In a significant ruling, the Supreme Court affirmed that a bank, acting as a mortgagee, must act in the best interest of the mortgagor when administering mortgaged property. This means that even when a bank acquires mortgaged property due to unpaid taxes, such acquisition can be construed as benefiting the original borrower, especially when the borrower has fulfilled their loan obligations. This decision underscores the fiduciary responsibility of banks in mortgage agreements, ensuring that their actions align with the equitable rights of borrowers, protecting borrowers from potential overreach by lending institutions.

The Unintended Benefit: When a Bank’s Tax Purchase Obligates Property Return

The case of Philippine National Bank (PNB) Binalbagan Branch versus Antonio Tad-y stemmed from a real estate mortgage (REM) agreement. Spouses Jose and Patricia Tad-y secured loans from PNB using several parcels of land as collateral. When the spouses failed to pay real property taxes on two of the lots, PNB participated in the tax delinquency auction and acquired these properties. Subsequently, after the spouses completed their loan payments, PNB refused to release these two lots, claiming ownership through the auction. The central legal question revolved around whether PNB, as the mortgagee, acted within its rights, or whether its actions should be construed as benefiting the Tad-ys, the original mortgagors.

The heart of the dispute lay in interpreting specific clauses within the REM. The agreement stipulated that the mortgagor was responsible for paying taxes, but also included a provision stating that the mortgagee could advance these payments in case of the mortgagor’s failure. The Regional Trial Court (RTC) and subsequently the Court of Appeals (CA), sided with the Tad-ys, stating that PNB should have paid the taxes on behalf of the spouses rather than allowing the properties to be auctioned. This was seen as an abuse of right under Article 19 of the Civil Code. Article 19 states:

Every person must, in the exercise of his rights and in the performance of his duties, act with justice, give everyone his due, and observe honesty and good faith.

Furthermore, the REM contained a clause appointing PNB as the attorney-in-fact for the spouses in case of any breach, leading the courts to conclude that PNB’s acquisition should inure to the benefit of the Tad-ys. The CA further characterized the situation as creating a constructive trust, meaning that PNB held the properties in trust for the Tad-ys. A constructive trust, as the CA stated, arises:

…not by any word or phrase, either expressly or impliedly, evincing a direct intention to create a trust, but one which arises in order to satisfy the demands of justice…construed against one who, by fraud, duress or abuse of confidence, obtains or holds the legal right to property which he ought not, in equity and good conscience, to hold.

PNB raised several arguments, including the defense of prescription, claiming that the action for breach of contract and reconveyance had already lapsed. However, the courts rejected this argument, as it was not raised in PNB’s initial answer. The Supreme Court weighed in on the issue of prescription, noting that while prescription can be raised at any stage, it must be clearly apparent from the pleadings. In this case, the Court found the arguments unclear because the applicable statute of limitations wasn’t consistently defined by PNB. This failure to assert the defense properly ultimately barred PNB from successfully using it on appeal.

The Supreme Court delved into the contractual obligations within the REM, particularly focusing on the provisions concerning the payment of real property taxes. While the REM stipulated that the mortgagor was primarily responsible for paying taxes, the Court also examined the clause that allowed the mortgagee to advance these payments. PNB contended that its obligation to pay taxes only arose in cases of judicial foreclosure. However, the Court ultimately disagreed with PNB’s interpretation. The Court clarified that PNB’s role as attorney-in-fact for the Tad-ys, as stipulated in the REM, empowered PNB to act in ways that preserved its right to foreclose, which included ensuring the properties remained accessible. PNB admitted it participated in the auction to protect its interest in the mortgaged properties. In effect, PNB was acting as an administrator for the property, a role that obligated it to act in the best interests of the mortgagors.

The Supreme Court also addressed the issue of constructive trust. It found PNB guilty of constructive fraud for breaching its fiduciary duty to the spouses Tad-y when it refused to release the disputed lots after the loans were fully paid. Since PNB acquired the properties as an agent of the Tad-ys, it could not claim adverse ownership, especially after the debt was settled. The Court emphasized that an agent is estopped from asserting a title adverse to that of the principal, reinforcing the principle that PNB’s acquisition inured to the benefit of the Tad-ys. Therefore, the Supreme Court denied PNB’s petition, affirming the lower courts’ decisions and reinforcing the bank’s obligation to reconvey the properties to the Tad-ys.

FAQs

What was the key issue in this case?	The key issue was whether PNB, as the mortgagee, could retain ownership of the mortgaged properties it acquired due to unpaid real property taxes, even after the mortgagor had fully paid their loan.
What is a real estate mortgage (REM)?	A real estate mortgage is a contract where real property is used as security for a loan, giving the lender the right to foreclose on the property if the borrower defaults.
What is constructive fraud in this context?	Constructive fraud is a breach of a legal or equitable duty that the law declares fraudulent because of its tendency to deceive or violate confidence, regardless of moral guilt.
What is a constructive trust?	A constructive trust is a trust imposed by law to prevent unjust enrichment, arising when someone holds legal title to property that they should not, in equity and good conscience, retain.
Why was prescription not considered in this case?	The defense of prescription was not raised in PNB’s initial answer and was not consistently argued, leading the courts to deem it waived.
What does it mean to act as an attorney-in-fact?	Acting as an attorney-in-fact means having the legal authority to act on behalf of another person or entity, as granted in a power of attorney.
How does Article 19 of the Civil Code apply here?	Article 19 requires everyone to act with justice, give everyone their due, and observe honesty and good faith, preventing abuse of rights.
What is the significance of a fiduciary duty?	A fiduciary duty is a legal obligation to act in the best interest of another party, requiring loyalty, trust, and good faith.

This case highlights the importance of adhering to both the letter and spirit of contractual obligations, particularly in mortgage agreements. It underscores the principle that financial institutions must act equitably and in good faith, ensuring that their actions benefit, or at the very least, do not unjustly harm their clients. This ruling serves as a reminder of the judiciary’s role in safeguarding the rights of borrowers and ensuring fairness in financial transactions.

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: PHILIPPINE NATIONAL BANK BINALBAGAN BRANCH VS. ANTONIO TAD-Y, G.R. No. 214588, September 07, 2022