San Miguel & Gutierrez Law Offices

16/02/2026

Holiday Advisory

In celebration of the Chinese New Year, please be advised that our office will be closed tomorrow, February 17, 2026, in observance of the holiday.

Regular operations will resume on the next working day.

Wishing everyone a prosperous and joyful Chinese New Year!

Gong Xi Fa Cai! ✨

28/01/2026

LAW OFFICE | NOTARY PUBLIC

LOCATION: Brgy. Bundagul, Mabalacat City, Pampanga (Landmark: beside Jollibee Bundagul/ 2n3v Gas Station)

OFFICE HOURS: Monday-Friday: 8:00am-5:00pm
*Saturday & Sunday: By appointment

15/08/2025

𝗡𝗕𝗜 𝗔𝗥𝗥𝗘𝗦𝗧𝗦 𝗧𝗪𝗢 𝗜𝗡 𝗖𝗔𝗩𝗜𝗧𝗘 𝗙𝗢𝗥 𝗦𝗘𝗟𝗟𝗜𝗡𝗚 𝗨𝗡𝗥𝗘𝗚𝗜𝗦𝗧𝗘𝗥𝗘𝗗 𝗦𝗨𝗕𝗗𝗜𝗩𝗜𝗦𝗜𝗢𝗡 𝗣𝗥𝗢𝗝𝗘𝗖𝗧

In line with the directive from National Bureau of Investigation (NBI) Director JUDGE JAIME B. SANTIAGO (Ret.) to boost the operations against criminality, the NBI-Cavite District Office - North (NBI-CAVIDO North) arrested IRENE YUVIENCO ROSAL and RESIE JANE BRONDIAL PACON in Naic, Cavite. Subjects Rosal and Filarca were arrested for violation of Sections 4 and 5 in relation to Section 39 of Presidential Decree No. 957, and Swindling/Estafa under Article 315(2) (a) of the Revised Penal Code (RPC).

The operation was initiated after multiple complaints were filed against the Subjects. Complainants alleged they were deceived into believing that a subdivision project being offered by Subjects Rosal and Filarca through MJRL Landsource Realty was legitimately registered and had license to sell from the Department of Human Settlement and Urban Development (DHSUD) and the concomitant license to sell.

An investigation and verification with DHSUD IV-A confirmed that the project was unregistered and had no license to sell. Furthermore, the DHSUD had already issued a cease and desist order against MJRL Landsource Realty.

NBI-CAVIDO North agents, assisted by DHSUD officers, conducted an entrapment operation that led to their arrest. Recovered from the Subjects were marked money, an MJRL Landsource Realty receipt, a lot plan for Landsource Residences (Phase 1), a master list of lot buyers, and a lot distribution map.

Subjects were presented for inquest proceedings for violations of Sections 4 and 5 in relation to Section 39 of Presidential Decree No. 957, and Swindling/Estafa under Article 315(2)(a) of the Revised Penal Code.

Director Santiago commended the NBI-CAVIDO North agents for the successful operation. He added that the arrest serves as a reminder that the real estate industry is heavily regulated and that compliance with the law is crucial for developers, management, and buyers. The case underscores the importance of due diligence and the protection of buyers' rights and investments.

09/07/2025

One lending company threatened to post photos of a borrower's children on social media

05/06/2025

The office will be OPEN tomorrow, June 6, 2025 (Friday), from 8:00 AM to 12:00 PM.

02/06/2025

06/03/2025

The (SC) has ruled that land buyers must verify ownership by checking the certificate of title and reviewing the records in the Registry of Deeds to avoid fraudulent transactions.

In a Decision penned by Associate Justice Alfredo Benjamin S. Caguioa, the Court’s Third Division upheld the rulings of the Regional Trial Court and Court of Appeals which voided the land titles of a married couple who failed to conduct due diligence when they bought the properties from someone who acquired her titles through fraud.

Orencio and Eloisa Manalese purchased two parcels of land from Carina Pinpin, who presented certificates of title in her name and claimed to have bought the properties from the original owners, the late Narciso and Ofelia Ferreras.

However, the administrator of the Ferreras estate, alleged that Pinpin fraudulently obtained duplicate titles by submitting a false affidavit of loss and a forged deed of sale. Pinpin then used these to sell the properties to Spouses Manalese a year later.

The Supreme Court upheld the lower courts’ findings, stressing that buyers must check both the certificate of title and the Registry of Deeds records before purchasing land. Relying solely on a certificate of title is insufficient, especially if there are signs of fraud or irregularity.

In this case, the Spouses Manelese failed to investigate despite multiple warning signs, making them liable for not exercising due diligence. Several key documents were already on record, including the affidavit of loss procured by Pinpin, the issuance of another set of duplicate titles, a second affidavit of loss by a certain Zenaida Ferreras, and the nearly simultaneous registrations of these three annotations on the titles.

Said the Court: “Since petitioners did not inquire into the register, and even without such inquiry, they are nonetheless constructively notified of every registration affecting the said subject properties, they cannot feign ignorance of such
registrations.”

Read the full text of the Press Release at https://sc.judiciary.gov.ph/sc-land-buyers-must-check-both-title-and-registry-of-deeds-records/.

Read the full text of the Decision at https://tinyurl.com/3njh86mk.

Read the Separate Concurring Opinion of Associate Justice Henri Jean Paul B. Inting at https://tinyurl.com/3k2p236k.

Copying of this content is subject to the SC PIO’s Credit Attribution Policy: https://sc.judiciary.gov.ph/credit-attribution-policy/.

27/02/2025

Pinawalang-bisa ng ang foreclosure ng isang bangko sa isang mortgaged property matapos mabigo ang bangko na i-account nang maayos ang mga bayad sa loan ng mga borrower.

Sa isang Desisyon na isinulat ni Associate Justice Mario V. Lopez, nagpasya ang Second Division ng Korte Suprema pabor sa mga negosyante na sina Carmelita Cruz at Vilma Low Tay (mga borrower), na kumuha ng ilang pautang mula sa Metropolitan Bank and Trust Company (Metrobank) at ginamit ang ari-arian sa Pasig City bilang collateral.

Nagbayad ang mga borrower ng PHP 32.6 million sa kanilang mga loan, pero PHP 20.5 million lang ang naitala ng Metrobank, kaya may unaccounted na PHP 12.14 million. Nanalo sila sa accounting case na isinampa sa Marikina Regional Trial Court (RTC), na sinang-ayunan ng Court of Appeals at Korte Suprema.

Sa kabila nito, itinuloy ng Metrobank ang foreclosure o pagremata ng property sa Pasig City RTC. Nang mabigo ang mga borrower na matubos ang ari-arian, nabili ito ng bangko sa isang foreclosure sale, na pinawalang-bisa naman ng Pasig RTC. Pero binaligtad ng CA ang desisyon kaya umakyat sila sa Korte Suprema.

Sinabi ng Korte na premature ang foreclosure sale. Dahil walang categorical finding na nagdefault o hindi nakapagbayad ang mga borrower, walang sapat na dahilan para ituloy ang foreclosure.

Ang isang mortgage ay nagsisilbing seguridad para sa isang pautang, at sa sandaling ang utang ay ganap na nabayaran, ang mortgage ay awtomatikong natatapos. Ang foreclosure ay makatwiran lamang kapag ang isang pautang ay nananatiling hindi nababayaran sa takdang petsa nito.

Nilinaw ng Korte na karaniwan, ang hindi pagbibigay ng accounting ng loan payments ng isang lender ay hindi basehan para ipawalang-bisa ang foreclosure. Pero sa kasong ito, naglabas na ang Korte Suprema ng final and executory ruling na nag-uutos sa Metrobank na magbigay ng kumpleto at wastong accounting sa mga babayaran ng mga borrower. Hangga’t hindi ito nareresolba, hindi maaaring magpatuloy ang foreclosure, dahil salungat ito sa naunang ruling ng Korte. Dahil dito, pinawalang-bisa ang foreclosure sale.

Basahin ang buong teksto ng press release sa https://sc.judiciary.gov.ph/sc-voids-banks-foreclosure-due-to-incomplete-loan-records/.

Basahin ang buong teksto ng Desisyon sa https://sc.judiciary.gov.ph/236605-carmelita-c-cruz-and-vilma-low-tay-et-al-vs-metropolitan-bank-and-trust-company-et-al/.

13/02/2025

Iginiit ng na ang isang “contract of sale of goods” o kontrata sa pagbebenta ng mga kalakal ay nakukumpleto na sa pamamagitan lamang ng kasunduan sa pagitan ng mga partido, kahit walang nakasulat na dokumento.

Sa Desisyon na isinulat ni Associate Justice Henri Jean Paul B. Inting, inutusan ng Third Division ng Korte si Marcelina Villanueva (Villanueva) na bayaran ang Coca-Cola Bottlers Phils., Inc. (Coca-Cola) para sa mga produktong inihatid sa kanya sa ilalim ng kanilang kasunduan sa dealership.

Kinasuhan ng Coca-Cola si Villanueva, na nagpapatakbo ng negosyo sa pangalan ng “Vedge Trading,” para mangolekta ng mahigit PHP 600,000 na hindi binayarang produkto. Depensa ni Villanueva, hindi siya kundi ang kanyang mga pamangkin ang namamahala sa negosyo.

Nagpasya ang Korte Suprema pabor sa Coca-Cola. Bagama't walang naipakitang nakasulat na kontrata, napatunayan ang pagbebenta ng mga kalakal sa pamamagitan ng iba pang ebidensya tulad ng mga pinirmahang delivery invoice na nagkukumpirma sa pagbili, terms of payment, at aktwal na paghahatid ng mga produkto.

Basahin ang buong teksto ng press release sa https://sc.judiciary.gov.ph/sc-contract-of-sale-of-goods-finalized-by-mere-agreement-of-parties/.

Basahin ang buong teksto ng Desisyon sa https://sc.judiciary.gov.ph/264746-marcelina-villanueva-doing-business-under-the-name-and-style-vedge-trading-vs-coca-cola-bottlers-phils-inc-jonathan-erasga-benjamin-i-dequina-jr-allan-d-evangelista-and-eugenio.

08/01/2025

May scandal ka ba? 'Wag mahiyang lumapit sa , ipa-takedown natin 'yan!

07/01/2025

A great start to the year!

One of our clients was defrauded of millions of pesos. After filing the case early last year, we’ve been closely following the legal process. Today, we’re pleased to share a positive outcome — the fiscal has recommended the filing of estafa charges against the accused while dismissing the perjury countercharge filed against our client. This victory highlights the importance of strong legal representation and our commitment to standing by our clients every step of the way. If you need trusted legal support, we’re here to help.