 years, I have the honor to quote hereunder the dispositive portion of the resolution of the Court of First Instance of Manila, 4th Branch, to Consulta No. 136 of the Register of Deeds of Camarines Sur, as follows:chanrob1es virtual 1aw library
‘After a careful study of the facts stated in the above-mentioned transcribed consulta, the undersigned is of the opinion that, until otherwise filed by a superior authority, twenty-five years is a reasonable period of duration for the lease of a private agricultural land in favor of an alien qualified to acquire and hold such right, which has been recognized by the Supreme Court in its decision in the case of Krivenko v. The Register of Deeds of Manila.’
"In view thereof, the Register of Deeds of Davao, was justified in refusing the registration of the aforesaid lease as it is in contravention of the said resolution of the Court which has been circularized to all Register of Deeds in our Circular No. 139 dated May 6, 1952."cralaw virtua1aw library
El jefe de la Oficina General de Registro de Terrenos funda su opinion en una circular del Secretario de Justicia, que en parte dice asi: "since it is ownership by aliens which is prescribed, the test in determining the reasonableness of the period should be whether the lease in effect amounts to a conferment of dominion on the lessee" so that the period of the lease should not be of "such a duration as to vest in the lessee the possession and enjoyment of land with the permanency which proprietorship ordinarily gives."cralaw virtua1aw library
Fundandose en el parrafo 6 del articulo 1491, relacionado con el articulo 1646 del Codigo Civil de Filipinas, algunos contienden que los extranjeros que no pueden comprar bienes inmuebles por disposicion constitucional (Krivenko contra Director de Terrenos) tampoco pueden obtenerlos en arrendamiento. En nuestra opinion, la contencion carece de base por varias razones.
Para saber el alcance de estos tres articulos del nuevo Codigo Civil, investiguemos la razon por que fueron adoptados. Dichos articulos dicen asi:jgc:chanrobles.com.ph
"ART. 1646. The persons disqualified to buy referred to in articles 1490 and 1491, are also disqualified to become lessees of the things mentioned therein.
"ART. 1490. The husband and the wife cannot sell property to each other, except:chanrob1es virtual 1aw library
(1) When a separation of property was agreed upon in 1 the marriage settlements; or
(2) When there has been a judicial separation of property (in accordance with the provisions of Chapter VI, Title III, of this book) under article 191.
"ART. 1491. The following persons cannot acquire by purchase, even at a public or judicial auction, either in person or through the mediation of another:chanrob1es virtual 1aw library
(1) The guardian OR PROTUTOR, the property of the person or persons who may be under his guardianship;
(2) Agents, the property whose administration or sale may have been intrusted to them, unless the consent of the principal has been given;
(3) Executors and administrators, the property of the estate under administration;
(4) Public officers and employees, the property of the State or of any subdivision thereof, or of any government owned or controlled corporation, or of public institution, the administration of which has been intrusted to them; this provision shall apply to judges and government experts who, in any manner whatsoever, take part in the sale;
(5) Justices, judges, prosecuting attorneys, clerks of superior and inferior courts, and other officers (of such courts) and employees connected with the administration of justice, the property and rights in litigation or levied upon an execution before the court within whose jurisdiction or territory they exercise their respective functions; this prohibition includes the act of acquiring by assignment and shall apply to lawyers, with respect to the property and rights which may be the object of any litigation in which they may take part by virtue of their profession.
ACTIONS BETWEEN CO-HIERS CONCERNING THE HEREDITARY PROPERTY, ASSIGNMENT IN PAYMENT OF DEBTS, OR TO SECURE THE PROPERTY OF SUCH PERSONS, SHALL BE EXCLUDED FROM THIS RULE.
(6) Any others specially disqualified by law.
Los hechos son los siguientes: La recurrente es una corporacion extranjera organizada de acuerdo con las leyes de Filipinas, con oficinas en Manila. En 9 de junio de 1953 la Atlantic, Gulf & Pacific Co. of Manila, una corporacion organizada de acuerdo con las leyes de West Virginia, Estados Unidos de America con licencia para negociar en Filipinas, dio en arrendamiento a la recurrente el lote No. 1241 del catastro de Davao. La clausula de la escritura pertinente al caso es del tenor siguiente:jgc:chanrobles.com.ph
"2. That the term of this lease shall be twenty-five years from the date hereof, subject to renewal or extension for another twenty- five years, under such terms and conditions as the parties hereto may thereupon mutually agree. For the purposes of such renewal or extension, the LESSEE shall so convey in uniting to the LESSOR at least ninety days before the expiration of the lease."cralaw virtua1aw library
En 13 de julio del mismo año la recurrente, por medio de su abogado, presento la escritura de arrendamiento para su inscripcion al Registrador de Titulos de Davao, el cual expreso sus dudas acerca de la procedencia del registro, teniendo en cuenta la circular No. 139 de la Oficina General de Registro de Terrenos; y si la recurrente insistia en el registro, dicho registrador elevaria el asunto en consulta a la 4.a sala del Juzgado de Primera Instancia de Manila. El abogado de la recurrente, creyendo que tardaria mucho tiempo una consulta al juzgado, acudio a la Oficina General de Registro de Terrenos, cuyo jefe, el Sr. Enrique Altavas, resolviendo la consulta, expidio el siguiente dictamen:jgc:chanrobles.com.ph
"With reference to your letter of the 13th instant, inquiring as to whether or not the Register of Deeds of Davao was justified in refusing the registration of the lease agreement over a parcel of land executed by Atlantic, Gulf & Pacific Co. (American owned) in favor of your client, Smith, Bell & Co., Ltd., an alien corporation, for a period of 25 years with option to renew for another 25 years, I have the honor to quote hereunder the dispositive portion of the resolution of the Court of First Instance of Manila, 4th Branch, to Consulta No. 136 of the Register of Deeds of Camarines Sur, as follows:chanrob1es virtual 1aw library
‘After a careful study of the facts stated in the above-mentioned transcribed consulta, the undersigned is of the opinion that, until otherwise filed by a superior authority, twenty-five years is a reasonable period of duration for the lease of a private agricultural land in favor of an alien qualified to acquire and hold such right, which has been recognized by the Supreme Court in its decision in the case of Krivenko v. The Register of Deeds of Manila.’
"In view thereof, the Register of Deeds of Davao, was justified in refusing the registration of the aforesaid lease as it is in contravention of the said resolution of the Court which has been circularized to all Register of Deeds in our Circular No. 139 dated May 6, 1952."cralaw virtua1aw library
El jefe de la Oficina General de Registro de Terrenos funda su opinion en una circular del Secretario de Justicia, que en parte dice asi: "since it is ownership by aliens which is prescribed, the test in determining the reasonableness of the period should be whether the lease in effect amounts to a conferment of dominion on the lessee" so that the period of the lease should not be of "such a duration as to vest in the lessee the possession and enjoyment of land with the permanency which proprietorship ordinarily gives."cralaw virtua1aw library
Fundandose en el parrafo 6 del articulo 1491, relacionado con el articulo 1646 del Codigo Civil de Filipinas, algunos contienden que los extranjeros que no pueden comprar bienes inmuebles por disposicion constitucional (Krivenko contra Director de Terrenos) tampoco pueden obtenerlos en arrendamiento. En nuestra opinion, la contencion carece de base por varias razones.
Para saber el alcance de estos tres articulos del nuevo Codigo Civil, investiguemos la razon por que fueron adoptados. Dichos articulos dicen asi:jgc:chanrobles.com.ph
"ART. 1646. The persons disqualified to buy referred to in articles 1490 and 1491, are also disqualified to become lessees of the things mentioned therein.
"ART. 1490. The husband and the wife cannot sell property to each other, except:chanrob1es virtual 1aw library
(1) When a separation of property was agreed upon in 1 the marriage settlements; or
(2) When there has been a judicial separation of property (in accordance with the provisions of Chapter VI, Title III, of this book) under article 191.
"ART. 1491. The following persons cannot acquire by purchase, even at a public or judicial auction, either in person or through the mediation of another:chanrob1es virtual 1aw library
(1) The guardian OR PROTUTOR, the property of the person or persons who may be under his guardianship;
(2) Agents, the property whose administration or sale may have been intrusted to them, unless the consent of the principal has been given;
(3) Executors and administrators, the property of the estate under administration;
(4) Public officers and employees, the property of the State or of any subdivision thereof, or of any government owned or controlled corporation, or of public institution, the administration of which has been intrusted to them; this provision shall apply to judges and government experts who, in any manner whatsoever, take part in the sale;
(5) Justices, judges, prosecuting attorneys, clerks of superior and inferior courts, and other officers (of such courts) and employees connected with the administration of justice, the property and rights in litigation or levied upon an execution before the court within whose jurisdiction or territory they exercise their respective functions; this prohibition includes the act of acquiring by assignment and shall apply to lawyers, with respect to the property and rights which may be the object of any litigation in which they may take part by virtue of their profession.
ACTIONS BETWEEN CO-HIERS CONCERNING THE HEREDITARY PROPERTY, ASSIGNMENT IN PAYMENT OF DEBTS, OR TO SECURE THE PROPERTY OF SUCH PERSONS, SHALL BE EXCLUDED FROM THIS RULE.
(6) Any others specially disqualified by law.
