In the Philippines, the sale of conjugal property requires the written consent of both spouses. The Supreme Court in Dolores Alejo v. Spouses Ernesto Cortez and Priscilla San Pedro, G.R. No. 206114, June 19, 2017, reiterated that without this written consent, the sale is void. This ruling underscores the importance of protecting the rights of both spouses in marital property, ensuring that neither party can unilaterally dispose of assets acquired during the marriage. The decision highlights the need for explicit written consent, preventing ambiguity and potential disputes arising from verbal agreements or implied consent.

When a Handshake Isn’t Enough: Upholding Written Consent in Conjugal Property Sales

This case revolves around a parcel of land co-owned by Spouses Jorge and Jacinta Leonardo. Jacinta entered into an agreement, a Kasunduan, to sell the property to Dolores Alejo without Jorge’s written consent. Dolores made partial payments and took possession of the land. Later, Jorge and Jacinta sold the same property to Spouses Ernesto Cortez and Priscilla San Pedro. Dolores filed a case to annul the second sale and assert her rights under the Kasunduan.

The core legal question is whether the Kasunduan, lacking Jorge’s written consent, is a valid and binding contract. The Regional Trial Court (RTC) initially ruled in favor of Dolores, finding that Jorge had acquiesced to the sale through his actions. However, the Court of Appeals (CA) reversed this decision, declaring the Kasunduan void due to the absence of Jorge’s written consent. The Supreme Court affirmed the CA’s decision, emphasizing the explicit requirement of written consent under Article 124 of the Family Code.

The Family Code is clear on this matter. Article 124 governs the disposition of conjugal property, stating:

Article 124. The administration and enjoyment of the conjugal partnership property shall belong to both spouses jointly. In case of disagreement, the husband’s decision shall prevail, subject to recourse to the court by the wife for proper remedy, which must be availed of within five years from the date of the contract implementing such decision.

In the event that one spouse is incapacitated or otherwise unable to participate in the administration of the conjugal properties, the other spouse may assume sole powers of administration. These powers do not include disposition or encumbrance without authority of the court or the written consent of the other spouse. In the absence of such authority or consent, the disposition or encumbrance shall be void. However, the transaction shall be construed as a continuing offer on the part of the consenting spouse and the third person, and may be perfected as a binding contract upon the acceptance by the other spouse or authorization by the court before the offer is withdrawn by either or both offerors.

Building on this principle, the Supreme Court underscored that the absence of written consent renders the disposition void. The Kasunduan, being signed only by Jacinta, was therefore invalid from the start. The Court acknowledged that the void agreement could be considered a continuing offer, subject to acceptance or rejection by Jorge.

The RTC argued that Jorge’s actions, such as demanding compliance with the Kasunduan, implied his acceptance. However, the CA and the Supreme Court disagreed. The Court noted that Jorge’s subsequent letters to Dolores, which altered the terms of the original agreement (changing the payment deadline and increasing the price), constituted a counter-offer rather than an acceptance.

This approach contrasts with a simple acceptance, which would have mirrored the original terms of the Kasunduan. Because Jorge’s response introduced new conditions, it effectively rejected the initial offer and presented a new one. As the Court stated:

where the other spouse’s putative consent to the sale of the conjugal property appears in a separate document which does not contain the same terms and conditions as in the first document signed by the other spouse, a valid transaction could not have arisen.

Furthermore, the Court dismissed the argument that Jorge’s actions constituted a ratification of the Kasunduan. A void contract, the Court emphasized, cannot be ratified. The requirement for written consent is not a mere formality; it is a fundamental condition for the validity of the sale.

While the Kasunduan was deemed void, the Court addressed the issue of Dolores’s good faith. The Supreme Court held that Dolores acted in good faith when entering the property and introducing improvements. She was led to believe by Ricardo and Jacinta that the sale was legitimate, and she invested money and effort into the property based on this belief. Article 526 of the Civil Code defines a possessor in good faith as someone who is unaware of any defect in their title or mode of acquisition.

As a possessor in good faith, Dolores was entitled to certain protections. The Court affirmed the CA’s decision that Dolores should be reimbursed for the PhP300,000 she paid, with legal interest. Additionally, the Spouses Leonardo were given the option to either indemnify Dolores for the cost of the improvements she made or pay the increase in value that the property gained due to those improvements. Dolores also has the right to retain possession of the land until she receives this indemnity.

FAQs

What was the key issue in this case?	The primary issue was whether a sale of conjugal property is valid without the written consent of both spouses, as required by Article 124 of the Family Code.
What does “conjugal property” mean?	Conjugal property refers to assets acquired by a husband and wife during their marriage, which are owned jointly by both spouses.
What happens if one spouse sells conjugal property without the other’s written consent?	According to the Family Code and as reinforced in this case, the sale is void, meaning it has no legal effect from the beginning.
Can a void sale of conjugal property be ratified later?	No, the Supreme Court clarified that a void contract cannot be ratified, meaning subsequent actions cannot make it valid.
What is a “continuing offer” in the context of this case?	The law treats the agreement as an ongoing offer from the consenting spouse, which can become a binding contract if the other spouse accepts it before the offer is withdrawn.
What rights does a buyer have if they purchased conjugal property in good faith but the sale is void?	The buyer is considered a possessor in good faith and is entitled to reimbursement for payments made and compensation for improvements introduced on the property.
What options does the selling spouse have regarding improvements made by the buyer?	The selling spouse can choose to either pay for the cost of the improvements or pay the increase in the property’s value resulting from those improvements.
What is the significance of written consent in selling conjugal property?	Written consent is crucial as it protects the rights of both spouses and prevents unilateral decisions that could negatively impact the marital partnership. It ensures mutual agreement and informed consent.

This case serves as a clear reminder of the importance of adhering to the legal requirements for selling conjugal property in the Philippines. The need for written consent is not merely a formality but a fundamental protection for marital rights. The Supreme Court’s decision reinforces this principle, providing clarity and guidance for future transactions involving conjugal assets.

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: Dolores Alejo v. Spouses Ernesto Cortez and Priscilla San Pedro, G.R. No. 206114, June 19, 2017