Miranda De Jesus Law Office

Miranda De Jesus Law Office Attorney-at-Law | Notary Public
Law Office in Sto. Tomas, Pampanga

Consultation | Litigation | Preparation and Notarization of Documents | Retainership

MIRANDA DE JESUS LAW OFFICE ACCEPTS ON-THE-JOB TRAINEES (OJT).Interested applicants may submit their resume on our offic...
10/02/2026

MIRANDA DE JESUS LAW OFFICE ACCEPTS ON-THE-JOB TRAINEES (OJT).

Interested applicants may submit their resume on our office e-mail address.

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

On 27 January 2026, Atty. Kristina Teresa De Jesus provided legal assistance under the Lawyer of the Day Initiative prog...
29/01/2026

On 27 January 2026, Atty. Kristina Teresa De Jesus provided legal assistance under the Lawyer of the Day Initiative program organized by the Integrated Bar of the Philippines - National Center for Legal Aid, Ortigas Center, Pasig City.

Source: IBP National Center for Legal Aid

HOLIDAY ADVISORY FROM MIRANDA DE JESUS LAW OFFICEPlease be informed of our adjusted office schedule this holiday season....
12/12/2025

HOLIDAY ADVISORY FROM MIRANDA DE JESUS LAW OFFICE

Please be informed of our adjusted office schedule this holiday season.

December 15, 2025 - CLOSED
December 24-25, 2025 - CLOSED
December 31-January 04, 2025 - CLOSED
January 05, 2025 - OPEN (1:00PM - 5:00PM)

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

On December 03, 2025, Atty. Kristina Teresa De Jesus served as one of the volunteers for the legal aid desk at the Munic...
11/12/2025

On December 03, 2025, Atty. Kristina Teresa De Jesus served as one of the volunteers for the legal aid desk at the Municipal Hall of Santa Rita, Pampanga.

Source: IBP Pampanga

05/12/2025
04/12/2025

OFFICE ADVISORY

MIRANDA DE JESUS LAW OFFICE will open today, December 05, 2025, at 9:00AM.

SUBSTITUTION OF DEBTOR(CONTRACTS)In Philippine Fisheries Development Authority Vs. Mario Daniel Eduardo G. Pascual, G.R....
24/11/2025

SUBSTITUTION OF DEBTOR
(CONTRACTS)

In Philippine Fisheries Development Authority Vs. Mario Daniel Eduardo G. Pascual, G.R. No. 265567, the Supreme Court stated that:

Under Article 1293 of the Civil Code, the substitution of the debtor may occur through delegacion, in which “the debtor offers, and the creditor accepts, a third person who consents to the substitution and assumes the obligation.

For such novation to take place, “it is necessary that the old debtor be released from the obligation, and the third person or new debtor take his or her place in the relation. If novation through the substitution of debtor is validly made, the old debtor is absolved from its contractual obligations, which are then assumed by the new debtor, who is deemed to have taken the place of the old debtor in the contractual relation.

It should be emphasized that in novation through the substitution of debtor, the consent of the creditor is necessary because the latter would effectively waive its right to enforce the obligation against the old debtor.

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

SUBSTITUTION OF LESSOR(LEASE)In Philippine Fisheries Development Authority Vs. Mario Daniel Eduardo G. Pascual, G.R. No....
20/11/2025

SUBSTITUTION OF LESSOR
(LEASE)

In Philippine Fisheries Development Authority Vs. Mario Daniel Eduardo G. Pascual, G.R. No. 265567, the Supreme Court stated that:

Article 1649 of the Civil Code states that the “lessee cannot assign the lease without the consent of the lessor, unless there is a stipulation to the contrary.” The law generally requires the consent of the lessor because in an assignment of lease, there is a novation by the substitution of the person of one of the parties – the lessee.

The provision must be read together with Article 1293 of the same law.

Article 1293 states that novation through the substitution of a new debtor in place of the original debtor cannot be made without the consent of the creditor.
--

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

RIGHT-OF-WAYIn Spouses Rosemary D. Gabatan and Alexander N. Gabatan Vs. Dominga B. Ahlgren, G.R. No. 248685., the Suprem...
18/11/2025

RIGHT-OF-WAY

In Spouses Rosemary D. Gabatan and Alexander N. Gabatan Vs. Dominga B. Ahlgren, G.R. No. 248685., the Supreme Court stated that:

A right-of-way, which is an apparent and discontinuous easement, may only be acquired by title.

The nature of an easement as an encumbrance upon an immovable is for the benefit of another immovable, not simply a personal or contractual right granted to an individual.

Article 613 of the Civil Code provides that: “an easement or servitude is an encumbrance imposed upon an immovable for the benefit of another immovable belonging to a different owner”. And while Article 614 provide that: “servitudes may also be established for the benefit of a community, or of one or more persons to whom the encumbered estate does not belong,” this does not mean that all voluntary easements are purely contractual obligations.

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

JUST COMPENSATION(EXPROPRIATION AND INVERSE CONDEMNATION)In Heirs of Benita Yanzon Cipriano, represented by Ma. Dorothy ...
17/11/2025

JUST COMPENSATION
(EXPROPRIATION AND INVERSE CONDEMNATION)

In Heirs of Benita Yanzon Cipriano, represented by Ma. Dorothy Arlene Cipriano vs. National Transmission Corporation (Transco), G.R. No. 255113, the Supreme Court ruled that:

Just compensation to be paid shall be determined as of the date of the taking of the property or of the filing of the complaint, whichever came first.

By way of exception, just compensation shall be reckoned from the time the property owners initiated inverse condemnation proceedings notwithstanding that the taking of the property occurred earlier if the taking of the property was done without the intention of formally expropriating the land, and without the prior knowledge and consent of the property owners.

However, the general rule applies if the construction over the property is visible or could not have escaped the property owner’s attention given their very nature, e.g. transmission lines.

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

PSYCHOLOGICAL INCAPACITY(DECLARATION OF NULLITY OF MARRIAGE)In Arnold S.I. Alfonso Vs. Michelle Pamintuan Alfonso and Re...
14/11/2025

PSYCHOLOGICAL INCAPACITY
(DECLARATION OF NULLITY OF MARRIAGE)

In Arnold S.I. Alfonso Vs. Michelle Pamintuan Alfonso and Republic of the Philippines, G.R. No. 258705, the Supreme Court stated that:

The fundamental elements required to sufficiently establish psychological incapacity are gravity, incurability, and juridical antecedence.

Anent the element of gravity psychological incapacity must be shown to be a serious or dangerous illness, but that “mild characterological peculiarities, mood changes, occasional emotional outbursts” are excluded. The psychological incapacity cannot be mere refusal, neglect, or difficulty, much less ill will. In other words, it must be shown that the incapacity is caused by a genuinely serious psychic cause.

Incurability, with respect to psychological incapacity, transcends beyond medical or clinical attribution. To be considered incurable, it must be clearly and convincingly shown that the spouse persistently fails to fulfill his/her duty as a present, loving, faithful, respectful, and supportive spouse to his or her specific partner. An undeniable pattern of such persisting failure must be established so as to demonstrate that there is indeed a psychological anomaly or incongruity in the spouse relative to the other.

As for the element of juridical antecedence, it is a condition sine qua non to prove that the incapacity has existed prior to the celebration of marriage albeit such incapacity manifests only after the solemnization. While admittedly, it may be difficult to determine with great accuracy the exact point in time when such incapacity existed, the Court allows the dissolution of marriage whenever the petitioner demonstrates by clear and convincing evidence, that such incapacity, in all reasonable likelihood, already exists at the time of the marriage’s celebration.

FOR INQUIRIES:

VISIT US:
Miranda De Jesus Law Office (Attorney-at-Law | Notary Public)
• 2/F Eastwalk Commercial Center, MacArthur Highway, Moras dela Paz, Sto. Tomas, Pampanga

Maps: https://maps.app.goo.gl/xPTccfLytq42eXfq5
Waze: https://waze.com/ul/hwdtv6u662

CONTACT US:
• Facebook – Miranda De Jesus Law Office
• Email – [email protected]

APPOINTMENT REQUEST:
• Walk-ins are allowed but appointment-based consultation are highly encouraged.
• Please scan the QR Code on the photo below or click the link ( https://forms.gle/AYGHTD8hbu4mojuAA ), and fill in all the required details.

HAPPY HALLOWEEN from Miranda De Jesus Law Office and the kids of Eastwalk Commercial Center!
29/10/2025

HAPPY HALLOWEEN from Miranda De Jesus Law Office and the kids of Eastwalk Commercial Center!

Address

2/F Eastwalk Commercial Center, MacArthur Highway, Moras Dela Paz, Sto. Tomas
Pampanga
2020

Opening Hours

Monday 8am - 5pm
Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm
Saturday 10am - 5pm

Website

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