The Supreme Court has affirmed that secured creditors retain the right to foreclose on mortgaged properties of a corporation even during liquidation proceedings. This decision clarifies that the right to foreclose is merely suspended during rehabilitation but can be exercised upon the termination of such proceedings or the lifting of a stay order. This ruling provides crucial guidance for creditors holding security over a company’s assets, particularly when the company faces financial distress and potential liquidation. It underscores the importance of security interests in protecting creditors’ rights in insolvency scenarios, balancing the interests of secured creditors with the broader goals of corporate rehabilitation and liquidation.
Secured Lending vs. Liquidation: Can Banks Foreclose on Assets of Companies in Distress?
ARCAM & Company, Inc., a sugar mill operator, defaulted on a loan from Philippine National Bank (PNB), secured by real estate and chattel mortgages. When PNB initiated foreclosure proceedings, ARCAM filed a petition for suspension of payments with the Securities and Exchange Commission (SEC), which initially issued a temporary restraining order (TRO) against the foreclosure. After rehabilitation attempts failed, the SEC ordered ARCAM’s liquidation and appointed a liquidator. PNB then resumed foreclosure, leading the liquidator to challenge the legality of the foreclosure during liquidation. The central legal question was whether PNB, as a secured creditor, could foreclose on ARCAM’s mortgaged properties without the liquidator’s approval or the SEC’s consent.
The Supreme Court addressed the procedural issue first, finding that the Court of Appeals (CA) erred in dismissing the petition for review due to the alleged failure to attach material documents. The Court noted that certified true copies of the SEC Resolution and Order appointing the liquidator were, in fact, annexed to the petition. Because the SEC resolution contained the factual antecedents and the SEC’s findings on the legality of PNB’s foreclosure, the Supreme Court deemed the attached documents sufficient for appellate review. The Court emphasized that the petitioner raised legal questions, not factual disputes, making the SEC Resolution the most critical document for the CA’s decision.
The Court then proceeded to address the substantive issue: whether the SEC erred in ruling that PNB was not barred from foreclosing on the mortgages. Relying on the precedent set in Consuelo Metal Corporation v. Planters Development Bank, the Supreme Court affirmed the right of a secured creditor to foreclose on mortgaged properties during the liquidation of a debtor corporation. The Court quoted the ruling in Rizal Commercial Banking Corporation v. Intermediate Appellate Court stating:
“if rehabilitation is no longer feasible and the assets of the corporation are finally liquidated, secured creditors shall enjoy preference over unsecured creditors, subject only to the provisions of the Civil Code on concurrence and preference of credits. Creditors of secured obligations may pursue their security interest or lien, or they may choose to abandon the preference and prove their credits as ordinary claims.”
Building on this principle, the Court also cited Article 2248 of the Civil Code, which provides that credits enjoying preference in relation to specific real property exclude all others to the extent of the property’s value. The creditor-mortgagee has the right to foreclose the mortgage whether or not the debtor-mortgagor is under insolvency or liquidation proceedings. The Supreme Court emphasized that while the right to foreclose is suspended upon the appointment of a management committee or rehabilitation receiver, the creditor can exercise this right once rehabilitation proceedings end or the stay order is lifted.
Further supporting the decision, the Court referenced Republic Act No. 10142, also known as the Financial Rehabilitation and Insolvency Act (FRIA) of 2010, which explicitly retains the right of a secured creditor to enforce their lien during liquidation proceedings. Section 114 of the FRIA provides that a secured creditor may maintain their rights under the security or lien, allowing them to enforce the lien or foreclose on the property pursuant to applicable laws.
SEC. 114. Rights of Secured Creditors. – The Liquidation Order shall not affect the right of a secured creditor to enforce his lien in accordance with the applicable contract or law. A secured creditor may:
(a) waive his rights under the security or lien, prove his claim in the liquidation proceedings and share in the distribution of the assets of the debtor; or
(b) maintain his rights under his security or lien;
If the secured creditor maintains his rights under the security or lien:
(1) the value of the property may be fixed in a manner agreed upon by the creditor and the liquidator. When the value of the property is less than the claim it secures, the liquidator may convey the property to the secured creditor and the latter will be admitted in the liquidation proceedings as a creditor for the balance; if its value exceeds the claim secured, the liquidator may convey the property to the creditor and waive the debtor’s right of redemption upon receiving the excess from the creditor;
(2) the liquidator may sell the property and satisfy the secured creditor’s entire claim from the proceeds of the sale; or
(3) the secured creditor may enforce the lien or foreclose on the property pursuant to applicable laws.
Addressing the liquidator’s argument concerning the preference for unpaid wages, the Court differentiated between a preference of credit and a lien. A preference applies to claims that do not attach to specific properties, while a lien creates a charge on a particular property. The right of first preference for unpaid wages under Article 110 of the Labor Code does not create a lien on the insolvent debtor’s property but is merely a preference in application. As the Court stated in Development Bank of the Philippines v. NLRC, this preference is a method to determine the order in which credits should be paid during the final distribution of the insolvent’s assets. Consequently, the right of first preference for unpaid wages cannot nullify foreclosure sales conducted by a secured creditor enforcing its lien on specific properties.
FAQs
What was the key issue in this case? | The central issue was whether a secured creditor, like PNB, could foreclose on the mortgaged properties of a corporation undergoing liquidation without the liquidator’s or the SEC’s prior approval. |
What did the Supreme Court rule? | The Supreme Court ruled that secured creditors retain the right to foreclose on mortgaged properties even during liquidation proceedings, as the right to foreclose is merely suspended during rehabilitation. |
What happens to the proceeds from the foreclosure sale? | The proceeds from the foreclosure sale are used to satisfy the secured creditor’s claim. If there is any excess, it goes to the debtor; if there is a deficiency, the creditor may be admitted in the liquidation proceedings for the balance. |
Does the Financial Rehabilitation and Insolvency Act (FRIA) affect this right? | No, the FRIA explicitly retains the right of a secured creditor to enforce their lien during liquidation proceedings, as stated in Section 114. |
What is the difference between a preference of credit and a lien? | A preference of credit applies to claims that do not attach to specific properties, while a lien creates a charge on a particular property, giving the lienholder a secured interest. |
Can unpaid wages take precedence over a secured creditor’s claim? | No, the right of first preference for unpaid wages does not constitute a lien on the property and cannot nullify foreclosure sales conducted by a secured creditor enforcing its lien. |
What was the Consuelo Metal Corporation case? | The Consuelo Metal Corporation case was a similar case where the Supreme Court upheld the right of a secured creditor to foreclose on mortgaged properties during the liquidation of a debtor corporation. |
What options does a secured creditor have during liquidation? | A secured creditor can waive their rights under the security or lien, prove their claim in the liquidation proceedings, or maintain their rights under the security or lien and enforce it. |
In conclusion, the Supreme Court’s decision in Yngson v. PNB reaffirms the rights of secured creditors in corporate insolvency scenarios. By allowing foreclosure during liquidation, the Court balances the protection of secured interests with the processes of corporate rehabilitation and liquidation. This ruling provides clarity for financial institutions and other lenders, ensuring that their security agreements are respected even when borrowers face financial difficulties.
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: Manuel D. Yngson, Jr. v. Philippine National Bank, G.R. No. 171132, August 15, 2012