The Supreme Court has affirmed that the issuance of a writ of possession in favor of a purchaser in an extrajudicial foreclosure sale is a ministerial duty of the court, even if there is a pending case questioning the validity of the foreclosure. This means that once the title to the foreclosed property is consolidated in the buyer’s name, the court must issue the writ of possession without delay, and it has no discretion to deny it. The pendency of an action questioning the foreclosure’s validity is not a legal ground to refuse the writ’s issuance.
Foreclosure Fight: Can a Bank Get Property Possession Despite a Pending Court Challenge?
This case, Eligio P. Mallari v. Banco Filipino Savings & Mortgage Bank, revolves around a loan secured by a mortgage on a parcel of land. Mallari failed to pay his loan, leading Banco Filipino to extrajudicially foreclose the property. The bank emerged as the highest bidder at the auction and consolidated its title after Mallari failed to redeem the property within the prescribed period. Subsequently, Banco Filipino sought a writ of possession from the Regional Trial Court (RTC). Mallari opposed, citing a pending action to nullify the foreclosure proceedings. The RTC granted the writ, a decision upheld by the Court of Appeals (CA). Mallari then appealed to the Supreme Court, arguing that the lower courts erred in granting the writ despite the pending nullification case.
At the heart of the legal debate is the nature of a writ of possession in the context of extrajudicial foreclosure. Is it a matter of right for the purchaser, or can its issuance be withheld due to ongoing legal challenges? Mallari contended that the RTC acted with grave abuse of discretion in issuing the writ while the foreclosure’s validity was still being litigated. The Supreme Court, however, disagreed, firmly establishing the ministerial nature of the court’s duty in such circumstances. This means that once the procedural requirements are met – consolidation of title and proper application – the court has no choice but to issue the writ.
Building on this principle, the Supreme Court emphasized the specific procedure outlined in Section 8 of Act No. 3135, as amended. This law provides a remedy for the debtor to challenge the sale and request the cancellation of the writ of possession within thirty days after the purchaser takes possession. This remedy includes a summary procedure to address the debtor’s claims and allows for an appeal. However, critically, the law stipulates that the order of possession remains in effect during the pendency of the appeal. This provision underscores the legislative intent to ensure the purchaser’s swift possession of the property while simultaneously providing the debtor with an avenue to challenge the foreclosure’s validity.
The Court differentiated the present case from those cited by Mallari, which involved writs of possession issued during the execution of a judgment, a situation distinct from extrajudicial foreclosure. The Supreme Court underscored that any questions regarding the validity of the mortgage or its foreclosure do not constitute a legal ground for refusing to issue a writ of possession. Moreover, the Court addressed the issue of the bond, noting that posting a bond is necessary only when the writ is applied for within one year from the registration of the sale, during the redemption period. After this period, the mortgagor’s interest is extinguished, and the purchaser, as the absolute owner, is no longer required to post a bond. In the final analysis, the Supreme Court upheld the CA’s decision, denying Mallari’s petition and affirming the RTC’s order to issue the writ of possession.
FAQs
| What was the key issue in this case? | The key issue was whether a court can refuse to issue a writ of possession to the purchaser of a foreclosed property if there is a pending lawsuit questioning the validity of the foreclosure. |
| What is a writ of possession? | A writ of possession is a court order directing the sheriff to place someone in possession of a property. In foreclosure cases, it is used to allow the purchaser of the property to take possession of it. |
| What does it mean for a court duty to be “ministerial”? | A ministerial duty is one that a court or officer must perform in a prescribed manner, without exercising judgment or discretion. In this case, the court has a ministerial duty to issue the writ of possession once the requirements are met. |
| What is the relevance of Act No. 3135 in this case? | Act No. 3135 governs extrajudicial foreclosures. Section 8 of this Act outlines the procedure for obtaining a writ of possession and the debtor’s recourse if they believe the foreclosure was invalid. |
| Can the debtor challenge the foreclosure after a writ of possession is issued? | Yes, the debtor can file a petition to set aside the foreclosure sale and cancel the writ of possession within 30 days after the purchaser takes possession, as provided by Act No. 3135. |
| Does the debtor have any recourse? | Yes, a party may file a petition to set aside the foreclosure sale and to cancel the writ of possession in the same proceedings where the writ of possession was requested |
| When is the bond needed in such cases? | The posting of a bond as a condition for the issuance of the writ of possession becomes necessary only if it is applied for within one year from the registration of the sale with the register of deeds, i.e., during the redemption period inasmuch as ownership has not yet vested on the creditor-mortgagee |
| What happens during the appeal of the sale? | The order of possession shall continue in effect during the pendency of the appeal |
In conclusion, the Supreme Court’s decision reinforces the established principle that the issuance of a writ of possession in extrajudicial foreclosure cases is a ministerial duty, designed to provide the purchaser with immediate possession while affording the debtor an opportunity to contest the foreclosure’s validity through proper legal channels. This ruling provides clarity and predictability in foreclosure proceedings, balancing the rights of both mortgagors and mortgagees.
For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.
Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: ELIGIO P. MALLARI v. BANCO FILIPINO SAVINGS & MORTGAGE BANK, G.R. No. 157660, August 29, 2008
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