HEIRS OF PABLO FELICIANO, JR., namely: LOURDES FELICIANO TUDLA, GLORIA FELICIANO CAUDAL, GABRIELA FELICIANO BAUTISTA, ANGELA FELICIANO LUCAS, DONNA CELESTE FELICIANOGATMAITAN, CYNTHIA CELESTE FELICIANO, and HECTOR REUBEN FELICIANO, represented by its assignee, VICTORIA ALDA REYES ESPIRITU, Petitioners - versus - LAND BANK OF THE PHILIPPINES, Respondent
G.R. No. 215290
January 11, 2017
FACTS:
Petitioners heirs of Pablo Feliciano, Jr., namely: Lourdes Feliciano Tudla, Gloria Feliciano Caudal, Gabriela Feliciano Bautista, Angela Feliciano Lucas, Donna Celeste Feliciano-Gatmaitan, Cynthia Celeste Feliciano, and Hector Reuben Feliciano (Feliciano heirs) are co-owners of a 300 hectare (ha.) parcel of agricultural land situated at Simeon, Ragay, Camarines Sur.
In 1972, a portion of the land was classified as un-irrigated riceland (subject land), and placed under the coverage of Presidential Decree No. (PD) 27. The Certificates of Land Transfer were distributed to the 84 tenant-beneficiaries in 1973 who were issued Emancipation Patents in 1989. The claim folder covering the subject land was received by the LBP from the Department of Agrarian Reform (DAR) on December 2, 1997. The DAR valued the subject land at P 1,301,498.09, inclusive of interests, but the Feliciano heirs rejected the said valuation, prompting the LBP to deposit the said amount in the latter's name on January 26, 1998. On March 24, 2000, the said amount was released to them.
After the summary administrative proceedings for the determination of just compensation, the Office of the Provincial Agrarian Reform Adjudicator of Camarines Sur, Branch I rendered a Decision fixing the value of the subject land at P4,64 l ,080.465 or an average of P34,302.375/ha. On November 22, 2001, the LBP filed a petition for the determination of just compensation before the Regional Trial Court of Naga City, Branch 23 (RTC) which was initially dismissed, but eventually reinstated. In the interim, the Feliciano heirs assigned their rights over the just compensation claims to Espiritu. In an Order dated May 4, 2011, the RTC directed the LBP to revalue the subject land in accordance with DAR Administrative Order No. (AO) 1, Series of 2010.
In a Decision dated September 19, 2011, the RTC fixed the just compensation at P7,725,904.05; and directed the LBP to pay Espiritu the said amount, less amounts already paid to the Feliciano heirs, and to pay 12% interest p.a. on the unpaid balance, computed from January 1, 2010 until full payment. Both parties moved for reconsideration, which were denied, modifying the reckoning of the 12% interest p.a. from the finality of the Decision until its satisfaction. Aggrieved, the petitioners elevated the matter before the CA. In a Decision, the CA fixed the just compensatetion at P7,725,904.05, plus legal interest at twelve percent (12%) p.a., computed from July 1, 2009 up to the finality of the Decision, or the total amount of P 7,316,876,97, and directed the LBP to pay the said amount to Espiritu. Petitioners filed a motion for reconsideration but the same was denied by the CA.
ISSUE:
Whether or not the CA's determination of just compensation is correct.
HELD:
NO. Following the above dictum, since the claim folder covering the subject land was received by the LBP on December 2, 1997, or prior to July 1, 2009, the RTC should have computed just compensation using pertinent DAR regulations applying Section 17 of RA 6657 prior to its amendment by RA 9700 instead of adopting the new DAR issuance. While the RTC, acting as a Special Agrarian Court (SAC), is not strictly bound by the different formula created by the DAR since the valuation of property or the determination of just compensation is essentially a judicial function which is vested with the courts, and not with administrative agencies, it must explain and justifytermsin clear the reason for any deviation from the prescribed factors and the applicable formula.
In this case, the Court has gone over the records and found that neither the RTC nor the CA considered the date when the claim folder was received nor explained their reasons for deviating from the DAR formula. Therefore, as it stands, the RTC and the CA should have utilized the basic formula prescribed and laid down in pertinent DAR regulations existing prior to the passage of RA 9700, in determining the just compensation for the subject land.
Accordingly, while the parties did not raise as issue the improper application of DAR AO 1, Series of 2010, the Court finds the need to remand the case to the RTC for the determination of just compensation to ensure compliance with the law, and to give everyone - the landowner, the farmers, and the State - their due. To this end, the RTC is hereby directed to observe the following guidelines in the remand of the case:
Just compensation must be valued at the time of taking.
Just compensation must be arrived at pursuant to the guidelines set forth in Section 17 of RA 6657, as amended, prior to its amendment by RA 9700.
Interest may be awarded as may be warranted by the circumstances of the case and based on prevailing jurisprudence.
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