In Republic of the Philippines vs. Marawi-Marantao General Hospital, Inc., the Supreme Court affirmed that the Social Security System (SSS) was obligated to execute a deed of absolute sale for a foreclosed property in favor of Marawi-Marantao General Hospital, Inc. (MMGHI), after the hospital had fully paid the repurchase price under a Deed of Conditional Sale. Even though the original redemption period had expired, the SSS’s acceptance of the payment effectively waived the original deadline, and despite alleged procedural lapses in the sale, the court prioritized upholding the right to redemption and the principle of good faith in contractual obligations.
Expired Deadline, Extended Grace: Can SSS Refuse to Transfer Property After Accepting Full Payment?
The case revolves around a loan obtained by MMGHI from the SSS in 1970, secured by a mortgage on the hospital’s property. Due to MMGHI’s failure to meet its monthly amortizations, the SSS foreclosed the mortgage, acquiring the property at a public auction on March 8, 1991. While the sheriff’s certificate of sale was registered in October 1991, the SSS was unable to secure a new title under its name. In 1992, Atty. Macapanton K. Mangondato, representing MMGHI, engaged the SSS to negotiate a repurchase of the property, tendering P200,000.00 as partial payment. The Social Security Commission (SSC) subsequently approved Atty. Mangondato’s offer in December 1996, outlined in SSC Resolution No. 984-s.96, allowing the repurchase for P2.7 million with a down payment and installment terms.
Consequently, a Deed of Conditional Sale was executed in January 1997, with MMGHI, through Atty. Mangondato, and the SSS, represented by Atty. Godofredo S. Sison, agreeing to the terms. Atty. Mangondato fully paid the remaining balance of P500,000.00 in February 1997. However, the SSS later declared the conditional sale null and void via SSC Resolution No. 224-s.97, citing reasons such as a lack of full disclosure of facts, violation of bidding procedures, non-compliance with signatory requirements, and the SSS’s failure to consolidate the title. Aggrieved, MMGHI and Atty. Mangondato filed a complaint for specific performance and damages against the SSS.
The RTC ruled in favor of MMGHI and Atty. Mangondato, ordering the SSS to execute an absolute deed of sale and pay damages. The Court of Appeals affirmed the decision but deleted the awards for damages, attorney’s fees, and costs of litigation. The Republic then filed a “Petition for Partial Review,” arguing that no valid redemption could have been effected because the period of redemption had expired and that internal requirements for contract execution had not been followed. The central issue before the Supreme Court was whether MMGHI and Atty. Mangondato had validly redeemed the property under the deed of conditional sale.
The Supreme Court ruled affirmatively, holding that the SSS was obligated to execute the deed of absolute sale. The Court emphasized that the SSC’s approval of the repurchase proposal in December 1996 effectively waived or extended the original redemption period. The decision cited previous rulings, such as Development Bank of the Philippines v. West Negros College, Inc., which affirmed that statutory redemption periods can be extended by agreement of the parties. The Court also invoked Ramirez v. Court of Appeals, highlighting that accepting the redemption price after the statutory period constitutes a waiver of the period.
The right of legal redemption must be exercised within specified time limits. However, the statutory period of redemption can be extended by agreement of the parties.
The Court also noted that the grounds for nullifying the deed of conditional sale in Resolution No. 224.-s.97 did not include the alleged expiration of the redemption period, suggesting it was a belated afterthought. The Court dismissed the claim that the sale violated bidding requirements, clarifying that the policy of aiding the right of redemption overrides the need for public bidding in such cases. The alleged lack of authority of Atty. Sison, who signed the deed of conditional sale on behalf of SSS, was also deemed insignificant. The Court presumed that Atty. Sison, as the Senior Deputy Administrator, acted with regularity in performing his duties, and the SSS had not presented sufficient evidence to rebut this presumption.
Furthermore, the Court noted that, even if Atty. Sison lacked the requisite authority, the SSS had ratified his actions by accepting the P2.7 million payment from MMGHI and Atty. Mangondato. This act of ratification validated the contract. The ruling emphasized the principle of obligatoriness of contracts, as enshrined in Article 1159 of the Civil Code, stating that contracts have the force of law between the parties and must be performed in good faith. Given the full payment of the purchase price, the Court determined that the SSS was obligated to fulfill its promise of executing a deed of absolute sale.
Analyzing the nature of the Deed of Conditional Sale, the Supreme Court determined it to be a contract to sell, rather than a contract of sale. In a contract to sell, ownership is reserved by the seller and is not transferred until full payment of the purchase price. This distinction reinforces the obligation of the SSS to transfer the title to MMGHI upon full payment, making the execution of the Deed of Absolute Sale a mere formality. In conclusion, the Supreme Court found no error in the lower courts’ decisions ordering the SSS to execute a deed of absolute sale in favor of MMGHI and Atty. Mangondato.
FAQs
What was the key issue in this case? | The central issue was whether the SSS was obligated to execute a deed of absolute sale for a foreclosed property to MMGHI after the hospital fully paid the repurchase price, despite the expiration of the original redemption period and alleged procedural irregularities. |
Did the expiration of the redemption period affect the SSS’s obligation? | No, the Supreme Court held that the SSS, by approving the repurchase proposal and accepting payments, effectively waived or extended the original redemption period. |
What was the significance of SSC Resolution No. 984-s.96? | This resolution approved Atty. Mangondato’s offer to repurchase the property, which the Court considered a waiver of the original redemption deadline. |
What was the effect of the SSS accepting full payment? | The SSS’s acceptance of the full payment of P2.7 million constituted ratification of the conditional sale, even if there were initial procedural defects or a lack of authority in the SSS representative. |
Why was public bidding not required for the repurchase? | The Court clarified that the policy of aiding the right of redemption takes precedence, and public bidding is not a condition for redemption by the original owner. |
What kind of contract was the Deed of Conditional Sale? | The Court determined that the Deed of Conditional Sale was actually a contract to sell, where the seller reserves ownership until full payment of the purchase price. |
What does the principle of obligatoriness of contracts mean in this case? | This principle means that the obligations arising from the contract have the force of law between the parties and should be complied with in good faith, compelling the SSS to fulfill its end of the bargain. |
What was the basis for the Supreme Court’s decision? | The decision was based on the waiver of the redemption period, ratification by accepting payment, the policy favoring redemption rights, and the principle of obligatoriness of contracts. |
The Supreme Court’s decision underscores the importance of honoring agreements and upholding redemption rights. Even if procedural technicalities exist, the SSS was obligated to execute the Deed of Absolute Sale, as it had waived the initial redemption period and accepted full payment, thus affirming the transfer of property to MMGHI/Atty. Mangondato.
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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: Republic vs. Marawi-Marantao General Hospital, G.R. No. 158920, November 28, 2012