TL;DR
The Supreme Court suspended Atty. Asteria E. Cruzabra, a Registrar of Deeds, for six months for gross ignorance of the law. Despite a pending court case involving a property and a registered adverse claim, Atty. Cruzabra allowed the cancellation of this claim and the annotation of a mortgage on the property. The Court clarified that while Registrars of Deeds have a ministerial duty to register instruments, this duty is not absolute. They must exercise prudence and respect judicial processes, especially when aware of ongoing litigation affecting property rights. This ruling underscores that even ministerial functions must be performed with legal competence and deference to the courts.
Ministerial Duty or Malfeasance? The Case of the Disregarded Adverse Claim
This case revolves around a disbarment complaint against Atty. Asteria E. Cruzabra, then Registrar of Deeds of General Santos City, for actions taken concerning a property under litigation. Petra Duruin Sismaet filed the complaint alleging gross ignorance of the law and violation of duties. The crux of the issue is whether Atty. Cruzabra acted properly in allowing the cancellation of Sismaet’s adverse claim and the annotation of a mortgage on a Transfer Certificate of Title (TCT), despite her awareness of a pending court case (Civil Case No. 4749) involving the same property. Sismaet argued that Atty. Cruzabra’s actions disregarded the ongoing litigation and her duty to respect the courts.
Atty. Cruzabra defended her actions by arguing that her duty to annotate instruments on TCTs is ministerial. She cited Section 70 of the Property Registration Decree, claiming that an adverse claim is only effective for 30 days. According to her, Sismaet’s adverse claim had expired, justifying the annotation of the Affidavit of Cancellation. She further contended that she could not refuse to annotate the mortgage contract or the cancellation affidavit because her role as Registrar of Deeds was merely to register documents presented to her. The Integrated Bar of the Philippines (IBP) initially recommended dismissal of the complaint, agreeing with Atty. Cruzabra’s interpretation of the 30-day effectivity of an adverse claim.
However, the Supreme Court disagreed with the IBP’s recommendation and Atty. Cruzabra’s defense. The Court reiterated the principle that while a lawyer in government service cannot be disciplined as a lawyer for misconduct in official duties, they can be sanctioned if their misconduct affects their qualifications as a lawyer or demonstrates moral delinquency. The Court highlighted the apparent conflict between the IBP’s jurisdiction and government disciplinary bodies over government lawyers. Referencing Abella v. Barrios, Jr., the Supreme Court clarified that its disciplinary power extends to government lawyers when their misconduct violates their lawyer’s oath or the Code of Professional Responsibility. The Court emphasized that the Lawyer’s Oath and the Code of Professional Responsibility apply to all lawyers, including those in government service, particularly in the discharge of their official functions.
In this case, the Supreme Court found Atty. Cruzabra guilty of gross ignorance of the law. The Court acknowledged the ministerial nature of a Registrar of Deeds’ duty to register instruments. However, it clarified that this ministerial duty has limits. The Court cited Balbin, et al. v. Register of Deeds of Ilocos Sur, which established that a Registrar of Deeds may refuse registration if the property is under litigation. Crucially, Atty. Cruzabra was not only aware of Civil Case No. 4749 but was also a defendant in it. Therefore, the Court reasoned, she should have exercised prudence and refused to register the Affidavit of Cancellation of Adverse Claim.
The Supreme Court emphasized that an adverse claim is designed to protect a party’s interest in property under dispute and to notify third parties of the ongoing controversy. The cancellation of Sismaet’s adverse claim by Atty. Cruzabra effectively undermined this protection and misrepresented the property’s status to third parties. The Court affirmed the established jurisprudence, dating back to Ty Sin Tei v. Lee Dy Piao (1958), that an adverse claim can only be cancelled by a court order after a proper hearing. Atty. Cruzabra’s unilateral cancellation was a clear disregard of established legal principles and jurisprudence. The Court stated:
As Register of Deeds, Atty. Cruzabra is obliged to be fully aware and cognizant of the laws and jurisprudence on land registration. By annotating Co’s affidavit of cancellation of Sismaet’s adverse claim and Co’s mortgage contract with China Bank, Atty. Cruzabra not only demonstrated unjustifiable ignorance of land registration laws but also pre-empted the trial court’s exclusive power to cancel Sismaet’s adverse claim, in violation of the Lawyer’s Oath, Rule 138, Section 20(b) of the Rules of Court, and Canon 11 of the Code of Professional Responsibility.
While the Court found no evidence of malicious intent on Atty. Cruzabra’s part, her actions demonstrated a significant lapse in legal competence expected of a lawyer and a Registrar of Deeds. Considering her prior disciplinary record, the Supreme Court deemed a six-month suspension from the practice of law as the appropriate penalty, serving as a stern warning against similar acts in the future.
FAQs
What was the main charge against Atty. Cruzabra? | Atty. Cruzabra was charged with gross ignorance of the law, violation of duty to the courts, and breach of trust as Registrar of Deeds for improperly cancelling an adverse claim and annotating a mortgage. |
What is the ministerial duty of a Registrar of Deeds? | It is the duty of a Registrar of Deeds to register instruments presented, provided they meet the legal requirements. However, this duty is not absolute and has exceptions. |
Can a Registrar of Deeds refuse to register an instrument? | Yes, a Registrar of Deeds can refuse registration in certain situations, such as when the property involved is subject to ongoing litigation, as highlighted in this case. |
How is an adverse claim cancelled? | According to Philippine law and jurisprudence, an adverse claim can only be cancelled through a court order after a hearing, not unilaterally by the Registrar of Deeds based on an affidavit of cancellation. |
What was the Supreme Court’s ruling? | The Supreme Court suspended Atty. Cruzabra from the practice of law for six months, finding her guilty of gross ignorance of the law for her actions as Registrar of Deeds. |
What is the practical implication of this case? | This case clarifies the limits of a Registrar of Deeds’ ministerial duties. It emphasizes that they must exercise legal competence and respect judicial processes, especially in cases involving property disputes and adverse claims. |
For inquiries regarding the application of this ruling to specific circumstances, please contact Atty. Gabriel Ablola through gaboogle.com or via email at connect@gaboogle.com.
Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: Sismaet v. Cruzabra, A.C. No. 5001, September 07, 2020