THIRD DIVISION

[G.R. No. 115033. July 11, 1997.]

PONCIANO T. MATANGUIHAN and EUSTAQUIA M. MATANGUIHAN ,

petitioners, vs . COURT OF APPEALS, HERMINIO PARAN, substituted
by REYNALDO JOSEPH, RONNIE, all surnamed PARAN; ERLINDA
PARAN-GONZALES, FLORA PARAN-LESCANO, represented by
REYNALDO PARAN , respondents.

Jose P. Malabanan for petitioners.

Jose R. Dimayuga for public respondents.

SYLLABUS

1. CIVIL LAW; OBLIGATIONS AND CONTRACTS; CONTRACTS; INTENTION OF

CONTRACTING PARTIES DETERMINED BY THEIR CONTEMPORANEOUS AND
SUBSEQUENT ACTS. Our law on contracts provides inter alia that in order to judge the
intention of the contracting parties, their contemporaneous and subsequent acts shall be
principally considered. Accordingly, there are instances where the form and stipulations of
a contract must give way to reflect the true intention of the parties.
2. ID.; ID.; EQUITABLE MORTGAGE; WHEN PRESUMED. This is best illustrated in the
instances where contracts of sale, whether absolute, or one where the vendor reserves the
right to repurchase the thing sold or sale pacto de retro, are presumed to be an equitable
mortgage. These instances are governed by Articles 1602, 1603 and 1604 of the Civil
Code. The contract referred to in Article 1602 is a contract of sale with right of repurchase
where the conventional redemption provided for in Article 1601 shall take place.
3. ID.; ID.; DEFINED. An equitable mortgage is defined as one which although lacking
in some formality, or form or words, or other requisites demanded by a statute,
nevertheless reveals the intention of the parties to charge real property as security for a
debt, and contains nothing impossible or contrary to law. Its essential requisites are: 1.
That the parties entered into a contract denominated as a contract of sale; and 2. That
their intention was to secure an existing debt by way of a mortgage.
4. ID.; ID.; ID.; ARTICLES 1602-1604, DESIGNED TO PREVENT CIRCUMVENTION OF
USURY LAW. Articles 1602, 1603 and 1604 were designed to prevent circumvention of
the laws on usury and the prohibition against the creditor appropriating the mortgaged
property. Courts have taken judicial notice of the well-known fact that contracts of sale
with right of repurchase have been frequently used to conceal the true nature of a contract,
that is a loan secured by a mortgage. The wisdom of the provisions cannot be ignored nor
doubted considering that in many cases unlettered persons or even those of average
intelligence invariably find themselves in no position whatsoever to bargain with the
creditor. Besides, it is a fact that in times of grave financial distress which render persons
hard-pressed to meet even their basic needs to answer an emergency, such persons would
have no choice but to sign a deed of absolute sale of property or a sale thereof with pacto
de retro if only to obtain a much-needed loan from unscrupulous money lenders.
5. REMEDIAL LAW; EVIDENCE; PAROL EVIDENCE; ADMISSIBLE TO PROVE THAT
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 INSTRUMENT PURPORTING TO BE A DEED OF SALE WITH RIGHT TO REPURCHASE IS
MERELY A SECURITY FOR PAYMENT OF A LOAN. Under the wise, just and equitable
presumption in Article 1602, a document which appears on its face to be a sale-absolute
or with pacto de retro may be proven by the vendor or vendor-a-retro to be one of a loan
with mortgage. In this case, parol evidence becomes competent and admissible to prove
that the instrument was in truth and in fact given merely as a security, the court will enforce
the agreement or understanding in consonance with the true intent of the parties at the
time of the execution of the contract. Sales with a right to repurchase are not favored. As
before, instruments shall not be construed to be sales with right to repurchase, with the
stringent and onerous effects which follow, unless the terms of the document and the
surrounding circumstances so require. Whenever, under the terms of the writing, any other
construction can be fairly and reasonably inferred, such construction will be adopted and
the contract construed as a mere loan unless the court sees that, if enforced according to
its terms, it is not an unconscionable pact.
6. CIVIL LAW; OBLIGATIONS AND CONTRACTS; EQUITABLE MORTGAGE; CASE AT
BAR. The facts and evidence here show that the true intention of the parties was
decidedly to secure the payment of loan, and not convey ownership over the property. The
transaction was replete with verifiable badges of an equitable mortgage, catalogued as
follows: Sometime in October 1983, Reynaldo Paran, son of the deceased Herminio Paran,
was strapped for cash, needing the amount of P100,000.00 to answer for the following:
First. P30.000.00 to be used for his subdivision; P20,000.00 to repay an indebtedness; and
P50,000.00 for the renovation of his house erected on his father's lot covered by Tax
Declaration No. 0391. He was advised by his late father to mortgage the lot in order to
secure the needed amount. Second, it is undisputed that the allege vendors and their
successors-in-interest remained in actual physical possession of the disputed property as
if they were still the absolute owners thereof, without an agreement for maintenance
expenses, much less, rental payments. Third, petitioners declared the property in their
names for taxation purposes only on 13 November 1985, and paid the taxes thereon on 7
May 1986. Fourth, petitioners allowed various extensions of the redemption period. These
extensions of the redemption period are indicative of an equitable mortgage, as expressly
enumerated in Article 1602 (3) of the Civil Code. Fifth, petitioners failed to consolidate
their title over the disputed property that was allegedly sold even after the expiration of the
period to redeem. Sixth, a judicious scrutiny of the circumstances attendant to the
execution of the deed of sale readily reveals that respondents predecessors-in-interest
had no intention to sell and that petitioners themselves had no intention to buy. Most
revealing of the want of intention to sell is the fact that the money proceeds of the alleged
sale was partly used for the construction of the very house purportedly sold. On the other
hand, petitioner Ponciano Matanguihan's declaration that he never entered the premises of
the disputed property in order to inspect it, unequivocally revealed an absence of intent to
buy. A buyer of a sound mind do not purchase anything without first inspecting the thing to
be bought.

DECISION

DAVIDE , JR. , J : p

Their motion for reconsideration having been denied, petitioners brought this appeal under
Rule 45 of the Rules of Court to set aside the decision of 26 March 1993 of respondent
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 Court of Appeals 1 in CA-G.R. CV No. 34158, which reversed the decision of the Regional
Trial Court (RTC) of Lipa City, Branch 12, of 17 May 1991 2 in Civil Case No. 3004 in favor
of petitioners.
Civil Case No. 3004 was an action for recovery of possession of a house and lot and
damages with a prayer for a writ of preliminary mandatory injunction filed by petitioners
Ponciano T. Matanguihan and Eustaquia A. Matanguihan against Herminio Paran. Their
cause of action in their complaint 3 was primarily based on the failure of defendant
Herminio Paran, as vendor-a-retro-under a Kasulatan ng Bilihang Lupang Mabibili Muli
(hereafter, KASULATAN), to repurchase the property within the period stipulated therein.
In his answer with counterclaim, 4 Herminio Paran admitted the execution of the
KASULATAN, but set up the following special and affirmative defenses:
1. The complaint states no cause of action;

2. The . . . "Kasulatan ng Bilihang Lupang Mabibiling Muli" is not a sale in

pacto de retro but an equitable mortgage to guarantee the payment of the
principal loan of P100,000.00 and its interest for three months of P18,000.00;
3. The monthly interest of P6,000.00 is highly unconscionable, oppressive
and immoral;

4. He never intended to sell the property; as a matter of fact the house and lot
is the place where he and his family reside and part of the proceeds of the loan he
had obtained from plaintiffs were utilized for the further construction of the
house; and

5. The consideration appearing in the deed of sale is unusually and grossly

inadequate, the allowance of various extensions of the period of redemption, and
the added fact that the plaintiffs did not ever attempt to consolidate their title
after the lapse of the period of redemption is more in keeping with the intention of
the parties that the deed of sale be treated as an equitable mortgage.

As summarized by the trial court and adopted by respondent Court of Appeals, the
following are the antecedents of this case:
This is a complaint filed on February 5, 1987 by spouses Ponciano T.
Matanguihan and Eustaquia Matanguihan against Herminio Paran to recover
possession of a residential house and lot located at Poblacion Mataas na Kahoy
with an area of 1,130 square meters covered by Tax Declaration No. 0473.
The defendant Herminio Paran died on December 11, 1987 during the pendency
of the case. The complaint was amended to substitute the heirs of Herminio
Paran, namely Reynaldo Paran, Erlinda Paran-Gonzales, Flora Paran-Lescano,
Joseph Paran and Ronnie Paran, Reynaldo Paran was named the representative
of the heirs for the purpose of this suit.

It is not disputed that on October 13, 1983, spouses Ponciano Matanguihan and
Eustaquia Matanguihan and spouses Herminio and Fortunata Paran entered into
an agreement denominated as "Kasulatan ng Bilihang Lupang Mabibiling Muli
(Pacto de Retro)" covering a residential house and lot owned by spouses Herminio
and Fortunata Paran located at poblacion Mataas na Kahoy for the sum of
P118,000.00 paid by spouses Ponciano and Eustaquia Matanguihan. Said
agreement is a public document having been notarized by Notary Public, Calixto
P. Luna. The aforesaid agreement contains a stipulation which reads:
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 "Na ang kasulatang ito ay tatagal lamang ng hanggang TATLONG (3) buwan na
magkakasunod upang ito ay mabiling muli namin sa mag-asawang Ponciano
Matanguihan at kung dumating ang takdang panahon at ito ay hindi namin
matubos sa nasabing mag-asawang Ponciano Matanguihan at Eustaquia
Matanguihan ay ang kasulatang ito ay magiging ganap, lubos at bilihang
lampasan."

The three-month period stipulated in the agreement lapsed without the defendant
being able to repurchase the property. Plaintiffs, upon requests of defendant,
granted the latter, not only one but several extensions. Defendants still failed to
repurchase the property. Thereafter, plaintiffs demanded from defendant
possession of the property which the latter refused. The plaintiff caused the
transfer of the Tax Declaration No. 0473 (Exh. B and B-1). The plaintiffs also
caused the registration of the said property in the primary entry of the Register of
Deeds of Batangas on June 3, 1985. On June 9, 1986, plaintiffs brought the case
before the Barangay pursuant to PD No. 1508. There being no amicable
settlement reached at the Barangay, the plaintiff filed the case before this court
on February 5, 1987.

Plaintiffs now seek to enforce the aforesaid agreement.

The defendant, substituted by his heirs, opposes the complaint and claims that
the subject agreement entitled "Kasulatan ng Bilihang Mabibiling Muli (Pacto de
Retro)" is intended by the parties to be an equitable mortgage." (Decision, Records,
pp. 149-150). 5

After due proceedings the trial court rendered on 17 May 1991 its decision in favor of
petitioners and decreed as follows:
WHEREFORE, judgment is hereby rendered ordering the defendants, the heirs of
Herminio Paran, namely Reynaldo Paran, Erlinda Paran-Gonzales; Flora Paran
Lescano, Joseph Paran to vacate and deliver possession of subject property
(house and lot) to plaintiffs Ponciano Matanguihan and Eustaquia Matanguihan,
and to pay plaintiffs damages by way of unearned rentals on subject property
from June 3, 1985 (when they registered the property with the Register of Deeds
of Batangas) until the defendants shall have vacated the premises. In this
connection a monthly rental of P1,000.00 is deemed reasonable.

The defendants are likewise ordered to pay the plaintiffs the amount of
P25,000.00 as moral damages; P10,000.00 as attorney's fees, and to pay the
costs of suit.

SO ORDERED. 6

The trial court anchored its judgment on the following findings:

The contract entered into by the parties is clear, definite and precise as to its
nature and character.

It is entitled "Kasulatan ng Bilihang Lupang Mabibiling Muli (Pacto de Retro)" and

it contains the provision that in case the vendor a retro fails to repurchase the
property, the sale shall be considered an absolute sale. There is no ambiguity in
the contract which can create an occasion for interpretation. The agreement is
written in Pilipino language spoken by the parties. Further, Reynaldo Paran, one of
the substituted defendants admitted during the trial that he fully understood the
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 agreement to be Pacto de Retro; that he had misgivings about the contract but
nonetheless he allowed his parents to sign the agreement. Reynaldo Paran is a
law graduate and a real estate broker (TSN pp. 7-8, May 25, 1990; TSN pp. 6-9,
Aug. 2, 1990).
The contract having been reduced into writing, the terms of which are clear and
unequivocal, it is to be considered as containing all such terms and there can be,
between the parties and their successors in interest, no evidence of the terms of
the agreement other than the contents of the writing. (Rule 130, Sec. 7, Rules of
Court). The circumstances attendant to defendants in this case, which are
adverted to in the preceding paragraph, do not allow us to consider the exceptions
provided in said Rule 130. 7

Before the Court of Appeals, private respondents alleged that the trial court erred:
1. . . . IN NOT APPLYING THE EXCEPTIONS TO THE PAROL EVIDENCE RULE
IN RESOLVING THE ISSUES RAISED IN THE PLEADINGS;

2. . . . IN NOT APPLYING THE PROVISIONS OF ARTICLE 1602 OF THE CIVIL

CODE OF THE PHILIPPINES;

3. . . . IN NOT DECLARING THE "KASULATAN NG BILIHANG LUPANG

MABIBILING MULI" AS AN EQUITABLE MORTGAGE. 8

On 26 March 1993, respondent Court of Appeals rendered its challenged decision 9

reversing the decision of the trial court, and disposing as follows:
WHEREFORE, the decision of the court a quo is hereby REVERSED and a new one
entered declaring the sale with right to repurchase between the parties as an
EQUITABLE MORTGAGE and declaring appellants entitled to redeem the
mortgaged property which shall be effected upon payment of their mortgage debt
to appellees in the amount of P100,000.00 (one hundred thousand pesos) with
legal rate of interest from January 7, 1984, the time the loan matured until it is
fully paid.

SO ORDERED. 10

The appellate court's reversal was based on the following findings:

The only issue involved herein is whether the contract denominated as "Kasulatan
ng Bilihang Lupang Mabibiling Muli" (Exh. A, Records, p. 110) is an equitable
mortgage or a pacto de retro sale.

The reason behind the execution of Exhibit A was testified to by appellant

Reynaldo Paran that "he needed, the amount of P30,000.00 for my subdivision
and I owed Mr. Mariano Gutierrez the amount of P20,000.00 and the remaining
amount I used in the renovation of my house, sir." (TSN, May 25, 1990, p. 5).
Appellee Ponciano Matanguihan himself admitted on cross-examination that
appellant used the money for the latter's subdivision (TSN, August 24, 1989, p.
10). While it is true that appellant Reynaldo Paran informed his parents that the
document was a pacto de retro sale while their intention was merely to mortgage
their property (TSN, August 2, 1990, p. 7) and yet his parents signed the document
knowing that said document did not express their real intention, they did so due to
the urgent necessity of obtaining the funds. . . .

xxx xxx xxx

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 There are, however, other circumstances which will support the presumption that
the transaction between the parties herein was one of the equitable mortgage.
Appellees admitted that from the time of the execution of the questioned contract
up to the time that appellee Ponciano Matanguihan testified, defendant Herminio
Paran and his family and appellant Reynaldo Paran and his family were in
possession of the subject property (TSN, June 22, 1989, p. 5; TSN, August 24,
1989, p. 10 and TSN, February 6, 1990, pp. 3-4). The second paragraph of Article
1602 of the New Civil Code provides that when the vendor remains in possession
as lessee or otherwise, the contract shall be construed as an equitable mortgage
(Labasan vs. Lacuesta, 86 SCRA 16; Bundalian vs. Court of Appeals, supra). Said
presumption is bolstered by the fact that appellee Ponciano Matanguihan
testified that he has not entered/inspected the house he allegedly bought under a
pacto de retro sale (TSN, August 24, 1989 p. 11 and February 6, 1990, p. 3).
Appellees did not, after entering into the agreement on October 7, 1983 pay the
taxes thereon. It was only on May 7, 1986 or nearly three (3) years thereafter that
they started paying the real property tax (See De Bayquen vs. Balaoro, 143 SCRA
412). The fifth paragraph of Article 1602 provides that when the vendor
(appellants herein) pays the taxes on the thing sold, the presumption is that the
transaction is an equitable mortgage.
We need not dwell on the fact that appellees granted appellants several
extensions of the period of redemption which were merely verbal although the
third paragraph of Article 1602 requires that it be in another instrument . . . or built
in the same instrument . . . because the preceding disquisition suffices to sustain
Our finding that the transaction is an equitable mortgage and not a pacto de retro
sale as it purports to be.

In its resolution of 13 April 1994, 1 1 respondent Court of Appeals denied petitioners'

motion for reconsideration of the decision.
Petitioners then filed this petition for review with a lone assignment of error:
THE RESPONDENT COURT ERRED IN RULING THAT THE "KASULATAN NG
BILIHANG MULI (PACTO DE RETRO)" IS AN EQUITABLE MORTGAGE.

Petitioners insist that the transaction in question is a contract of sale with right of
repurchase as clearly shown in the KASULATAN. In stark contrast, private respondents
assert in their comment that the contract is, in reality, an equitable mortgage.
The pivotal issue then is whether the parties intended the KASULATAN as a bona fide
pacto de retro sale or merely an equitable mortgage. Our law on contracts provides inter
alia that in order to judge the intention of the contracting parties, their contemporaneous
and subsequent acts shall be principally considered. 12 Accordingly, there are instances
where the form and stipulations of a contract must give way to reflect the true intention of
the parties.
This is best illustrated in the instances where contracts of sale, whether absolute, or one
where the vendor reserves the right to repurchase the thing sold or a sale pacto de retro,
are presumed to be an equitable mortgage. These instances are governed by Articles
1602, 1603 and 1604 of the Civil Code, which provide as follows:
ART. 1602. The contract shall be presumed to be an equitable mortgage, in
any of the following cases;

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 1. When the price of the sale with right to repurchase is unusually inadequate;

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

3. When upon or after the expiration of the right to repurchase another
instrument extending the period of redemption or granting a new period is
executed;
4. When the purchaser retains for himself a part of the purchase price;

5. When the vendor binds himself to pay the taxes on the thing sold;
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.

In any of the foregoing cases, any money, fruits, or other benefit to be received by
the vendee as rent or otherwise shall be considered as interest which shall be
subject to the usury laws.
ART. 1603. In case of doubt, a contract purporting to be a sale with right to
repurchase shall be construed as an equitable mortgage.

ART. 1604. The provisions of Article 1602 shall also apply to a contract
purporting to be an absolute sale.

The contract referred to in Article 1602 is a contract of sale with right of repurchase where
the conventional redemption provided for in Article 1601 shall take place.
An equitable mortgage is de ned as one which although lacking in some formality, or
form or words, or other requisites demanded by a statute, nevertheless reveals the
intention of the parties to charge real property as security for a debt, and contains
nothing impossible or contrary to law. 1 3 Its essential requisites are:
1. That the parties entered into a contract denominated as a contract of sale;
and
2. That their intention was to secure an existing debt by way of a mortgage.

The foregoing Articles 1602, 1603 and 1604 were designed to prevent circumvention of
the laws on usury and the prohibition against the creditor appropriating the mortgaged
property. Courts have taken judicial notice of the well-known fact that contracts of sale
with right of repurchase have been frequently used to conceal the true nature of a contract,
that is a loan secured by a mortgage. 14 The wisdom of the provisions cannot be ignored
nor doubted considering that in many cases unlettered persons or even those of average
intelligence invariably find themselves in no position whatsoever to bargain with the
creditor. 15 Besides, it is a fact that in times of grave financial distress which render
persons hard-pressed to meet even their basic needs or answer an emergency, such
persons would have no choice but to sign a deed of absolute sale of property or a sale
thereof with pacto de retro if only to obtain a much needed loan from unscrupulous money
lenders.
Under the wise, just and equitable presumption in Article 1602, a document which appears
on its face to be a sale absolute or with pacto de retro may be proven by the vendor or
vendor-a-retro to be one of a loan with mortgage. In this case, parol evidence becomes
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 competent and admissible to prove that the instrument was in truth and in fact given
merely as a security for the payment of a loan. And upon proof of the truth of such
allegations, the court will enforce the agreement or understanding in consonance with the
true intent of the parties at the time of the execution of the contract. 16 Sales with a right
to repurchase are not favored. As before, instruments shall not be construed to be sales
with a right to repurchase, with the stringent and onerous effects which follow, unless the
terms of the document and the surrounding circumstances so require. Whenever, under
the terms of the writing, any other construction can be fairly and reasonably inferred, such
construction will be adopted and the contract construed as a mere loan unless the court
sees that, if enforced according to its terms, it is not an unconscionable pact. 17
The facts and evidence here show that the true intention of the parties was decidedly to
secure the payment of the loan, and not to convey ownership over the property. The
transaction was replete with verifiable badges of an equitable mortgage, catalogued as
follows:
First. Sometime in October 1983, Reynaldo Paran, son of the deceased Herminio Paran,
was strapped for cash, needing the amount of P100,000.00 to answer for the following:
P30,000.00 to be used for his subdivision; P20,000.00 to repay an indebtedness; and
P50,000.00 for the renovation of his house erected on his father's lot covered by Tax
Declaration No. 0391. He was advised by his late father to mortgage the lot in order to
secure the needed amount. Thus, petitioners extended to Herminio Paran the loan of
P100,000.00 payable within three months. Thereafter, on 7 October 1983, a deed of sale
covering the lot and residential house erected thereon was executed. The consideration
appearing in the deed amounted to P118,000.00 representing the principal of
P100,000.00 and the interest of P18,000.00 at the rate of 6% per month. Due to his
pressing need to obtain funds, Reynaldo allowed his parents to sign the deed knowing fully
well that it did not reflect the real intention of the parties. 1 8
Second. It is undisputed that the alleged vendors and their successors-in-interest
remained in actual physical possession of the disputed property as if they were still the
absolute owners thereof, without an agreement for maintenance expenses, much less,
rental payments. aisadc

Third. Petitioners declared the property in their names for taxation purposes only on 13
November 1985, as evidenced by Tax Declaration No. 0473, 1 9 and paid the taxes thereon
as evidenced by Realty Tax Receipt No. 157998, 2 0 only on 7 May 1986.
Fourth. Petitioners allowed various "extensions" of the redemption period. These
extensions of the redemption period are indicative of an equitable mortgage, as expressly
enumerated in Article 1602(3) of the Civil Code. 2 1
Fifth. Petitioners failed to consolidate their title over the disputed property that was
allegedly sold even after the expiration of the period to redeem. This further eroded their
claim of title over the disputed property. 2 2
Sixth. A judicious scrutiny of the circumstances attendant to the execution of the deed of
sale readily reveals that respondents' predecessors-in-interest had no intention to sell and
that petitioners themselves had no intention to buy. Most revealing of the want of intention
to sell is the fact that the money proceeds of the alleged sale was partly used for the
construction of the very house purportedly sold. On the other hand, petitioner Ponciano
Matanguihan's declaration that he never entered the premises of the disputed property in
order to inspect it, unequivocally revealed an absence of intent to buy. A buyer of sound
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 mind would not purchase anything without first inspecting the thing to be bought.
The Court of Appeals then committed no reversible error in its challenged decision.
WHEREFORE, the instant petition is hereby DENIED and the challenged decision of 26
March 1993 of the Court of Appeals in CA-G.R. CV No. 34158 is AFFIRMED.
Costs against petitioners.
SO ORDERED.
Narvasa, C .J ., Melo, Francisco and Panganiban, JJ ., concur.
Footnotes

1. Rollo, 24-29. Per Galvez, R., J., with Isnani, A. and Martin, Jr., F., JJ., concurring.
2. Annex "C" of Petition, Rollo, 30-33. Per Judge Delia J. Panganiban.
3. Original Record (OR), 1-6.
4. OR, 16-21.
5. OR, 149-150.
6. Rollo, 32-33.
7. Id., 31-32.
8. Rollo, 26.
9. Supra, note 1.
10. Rollo, 28-29.
11. Rollo, 22.
12. Javier v. Court of Appeals, 183 SCRA 171, 179 [1990].
13. 14 C.J. Mortgages 51 (1926).
14. See Capulong vs. Court of Appeals, 130 SCRA 245, 251 [1984]; Ramos v. Court of
Appeals, 180 SCRA 635, 649-650 [1989]; 5 ARTURO M. TOLENTINO, COMMENTS AND
JURISPRUDENCE ON THE CIVIL CODE OF THE PHILIPPINES, 155-156 (1992).
15. TOLENTINO, op. cit., 156.
16. Lustan v. Court of Appeals, G.R. No. 111924, 27 January 1997, citing Olea v. Court of
Appeals, 247 SCRA 274 [1995].
17. See Ramos v. Court of Appeals, supra, note 14; Camus v. Court of Appeals, 222 SCRA
612, 629 [1993]; Olea v. Court of Appeals, supra, note 16, at 282.
18. TSN, 25 May 1990, 4-8.
19. Exhibit "B".
20. Exhibit "B-1".
21. See Labasan v. Lacuesta, 86 SCRA 16, 23 [1978]; Olea v. Court of Appeals, supra, note
17.

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 22. Labasan v. Lacuesta, 86 SCRA 16, 14 [1978].

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