"Well-settled is the rule that the sole issue for resolution in ejectment case relates to the physical or material possession of the property involved, independent of the claim of ownership by any of the parties.26 Even if the question of ownership is raised in the pleadings, as in the case at bench, the courts may pass upon such issue but only to determine the issue of possession especially if the former is inseparably linked with the latter.27 In any case, the adjudication of ownership, being merely provisional, does not bar or prejudice an action between the parties involving title to the subject property.28
In Co v. Military,29 the Court ruled:
In forcible entry and unlawful detainer cases, even if the defendant raises the question of ownership in his pleadings and the question of possession cannot be resolved without deciding the issue of ownership, the lower courts and the Court of Appeals, nonetheless, have the undoubted competence to provisionally resolve the issue of ownership for the sole purpose of determining the issue of possession.
Such decision, however, does not bind the title or affect the ownership of the land nor is conclusive of the facts therein found in a case between the same parties upon a different cause of action involving possession.30 (Italics supplied.)
Moreover, the Court emphasized in the case of Mangaser v. Ugay31 that the issue of ownership shall be resolved in deciding the issue of possession only if the question of possession is intertwined with the issue of ownership, thus:
Before the Court continues any further, it must be determined first whether the issue of ownership is material and relevant in resolving the issue of possession. The Rules of Court in fact expressly allow this: Section 16, Rule 70 of the Rules of Court provides that the issue of ownership shall be resolved in deciding the issue of possession if the question of possession is intertwined with the issue of ownership. But this provision is only an exception and is allowed only in this limited instance — to determine the issue of possession and only if the question of possession cannot be resolved without deciding the issue of ownership.32 (Italics supplied.)
Another case wherein both parties raised the issue of ownership as their basis of their respective right to possess the property in question is Sps. Dela Cruz v. Sps. Capco,33 wherein the Court reiterated the rule that where both parties to an ejectment case raise the issue of ownership, the courts may pass upon that issue to determine who between the parties has the better right to possess the property, thus:
"The only issue in an ejectment case is the physical possession of real property possession de facto and not possession de jure." But "[w]here the parties to an ejectment case raise the issue of ownership, the courts may pass upon that issue to determine who between the parties has the better right to possess the property." Here, both parties anchor their right to possess based on ownership, i.e., the spouses Dela Cruz by their own ownership while the spouses Capco by the ownership of Rufino as one of the heirs of the alleged true owner of the property. Thus, the MeTC and the RTC correctly passed upon the issue of ownership in this case to determine the issue of possession. However, it must be emphasized that "[t]he adjudication of the issue of ownership is only provisional, and not a bar to an action between the same parties involving title to the property.”34
Based on the aforementioned jurisprudence, the Court finds that the CA erred in holding that an ejectment case is not the proper proceeding where contrasting claims of ownership by both parties exist. At the risk of repetition, the only issue in forcible entry cases is the physical or material possession of real property—prior physical possession and not title.35
For a forcible entry suit to prosper, the plaintiffs must allege and prove: (a) that they have prior physical possession of the property; (b) that they were deprived of possession either by force, intimidation, threat, strategy or stealth; and (c) that the action was filed within one year from the time the owners or legal possessors learned of their deprivation of the physical possession of the property.36
Records reveal that petitioner was able to satisfactorily prove by preponderance of evidence the existence of all the elements of forcible entry. While it may be true that respondents occupied the property before 2012, it was without the knowledge of petitioner and respondents voluntarily left the premises after the latter learned of petitioner's ownership. More importantly, petitioner was already in prior peaceful occupation of the subject property when respondents forcibly entered it by using a bolt cutter, evicted the tenants therein, changed the padlocks, and placed a rent signage in front of the property. These were the acts of respondents that prompted petitioner to file a forcible entry case.
Respondents, on the other hand, countered that their entitlement to possession over the subject property is based on their ownership rights as evidenced by an Affidavit of Acceptance for the Foreclosure of the Mortgage of Real Property dated March 15, 2005 executed by Pablo. The Court stresses that the issue of ownership in ejectment cases is to be resolved only when it is intimately intertwined with the issue of possession to such an extent that the question of who had prior possession cannot be determined without ruling on the question of who the owner of the land is.37 Contrary to the conclusions of the RTC, the Court deems it inappropriate for the ejectment court to dwell on the issue of ownership considering that respondents' claim of ownership could not establish prior possession at the time when the subject property was forcibly taken from petitioner.
Regardless of the actual condition of the title to the property, a person in possession cannot be ejected by force, violence or terror, not even by the owners.38 Assuming arguendo that herein respondents are the real owners of the subject property, they had no right to take the law into their own hands and summarily or forcibly eject petitioner's tenants from the subject property. Their employment of illegal means to eject petitioner by force in entering the subject property by destroying the locks using bolt curt replacing the locks, and prohibiting the tenants to enter therein made them liable for forcible entry since prior possession was established by petitioner.
All told, the Court agrees with the MeTC's conclusion as affirmed by the RTC that petitioner is better entitled to the material possession of the subject property and that she cannot be forcibly evicted therefrom without proper recourse to the courts."
G.R. No. 229076, September 16, 2020
MA. LUZ TEVES ESPERAL, PETITIONER, VS. MA. LUZ TROMPETA-ESPERAL AND LORENZ ANNEL BIAOCO, RESPONDENTS.
Link: https://lawphil.net/judjuris/juri2020/sep2020/gr_229076_2020.html
