The Supreme Court ruled that a Deed of Absolute Sale was actually an equitable mortgage, protecting the original owners’ right to redeem their property. This decision emphasizes that courts look beyond the title of a contract to uncover the true intent of the parties involved, especially when a sale appears to mask a secured loan. Practically, this means individuals facing potential foreclosure through similar disguised sales may have the right to reclaim their property by paying off their debt, even if they signed a document appearing to transfer ownership.

A Sale or a Loan? The Case of the Cullas’ Land

The case of Rockville Excel International Exim Corporation v. Spouses Culla revolves around a dispute over a property initially mortgaged by Spouses Oligario and Bernardita Culla (Sps. Culla) to PS Bank. Faced with foreclosure, Oligario sought financial help from Rockville. Rockville extended a loan, which eventually led to the execution of a Deed of Absolute Sale for another property owned by the spouses. Rockville claimed this was a dacion en pago, a way to settle the debt by transferring property ownership. However, the Sps. Culla argued that the sale was merely intended as a guarantee for the loan. The central legal question was whether the Deed of Absolute Sale truly reflected an absolute transfer of ownership or if it was, in reality, an equitable mortgage designed to secure the debt.

The Regional Trial Court (RTC) and the Court of Appeals (CA) both ruled in favor of the Sps. Culla, finding the transaction to be an equitable mortgage. Rockville, aggrieved by this decision, elevated the case to the Supreme Court, insisting that the agreement was a legitimate dacion en pago. Building on this assertion, they highlighted the Sps. Culla’s admission that they agreed to sell the property as payment for the loan, along with an additional sum that Rockville was to pay. This approach contrasts sharply with the lower courts’ interpretation, prompting a thorough examination of the true nature of the agreement between the parties.

Delving into the concept of dacion en pago, the Court clarified that it involves the debtor’s delivery and transfer of ownership of a thing to the creditor as an accepted equivalent of performing an existing obligation. The key elements are a money obligation, the debtor’s alienation of property with the creditor’s consent, and the satisfaction of the money obligation. In this context, the Court scrutinized Rockville’s claim, weighing it against the established facts of the case. This analysis is crucial to determine whether the transaction truly fulfilled the requirements of a dacion en pago.

A critical piece of evidence that undermined Rockville’s argument was the fact that, even after the execution of the Deed of Absolute Sale, Rockville continued to grant Oligario extensions to repay the P2,000,000.00 debt. This seemingly contradictory behavior led the Court to question the true intent behind the transaction. If a legitimate dacion en pago had occurred, there would be no logical reason for Oligario to seek extensions, nor would Rockville be inclined to grant them. This observation significantly swayed the Court’s perspective, suggesting that the parties’ actions did not align with the supposed agreement.

In determining the nature of a contract, courts are not bound by the title or name given by the parties. The decisive factor in evaluating an agreement is the intention of the parties, as shown, not necessarily by the terminology used in the contract but, by their conduct, words, actions and deeds prior to, during and immediately after executing the agreement.

This principle underscores the importance of examining the parties’ overall behavior to ascertain their true intentions. Given this established principle, the Court agreed with the lower courts’ factual findings that no genuine agreement of sale had been perfected. Instead, the Deed of Absolute Sale was found to be an equitable mortgage.

An equitable mortgage, as defined by the Court, is a contract that, while lacking some formality or requisites, reveals the parties’ intention to charge real property as security for a debt. To clarify, Article 1602 of the Civil Code outlines circumstances under which a contract of sale is presumed to be an equitable mortgage. Some key indicators, as specified in the Code, include:

Art. 1602. The contract shall be presumed to be an equitable mortgage, in any of the following cases:

(2) When the vendor remains in possession as lessee or otherwise;

(4) When the purchaser retains for himself a part of the purchase price;

(6) In any other case where it may be fairly inferred that the real intention of the parties is that the transaction shall secure the payment of a debt or the performance of any other obligation.

For the presumption of an equitable mortgage to arise under Article 1602, two requisites must concur: first, the parties must have entered into a contract denominated as a contract of sale; and second, their intention must have been to secure an existing debt by way of a mortgage. Any of the circumstances outlined in Article 1602 is sufficient to support the conclusion that a contract of sale is, in fact, an equitable mortgage. It’s the vendor’s retention of possession, the purchaser holding back part of the purchase price, and the surrounding circumstances revealing the true intent of securing a debt that become tell-tale signs.

Indicators of Equitable Mortgage in this Case	Description
Possession of the Property	The Sps. Culla remained in possession of the property, which is inconsistent with an actual transfer of ownership.
Retention of Purchase Price	Rockville retained a part of the purchase price (P1,500,000.00) indicating that the full consideration was not truly paid.
Granting of Extensions	Rockville granted extensions to the Sps. Culla to repay their loan after the Deed of Sale, which suggests that the debt was still in effect.

Because these factors collectively suggested an intent to secure the loan rather than execute an outright sale, the Court sided with the Sps. Culla. The case serves as a reminder of the law’s commitment to protect debtors from unfair practices and to ensure that transactions are evaluated based on their substance rather than their form.

FAQs

What was the key issue in this case?	The key issue was whether the Deed of Absolute Sale between Rockville and the Sps. Culla was genuinely a sale or an equitable mortgage securing a debt. The court focused on the true intention of the parties rather than the document’s title.
What is a dacion en pago?	Dacion en pago is a special mode of payment where a debtor offers a thing to the creditor who accepts it as equivalent to the payment of an outstanding debt. The ownership of the thing is transferred to the creditor.
What is an equitable mortgage?	An equitable mortgage exists when a contract, despite lacking some formalities, reveals the parties’ intention to use real property as security for a debt. Courts often consider factors like continued possession by the seller and retention of part of the purchase price.
What factors indicate an equitable mortgage?	Factors include inadequate purchase price, the seller remaining in possession of the property, the buyer retaining part of the purchase price, and any circumstance indicating the intention to secure a debt. Any one of these factors can be sufficient for the court to declare an equitable mortgage.
Why did the Court rule in favor of the Sps. Culla?	The Court ruled in favor of the Sps. Culla because they remained in possession of the property, Rockville retained part of the purchase price, and Rockville granted extensions for loan repayment. These circumstances suggested that the parties intended to secure a debt, not to complete a sale.
How does Article 1602 of the Civil Code relate to this case?	Article 1602 of the Civil Code lists instances when a contract of sale is presumed to be an equitable mortgage. The presence of even one of these circumstances is sufficient for a court to determine that an equitable mortgage exists.
What does this case mean for other borrowers in similar situations?	This case provides legal support for borrowers who may have entered into contracts that appear to be sales but were intended as loan guarantees. It allows them the opportunity to prove the true nature of the agreement and potentially redeem their property.
Can a Deed of Absolute Sale be considered an equitable mortgage?	Yes, even if a document is labeled a Deed of Absolute Sale, a court can determine that it is actually an equitable mortgage if evidence suggests the true intent was to secure a debt. The court will consider actions and words, not just the document itself.

This case reinforces the principle that Philippine courts will look beyond the surface of a transaction to determine the parties’ true intentions, especially when it comes to protecting debtors from potentially unfair agreements. By understanding the factors that indicate an equitable mortgage, individuals can better protect their property rights and seek legal remedies when necessary.

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: Rockville Excel International Exim Corporation v. Spouses Culla, G.R. No. 155716, October 02, 2009