Showing posts with label sample essay bar exam. Show all posts
Showing posts with label sample essay bar exam. Show all posts

Wednesday, July 20, 2011

Trial Memorandum Sample 2 (from the Supreme Court)

Essay Part 1: Trial Memorandum

PART 1 – TRIAL MEMORANDUM:
Consider the following direct testimonies given in a hypothetical case for damages. Assume that you are the lawyer for either one of the parties. Using the information given, choose one side and write a memorandum of arguments that the court may consider before deciding the case.

1. Testimony of Complainant
COURT STAFF: (After swearing in the witness) State your name and personal circumstances.
WITNESS: I am Luz Diaz, 65 years old, a widow and resident of Mountain View Subdivision, Antipolo, Rizal.
ATTY. RICO SANTOS: With the Court’s permission. Ms. Diaz, how long have you been a resident of Mountain View?
A: Thirty (30) years, sir.
Q: Do you know Ms. Emma Crisostomo?
A: Yes, sir.
Q: How do you know her?
A: She is my neighbor in Mountain View for the last three (3) years.
Q: Why are you now suing Ms. Crisostomo?
A: Because her carpenter killed my dog.
Q: How did her carpenter do this?
A: His truck was parked in front of Emma’s house and rolled backwards, crushing my dog.
Q: How did the truck roll backwards when it was parked?
A: The street where we lived is sloping and for some reason, the truck moved backwards and ran over my dog.
Q: When did this happen?
A: In the afternoon of October 25, 2010.
Q: What is your dog’s name?
A: Trix
Q: What kind of dog was he?
A: He was a poodle.
Q: How old was Trix?
A: He would have turned eight years old last month if he hadn’t died. He’s been with me since my husband passed away eight years ago.
Q: How did you find out about Trix’s death?
A: I was taking my siesta by the day bed in my living room and noticed that Trix was no longer by my feet. He always sleeps by my feet.
Q: What did you do when you noticed he wasn’t there anymore?
A: I got up to look for him. I thought he was in the kitchen because he liked to go there to rub his belly on the tile floor, but he was not there.
Q: Where did you look for him next?
A: I decided to go to the garden because he also liked playing with the plants there.
Q: Did you find him there?
A: Before I even reached the garden, I heard a loud crashing bang. Then I heard
his cries.
Q: What did you do next?
A: I ran towards the gate because the sound came from outside. When I opened
the gate, I saw Trix under the wheel of a truck.
Q: What else did you see?
A: The truck was backed up against a tree by the sidewalk and Trix was thrashing and squealing underneath the truck. Blood was coming out of his mouth.
Q: What did you do then?
A: I cried and screamed for Nilda, my helper, and shouted for the guards who roamed the subdivision, but no one came.
Q: Did you try to save Trix?
A: I could not save him even if I wanted to, because there was no one in the truck’s driver seat. I do not know how to drive, so I just kept crying and screaming.
Q: What happened to Trix then?
A: He kept on howling until he stopped moving and making any sound. He died soon after.
Q: Did you know who owned the truck?
A: Yes, it has always been parked in front of Emma’s house ever since she began renovating it. I knew it belonged to one of her carpenters.
Q: Did you complain to Emma?
A: Yes, I banged on her gate as soon as Trix died.
Q: What did Emma do?
A: She called the owner of the truck. I kept on crying and crying because I loved
Trix very much but she did not do anything.
Q: What did Emma say to you, if any?
A: She said that it was not her carpenter’s fault that Trix was run over by the truck because it was properly parked. She said that it was only an accident.
Q: What did you say to her?
A: I told her that the truck could not have been properly parked because it moved by itself. She got mad afterwards.
Q: Why did she get mad?
A: She said that I should not blame the carpenter because Trix was not supposed to be out on the streets in the first place. She even said it was good riddance because Trix was a pest.
Q: How did you react to what she said?
A: I got very mad too. I told her that she should get me another dog because Trix was my only companion. I took care of him like a baby.
Q: What did Ms. Crisostomo say?
A: She refused all my demands and insisted that it was my fault.
ATTY. SANTOS: That is all, your honor.

2. Statement of Defendant
COURT STAFF: State your name and personal circumstances.
WITNESS: I am Emma Crisostomo, 42 years old, married and a housewife.
ATTY. REY REYES: Do you know the complainant in this case, Ms. Luz Diaz?
A: Yes, sir.
Q: How do you know her?
A: She is our neighbor in the subdivision.
Q: When did you first meet Ms. Diaz?
A: I met her for the first time three (3) years ago when we moved into the subdivision. Her dog pulled out the plants in my yard and I knocked on her door to complain.
Q: Is this the same dog that is the subject of this case?
A: Yes, sir.
Q: Ms. Diaz testified that it was your carpenter’s fault that the truck ran over her dog. What can you say about that?
A: It is not anyone’s fault but hers because the dog should not be out roaming the streets. It was a pesky dog and I have complained about it many times.
Q: What were your other complaints about the dog?
A: Well, the dog dug holes in my lawn. It would frequently deposit its wastes on our driveway and also pee in front of our house, leaving a foul smell. One time, it even chased my little girl down the road.
Q: How many times have you complained about the dog to Ms. Diaz?
A: About eight (8) to ten (10) times in the last three (3) years. I even complained to the homeowners’ association after it chased my little girl.
Q: Is Ms. Diaz a member of the homeowners’ association?
A: Yes, sir.
Q: What did the homeowners’ association do?
A: The homeowners association passed a board resolution banning wandering dogs in the subdivision. It warned Ms. Diaz about her dog.
Q: I have here a document entitled Board Resolution No. 3, series of 2009 issued by the Mountain View Subdivision Homeowners’ Association. Does this document have any relation to the board resolution you mentioned?
A: Yes, it is the same document.
ATTY. REYES: Your honor, we would like to have this document marked as Exhibit 1.
COURT: Mark it.
ATTY. REYES: Ms. Crisostomo, did the board resolution mention any penalties for wandering dogs?
A: Yes, sir. The board resolution says that wandering dogs will be caught and thrown into the municipal dog pound.
Q. Ms. Diaz says that you should be held liable for the careless way that your carpenter parked his truck along the street. What can you say about that?
A. My construction foreman assured me that the truck was properly parked in front of our house. He followed subdivision rules when he parked the truck.
Besides, if the dog was not out on its own, it would not have been killed. Luz has only herself to blame for letting her dog roam the streets freely.
ATTY. REYES: That is all, your honor.

3. Statement of witness for defendant
COURT STAFF: State your name and personal circumstances.
WITNESS: I am Gregorio Timbol, 53 years old, married and a carpenter.
ATTY. REY REYES: Mr. Timbol, how long have you been working as a carpenter?
A: Thirty-five (35) years, sir, for as long as I can remember.
Q: On October 25, 2010, were you working on a project?
A: Yes, sir.
Q: What project were you working on then?
A: I was working on the renovation of Mrs. Emma Crisostomo’s house.
Q: Was there anything unusual that happened on that day?
A: Yes, sir. Mrs. Diaz’s dog got killed in an accident.
Q: How did this accident happen?
Essay Part 1: Trial Memorandum
Page 4 of 6
A: It got run over by my truck which was parked in a sloping part of the street in front of Mrs. Crisostomo’s house.
Q: Was the truck old?
A: It was an old model, sir. I bought it second hand and had it overhauled and repainted.
Q: How did you park the truck?
A: I followed the subdivision rules, sir. I parked it in front of Mrs. Crisostomo’s house and put two large rocks against the back wheels to make sure that it doesn’t roll back down the street.
Q: Mrs. Diaz says that you carelessly parked the truck. What can you say about this?
A: That is not true, sir. I followed all subdivision guidelines.
Q: Then why did the truck roll backwards?
A: The rocks were no longer there when I took a look at the scene after the accident happened. Someone must have removed them.
ATTY. REYES: That is all, your honor.

Laws and jurisprudence that may apply

1. Article 694 of the Civil Code
A nuisance is any act, omission, establishment, business, condition of property, or anything else which:
(1) Injures or endangers the health or safety of others; or
(2) Annoys or offends the senses; or
(3) Shocks, defies or disregards decency or morality; or
(4) Obstructs or interferes with the free passage of any public highway or street, or any body of water; or
(5) Hinders or impairs the use of property.

2. Article 695 of the Civil Code
Nuisance is either public or private. A public nuisance affects a community or neighborhood or any considerable number of persons, although the extent of the annoyance, danger or damage upon individuals may be unequal. A private nuisance is one that is not included in the foregoing definition.

3. Article 699 of the Civil Code
The remedies against a public nuisance are:
(1) A prosecution under the Penal Code or any local ordinance: or
(2) A civil action; or
(3) Abatement, without judicial proceedings.

4. Article 704 of the Civil Code
Any private person may abate a public nuisance which is specially injurious to him by removing, or if necessary, by destroying the thing which constitutes the same, without committing a breach of the peace, or doing unnecessary injury. But it is necessary:
(1) That demand be first made upon the owner or possessor of the property to abate the nuisance;
(2) That such demand has been rejected;
(3) That the abatement be approved by the district health officer and executed with the assistance of the local police; and
(4) That the value of the destruction does not exceed three thousand pesos.

5. Article 705 of the Civil Code
The remedies against a private nuisance are:
(1) A civil action; or
(2) Abatement, without judicial proceedings.

6. Article 1159 of the Civil Code
Obligations arising from contracts have the force of law between the contracting parties and should be complied with in good faith.

7. Article 2176 of the Civil Code
Whoever by act or omission causes damage to another, there being fault or negligence, is obliged to pay for the damage done. Such fault or negligence, if there is no pre-existing contractual relation between the parties, is called a quasi-delict and is governed by the provisions of this Chapter.

8. Article 2179 of the Civil Code
When the plaintiff's own negligence was the immediate and proximate cause of his injury, he cannot recover damages. But if his negligence was only contributory, the immediate and proximate cause of the injury being the defendant's lack of due care, the plaintiff may recover damages, but the courts shall mitigate the damages to be awarded.

9. Article 2180 of the Civil Code
The obligation imposed by Article 2176 is demandable not only for one's own acts or omissions, but also for those of persons for whom one is responsible. The father and, in case of his death or incapacity, the mother, are responsible for the damages caused by the minor children who live in their company Guardians are liable for damages caused by the minors or incapacitated persons who are under their authority and live in their company. The owners and managers of an establishment or enterprise are likewise responsible for damages caused by their employees in the service of the branches in which the latter are employed or on the occasion of their functions. Employers shall be liable for the damages caused by their employees and household helpers acting within the scope of their assigned tasks, even though the former are not engaged in any business or industry. The State is responsible in like manner when it acts through a special agent; but not when the damage has been caused by the official to whom the task done properly pertains, in which case what is provided in Article 2176 shall be applicable. Lastly, teachers or heads of establishments of arts and trades shall be liable for damages caused by their pupils and students or apprentices, so long as they remain in their custody. The responsibility treated of in this article shall cease when the persons herein mentioned prove that they observed all the diligence of a good father of a family to prevent damage.

10. Secosa vs. Francisco, G.R. No. 160039, June 29, 2004, 433 SCRA 273, 277
When an injury is caused by the negligence of an employee, there instantly arises a presumption that there has been negligence on the part of the employer, either in the selection of his employee or in the supervision over him after his selection. The presumption may be rebutted by a clear showing that the employer exercised the care and diligence of a good father of the family in the selection and supervision of his employee.

11. Philippine National Railways vs. Court of Appeals, G.R. No. 157658, October 15,
2007, 536 SCRA 147, 154
Negligence is the failure to observe, for the protection of the interests of another person that degree of care, precaution, and vigilance which the circumstances justly demand, whereby such other person suffers injury – all that the law requires is for a person to use that care and diligence expected of sensible men under comparable circumstances.

12. Ramos vs. C.O.L. Realty Corporation, G.R. No. 184905, August 28, 2009, 597
SCRA 526, 535-536
Proximate cause is defined as that cause, which, in natural and continuous sequence, unbroken by any efficient intervening cause, produces the injury, and without which the result would not have occurred. And more comprehensively, the proximate legal cause is that acting first and producing the injury, either immediately or by setting other events in motion, all constituting a natural and continuous chain of events, each having a close causal connection with its immediate predecessor, the final event in the chain immediately effecting the injury as a natural and probable result of the cause which first acted, under such circumstances that the person responsible for the first event should, as an ordinary prudent and intelligent person, have reasonable ground to expect at the moment of his act or default that an injury to some person might probably result therefrom.

Trial Memorandum Sample 1 (from the Supreme Court)


Essay Part 1: Trial Memorandum

PART 1 – TRIAL MEMORANDUM:
Consider the following direct testimonies given in a hypothetical case for
annulment of contract. Assume that you are the lawyer for either one of the parties.
Using the information given, choose one side and write a memorandum of arguments
that the court may consider before deciding the case.

1. Testimony of the Plaintiff

COURT STAFF: (After swearing in the witness) State your name and personal circumstances.
WITNESS: I am Anna Geronimo, 35 years old, married and an accountant.
ATTY. RICHARD VALDEZ: With the Court’s permission. Ms. Geronimo, do you know the defendant in this case, Mr. Peter Pascual?
A: Yes.
Q: How do you know him?
A: My husband, Raul Geronimo, and I have been friends with him since our college days.
Q: Could you please tell us why you filed this suit for annulment of contract with damages against him?
A: My husband sold our one-bedroom condominium unit to Mr. Pascual without my consent.
Q: Could you please tell us how you learned about the sale?
A: I knew about the sale because I was the one who offered the property to Mr. Pascual.
Q: Could you please elaborate on that?
A: Since we got married in 2006, my husband and I have been living in a one bedroom condominium unit. When I learned that I was having a baby sometime in 2008, we decided to buy a house to make room for the nanny and all the baby stuff we need.
Q: When did you acquire this condo unit?
A: My husband bought it in 2001 when he was still single.
Q: But you have been living there since you got married?
A: Yes.
Q: So, how did Mr. Pascual learn about your plan to buy a house?
A: Like I said, we were close friends. He usually came to our condo unit for
weekend dinners. Sometime in January 2009, I mentioned our plan to him. He
said that he would love to buy our condo unit should we finally decide to sell
it. He mentioned something about it being a good investment.
Q: When did the actual negotiations for the sale of the condo unit start?
A: In April 2009, I called Mr. Pascual and informed him that we finally found a house. I told him that we were now selling our condo unit. Since he was still interested in buying it, I offered it to him at P2 million. He said that he will call back once the deed of sale and manager’s check were ready.
Q: Did he call back?
A: I left for the United States in May 2009 to give birth. He called my husband while I was away.
Q: If you were the one who negotiated the sale, why are you saying now that your husband sold the condo unit without your consent?
A: While I was in the United States, I decided not to sell the condo unit anymore.
I thought it would be better to keep it in the meantime as an investment.
Q: Did you tell your husband about this?
A: Yes. He called me in June 2009. He said that he already signed the deed of sale and that he already has the manager’s check. When I told him that I already changed my mind, he said that we will just talk about it when I get back.
Q: When did you return?
A: In September 2009.
Q: What happened then?
A: I called Mr. Pascual and explained that we were no longer selling the condo unit. I even offered to return his money in cash.
Q: Did he agree?
A: No. He insisted that the sale had been consummated and refused to accept
the money.
Q: What did you do?
A: I consulted a lawyer and decided to file a suit for annulment of contract with damages.
ATTY. RICHARD VALDEZ: That is all for the witness, your honor.

2. Statement of the Defendant

COURT STAFF: (After swearing in the witness) State your name and personal circumstances.
WITNESS: I am Peter Pascual, 36 years old, single and a sales manager.
ATTY. JUDD LAUREL: With the Court’s permission. Mr. Pascual, do you know the plaintiff in this case, Ms. Anna Geronimo?
A: Yes.
Q: How do you know her?
A: I have been friends with her and her husband, Raul Geronimo, since college.
Q: Do you know why she filed this suit for annulment of contract with damages against you?
A: She claims that her husband sold their one-bedroom condominium unit to me without her consent.
Q: Could you please tell us how you learned that the condo unit was for sale?
A: Sometime in January 2009, I visited their condo unit. Ms. Geronimo told me that they were planning to buy a house. They were expecting a baby soon and they would need a nursery room and storage area for their baby stuff.
Q: What did you tell her when you heard that?
A: Since I have been living in an apartment for several years, I thought it might be a good idea to invest and buy my own condo unit. Since the spouses
Geronimo have been my friends for a long time, I have seen how they took care of their condo unit. Thus, I told Ms. Geronimo that I will buy it should they finally decide to sell it.
Q: What did she say?
A: She promised to call me once they have found a house.
Q: Did she call?
A: Yes.
Q: When?
A: In April 2009, she told me that they finally found a house. She asked if I was
still interested in buying their condo unit. When I told her I was, she informed me that they were giving it for P2 million.
Q: Did you accept the offer?
A: Yes. I said that I’ll call back once the deed of sale and manager’s check were ready.
Q: When did the deed and payment become ready?
A: I immediately asked a lawyer-friend to prepare the necessary deed of sale. I also prepared a manager’s check for P2 million. Sometime in June 2009, I met up with Mr. Geronimo. I told him that the sale could not have come at a better time since I was getting married and will use the condo unit as our conjugal home. After I handed him the manager’s check, he signed the deed of sale.
Q: How about Ms. Geronimo? Did she sign the deed of sale?
A: No.
Q: Why not?
A: She was in the United States to give birth.
Q: When did you learn that Ms. Geronimo did not want to sell the condo unit anymore?
A: When she returned in September 2009, Ms. Geronimo called me. She said they won’t be selling the condo unit anymore.
Q: What did you tell her?
A: I told her that they can’t back out now. The sale had been consummated.
Q: Were you able to get the certificate of title from Mr. Geronimo?
A: Yes.
Q: To whom was it named?
A: It was under the name of Mr. Geronimo.
Q: Were you able to have it transferred in your name?
A: Yes.
Q: Did you tell Ms. Geronimo about that?
A: Yes.
Q: What did she say?
A: She said that the condo unit was their property. Since there was no valid consent from her end, she will have the deed of sale annulled.
Q: Would you know of any reason why she suddenly changed her mind?
A: Actually during that phone call, she told me that she wasn’t happy that I was getting married and was going to use the condo unit as our conjugal home. I think she might be jealous because I always thought her to be extremely nice and sweet to me. But that’s absurd. She’s already married and we have been really good friends.
ATTY. JUDD LAUREL: That is all for the witness, your honor.

Laws and jurisprudence that may apply

1. Article 96 of the Family Code
The administration and enjoyment of the community 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 common 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.

2. Article 124 of the Family Code
The administration and enjoyment of the conjugal partnership 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 spouses 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.

3. Article 1318 of the Civil Code
There is no contract unless the following requisites concur:
(1) Consent of the contracting parties;
(2) Object certain which is the subject matter of the contract;
(3) Cause of the obligation which is established.

4. Article 1319 of the Civil Code
Consent is manifested by the meeting of the offer and the acceptance upon the thing and the cause which are to constitute the contract. The offer must be certain and the acceptance absolute. A qualified acceptance constitutes a counter-offer. Acceptance made by letter or telegram does not bind the offerer except from the time it came to his knowledge. The contract, in such a case, is presumed to have been entered into in the place where the offer was made.

5. Article 1330 of the Civil Code
A contract where consent is given through mistake, violence, intimidation, undue influence, or fraud is voidable.

6. Article 1390 of the Civil Code
The following contracts are voidable or annullable, even though there
may have been no damage to the contracting parties:
(1) Those where one of the parties is incapable of giving consent to a contract;
(2) Those where the consent is vitiated by mistake, violence, intimidation, undue influence or fraud.
These contracts are binding, unless they are annulled by a proper action in court. They are susceptible of ratification.

7. Article 1431 of the Civil Code
Through estoppel an admission or representation is rendered conclusive
upon the person making it, and cannot be denied or disproved as against the
person relying thereon.

8. Jader-Manalo v. Camaisa, G.R. No. 147978, January 23, 2002, 374 SCRA 498
The law requires that the disposition of a conjugal property by the husband as administrator in appropriate cases requires the written consent of the wife, otherwise, the disposition is void.
The properties subject of the contracts in this case were conjugal; hence, for the contracts to sell to be effective, the consent of both husband and wife must concur.
Respondent Norma Camaisa admittedly did not give her written consent to the sale. Even granting that respondent Norma actively participated in negotiating for the sale of the subject properties, which she denied, her written consent to the sale is required by law for its validity. Significantly, petitioner herself admits that Norma refused to sign the contracts to sell. Respondent Norma may have been aware of the negotiations for the sale of their conjugal properties. However, being merely aware of a transaction is not
consent.

9. Abalos v. Macatangay, Jr., G.R. No. 155043, September 30, 2004, 439 SCRA 649
Being essentially consensual, a contract of sale is perfected at the moment there is a meeting of the minds upon the thing which is the object of the contract and upon the price. However, ownership of the thing sold shall not be transferred to the vendee until actual or constructive delivery of the property. [T]he husband may dispose of conjugal property without the wife’s consent if such sale is necessary to answer for conjugal liabilities mentioned in Articles 161 and 162 of the Civil Code. In Tinitigan v. Tinitigan,  r., the Court ruled that the husband may sell property belonging to the conjugal partnership even without the consent of the wife if the sale is necessary to answer for a big conjugal liability which might endanger the family’s economic standing. This is one instance where the wife’s consent is not required and, impliedly, no judicial intervention is necessary.

10. Ainza v. Padua, G.R. No. 165420, June 30, 2005, 462 SCRA 614
The consent of both Eugenia and Antonio is necessary for the sale of the conjugal property to be valid. Antonio’s consent cannot be presumed. Except for the self-serving testimony of petitioner Natividad, there is no evidence that Antonio participated or consented to the sale of the conjugal property. Eugenia alone is incapable of giving consent to the contract. Therefore, in the absence of Antonio’s consent, the disposition made by Eugenia is voidable.

11. Co Chien v. Sta. Lucia Realty and Development, Inc., G.R. No. 162090, January 31,
2007, 513 SCRA 570
[A] person is considered in estoppel if by his conduct, representations or admissions or silence when he ought to speak out, whether intentionally or through culpable negligence, "causes another to believe certain facts to exist and such other rightfully relies and acts on such belief, as a consequence of which he would be prejudiced if the former is permitted to deny the existence of such facts."

12. Malbarosa v. Court of Appeals, G.R. No. 125761, April 30, 2003, 402 SCRA 168
The acceptance of an offer must be made known to the offeror. Unless the offeror knows of the acceptance, there is no meeting of the minds of the parties, no real concurrence of offer and acceptance. The offeror may withdraw its offer and revoke the same before acceptance thereof by the offeree. The contract is perfected only from the time an acceptance of an offer is made known to the offeror. If an offeror prescribes the exclusive manner in which acceptance of his offer shall be indicated by the offeree, an acceptance of the offer in the manner prescribed will bind the offeror. On the other hand, an attempt on the part of the offeree to accept the offer in a different manner does not bind the offeror as the absence of the meeting of the minds on the altered type of acceptance. An offer made inter praesentes must be accepted immediately. If the parties intended that there should be an express acceptance, the contract will be perfected only upon knowledge by the offeror of the express acceptance by the offeree of the offer. An acceptance which is not made in the manner prescribed by the offeror is not effective but constitutes a counter-offer which the offeror may accept or reject. The contract is not perfected if the offeror revokes or withdraws its offer and the revocation or withdrawal of the offeror is the first to reach the offeree. The acceptance by the offeree of the offer after knowledge of the revocation or withdrawal of the offer is inefficacious. The termination of the contract when the negotiations of the parties terminate and the offer and acceptance concur, is largely a question of fact to be determined by the trial court.

13. Bautista v. Silva, G.R. No. 157434, September 19, 2006, 502 SCRA 334
To establish his status as a buyer for value in good faith, a person dealing with land registered in the name of and occupied by the seller need only show that he relied on the face of the seller's certificate of title. But for a person dealing with land registered in the name of and occupied by the seller whose capacity to sell is restricted, such as by Articles 166 and 173 of the Civil Code or Article 124 of the Family Code, he must show that he inquired into the latter's capacity to sell in order to establish himself as a buyer for value in good faith.

14. Ravina v. Villa Abrille, G.R. No. 160708, October 16, 2009, 604 SCRA 120
In the present case, the property is registered in the name of Pedro and his wife, Mary Ann. Petitioners cannot deny knowledge that during the time of the sale in 1991, Pedro was married to Mary Ann. However, Mary Ann’s conformity did not appear in the deed. Even assuming that petitioners believed in good faith that the subject property is the exclusive property of Pedro, they were apprised by Mary Ann’s lawyer of her objection to the sale and yet they still proceeded to purchase the property without Mary Ann’s written consent.

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