The Supreme Court ruled that an ex parte petition for a writ of possession, filed as a result of an extrajudicial foreclosure, does not require a certification against forum shopping. This means that banks or other purchasers of property in foreclosure sales can obtain possession of the property more quickly and efficiently, without being delayed by challenges related to forum shopping certifications. This decision clarifies the procedural requirements for obtaining a writ of possession and protects the rights of purchasers in foreclosure sales to promptly take possession of their acquired property.

Foreclosure Fight: Must a Bank Certify No Forum Shopping to Get Property Back?

This case arose from a loan obtained by Manfred Jacob De Koning from Metropolitan Bank & Trust Company (Metrobank), secured by a real estate mortgage (REM) on his condominium unit. When De Koning defaulted on the loan, Metrobank foreclosed the mortgage and emerged as the highest bidder at the public auction. After the redemption period expired, Metrobank filed an ex parte petition for a writ of possession to take control of the property. However, De Koning opposed this petition, arguing that Metrobank failed to disclose two pending cases he had previously filed against the bank, thus violating the rule against forum shopping. The Regional Trial Court (RTC) agreed with De Koning and dismissed Metrobank’s petition, a decision later affirmed by the Court of Appeals (CA). The core legal question before the Supreme Court was whether an ex parte petition for a writ of possession requires a certification against forum shopping.

The Supreme Court began by addressing a procedural issue: whether Metrobank correctly filed a petition for certiorari with the CA instead of an appeal. The Court acknowledged that generally, an appeal would be the appropriate remedy for a dismissal order. However, it recognized exceptions where certiorari is warranted, especially when the lower court’s decision contravenes existing jurisprudence. Here, the RTC’s dismissal, based on a perceived false certification, was deemed a “patent legal error,” justifying Metrobank’s resort to certiorari.

Building on this procedural point, the Court delved into the nature of a petition for a writ of possession. The Court emphasized that a writ of possession is an enforcement mechanism, commanding a sheriff to give possession of land to the person entitled under a judgment. The availability of a writ of possession extends to land registration proceedings, judicial foreclosure, and extrajudicial foreclosure, as in this case. The procedure for obtaining a writ of possession in extrajudicial foreclosure is outlined in Section 7 of Act No. 3135, which stipulates that the purchaser may petition the court, “in the form of an ex parte motion,” to be given possession of the property.

This provision is crucial because it frames the petition as a motion, not an initiatory pleading. The distinction is paramount. As the Supreme Court explained in Sps. Arquiza v. CA, “The certification against forum shopping is required only in a complaint or other initiatory pleading. The ex parte petition for the issuance of a writ of possession filed by the respondent is not an initiatory pleading.” The Court further clarified that a motion’s purpose is not to initiate new litigation but to address incidental matters arising in an ongoing case. An application for a writ of possession is considered an incident in the registration proceeding, thus negating the requirement for a forum-shopping certification. This is because the right to possess flows from the right of ownership; after the title is consolidated in the buyer’s name, the writ becomes a matter of right, and its issuance is a ministerial function.

Moreover, the Court emphasized that the proceedings for a writ of possession under Section 7 of Act No. 3135 are ex parte, meaning they are conducted for the benefit of one party without notice to or contestation by any adverse party. Therefore, the RTC erred in notifying De Koning of Metrobank’s petition and allowing him to participate in the proceedings. The Supreme Court reiterated this point, quoting Ancheta v. Metropolitan Bank and Trust Company, Inc., which cited GSIS v. Court of Appeals. The Supreme Court stated:

Intervention is defined as “a proceeding in a suit or action by which a third person is permitted by the court to make himself a party… the act or proceeding by which a third person becomes a party in a suit pending between others… for the protection of some right of interest alleged by him to be affected by such proceedings.”

The Court explained that intervention contemplates a suit where evidence is presented, leading to a decision. However, Section 7 of Act No. 3135 mandates the immediate issuance of a writ upon the filing of a motion and approval of the bond. A trial entailing delay is out of the question, as the rationale is to allow the purchaser to possess the foreclosed property without delay, founded on the right of ownership. In essence, the Court affirmed that the proceedings are summary and ministerial, not adversarial.

FAQs

What is an ex parte petition for a writ of possession?	It is a request to the court to issue an order allowing the purchaser of a foreclosed property to take possession of it; it is filed without prior notice to the other party.
What is a certification against forum shopping?	It is a statement under oath by a party asserting that they have not filed any other action involving the same issues in any court or tribunal.
Is a certification against forum shopping required for an ex parte petition for a writ of possession?	No, the Supreme Court has ruled that it is not required because the petition is considered a motion, not an initiatory pleading.
What is the legal basis for obtaining a writ of possession in extrajudicial foreclosure?	Section 7 of Act No. 3135, as amended, governs the procedure for obtaining a writ of possession in extrajudicial foreclosure cases.
Can the former owner of the foreclosed property intervene in the proceedings for a writ of possession?	Generally, no, because the proceedings are ex parte, and intervention is not appropriate in such summary proceedings.
What is the role of the court in issuing a writ of possession?	The court’s role is primarily ministerial; it must order the issuance of the writ upon the filing of the motion and approval of the bond, as the purchaser has a right to possess the property.
What happens after the court issues the writ of possession?	The sheriff of the province is directed to execute the order immediately, allowing the purchaser to take possession of the property.
Why is an ex parte petition for a writ of possession considered a motion and not an initiatory pleading?	Because it is an incident in the registration proceeding, related to the purchaser’s right of ownership after consolidating title, and not a new litigation.
What are the implications of this ruling for banks and other purchasers of foreclosed properties?	It simplifies the process of obtaining possession of foreclosed properties, reducing delays and ensuring that the purchaser’s rights are promptly enforced.

In conclusion, the Supreme Court’s decision in this case reinforces the ministerial nature of issuing a writ of possession in extrajudicial foreclosure proceedings. By clarifying that a certification against forum shopping is unnecessary, the Court streamlines the process for purchasers to obtain possession of their foreclosed properties. This ruling underscores the importance of adhering to procedural rules and respecting the rights of purchasers in foreclosure sales.

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: Metropolitan Bank & Trust Company v. Hon. Salvador Abad Santos and Manfred Jacob De Koning, G.R. No. 157867, December 15, 2009