Dear Atty. Gab,
Musta Atty! I hope you can enlighten me on a situation I’m currently facing. I worked as a senior manager for a large tech company in Cebu City for over 12 years. About five years ago, as part of a retention package, the company purchased a small condominium unit near the office for my use. Because the condominium corporation had some rules about corporate ownership back then, the Deed of Sale and the Condominium Certificate of Title (CCT) were placed under my name.
At the time, the company’s legal department asked me to sign the CCT endorsement page in blank and also a blank Deed of Assignment, which they kept. They assured me it was just standard procedure to protect the company’s interest should I decide to sell it, giving them the right of first refusal. They handled all the payments – the purchase price, association dues, and property taxes since day one. I recently resigned to start my own business.
Now, the company is demanding I formally transfer the title back to them or their nominated buyer. They found someone willing to buy it for P3.5 million. I was taken aback because I always understood this condo unit to be a significant part of my long-term benefits, a reward for my loyalty and performance. My understanding was that while they had first refusal, it was ultimately mine after my tenure. Their refusal to acknowledge this feels unfair, especially since I don’t recall any document explicitly stating it was held in trust. They are threatening legal action if I don’t sign the transfer documents. What are my rights here? Was the condo really mine or just a perk I lose upon resignation?
Hoping for your guidance,
Mario Rivera
Dear Mario,
Thank you for reaching out. Your situation, involving property purchased by your employer but registered in your name, touches upon important legal principles regarding ownership and trust arrangements under Philippine law. It’s understandable that you feel confused and concerned, especially given your understanding that the condo was part of your benefits package.
The core issue here revolves around determining the true beneficial owner of the condominium unit. While the title is in your name, the fact that your former company paid the purchase price and associated costs, and that you signed the CCT and a Deed of Assignment in blank, strongly suggests a specific legal arrangement known as a resulting trust. Let’s delve deeper into what this means for you.
Untangling Ownership: When Company Assets Are Held in Your Name
In situations like yours, Philippine law often presumes the existence of a trust. Specifically, the concept of a resulting trust is highly relevant. This type of trust is generally presumed by law when one party pays for a property, but the legal title is transferred to another party. The fundamental idea is that the person who paid for the property intends to hold the beneficial interest for themselves, even if the title reflects someone else’s name.
The law operates on a key presumption in these cases:
“A trust arises in favor of one who pays the purchase price of a property in the name of another, because of the presumption that he who pays for a thing intends a beneficial interest for himself.”
This means the law initially assumes that your former company, having paid for the condominium, is the true beneficial owner, and you merely hold the legal title in trust for them. This arrangement is common when corporations face restrictions on property ownership or find it more convenient to register assets under an officer or employee’s name, especially for perks like club memberships or, in some cases, real property intended for an employee’s use during their employment.
The burden of proof then shifts to you, the person named on the title (the transferee), to demonstrate that it was not a trust arrangement. You would need to provide clear evidence that the company intended to give the condominium to you as a gift, bonus, or part of your compensation, effectively relinquishing their beneficial ownership. Your belief or understanding, unfortunately, might not be sufficient without concrete proof, such as a written agreement, company policy explicitly stating this, or official corporate communication confirming the intent to transfer full ownership to you as a benefit.
Several actions you described strongly indicate a trust relationship existed. Signing the CCT endorsement page and the Deed of Assignment in blank and turning these documents over to the company are significant indicators. These actions are typically done to ensure the beneficial owner (the company) can easily regain formal title or transfer the property without needing further action from the trustee (you) later on. Furthermore, the company’s consistent payment of all associated costs, like association dues and taxes from the time of purchase until your resignation, reinforces the presumption that they maintained beneficial ownership and you were merely granted the use (or usufruct) of the property while employed.
If the company decides to pursue legal action, they might seek an injunction to prevent you from using or disposing of the property while the ownership issue is being resolved. The requirements for such relief are clear:
“To be entitled to an injunctive writ, the applicant must establish: (1) a right in esse or a clear and unmistakable right to be protected; (2) a violation of that right; (3) that there is an urgent and permanent act and urgent necessity for the writ to prevent serious damage.”
Given the evidence (payment, blank signed documents), the company likely has a strong basis to claim a clear right over the property. Your refusal to cooperate in transferring the title could be seen as a violation of that right, potentially causing the company damage (like the loss of the P3.5 million sale), justifying court intervention.
Moreover, if your refusal causes the company actual financial loss, they could potentially claim damages against you. Courts may award temperate damages even if the exact amount of loss is difficult to pinpoint:
“Temperate damages may be awarded when the court finds that some pecuniary loss has been suffered but its amount cannot, from the nature of the case, be proved with certainty.”
This means if the sale falls through because of your refusal, the company might sue you not only for the return of the property but also for damages representing the lost sale opportunity and potentially attorney’s fees incurred because they were forced to litigate.
While you felt the condo was part of your compensation, the legal presumption based on the facts presented leans heavily towards a resulting trust in favor of your former employer. Unless you have compelling evidence to rebut this presumption, the company’s demand for the transfer of title is likely legally sound.
Practical Advice for Your Situation
- Review Documentation: Carefully examine your employment contract, any addendums, company policy manuals, or written communications (emails, letters, memos) from the company regarding the condominium. Look for any explicit statement that it was granted to you as part of your permanent compensation or as a gift, separate from your employment tenure.
- Assess the Evidence of Intent: Evaluate whether you have any proof beyond your own understanding that the company intended for you to keep the condo permanently after resignation. Verbal assurances are often difficult to prove in court.
- Consider the Implications of Signed Documents: Understand that signing the CCT endorsement and Deed of Assignment in blank significantly weakens your claim to ownership and strongly supports the company’s position that a trust existed.
- Acknowledge Payment History: The fact that the company paid the purchase price and all subsequent expenses (taxes, dues) is critical evidence supporting their claim of beneficial ownership under the resulting trust principle.
- Understand the Legal Presumption: Recognize that the law presumes a resulting trust in favor of the party that paid for the property (your former company). The burden is on you to overcome this presumption.
- Evaluate the Risks of Non-Cooperation: Refusing to transfer the title could lead to a lawsuit where the company may seek not only the property but also an injunction, damages for losses incurred (like the failed P3.5M sale), and reimbursement for attorney’s fees and litigation costs.
- Seek Negotiation or Settlement: Consider discussing the matter further with the company to see if a compromise can be reached, perhaps involving some consideration for your cooperation, but be prepared for the likelihood that they have a strong legal claim to the property itself.
- Consult a Lawyer: Gather all relevant documents and consult with a lawyer specializing in property and contract law. They can provide a tailored assessment based on the specifics of your documents and advise you on the best course of action.
Mario, while your understanding of the situation is valid from your perspective, the legal framework surrounding resulting trusts, combined with the actions taken (payment by the company, signing blank documents), strongly favors your former employer’s claim. It’s crucial to approach this realistically and seek specific legal counsel with all your documentation at hand.
Hope this helps!
Sincerely,
Atty. Gabriel Ablola
For more specific legal assistance related to your situation, please contact me through gaboogle.com or via email at connect@gaboogle.com.
Disclaimer: This correspondence is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please schedule a formal consultation.