Frenzel v. Catito Digest

FRENZEL v.
CATITO
July 11, 2003 | Callejo, Sr., J. | When the agreement is not illegal per se but is merely prohibited
PETITIONER: Alfred Fritz Frenzel
RESPONDENT: Ederlina P. Catito
SUMMARY: Alfred, an Australian citizen, and Ederlina entered into an amorous relationship while they are both married.
Alfred purchased properties in the Philippines and agreed to place them all in the name of Ederlina. When their relationship
turned sour, Alfred filed complaints against Ederlina for recovery of real and personal properties.
DOCTRINE: A contract that violates the Constitution and the law is null and void and vests no rights and creates no
obligations.
FACTS:
1.
Petitioner Alfred Fritz Frenzel is an Australian citizen

of German descent. He married Teresita Santos, a
Filipino citizen. Alfred and Teresita separated from bed
and board without obtaining a divorce.
2. Alfred arrived in Sydney, Australia where he met a
Filipina masseuse, respondent Ederlina Catito.
Unknown to Afred, she was married to Klaus Muller, a
German national.
3. Alfred was so enamored with Ederlina that he
persuaded her to stop working in Sydney, return to the
Philippines, and engage in a wholesome business of her
own. She assented.
4. Alfred purchased a building in Ermita, Manila where
Ederlina put up her beauty parlor under the business
name Edorial Beauty Salon.
5. Alfred found Ederlinas Manila residence unsuitable for
her, so he decided to purchase a house and lot for her.
6. Since Afred knew that as alien he was disqualified from
owning lands in the Philippines, he agreed that only
Ederlinas name would appear in the deed of sale as the
buyer of the property, as well as in the title covering the
same. After all, he was planning to marry Ederlina and
he believed that after their marriage, the two of them
would jointly own the property.
7. A deed of absolute sale over the property was executed
in favor of Catito after Frenzel had fully paid the
purchase price.
8. Alfred decided to stay in the Philippines for good and
live with Ederlina. He returned to Australia and sold his
properties and businesses.
9. Alfred received a letter from Klaus Muller informing
him that Klaus and Ederlina had been married and had
a blissful married life until Alfred intruded therein.
Alfred confirmed this upon talking to Ederlinas friend,
Sally McCarron.
10. In the meantime, Alfred decided to purchase another
house and lot and another parcel of land, and he once
more agreed for the name of Ederlina to appear as the
sole vendee in the deed of sale. He also decided to put
up a beach resort.
11. Ederlinas petition for divorce was denied because

Klaus opposed the same. Klaus wanted half of all the
properties owned by Ederlina in the Philippines before
he would agree to a divorce. Worse, Klaus threatened
to file a bigamy case against Ederlina.
12. Alfred
and
Ederlinas
relationship
started
deteriorating.
13. Alfred filed a complaint against Ederlina for recovery of
real and personal properties, alleging that Ederlina,
without his knowledge and consent, managed to
transfer funds from their joint account in HSBC Hong
Kong to her own account. Using the said funds, Ederlina
was able to purchase properties subject of the
complaint. He also filed a complaint against her for
specific performance, declaration of ownership of real
and personal properties, sum of money, and damages.
14. RTC QC: in favor of Alfred.
15. RTC Davao: in favor of Ederlina.
16. CA: affirmed in toto.
ISSUE:
Whether or not Frenzel may recover the properties or
the money used in the purchase
NO. A contract that violates the Constitution
and the law is null and void and vests no rights
and creates no obligations.
RATIO:
1.
2.
Lands of the public domain, which includes private

lands, may be transferred or conveyed only to
individuals or entities qualified to acquire or hold
private lands or lands of the public domains. Aliens,
whether individuals or corporations, have been
disqualified from acquiring lands of the public domain.
Hence, they have also been disqualified from acquiring
private lands.
Even if the sales in question were entered into by him
as the real vendee, the said transactions are in violation
of the Constitution; hence, are null and void ab initio.
3.
A contract that violates the Constitution and the law, is

null and void and vests no rights and creates no
obligations. It produces no legal effect at all.
4. The petitioner, being a party to an illegal contract,
cannot come into a court of law and ask to have his
illegal objective carried out. One who loses his money
or property by knowingly engaging in a contract or
transaction which involves his own moral turptitude
may not maintain an action for his losses.
5. To him, who moves in deliberation and premeditation,
the law is unyielding. The law will not aid either party
to an illegal contract or agreement; it leaves the party
where it finds them.
6. Under Article 1412, the petitioner cannot have the
subject properties deeded to him or allow him or allow
him to recover the money he had spent for the purchase
thereof. Equity as a rule will follow the law and will not
permit that to be done indirectly which, because of pure
public policy, cannot be done directly.
7. Ex dolo oritur actio and In pari delicto potior est
condition defendentis.
8. The petitioner cannot feign ignorance of the
constitutional proscription, nor claim that he acted in
good faith, let alone assert that he is less guilty than the
respondent.
He was fully aware that he was
disqualified from acquiring and owning lands under
Philippine law even before he purchased the
properties; and, to skirt the constitutional prohibition,
the petitioner had the deed of sal placed under the
respondents name as the sole vendee thereof.
9. Frenzel admitted on cross-examination that he was all
along legally married to Teresita Santos Frenzel, and
Catito was married to Klaus Muller. Thus, Frenzel and
Catito could not lawfully join in wedlock.
10. The petitioner cannot find solace in Article 1416:
When the agreement is not illegal per se but is
merely prohibited, and the prohibition by the law
is deigned for the protection of the plaintiff, he may,
if public policy is thereby enhanced, recover what
he has paid or delivered.
11. The provision applied only to those contracts which are
merely prohibited, in order to benefit private interests.
It does not apply to contracts void ab initio.
12. The sales of three parcels of Land in favor of Frenzel
who is a foreigner is illegal per se. The transactions are
void ab initio because they were entered into in
violation of the Constitution. Thus, to allow him to
recover the properties or the money used in the
purchase of the parcels of land would be subversive of
public policy.

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FRENZEL v.

Petitioner Alfred Fritz Frenzel is an Australian citizen

11. Ederlinas petition for divorce was denied because

Lands of the public domain, which includes private

A contract that violates the Constitution and the law, is

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