In a property dispute, the Supreme Court affirmed the regularity of a notarized Deed of Absolute Sale, emphasizing the high evidentiary standard needed to overturn such documents. The Court underscored that mere denial is insufficient to invalidate a public document, requiring clear and convincing evidence to the contrary. This decision highlights the importance of proper notarization and the legal presumptions that accompany it, providing clarity and security in real estate transactions.

Presumption vs. Reality: Can a Notarized Sale be Challenged Years Later?

This case revolves around a complaint for quieting of title filed by Spouses Ronico and Marcelina Lopez, and Spouses Gloria Lopez Adorza and Nicomedes Adorza against several respondents, including Spouses Adolfo and Susana Potoy. The petitioners sought to establish their ownership over a parcel of land in Ormoc City, covered by Transfer Certificate of Title (TCT) No. 28487. This property was originally part of a larger lot registered in the name of the petitioners’ parents, Severino and Esperanza Lopez. The core dispute arose from the respondents’ claim that Severino and Esperanza had sold a two-hectare portion of the original lot to Agustin Potoy, evidenced by a notarized Deed of Absolute Sale. The petitioners denied executing any such deed and challenged the validity of the respondents’ claim.

At the heart of the legal battle was the validity of the Deed of Absolute Sale. The Court of Appeals (CA) reversed the Regional Trial Court’s (RTC) decision, upholding the sale based on the presumption of regularity accorded to notarized documents. This presumption means that a document acknowledged before a notary public is considered authentic and duly executed unless proven otherwise. Petitioners argued that the presumption of regularity should not apply due to alleged uncertainties regarding the identity and legal capacities of the parties involved in the sale. The Supreme Court, however, disagreed, emphasizing the need for clear and convincing evidence to overturn the presumption.

The Supreme Court’s decision hinged on the established principle that a notarized instrument carries a strong presumption of regularity. This principle is deeply rooted in Philippine jurisprudence, recognizing the role of notaries public as officers of the court. To successfully challenge a notarized document, the opposing party must present evidence that is more than just a simple denial. The evidence must be clear, convincing, and sufficient to overcome the legal presumption. In this case, the respondents presented the notarized Deed of Absolute Sale, which was duly identified in court by the Notary Public, Demosthenes Tugonon.

Being a public document, the subject notarized Deed of Absolute Sale enjoys the presumption of regularity. To overcome this presumption, there must be clear and convincing evidence. Absent such evidence, the presumption must be upheld.

The Court gave significant weight to the testimony of the notary public, Tugonon, who stated that the parties personally appeared before him and signed the Deed of Absolute Sale in his presence. The Court emphasized that a notary public’s testimony, as an officer of the court, holds greater credibility than that of an ordinary witness offering mere denials. Petitioners argued that the notary public’s testimony should be viewed with caution due to the passage of time and the potential for notaries to validate documents out of fear of liability. However, the Court found no reason to disregard Tugonon’s testimony, especially since he affirmed his personal knowledge of the parties involved.

Furthermore, the Court highlighted the petitioners’ failure to present sufficient evidence to support their claim that they never executed the deed of sale. One of the petitioners, Gloria, alleged minority at the time of the sale to support her denial. However, she failed to provide competent evidence to prove her age at the time, and her testimony was insufficient to outweigh the notary public’s clear statement that she signed the document in his presence. The burden of proof lies with the party denying the due execution of a deed bearing their signature, and in this case, the petitioners failed to meet that burden.

Adding to the respondents’ case was their undisputed possession of the subject property since 1969. This long-standing possession served as strong evidence supporting the existence of the sale. Had there been no valid sale, the petitioners would have likely asserted their rights to the property much earlier. The Court considered this continuous possession as a significant factor in determining the validity of the sale, reinforcing the credibility of the respondents’ claim.

One who denies the due execution of a deed where his or her signature appears has the burden of proving that contrary to the recital in the acknowledgment, one neither appeared before the notary public nor acknowledged the deed to be a voluntary act.

The Court also noted that the action to quiet title requires the plaintiff to demonstrate that there is a cloud on their title due to a claim that appears valid on its face but is actually invalid or inoperative. In this case, the petitioners failed to prove that the Deed of Absolute Sale was invalid. Since they could not sufficiently challenge the deed’s validity, the second indispensable requisite for an action to quiet title was not met. Therefore, the Court affirmed the CA’s decision, denying the petition and upholding the validity of the sale.

FAQs

What was the key issue in this case?	The central issue was whether the Court of Appeals erred in dismissing the Complaint for Quieting of Title, relying on the presumption of regularity of the notarized Deed of Absolute Sale.
What is the presumption of regularity in law?	The presumption of regularity means that a document notarized by a public officer is presumed to be authentic and duly executed unless there is clear and convincing evidence to the contrary. This presumption is crucial for ensuring the reliability of public documents.
What evidence is needed to overturn a notarized document?	To overturn a notarized document, one must present clear and convincing evidence that the document was not executed properly or that the parties did not appear before the notary public. A mere denial is not sufficient.
Who bears the burden of proof in challenging a notarized deed?	The party denying the due execution of a deed bearing their signature bears the burden of proving that they did not appear before the notary public and acknowledge the deed as their voluntary act.
What is the role of a notary public in these cases?	A notary public is an officer of the court whose testimony holds greater weight than that of an ordinary witness. Their testimony is crucial in verifying the proper execution of a document.
Why was the respondents’ long-term possession of the property important?	The respondents’ undisputed possession of the property since 1969 served as convincing evidence supporting the existence of the sale, suggesting that the petitioners would have taken action earlier if the sale was not valid.
What is an action for quieting of title?	An action for quieting of title is a legal remedy to remove any cloud, doubt, or uncertainty over the title to real property, ensuring the owner can enjoy peaceful possession and ownership.
What happens if the notary public has doubts about the parties’ identities?	If a notary public has doubts about the parties’ identities or legal capacities, the presumption of regularity may be weakened. However, the court will consider all evidence presented to determine the document’s validity.

This case serves as a potent reminder of the legal strength of notarized documents in the Philippines. The Supreme Court’s decision reinforces the importance of upholding public documents and underscores the high standard of evidence required to challenge their validity. It highlights that simple denials or unsubstantiated claims are insufficient to overturn the presumption of regularity. For individuals involved in property transactions, ensuring proper notarization is critical for securing their rights and interests.

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: SPS. RONICO LOPEZ VS. SPS. ADOLFO AND SUSANA POTOY, G.R. No. 250846, January 05, 2022