Caniza v. CA

3/3/24, 12:01 PM SUPREME COURT REPORTS ANNOTATED VOLUME 268
640 SUPREME COURT REPORTS ANNOTATED

Cañiza vs. Court of Appeals
*
G.R. No. 110427. February 24, 1997.
The Incompetent, CARMEN CAÑIZA, represented by her legal

guardian, AMPARO EVANGELISTA, petitioner, vs. COURT OF
APPEALS (SPECIAL FIRST DIVISION), PEDRO ESTRADA and
his wife, LEONORA ESTRADA, respondents.
Actions; Pleadings and Practice; What determines the nature of an

action as well as which court has jurisdiction over it are the allegations of
the complaint and the character of the relief sought.—It is axiomatic that
what determines the nature of an action as well as which court has
jurisdiction over it, are the allegations of the complaint and the character of
the relief sought. An inquiry into the averments of the amended complaint in
the Court of origin is thus in order.
Same; Same; Ejectment; Unlawful Detainer; A complaint for unlawful
detainer is sufficient if it alleges that the withholding of possession or the
refusal to vacate is unlawful without necessarily employing the terminology
of the law.—Undoubtedly, a cause of action for desahucio has been
adequately set out. It is settled that in an action for unlawful detainer, to
allege that the defendant is unlawfully withholding possession from the
plaintiff is deemed sufficient, and a complaint for unlawful detainer is
sufficient if it alleges that the withholding of possession or the refusal to
vacate is unlawful without necessarily employing the terminology of the
law.
Same; Same; Same; Same; An owner’s act of allowing another to
occupy her house, rent-free, does not create a permanent and indefeasible
right of possession in the latter’s favor.—The argument is arrant sophistry.
Cañiza’s act of allowing the Estradas to occupy her
_______________
* THIRD DIVISION.
641
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VOL. 268, FEBRUARY 24, 1997 641
house, rent-free, did not create a permanent and indefeasible right of

possession in the latter’s favor. Common sense, and the most rudimentary
sense of fairness clearly require that that act of liberality be implicitly, but
no less certainly, accompanied by the necessary burden on the Estradas of
returning the house to Cañiza upon her demand. More than once has this
Court adjudged that a person who occupies the land of another at the latter’s
tolerance or permission without any contract between them is necessarily
bound by an implied promise that he will vacate upon demand, failing
which a summary action for ejectment is the proper remedy against him.
The situation is not much different from that of a tenant whose lease expires
but who continues in occupancy by tolerance of the owner, in which case
there is deemed to be an unlawful deprivation or withholding of possession
as of the date of the demand to vacate. In other words, one whose stay is
merely tolerated becomes a deforciant illegally occupying the land or
property the moment he is required to leave.
Same; Same; Same; Same; Where there had been more than one
demand to vacate, the one-year period for filing the complaint for unlawful
detainer must be reckoned from the date of the last demand, the reason
being that the lessor has the option to waive his right of action based on
previous demands and let the lessee remain meanwhile in the premises.—It
may not be amiss to point out in this connection that where there had been
more than one demand to vacate, the one-year period for filing the
complaint for unlawful detainer must be reckoned from the date of the last
demand, the reason being that the lessor has the option to waive his right of
action based on previous demands and let the lessee remain meanwhile in
the premises. Now, the complaint filed by Cañiza’s guardian alleges that the
same was “filed within one (1) year from the date of the first letter of
demand dated February 3, 1990.” Although this averment is not in accord
with law because there is in fact a second letter of demand to vacate, dated
February 27, 1990, the mistake is inconsequential, since the complaint was
actually filed on September 17, 1990, well within one year from the second
(last) written demand to vacate.
Same; Same; Same; Same; Guardianship; A judicial guardian is
clothed with authority to withdraw the ward’s earlier express permission
given to third persons to occupy a certain property.—The Estradas’
possession of the house stemmed from the owner’s express permission. That
permission was subsequently withdrawn by the
642
owner, as was her right; and it is immaterial that the withdrawal was made
through her judicial guardian, the latter being indisputably clothed with
authority to do so. Nor is it of any consequence that Carmen Cañiza had
executed a will bequeathing the disputed property to the Estradas; that
circumstance did not give them the right to stay in the premises after
demand to vacate on the theory that they might in the future become owners
thereof, that right of ownership being at best inchoate, no transfer of
ownership being possible unless and until the will is duly probated.
Same; Same; Same; Same; Where the issue is possession de facto, not
de jure, the proper remedy is ejectment, not accion publiciana.—In any
case, the only issue that could legitimately be raised under the
circumstances was that involving the Estradas’ possession by tolerance, i.e.,
possession de facto, not de jure. It is therefore incorrect to postulate that the
proper remedy for Cañiza is not ejectment but accion publiciana, a plenary
action in the RTC or an action that is one for recovery of the right to
possession de jure.
Wills and Succession; A will is essentially ambulatory—at any time
prior to the testator’s death, it may be changed or revoked, and until
admitted to probate, it has no effect whatever and no right can be claimed
thereunder; An owner’s intention to confer title in the future to persons
possessing property by his tolerance is not inconsistent with the former’s
taking back possession in the meantime for any reason deemed sufficient.—
A will is essentially ambulatory; at any time prior to the testator’s death, it
may be changed or revoked; and until admitted to probate, it has no effect
whatever and no right can be claimed thereunder, the law being quite
explicit: “No will shall pass either real or personal property unless it is
proved and allowed in accordance with the Rules of Court” (ART. 838, id.).
An owner’s intention to confer title in the future to persons possessing
property by his tolerance, is not inconsistent with the former’s taking back
possession in the meantime for any reason deemed sufficient. And that in
this case there was sufficient cause for the owner’s resumption of possession
is apparent: she needed to generate income from the house on account of the
physical infirmities afflicting her, arising from her extreme age.
Guardianship; The ward has no right to possession or control of his
property during his or her incompetency.—Amparo Evangelista was
appointed by a competent court the general guardian of both the person and
the estate of her aunt, Carmen Cañiza. Her Letters of
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VOL. 268, FEBRUARY 24, 1997 643
Guardianship dated December 19, 1989 clearly installed her as the

“guardian over the person and properties of the incompetent CARMEN
CAÑIZA with full authority to take possession of the property of said
incompetent in any province or provinces in which it may be situated and to
perform all other acts necessary for the management of her properties **.”
By that appointment, it became Evangelista’s duty to care for her aunt’s
person, to attend to her physical and spiritual needs, to assure her well-
being, with right to custody of her person in preference to relatives and
friends. It also became her right and duty to get possession of, and exercise
control over, Cañiza’s property, both real and personal, it being recognized
principle that the ward has no right to possession or control of his property
during her incompetency. That right to manage the ward’s estate carries with
it the right to take possession thereof and recover it from anyone who retains
it, and bring and defend such actions as may be needful for this purpose.
Actions; Ejectment; Even when, in forcible entry and unlawful detainer
cases, the defendant raises the question of ownership in his pleadings and
the question of possession cannot be resolved without deciding the issue of
ownership, the Metropolitan Trial Courts, Municipal Trial Courts, and
Municipal Circuit Trial Courts nevertheless have the undoubted competence
to resolve the issue of ownership only to determine the issue of possession.
—It may be pointed out in relation to the Estrada’s defenses in the ejectment
action, that as the law now stands, even when, in forcible entry and unlawful
detainer cases, the defendant raises the question of ownership in his
pleadings and the question of possession cannot be resolved without
deciding the issue of ownership, the Metropolitan Trial Courts, Municipal
Trial Courts, and Municipal Circuit Trial Courts nevertheless have the
undoubted competence to resolve “the issue of ownership ** only to
determine the issue of possession.”
Same; Same; Parties; An ejectment case survives the death of a party.
—To be sure, an ejectment case survives the death of a party. Cañiza’s
demise did not extinguish the desahucio suit instituted by her through her
guardian. That action, not being a purely personal one, survived her death;
her heirs have taken her place and now represent her interests in the appeal
at bar.
PETITION for review on certiorari of a decision of the Court of

Appeals.
644

The facts are stated in the opinion of the Court.

Priscilla A. Villacorta for petitioner.
Montilla Law Office for private respondents.
NARVASA, C.J.:
On November 20, 1989, being then ninety-four (94) years of age,

Carmen Cañiza, a spinster, a retired pharmacist, and former
professor of the College of Chemistry and Pharmacy of the
University1 of the Philippines, was declared incompetent by2
judgment of the Regional Trial Court of Quezon City, Branch 107,
in a guardianship
3 proceeding instituted by her niece, Amparo A.
Evangelista. She was so adjudged because of her advanced age and
physical infirmities which included cataracts in both eyes and senile
dementia. Amparo A. Evangelista was appointed legal guardian of
her person and estate. Cañiza was the owner of a house and lot at
No. 61 Tobias St., Quezon City. On September 17, 1990, her
guardian Amparo Evangelista commenced a suit in the Metropolitan
Trial Court (MetroTC) of Quezon City (Branch 35) to eject 4 the
spouses Pedro and Leonora Estrada from said premises. The
complaint was later amended to identify the incompetent Cañiza as
plaintiff, suing through her legal
5 guardian, Amparo Evangelista.
The amended Complaint pertinently alleged that plaintiff Cañiza
was the absolute owner of the property in question, covered by TCT
No. 27147; that out of kindness, she had allowed the Estrada
Spouses, their children, grandchildren and
_______________
1 Petition, Annex “D,” Rollo, pp. 41-43.

2 Presided over by Judge Delilah Vidallon-Magtolis
3 Docketed as SP, PROC. No. Q-89-2603 of Branch 107, entitled “Petition for
Guardianship of the Person and Estate of the Incompetent Carmen Cañiza, Amparo
A. Evangelista, Petitioner.”
4 Docketed as Civil Case No. 3410 for Ejectment with Damages.
5 Petition, Annex “K,” Rollo, pp. 55-59.
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VOL. 268, FEBRUARY 24, 1997 645

sons-in-law to temporarily reside in her house, rent-free; that Cañiza

already had urgent need of the house on account of her advanced age
and failing health, “so funds could be raised to meet her expenses
for support, maintenance and medical treatment”; that through her
guardian, Cañiza had asked the Estradas verbally and in writing to
vacate the house but they had refused to do so; and that “by the
defendants’ act of unlawfully depriving plaintiff of the possession of
the house in question, they ** (were) enriching themselves at the
expense of the incompetent, because, while they ** (were) saving
money by not paying any rent for the house, the incompetent **
(was) losing much money as her house could not be rented by

others.” Also alleged was that the complaint was “filed within one
(1) year from the date of first letter of demand dated February 3,
1990.”
In their Answer with Counterclaim, the defendants declared that
they had been living in Cañiza’s house since the 1960’s; that in
consideration of their faithful service they had been considered by
Cañiza as her own family, and the latter had in fact executed a
holographic will on September 4, 1988 by which she “bequeathed”
to the Estradas the house and lot in question.
Judgment was6 rendered by the MetroTC on April 13, 1992 in
Cañiza’s favor, the Estradas being ordered to vacate the premises
and pay Cañiza P5,000.00
7 by way of attorney’s fees.
But on appeal, the decision 8was reversed by the Quezon City
Regional Trial
9 Court, Branch 96. By judgment rendered on October
21, 1992, the RTC held that the “action by which the issue of
defendants’ possession should be resolved is accion publiciana, the
obtaining factual and legal situation ** demanding adjudication by
such plenary action for recovery of possession cognizable in the first
instance by the Regional Trial Court.”
_______________
6 Petition, Annex “B,” Rollo, pp. 33-35.

7 Docketed as Civil Case No. Q-92-12554.
8 Presided Over by Judge Lucas P. Bersamin.
9 Rollo, pp. 36-40.
646

Cañiza sought to have the Court of Appeals reverse the decision of 10
October 21, 1992, but failed in that attempt. In11 a decision

promulgated on June 2, 1993, the Appellate Court affirmed the
RTC’s judgment in toto. It ruled that (a) the proper remedy for
Cañiza was indeed an accion publiciana in the RTC, not an accion
interdictal in the MetroTC, since the “defendants have not been in
the subject premises as mere tenants or occupants by tolerance, they
have been there as a sort of adopted family of Carmen Cañiza,” as
evidenced by what purports to be the holographic will of the
plaintiff; and (b) while “said will, unless and until it has passed
probate by the proper court, could not be the basis of defendants’
claim to the property, ** it is indicative of intent and desire on the
part of Carmen Cañiza that defendants are to remain and are to
continue in their occupancy and possession, so much so that
Cañiza’s supervening incompetency can not be said to have vested 12
in her guardian the right or authority to drive the defendants out.”

Through her guardian, Cañiza came to this Court praying for
reversal of the Appellate Court’s judgment. She contends in the main
that the latter erred in (a) holding that she should have pursued an
accion publiciana, and not an accion interdictal; and in (b) giving
much weight to “a xerox 13copy of an alleged holographic will, which
is irrelevant to this case.”
In the responsive
14 pleading filed by them on this Court’s
requirement, the Estradas insist that the case against them was
really not one of unlawful detainer; they argue that since possession
of the house had not been obtained by them by any “contract,
express or implied,” as contemplated by Section 1, Rule 70 of the
Rules of Court, their occupancy of the premises could not be
deemed one “terminable upon mere demand (and
_______________
10 Rollo, pp. 27-32.

11 Special First Division composed of Vailoces, J., ponente, with Lantin and
Mabutas, Jr., JJ., concurring.
12 CA Decision, p. 4, Rollo, p. 30.
13 Petition, p. 11, Rollo, p. 18.
14 Rollo, pp. 97-112.
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VOL. 268, FEBRUARY 24, 1997 647

hence never became unlawful) within the context of the law.”

Neither could the suit against them be deemed one of forcible entry,
they add, because they had been occupying the property with the
prior consent of the “real owner,” Carmen Cañiza, which
“occupancy can even ripen into full ownership once the holographic
will of petitioner Carmen Cañiza is admitted to probate.” They
conclude, on those postulates, that it is beyond the power of
Cañiza’s legal guardian to oust them from the disputed
15 premises.
Carmen Cañiza died on March 19, 1994, and her heirs—the
aforementioned guardian, Amparo Evangelista, and Ramon C.
Nevado, her niece and nephew,
16 respectively—were by this Court’s
leave, substituted for her.
Three issues have to be resolved: (a) whether or not an ejectment
action is the appropriate judicial remedy for recovery of possession
of the property in dispute; (b) assuming desahucio to be proper,
whether or not Evangelista, as Cañiza’s legal guardian had authority
to bring said action; and (c) assuming an affirmative answer to both
questions, whether or not Evangelista may continue to represent

Cañiza after the latter’s death.
It is axiomatic that what determines the nature of an action as well

as which court has jurisdiction over it, are the allegations of the
complaint and the character of the relief
_______________
15 Manifestation dated March 25, 1994.

16 Second Division Resolution dated June 20, 1994.
648

17
sought. An inquiry into the averments18 of the amended complaint in

the Court of origin is thus in order. 19
The amended Complaint alleges:
“6. That the plaintiff, Carmen Cañiza, is the sole and absolute
owner of a house and lot at No. 61 Scout Tobias, Quezon
City, which property is now the subject of this complaint;
** ** **
9. That the defendants, their children, grandchildren and sons-
in-law, were allowed to live temporarily in the house of
plaintiff, Carmen Cañiza, for free, out of her kindness;
10. That the plaintiff, through her legal guardian, has duly
notified the defendants, for them to vacate the said house,
but the two (2) letters of demand were ignored and the
defendants refused to vacate the same. **
11. That the plaintiff, represented by her legal guardian,
Amparo Evangelista, made another demand on the
defendants for them to vacate the premises, before
Barangay Captain Angelina A. Diaz of Barangay Laging
Handa, Quezon City, but after two (2) conferences, the
result was negative and no settlement was reached. A
photocopy of the Certification to File Action dated July 4,
1990, issued by said Barangay Captain is attached, marked
Annex “D” and made an integral part hereof;
12. That the plaintiff has given the defendants more than thirty
(30) days to vacate the house, but they still refused to
vacate the premises, and they are up to this time residing in
the said place;
13. That this complaint is filed within one (1) year from the
date of first letter of demand dated February 3, 1990
(Annex “B”) sent by the plaintiff to the defendants, by her
legal guardian—Amparo Evangelista;
_______________
17 Sumulong vs. Court of Appeals, 232 SCRA 372 [1994], citing Abrin vs.
Campos, 203 SCRA 420 [1991]; Mariategui vs. Court of Appeals, 205 SCRA 337
[1992]; Abad vs. Court of First Instance, 206 SCRA 567 [1992]; Del Castillo vs.
Aguinaldo, 212 SCRA 169 [1992]; Santos vs. Court of Appeals, 214 SCRA 162
[1992]; Ganadin vs. Ramos, 99 SCRA 613 (1980); Ramirez v. Chit, 21 SCRA 1364
[1967]; Mediran vs. Villanueva, 37 Phil. 752 [1918].
18 Sarmiento vs. Court of Appeals, 150 SCRA 108 [1995].
19 Rollo, pp. 56-57, underscoring in original text.
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VOL. 268, FEBRUARY 24, 1997 649

14. By the defendants’ act of unlawfully depriving the plaintiff

of the possession of the house in question, they are
enriching themselves at the expense of the incompetent
plaintiff, because, while they are saving money by not
paying any rent for the house, the plaintiff is losing much
money as her house could not be rented by others;
15. That the plaintiff’s health is failing and she needs the house
urgently, so that funds could be raised to meet her expenses
for her support, maintenance and medical treatment;
16. That because of defendants’ refusal to vacate the house at
No. 61 Scout Tobias, Quezon City, the plaintiff, through her
legal guardian, was compelled to go to court for justice,
and she has to spend P10,000.00 as attorney’s fees.”
20
Its prayer is quoted below:
“WHEREFORE, in the interest of justice and the rule of law, plaintiff,

Carmen Cañiza, represented by her legal guardian, Amparo Evangelista,
respectfully prays to this Honorable Court, to render judgment in favor of
plaintiff and against the defendants as follows:
1. To order the defendants, their children, grandchildren, sons-in-law

and other persons claiming under them, to vacate the house and
premises at No. 61 Scout Tobias, Quezon City, so that its
possession can be restored to the plaintiff, Carmen Cañiza; and
2. To pay attorney’s fees in the amount of P10,000.00;
3. To pay the costs of the suit.”
In essence, the amended complaint states:
1) that the Estradas were occupying Cañiza’s house by

tolerance—having been “allowed to live temporarily **
(therein) for free, out of ** (Cañiza’s) kindness”;
2) that Cañiza needed the house “urgently” because her
“health ** (was) failing and she ** (needed) funds ** to
meet her expenses for her support, maintenance and
medical treatment”;
3) that through her general guardian, Cañiza requested the
Estradas several times, orally and in writing, to give back
possession of the house;
_______________
20 Rollo, pp. 57-58.
650

4) that the Estradas refused and continue to refuse to give back

the house to Cañiza, to her continuing prejudice; and
5) that the action was filed within one (1) year from the last
demand to vacate.
Undoubtedly, a cause of action for desahucio has been adequately

set out. It is settled that in an action for unlawful detainer, it suffices
that the defendant is unlawfully 21 withholding possession from the
plaintiff is deemed sufficient, and a complaint for unlawful detainer
is sufficient if it alleges that the withholding of possession or the
refusal to vacate is unlawful
22 without necessarily employing the
terminology of the law.
The Estradas’ first proffered defense derives from a literal
construction of Section 1, Rule 70 of the Rules of Court which inter
alia authorizes the institution of an unlawful detainer suit when “the
possession of any land or building is unlawfully withheld after the
expiration or termination of the right to hold possession, by virtue of
any contract, express or implied.” They contend that since they did
not acquire possession of the property in question “by virtue of any
contract, express or implied”—they having been, to repeat,
“allowed to live temporarily ** (therein) for free, out of **
(Cañiza’s) kindness”—in no sense could there be an “expiration or
termination of ** (their) right to hold possession, by virtue of any
contract, express or implied.” Nor would an action for forcible entry

lie against them, since there is no claim that they had “deprived
(Cañiza) of the possession of ** (her property) by force,
intimidation, threat, strategy, or stealth.”
_______________
21 Sumulong vs. Court of Appeals, 232 SCRA 372 [1994], citing Maddamu vs.
Judge of Municipal Court of Manila, 74 Phil. 230 [1943].
22 Sumulong vs. Court of Appeals, supra, citing Co Tiamco vs. Diaz, 75 Phil. 672
[1946]; Valderama Lumber Manufacturer’s Co. vs. L.S. Sarmiento Co., 5 SCRA 287
[1992]; Pangilinan vs. Aguilar, 43 SCRA 136 [1972].
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VOL. 268, FEBRUARY 24, 1997 651

The argument is arrant sophistry. Cañiza’s act of allowing the

Estradas to occupy her house, rent-free, did not create a permanent
and indefeasible right of possession in the latter’s favor. Common
sense, and the most rudimentary sense of fairness clearly require that
that act of liberality be implicitly, but no less certainly, accompanied
by the necessary burden on the Estradas of returning the house to
Cañiza upon her demand. More than once has this Court adjudged
that a person who occupies the land of another at the latter’s
tolerance or permission without any contract between them is
necessarily bound by an implied promise that he will vacate upon
demand, failing which 23 a summary action for ejectment is the proper
remedy against him. The situation is not much different from that
of a tenant whose lease expires but who continues in occupancy by
tolerance of the owner, in which case there is deemed to be an
unlawful deprivation or24 withholding of possession as of the date of
the demand to vacate. In other words, one whose stay is merely
tolerated becomes a deforciant illegally occupying 25 the land or
property the moment he is required to 26 leave. Thus, in Asset
Privatization Trust vs. Court of Appeals, where a company, having
lawfully obtained possession of a plant upon its undertaking to buy
the same, refused to return it after failing to fulfill its promise of
payment despite demands, this Court held that “(a)fter demand and
its repudiation, ** (its) continuing possession ** became illegal and
the complaint for unlawful detainer filed by the ** (plant’s owner)
was its proper remedy.”
_______________
23 Yu vs. de Lara, 6 SCRA 785 [1962]; Pangilinan vs. Aguilar, 43 SCRA 136
[1972]; Dakudao vs. Consolacion, 122 SCRA 877 [1983]; Peran vs. Presiding Judge,
Br. II, CFI, Sorsogon, 125 SCRA 78 [1983]; Banco de Oro Savings and Mortgage
Bank vs. Court of Appeals, 182 SCRA 464 [1990].
24 Vda. de Catchuela vs. Francisco, 98 SCRA 172 [1980] citing Calubayan vs.
Pascual, 21 SCRA 146, 148 [1967].
25 Odsigue vs. Court of Appeals, 233 SCRA 626 [1994].
26 229 SCRA 627, 636 [1994].
652

It may not be amiss to point out in this connection that where there
had been more than one demand to vacate, the one-year period for
filing the complaint for unlawful
27 detainer must be reckoned from the
date of the last demand, the reason being that the lessor has the
option to waive his right of action based on previous demands
28 and
let the lessee remain meanwhile in the premises. Now, the
complaint filed by Cañiza’s guardian alleges that the same was “filed
within one (1) year from the date of the first letter of demand dated
February 3, 1990.” Although this averment is not in accord with law
because there is in fact a second letter of demand to vacate, dated
February 27, 1990, the mistake is inconsequential, since the
complaint was actually filed on September 17, 1990, well within one
year from the second (last) written demand to vacate.
The Estradas’ possession of the house stemmed from the owner’s
express permission. That permission was subsequently withdrawn
by the owner, as was her right; and it is immaterial that the
withdrawal was made through her judicial guardian, the latter being
indisputably clothed with authority to do so. Nor is it of any
consequence that Carmen Cañiza had executed a will bequeathing
the disputed property to the Estradas; that circumstance did not give
them the right to stay in the premises after demand to vacate on the
theory that they might in the future become owners thereof, that
right of ownership being at best inchoate, no transfer of ownership
being possible unless and until the will is duly probated.
Thus, at the time of the institution of the action of desahucio, the
Estradas had no legal right to the property, whether as possessors by
tolerance or sufferance, or as owners. They could not claim the right
of possession by sufferance that had been legally ended. They could
not assert any right
_______________
27 Sarmiento vs. Court of Appeals, 250 SCRA 108 [1995] citing Sarona, et al. vs.
Villegas, et al., 22 SCRA 1257 [1968].
28 Penas, Jr. vs. Court of Appeals, 233 SCRA 744 [1994] citing Racaza vs. Susana
Realty, Inc., 18 SCRA 1172 [1966].
653
VOL. 268, FEBRUARY 24, 1997 653

of possession flowing from their ownership of the house; their status

as owners is dependent on the probate of the holographic will by
which the property had allegedly been bequeathed to them—an
event which still has to take place; in other words, prior to the
probate of the will, any assertion of possession by them would be
premature and inefficacious.
In any case, the only issue that could legitimately be raised under
the circumstances was that involving the Estradas’ possession by
tolerance, i.e., possession de facto, not de jure. It is therefore
incorrect to postulate that the proper remedy for Cañiza is not
ejectment but accion publiciana, a plenary action in the RTC or an
action that is one for recovery of the right to possession de jure.
II
The Estradas insist that the devise of the house to them by Cañiza
clearly denotes her intention that they remain in possession thereof,
and legally incapacitated her judicial guardian, Amparo Evangelista,
from evicting them therefrom, since their ouster would be
inconsistent with the ward’s will.
A will is essentially ambulatory; at29 any time prior to the testator’s
death, it may be changed or revoked; and until admitted to probate,
it has no effect whatever and no right can be claimed thereunder, the
law being quite explicit: “No will shall pass either real or personal
property unless it is proved and30allowed in accordance with the
Rules of Court” (ART. 838, id.). An owner’s intention to confer
title in the future to persons possessing property by his tolerance, is
not inconsistent with the former’s taking back possession in the
meantime for any reason deemed sufficient. And that in this case
there was sufficient cause for the owner’s resumption of possession
is apparent: she needed to generate income from the house on
account of the physical infirmities afflicting her, arising from her
extreme age.
_______________
29 ART. 828, Civil Code.

30 ART. 838, Civil Code.
654
Amparo Evangelista was appointed by a competent court the general

guardian of both the person and the31 estate of her aunt, Carmen
Cañiza. Her Letters of Guardianship dated December 19, 1989
clearly installed her as the “guardian over the person and properties
of the incompetent CARMEN CAÑIZA with full authority to take
possession of the property of said incompetent in any province or
provinces in which it may be situated and to perform all32other acts
necessary for the management of her properties **.” By that
appointment, it became Evangelista’s duty to care for her aunt’s
person, to attend to her physical and spiritual needs, to assure her
wellbeing, with right33to custody of her person in preference to
relatives and friends. It also became her right and duty to get
possession of, and exercise control over, Cañiza’s property, both real
and personal, it being recognized principle that the ward has no right 34
to possession or control of his property during her incompetency.

That right to manage the ward’s estate carries with it the right to35 take
possession thereof and recover it from anyone who retains it, and 36
bring and defend such actions as may be needful for this purpose.
Actually, in bringing the action of desahucio, Evangelista was
merely discharging the duty to attend to “the comfortable and
suitable maintenance of the ward” explicitly imposed on her by
Section 4, Rule 96 of the Rules of Court, viz.:
_______________
31 Petition, Annex “E,” Rollo, p. 44.

32 Emphasis supplied.
33 Francisco, The Revised Rules of Court in the Philippines, 1970 Ed., Vol. V-B, p.
457, citing Ex-parte Fletcher, 142 So. 30; 39 C.J.S. 86.
34 Francisco, The Revised Rules of Court in the Philippines, 1970 Ed., Vol. V-B. p.
458, citing 39 C.J.S. 114-115.
35 Castillo v. Bustamante, 64 Phil. 839 [1937], cited in Moran, Comments on the
Rules of Court, Vol. 3, 1980 ed., p. 570.
36 Conchita Juachon vs. Felix Manalo, G.R. No. L-42, 77 Phil. 1092, [January 20,
1947, unreported], cited in Moran, Comments on the Rules of Court, 1979 Ed.,
Volume I, p. 176.
655
VOL. 268, FEBRUARY 24, 1997 655

“SEC. 4. Estate to be managed frugally, and proceeds applied to

maintenance of ward.—A guardian must manage the estate of his ward
frugally and without waste, and apply the income and profits thereof, so far
as may be necessary, to the comfortable and suitable maintenance of the
ward and his family, if there be any; and if such income and profits be
insufficient for that purpose, the guardian may sell or encumber the real
estate, upon being authorized by order to do so, and apply to such of the
proceeds as may be necessary to such maintenance.”
Finally, it may be pointed out in relation to the Estrada’s defenses in

the ejectment action, that as the law now stands, even when, in
forcible entry and unlawful detainer cases, the defendant raises the
question of ownership in his pleadings and the question of
possession cannot be resolved without deciding the issue of
ownership, the Metropolitan Trial Courts, Municipal Trial Courts,
and Municipal Circuit Trial Courts nevertheless have the undoubted
competence to resolve “the37 issue of ownership ** only to determine
the issue of possession.”
III
As already stated, Carmen Cañiza passed away during the pendency

of this appeal. The Estradas thereupon moved to dismiss the petition,
arguing that Cañiza’s death automatically terminated the
guardianship, Amparo Evangelista lost all authority as her judicial
guardian, and ceased to have legal personality to represent her in the
present appeal. The motion is without merit.
While it is indeed well-established rule that the relationship of
guardian and ward is necessarily
38 terminated by the death of either
the guardian or the ward, the rule affords no advantage to the
Estradas. Amparo Evangelista, as niece of
_______________
37 Sec. 3, R.A. No. 7691, amending Sec. 33 of B.P. 129; SEE Wilmon Auto Supply
Corp. vs. Court of Appeals, 208 SCRA 108 [1992].
38 Francisco, The Revised Rules of Court in the Phils., Vol. V-B, 1970 Ed., citing
25 Am. Jur. 37.
656

Carmen Cañiza, is one of the latter’s only two (2) surviving heirs,
the other being Cañiza’s nephew, Ramon 39 C. Nevado. On their
motion and by Resolution of this Court of June 20, 1994, they were
in fact substituted as parties in the appeal at bar in place of the
deceased, in 40 accordance with Section 17, Rule 3 of the Rules of
Court, viz.:
SEC. 18. Death of a party.—After a party dies and the claim is not thereby
extinguished, the court shall order, upon proper notice, the legal
representative of the deceased to appear and be substituted for the deceased
within a period of thirty (30) days, or within such time as may be granted. If
the legal representative fails to appear within said time, the court may order
the opposing party to procure the appointment of a legal representative of
the deceased within a time to be specified by the court, and the
representative shall immediately appear for and on behalf of the interest of
the deceased. The court charges involved in procuring such appointment, if
defrayed by the opposing party, may be recovered as costs. The heirs of the
deceased may be allowed to be substituted for the deceased, without
requiring the appointment of an executor or administrator and the court
may appoint guardian ad litem for the minor heirs.
To be sure, an ejectment case survives the death of a party. Cañiza’s

demise did not extinguish
41 the desahucio suit instituted by her
through her guardian. That action, not being a purely personal one,
survived her death; her heirs have taken her place and now represent
her interests in the appeal at bar.
WHEREFORE, the petition is GRANTED. The Decision of the
Court of Appeals promulgated on June 2, 1993—affirming the
Regional Trial Court’s judgment and dismissing petitioner’s petition
for certiorari—is REVERSED and SET ASIDE, and the Decision
dated April 13, 1992 of the Metro-
_______________
39 Second Division; SEE footnote 17, supra.

40 Emphasis supplied.
41 Vda. de Salazar vs. Court of Appeals, et al., 250 SCRA 305 (Nov. 23, 1995)
citing Vda. de Haberes vs. Court of Appeals, 104 SCRA 534 [1981]; Republic vs.
Bagtas, 6 SCRA 242 [1962]; Florendo, Jr. vs. Coloma, 129 SCRA 304 [1984].
657
VOL. 268, FEBRUARY 26, 1997 657

Nazareno vs. Almario
politan Trial Court of Quezon City, Branch 35, in Civil Case No.
3410 is REINSTATED and AFFIRMED. Costs against private
respondents.
SO ORDERED.
Davide, Jr., Melo, Francisco and Panganiban, JJ., concur.
Petition granted. Judgment reversed and set aside, that of the

court a quo reinstated and affirmed.
Notes.—An action for annulment of a contract entered into by

minors or other incapacitated persons shall be brought within four
years from the time the guardianship ceases. (Causapin vs. Court of
Appeals, 233 SCRA 615 [1994])
No contract may be entered into upon a future inheritance except
in cases expressly authorized by law—such a contract is not valid
and cannot be the source of any right nor the creator of any
obligation between the parties. (Tañedo vs. Court of Appeals, 252
SCRA 80 [1996])
——o0o——
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3/3/24, 12:01 PM SUPREME COURT REPORTS ANNOTATED VOLUME 268

640 SUPREME COURT REPORTS ANNOTATED

The Incompetent, CARMEN CAÑIZA, represented by her legal

Actions; Pleadings and Practice; What determines the nature of an

VOL. 268, FEBRUARY 24, 1997 641

Cañiza vs. Court of Appeals

house, rent-free, did not create a permanent and indefeasible right of

642 SUPREME COURT REPORTS ANNOTATED

Cañiza vs. Court of Appeals

VOL. 268, FEBRUARY 24, 1997 643

Cañiza vs. Court of Appeals

Guardianship dated December 19, 1989 clearly installed her as the

PETITION for review on certiorari of a decision of the Court of

644 SUPREME COURT REPORTS ANNOTATED

The facts are stated in the opinion of the Court.

On November 20, 1989, being then ninety-four (94) years of age,

1 Petition, Annex “D,” Rollo, pp. 41-43.

VOL. 268, FEBRUARY 24, 1997 645

sons-in-law to temporarily reside in her house, rent-free; that Cañiza

(was) losing much money as her house could not be rented by

6 Petition, Annex “B,” Rollo, pp. 33-35.

646 SUPREME COURT REPORTS ANNOTATED

Cañiza sought to have the Court of Appeals reverse the decision of 10

October 21, 1992, but failed in that attempt. In11 a decision

Cañiza’s supervening incompetency can not be said to have vested 12

in her guardian the right or authority to drive the defendants out.”

10 Rollo, pp. 27-32.

VOL. 268, FEBRUARY 24, 1997 647

hence never became unlawful) within the context of the law.”

questions, whether or not Evangelista may continue to represent

It is axiomatic that what determines the nature of an action as well

15 Manifestation dated March 25, 1994.

648 SUPREME COURT REPORTS ANNOTATED

sought. An inquiry into the averments18 of the amended complaint in

VOL. 268, FEBRUARY 24, 1997 649

14. By the defendants’ act of unlawfully depriving the plaintiff

Its prayer is quoted below:

“WHEREFORE, in the interest of justice and the rule of law, plaintiff,

1. To order the defendants, their children, grandchildren, sons-in-law

3. To pay the costs of the suit.”

In essence, the amended complaint states:

1) that the Estradas were occupying Cañiza’s house by

20 Rollo, pp. 57-58.

650 SUPREME COURT REPORTS ANNOTATED

4) that the Estradas refused and continue to refuse to give back

Undoubtedly, a cause of action for desahucio has been adequately

contract, express or implied.” Nor would an action for forcible entry

VOL. 268, FEBRUARY 24, 1997 651

The argument is arrant sophistry. Cañiza’s act of allowing the

652 SUPREME COURT REPORTS ANNOTATED

VOL. 268, FEBRUARY 24, 1997 653

of possession flowing from their ownership of the house; their status

29 ART. 828, Civil Code.

654 SUPREME COURT REPORTS ANNOTATED

Cañiza vs. Court of Appeals

Amparo Evangelista was appointed by a competent court the general

to possession or control of his property during her incompetency.

31 Petition, Annex “E,” Rollo, p. 44.

VOL. 268, FEBRUARY 24, 1997 655