In Domingo R. Manalo v. Court of Appeals and PAIC Savings and Mortgage Bank, the Supreme Court addressed the issue of whether a bank under liquidation can still petition for a writ of possession over a foreclosed property. The Court ruled that a bank retains its juridical personality to sue and be sued through its liquidator, even under liquidation. This decision clarifies the rights of banks undergoing liquidation to protect their assets and ensures that the liquidation process does not unjustly deprive them of their property rights. This protection extends to actions necessary to recover and preserve assets, including obtaining writs of possession.

When a Bank’s Assets are on the Line: Can a Liquidator Secure a Writ of Possession?

The case revolves around a loan obtained by S. Villanueva Enterprises from PAIC Savings and Mortgage Bank, secured by a mortgage on two parcels of land. After the borrower defaulted, PAIC foreclosed on the mortgage, acquired the property at public auction, and sought a writ of possession. Subsequently, the Central Bank of the Philippines initiated liquidation proceedings against PAIC. Domingo R. Manalo, claiming rights as a lessee and assignee of the property, sought to intervene in the writ of possession proceedings, arguing that the liquidation court should have exclusive jurisdiction and that his rights as a lessee should be considered.

The Supreme Court clarified the scope of Section 29 of Republic Act No. 265, also known as The Central Bank Act, stating that its provisions apply only to claims against an insolvent bank, not to actions initiated by the bank to protect its assets. The Court emphasized that the exclusive jurisdiction of the liquidation court pertains solely to adjudicating claims against the bank, not to situations where the bank is asserting a claim against another party. This distinction is crucial for understanding the powers and limitations of a liquidator in managing the assets of a bank under liquidation.

“The court shall have jurisdiction in the same proceedings to assist in the adjudication of disputed claims against the bank or non-bank financial intermediary performing quasi-banking functions and the enforcement of individual liabilites of the stockholders and do all that is necessary to preserve the assets of such institution and to implement the liquidation plan approved by the Monetary Board.”

Building on this principle, the Court highlighted that the purpose of requiring claims against a bank to be filed in liquidation proceedings is to prevent multiple actions and ensure an orderly liquidation process. This requirement is intended to streamline the resolution of claims and avoid potential inconsistencies or injustices that could arise from fragmented litigation. However, this does not preclude the bank, through its liquidator, from taking necessary steps to protect its assets.

The Court then addressed the issue of forum shopping, noting that the doctrine only applies when two or more cases are pending before different tribunals. Since PAIC only filed one case for the writ of possession, the doctrine of forum shopping was deemed inapplicable. This aspect of the ruling reinforces the importance of identifying the proper venue for legal actions and adhering to the rules against multiplicity of suits.

The Court also dismissed the argument that PAIC’s liquidation rendered it incapable of pursuing the writ of possession. Citing established jurisprudence, the Court affirmed that a bank under liquidation retains its juridical personality and can sue and be sued through its liquidator. This capacity is essential for the liquidator to effectively manage the bank’s affairs and protect its interests during the liquidation process.

The Court further clarified that the pendency of another case (Civil Case No. 98-0868) filed by Manalo to compel PAIC to accept redemption did not constitute a prejudicial question. A prejudicial question arises when the resolution of one case is a logical antecedent to the issue in another. The Court found that the issues in the two cases were distinct and could be resolved independently, negating the claim of a prejudicial question.

Regarding Manalo’s attempt to intervene, the Court held that his motion was untimely, as it was filed after the court had already granted PAIC’s petition for the writ of possession. Intervention must occur before the rendition of judgment by the trial court. Moreover, the Court noted that allowing intervention at that stage would unduly delay the execution of the writ, to the prejudice of PAIC. The right to a writ of possession becomes a matter of right after the consolidation of title in the buyer’s name.

The Court emphasized that Manalo’s rights as a lessee and assignee were derived from Vargas, who had already lost her rights to the property upon failing to redeem it within the statutory period. Since Vargas could not validly convey any rights to Manalo, his claim of interest in the property was without legal basis. “No one can transfer a greater right to another than he himself has,” the Court reiterated.

Moreover, the Court emphasized that the issuance of a writ of possession in favor of a purchaser in an extrajudicial foreclosure is a ministerial function, meaning the court has no discretion to deny it. This underscores the importance of complying with the legal requirements for redemption and the consequences of failing to do so.

Ultimately, the Court concluded that Manalo’s rights could be fully protected in the separate complaint for mandamus he filed, where he could argue his case for compelling PAIC to sell him the property. The decision affirmed the Court of Appeals’ ruling, upholding PAIC’s right to the writ of possession.

FAQs

What was the key issue in this case?	The central issue was whether a bank under liquidation could still petition for a writ of possession over a foreclosed property to protect its assets, and whether a lessee of the former owner could intervene in such proceedings.
What is a writ of possession?	A writ of possession is a court order directing the sheriff to place a person in possession of a property, typically issued to the buyer in a foreclosure sale after the redemption period has expired.
What does it mean for a bank to be under liquidation?	When a bank is under liquidation, it means that the bank is insolvent and is being wound up under the supervision of a liquidator, often appointed by the Central Bank, to settle its debts and distribute remaining assets.
Can a bank under liquidation still sue or be sued?	Yes, a bank under liquidation retains its juridical personality and can sue and be sued through its liquidator, who acts on behalf of the bank to manage its affairs during the liquidation process.
What is a prejudicial question?	A prejudicial question arises when the resolution of one case is a logical antecedent to the issue involved in another case, typically occurring when a civil case hinges on the outcome of a related criminal case.
When can a party intervene in a court case?	A party can intervene in a court case if they have a legal interest in the matter in litigation, but the motion to intervene must be filed before the rendition of judgment by the trial court.
What is the significance of the redemption period in foreclosure?	The redemption period is the time allowed by law for a mortgagor to redeem foreclosed property by paying the outstanding debt, interest, and costs; failure to redeem within this period results in loss of rights over the property.
What is the effect of a foreclosure on a lessee of the former owner?	A lessee’s rights are generally terminated upon foreclosure if the lease was entered into after the mortgage, as the lessee’s rights are derived from the mortgagor’s, who loses their rights upon failure to redeem.

The Supreme Court’s decision in Manalo v. Court of Appeals provides important clarification on the rights of banks undergoing liquidation and the procedures for protecting their assets. By affirming the liquidator’s authority to pursue a writ of possession, the Court underscored the importance of ensuring that banks in liquidation are not unfairly disadvantaged. This ruling reinforces the integrity of foreclosure proceedings and the rights of purchasers to possess property acquired through lawful means.

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: DOMINGO R. MANALO, VS. COURT OF APPEALS AND PAIC SAVINGS AND MORTGAGE BANK, G.R. No. 141297, October 08, 2001