Sale of Agricultural Land and Waiver of Retention Rights

Decision in Department of Agrarian Reform v. Carriedo, G.R. No. 176549, January 20, 2016.

On 26 June 1986, Romeo C. Carriedo bought approximately 70.4788 hectares of agricultural land covered by the following titles and tax declarations:

Transfer Certificate of Title No. 35055
Tax Declaration No. 48354
Transfer Certificate of Title No. 17681
Transfer Certificate of Title No. 56897
Transfer Certificate of Title No. 17680

The area sold to Romeo C. Carriedo included a part covered by Transfer Certificate of Title No. 17680 of which herein petitioner, Pablo Mendoza, was a tenant.

In June of 1990, Romeo C. Carriedo then sold these lands to the Peoples’ Livelihood Foundation, Inc. Except for that area covered by Transfer Certificate of Title No. 17680, the lands were subjected to the Voluntary Land Transfer/Direct Payment Scheme and were awarded to agrarian reform beneficiaries in 1997.

On 5 October 1999, the land covered by Transfer Certificate of Title No. 17680 was divided into five (5) sub-lots.

Three of these lots were then distributed to beneficiaries under Presidential Decree No. 27 and covered by Transfer Certificate of Title Nos. 44384, 44385, and 44386, issued on 10 September 1999.

The remaining two (2) lots, consisting of approximately 5 hectares and which was also the land being occupied by Pablo Mendoza, were registered in the name of Romeo C. Carriedo and covered by Transfer Certificate of Title Nos. 344281 and 344282, respectively.

On 26 February 2002, Pablo Mendoza, Corazon Mendoza, and Orlando Gomez filed a Petition for Coverage of these two (2) lots under Comprehensive Agrarian Reform Law of 1988. They claimed that they had been in physical and material possession of the said land as tenants since 1956 and had made the land productive. They prayed that

an order be issued placing the land under Comprehensive Agrarian Reform Program; and
the Department of Agrarian Reform, the Provincial Agrarian Reform Officer, and the Municipal Agrarian Reform Officer be ordered to proceed with the acquisition and distribution of the land in their favor.

The Regional Director granted the petition in an Order dated 2 October 2002.

The Supreme Court, in Department of Agrarian Reform v. Carriedo, G.R. No. 176549, January 20, 2016, however, reversed the said order and declared that the land covered by Transfer Certificate of Title Nos. 344281 and 344282 was Romeo C. Carriedo’s retained area.

In said case, the Court ruled:

The right of retention is a constitutionally-guaranteed right¹, subject to certain qualifications specified by the legislature². It serves to mitigate the effects of compulsory land acquisition by balancing the rights of the landowner and the tenant by implementing the doctrine that social justice was not meant to perpetrate an injustice against the landowner.

Deparment of Agrarian Reform Administrative Order No. 02, Series of 2003³ clearly shows that the disposition of agricultural land is not an act constituting waiver of the right of retention.

The Court further found that Romeo C. Carriedo has not committed any of the acts found under Deparment of Agrarian Reform Administrative Order No. 02, Series of 2003.

1)

Romeo C. Carriedo was not shown to have expressly waived in writing his right of retention, as required under sub-section 6.3, Section 6 of Department of Agrarian Reform Administrative Order No. 02, Series of 2003.

2)

Romeo C. Carriedo was not said to have abandoned or declined to assert his right of retention, under subsection 6.7, Section 6 of Department of Agrarian Reform Administrative Order No. 02, Series of 2003.

According to the Court, prevailing rules⁴ give Romeo C. Carriedo any time before receipt of the notice of coverage to exercise his right of retention, or if under compulsory acquisition, within sixty (60) days from receipt of the notice of coverage. Since the validity of the notice of coverage was the very subject of the present case, the Court ruled that the period within which Romeo C. Carriedo should exercise his right of retention had yet to commence.

The Court added that even assuming that the period within which Romeo C. Carriedo could exercise his right of retention has commenced, he could not have been said to have neglected to assert his right of retention over the land, for he filed an application for retention which was even contested by Pablo Mendoza’s son, Fernando. Although Romeo C. Carriedo was shown to have subsequently withdrawn his application, his act of filing an application for retention had belied the allegation that he abandoned his right of retention or declined to assert it.

3)

Not even the sale made by the herein Romeo C. Carriedo of more than fifty (50) hectares in favor of the Peoples’ Livelihood Foundation, Inc. could have been considered as a waiver of his right of retention.

In this case, it was asserted that Romeo C. Carriedo has waived his right of retention by way of estoppel under another rule, i.e., Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 which states:

II. Statement of Policies
x x x
4. Where the transfer/sale involves more than the five (5) hectares retention area, the transfer is considered violative of Sec. 6 of R.A. No. 6657.
In case of multiple or series of transfers/sales, the first five (5) hectares sold/conveyed without DAR clearance and the corresponding titles issued by the Register of Deeds (ROD) in the name of the transferee shall, under the principle of estoppel, be considered valid and shall be treated as the transferor/s’ retained area but in no case shall the transferee exceed the five-hectare landholding ceiling pursuant to Sections 6, 70 and 73(a) of R.A. No. 6657. Insofar as the excess area is concerned, the same shall likewise be covered considering that the transferor has no right of disposition since CARP coverage has been vested as of 15 June 1988. Any landholding still registered in the name of the landowner after earlier dispositions totaling an aggregate of five (5) hectares can no longer be part of his retention area and therefore shall be covered under CARP. x x x (emphasis supplied)

It was argued that Romeo C. Carriedo should have lost his right of retention over the land because he had already sold or disposed, after the effectivity of the Comprehensive Agrarian Reform Law of 1988, more than fifty (50) hectares of land in favor of Peoples’ Livelihood Foundation, Inc.

The Court, however, found such assertions untenable. According to the Court, nowhere in the Comprehensive Agrarian Reform Law of 1988 was it indicated that a multiple or series of transfers/sales of land would result in the loss of retention rights. Neither did it provide that the multiple or series of transfers or sales would amount to the waiver of such right.

The Court mentioned the following relevant portions of the Comprehensive Agrarian Reform Law of 1988, as referred to in Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006:

Section 6. Retention Limits. — Except as otherwise provided in this Act, no person may own or retain, directly or indirectly, any public or private agricultural land, the size of which shall vary according to factors governing a viable family-size farm, such as the commodity produced, terrain, infrastructure, and soil fertility as determined by the Presidential Agrarian Reform Council (PARC) created hereunder, but in no case shall retention by the landowner exceed five (5) hectares. x x x
x x x
Upon the effectivity of this Act, any sale, disposition, lease, management, contract or transfer of possession of private lands executed by the original landowner in violation of the Act shall be null and void: Provided, however, That those executed prior to this Act shall be valid only when registered with the Register of Deeds within a period of three (3) months after the effectivity of this Act. Thereafter, all Registers of Deeds shall inform the Department of Agrarian Reform (DAR) within thirty (30) days of any transaction involving agricultural lands in excess of five (5) hectares.

Section 70. Disposition of Private Agricultural Lands. — The sale or disposition of agricultural lands retained by a landowner as a consequence of Section 6 hereof shall be valid as long as the total landholdings that shall be owned by the transferee thereof inclusive of the land to be acquired shall not exceed the landholding ceilings provided for in this Act.
Any sale or disposition of agricultural lands after the effectivity of this Act found to be contrary to the provisions hereof shall be null and void. x x x

Section 73. Prohibited Acts and Omissions. — The following are prohibited:
(a) The ownership or possession, for the purpose of circumventing the provisions of this Act, of agricultural lands in excess of the total retention limits or award ceilings by any person, natural or juridical, except those under collective ownership by farmer-beneficiaries; x x x

The Court ruled that Sections 6 and 70 are clear in stating that any sale and disposition of agricultural lands in violation of the Comprehensive Agrarian Reform Law of 1988 shall be null and void. The reasonable reading of these three provisions in relation to the constitutional right of retention reveals that the consequence of nullity pertains to the area/s which were sold, or owned by the transferee, in excess of the five (5)-hectare land ceiling. Thus, the Court ruled that the lands covered by Transfer Certificate of Title Nos. 344281 and 344282 fell within Romeo C. Carriedo’s retained area.

The Court stressed that item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 has attempted to defeat the above reading by providing that, under the principle of estoppel, the sale of the first five (5) hectares is valid. But, said rule has also hastened to add that the first five (5) hectares sold corresponded to the transferor/s’ retained area. Thus, since the sale of the first five (5) hectares was valid, therefore, the landowner had lost the five (5) hectares because it happened to be, at the same time, the retained area limit. In reality, Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 had operated as a forfeiture provision in the guise of estoppel. It punished the landowner who had sold agricultural land in excess of five (5) hectares. For the Court, forfeitures, however, partake of a criminal penalty.

The Court stated that in order for an administrative regulation to have the force of a penal law, (1) the violation of the administrative regulation must be made a crime by the delegating statute itself; and (2) the penalty for such violation must be provided by the statute itself.

The Court also found that Sections 6, 70 and 73 (a) of the Comprehensive Agrarian Reform Law of 1988 did not provide that a sale or disposition of land in excess of five (5) hectares results in a forfeiture of the five (5) hectare retention area. According to the Court, Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 imposed a penalty where none was provided by law.

The Court further stated that the repugnancy between the Comprehensive Agrarian Reform Law of 1988 and Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 was apparent by a simple comparison of their texts. The conflict undermined the statutorily-guaranteed right of the landowner to choose the land he shall retain, and Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006, in effect, amended the Comprehensive Agrarian Reform Law of 1988, which should not have happened.

Consistent with the principle that a statute prevails over an administrative order, the Court declared the invalidity of Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 for being ultra vires. Thus, Romeo C. Carriedo neither waived his right to retain the land, nor was placed under estoppel for his sale the land to the Peoples’ Livelihood Foundation, Inc.

Resolution of Petitioners’ Motion for Reconsideration in Department of Agrarian Reform v. Carriedo, G.R. No. 176549, October 10, 2018.

The Court gave due course to the motion filed by the Department of Agrarian Reform that sought the reconsideration of the Decision dated 20 January 2016.

The Court noted that the Department of Agrarian Reform is legally mandated to implement the Comprehensive Agrarian Reform Law of 1988. The said department possesses the special knowledge and acquired expertise on the implementation of the agrarian reform program. According to the Court, to pay no heed to the issues the said department has raised would ignore the basic precepts of due process. The Court accordingly revisited its Decision by taking into account the arguments and position of the department.

The Court reversed and set aside its Decision dated 20 January 2016, taking into consideration Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006, which provides:

II. STATEMENT OF POLICIES
x x x
4. Where the transfer/sale involves more than the five (5) hectare retention area, the transfer is considered violative of Sec. 6 of R.A. No. 6657.
In case of multiple or series of transfers/sales, the first five (5) hectares sold/conveyed without DAR clearance and the corresponding titles issued by the Register of Deeds (ROD) in the name of the transferee shall, under the principle of estoppel, be considered valid and shall be treated as the transferor/s’ retained area but in no case shall the transferee exceed the five-hectare landholding ceiling pursuant to Sections 6, 70 and 73 (a) of R.A. No. 6657. Insofar as the excess area is concerned, the same shall likewise be covered considering that the transferor has no right of disposition since CARP coverage has been vested as of 15 June 1988. Any landholding still registered in the name of the landowner after earlier dispositions totaling an aggregate of five (5) hectares can no longer be part of his retention area and therefore shall be covered under CARP.

In the present case, the Court acknowledged that the sale of the first (5) hectares of agricultural land to the Peoples’ Livelihood Foundation, Inc. made by Romeo C. Carriedo could be viewed as valid.

However, said sale should also be treated as the exercise of Romeo C. Carriedo’s retention rights, such that he would no longer be able to lawfully claim the subject landholding as his retained area.

Accordingly, the remaining landholding also can no longer be part of his retention area and therefore shall be covered under Comprehensive Agrarian Reform Program. As narrated above, the remaining land that pertained to Transfer Certificate of Title No. 17680 was divided into sub-lots, of which two (2) of the lots (the land covered by Transfer Certificate of Title Nos. 344281 and 344282) were thereafter registered in the name of Romeo C. Carriedo.

1)

Both the Constitution⁵ and Comprehensive Agrarian Reform Law of 1988⁶ underscore the underlying principle of the agrarian reform program, that is, to endeavor a more equitable and just distribution of agricultural lands taking into account, among others, equity considerations. The objective of Department of Agrarian Reform Administrative Order No. 05, Series of 2006 is equitable — that in order to ensure the effective implementation of the law, previous sales of landholding (without Department of Agarian Reform clearance) should be treated as the exercise of retention rights of the landowner, as embodied in Item No. 4 of the said administrative order.

2)

The equity in this policy of Department of Agrarian Reform Administrative Order No. 05, Series of 2006 is apparent and easily discernible. With the sale of the lands, it was reasonably presumed that the landowner already received an amount (as purchase price) commensurate to the just compensation conformable with the constitutional and statutory requirement. At this point, equity dictates that he ought not to claim anymore, either in the guise of his retention area or otherwise, that which he already received in the previous sale of his land.

3)

Department of Agrarian Reform Administrative Order No. 05, Series of 2006 is in consonance with the Stewardship Doctrine, under which private property is supposed to be held by the individual only as a trustee for the people in general, who are its real owners. As a mere steward, the individual must exercise his rights to the property not for his own exclusive and selfish benefit but for the good of the entire community or nation. Property use must not only be for the benefit of the owner but of society as well. The State, in the promotion of social justice, may regulate the acquisition, ownership, use, enjoyment, and disposition of private property, and equitably diffuse property ownership and profits.

4)

The objective of land distribution to the landless farmers and farmworkers is carried out by Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006, as it provides for the consequences in situations where a landowner had sold portions of his/her land with an area more than the statutory limitation of five (5) hectares. In this scenario, such administrative order treats the sale of the first five hectares as the exercise of the landowner’s retention rights because, effectively, the landowner has already chosen, and in fact has already disposed of, and has been duly compensated for, the area he is entitled to retain under the law.

5)

Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006 is consistent with Section 70⁷ of the Comprehensive Agrarian Reform Law of 1988, as the former likewise treats the sale of the first five hectares (in case of multiple/series of transactions) as valid, such that the same already constitutes the retained area of the landowner. This legal consequence arising from the previous sale of land therefore eliminates the prejudice, in terms of equitable land distribution, that may befall the landless farmers and farmworkers.

6)

Finally, the sale of Romeo C. Carriedo’s landholdings was made in violation of the Comprehensive Agrarian Reform Law of 1988⁸, having been made without the clearance of the Department of Agrarian Reform. To rule that Romeo C. Carriedo was still entitled to retain the land covered by Transfer Certificate of Title Nos. 344281 and 344282 will, in effect, reward the violation, which the Court maintains will not allow. The Court stressed that the right of retention serves to mitigate the effects of compulsory land acquisition by balancing the rights of the landowner and the tenant, and by implementing the doctrine that social justice is not meant to perpetrate an injustice against the landowner.

In this case, however, the Court noted that Romeo C. Carriedo has claimed his right over the land covered by Transfer Certificate of Title Nos. 344281 and 344282, not because he was “deprived” of a portion of his land as a consequence of compulsory land coverage, but precisely because he already previously sold his landholdings, so that the remaining portion would still be his.

The Court accordingly stated that although the exercise by a landowner of his retention right is constitutionally guaranteed, the same should not be done without due regard to other considerations which may affect the implementation of the agrarian reform program. This is especially true when such exercise pays no heed to the intent of the law, or worse, when such exercise amounts to its circumvention.

The Court upheld the validity of Item No. 4, Statement of Policies, Department of Agrarian Reform Administrative Order No. 05, Series of 2006. As a corollary, Romeo C. Carriedo no longer possessed retention rights to the land covered by Transfer Certificate of Title Nos. 344281 and 344282.

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Decision in Department of Agrarian Reform v. Carriedo, G.R. No. 176549, January 20, 2016.

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Resolution of Petitioners’ Motion for Reconsideration in Department of Agrarian Reform v. Carriedo, G.R. No. 176549, October 10, 2018.

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