FIRST DIVISION

[G.R. No. 174149. September 8, 2010.]

J. TIOSEJO INVESTMENT CORP. , petitioner, vs . SPOUSES BENJAMIN

AND ELEANOR ANG , respondents.

DECISION

PEREZ , J : p

Filed pursuant to Rule 45 of the 1997 Rules of Civil Procedure, the petition for
review at bench seeks the reversal of the Resolutions dated 23 May 2006 and 9 August
2006 issued by the Third Division of the Court of Appeals (CA) in CA-G.R. SP No. 93841
which, respectively, dismissed the petition for review of petitioner J. Tiosejo Investment
Corp. (JTIC) for having been led out of time 1 and denied the motion for
reconsideration of said dismissal. 2
The Facts
On 28 December 1995 petitioner entered into a Joint Venture Agreement (JVA)
with Primetown Property Group, Inc. (PPGI) for the development of a residential
condominium project to be known as The Meditel on the former's 9,502 square meter
property along Samat St., Highway Hills, Mandaluyong City. 3 With petitioner
contributing the same property to the joint venture and PPGI undertaking to develop
the condominium, the JVA provided, among other terms and conditions, that the
developed units shall be shared by the former and the latter at a ratio of 17%-83%,
respectively. 4 While both parties were allowed, at their own individual responsibility, to
pre-sell the units pertaining to them, 5 PPGI further undertook to use all proceeds from
the pre-selling of its saleable units for the completion of the Condominium Project." 6
On 17 June 1996, the Housing and Land Use Regulatory Board (HLURB) issued
License to Sell No. 96-06-2854 in favor of petitioner and PPGI as project owners. 7 By
virtue of said license, PPGI executed Contract to Sell No. 0212 with Spouses Benjamin
and Eleanor Ang on 5 February 1997, over the 35.45-square meter condominium unit
denominated as Unit A-1006, for the agreed contract price of P52,597.88 per square
meter or a total P2,077,334.25. 8 On the same date PPGI and respondents also
executed Contract to Sell No. 0214 over the 12.50 square meter parking space
identi ed as Parking Slot No. 0405, for the stipulated consideration of P26,400.00
square meters or a total of P313,500.00. 9 TcDIEH

On 21 July 1999, respondents led against petitioner and PPGI the complaint for
the rescission of the aforesaid Contracts to Sell docketed before the HLURB as HLURB
Case No. REM 072199-10567. Contending that they were assured by petitioner and
PPGI that the subject condominium unit and parking space would be available for turn-
over and occupancy in December 1998, respondents averred, among other matters,
that in view of the non-completion of the project according to said representation,
respondents instructed petitioner and PPGI to stop depositing the post-dated checks
they issued and to cancel said Contracts to Sell; and, that despite several demands,
petitioner and PPGI have failed and refused to refund the P611,519.52 they already
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 paid under the circumstances. Together with the refund of said amount and interests
thereon at the rate of 12% per annum, respondents prayed for the grant of their claims
for moral and exemplary damages as well as attorney's fees and the costs. 1 0
Speci cally denying the material allegations of the foregoing complaint, PPGI
led its 7 September 1999 answer alleging that the delay in the completion of the
project was attributable to the economic crisis which affected the country at the time;
that the unexpected and unforeseen in ation as well as increase in interest rates and
cost of building materials constitute force majeure and were beyond its control; that
aware of its responsibilities, it offered several alternatives to its buyers like
respondents for a transfer of their investment to its other feasible projects and for the
amounts they already paid to be considered as partial payment for the replacement
unit/s; and, that the complaint was prematurely led in view of the on-going
negotiations it is undertaking with its buyers and prospective joint venture partners.
Aside from the dismissal of the complaint, PPGI sought the readjustment of the
contract price and the grant of its counterclaims for attorney's fees and litigation
expenses. 1 1
Petitioner also speci cally denied the material allegations of the complaint in
separate answer dated 5 February 2002 1 2 which it amended on 20 May 2002. Calling
attention to the fact that its prestation under the JVA consisted in contributing the
property on which The Meditel was to be constructed, petitioner asseverated that, by
the terms of the JVA, each party was individually responsible for the marketing and sale
of the units pertaining to its share; that not being privy to the Contracts to Sell executed
by PPGI and respondents, it did not receive any portion of the payments made by the
latter; and, that without any contributory fault and negligence on its part, PPGI breached
its undertakings under the JVA by failing to complete the condominium project. In
addition to the dismissal of the complaint and the grant of its counterclaims for
exemplary damages, attorney's fees, litigation expenses and the costs, petitioner
interposed a cross-claim against PPGI for full reimbursement of any sum it may be
adjudged liable to pay respondents. 1 3
Acting on the position papers and draft decisions subsequently submitted by the
parties, 1 4 Housing and Land Use (HLU) Arbiter Dunstan T. San Vicente went on to
render the 30 July 2003 decision declaring the subject Contracts to Sell cancelled and
rescinded on account of the non-completion of the condominium project. On the
ground that the JVA created a partnership liability on their part, petitioner and PPGI, as
co-owners of the condominium project, were ordered to pay: (a) respondents' claim for
refund of the P611,519.52 they paid, with interest at the rate of 12% per annum from 5
February 1997; (b) damages in the sum of P75,000.00; (c) attorney's fees in the sum of
P30,000.00; (d) the costs; and, (e) an administrative ne in the sum of P10,000.00 for
violation of Sec. 20 in relation to Sec. 38 of Presidential Decree No. 957. 1 5 Elevated to
the HLURB Board of Commissioners via the petition for review led by petitioner, 1 6 the
foregoing decision was modi ed to grant the latter's cross-claim in the 14 September
2004 decision rendered by said administrative body's Second Division in HLURB Case
No. REM-A-031007-0240, 1 7 to wit: aESTAI

Wherefore, the petition for review of the respondent Corporation is

dismissed. However, the decision of the O ce below dated July 30, 2003 is
modified, hence, its dispositive portion shall read:

1. Declaring the contracts to sell, both dated February 5, 1997, as

cancelled and rescinded, and ordering the respondents to
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 immediately pay the complainants the following:

a. The amount of P611,519.52, with interest at the legal rate

reckoned from February 5, 1997 until fully paid;

b. Damages of P75,000.00;

c. Attorney's fees equivalent to P30,000.00; and

d. The Cost of suit;

2. Ordering respondents to pay this O ce administrative ne of

P10,000.00 for violation of Section 20 in relation to Section 38 of
P.D. 957; and
3. Ordering respondent Primetown to reimburse the entire amount
which the respondent Corporation will be constrained to pay the
complainants.

So ordered. 1 8

With the denial of its motion for reconsideration of the foregoing decision, 1 9
petitioner led a Notice of Appeal dated 28 February 2005 which was docketed before
the Office of the President (OP) as O.P. Case No. 05-B-072. 2 0 On 3 March 2005, the OP
issued an order directing petitioner to submit its appeal memorandum within 15 days
from receipt thereof. 2 1 Acting on the motion therefor led, the OP also issued another
order on the same date, granting petitioner a period of 15 days from 28 February 2005
or until 15 March 2005 within which to le its appeal memorandum. 2 2 In view of
petitioner's ling of a second motion for extension dated 15 March 2005, 2 3 the OP
issued the 18 March 2005 order granting the former an additional 10 days from 15
March 2005 or until 25 March 2005 within which to le its appeal memorandum,
"provided no further extension shall be allowed." 2 4 Claiming to have received the
aforesaid 3 March 2005 order only on 16 March 2005, however, petitioner led its 31
March 2005 motion seeking yet another extension of 10 days or until 10 April 2005
within which to file its appeal memorandum. 2 5 aSACED

On 7 April 2005, respondents led their opposition to the 31 March 2005 motion
for extension of petitioner 2 6 which eventually led its appeal memorandum by
registered mail on 11 April 2005 in view of the fact that 10 April 2005 fell on a Sunday.
2 7 On 25 October 2005, the OP rendered a decision dismissing petitioner's appeal on
the ground that the latter's appeal memorandum was led out of time and that the
HLURB Board committed no grave abuse of discretion in rendering the appealed
decision. 2 8 Aggrieved by the denial of its motion for reconsideration of the foregoing
decision in the 3 March 2006 order issued by the OP, 2 9 petitioner led before the CA
its 29 March 2006 motion for an extension of 15 days from 31 March 2006 or until 15
April 2006 within which to le its petition for review. 3 0 Accordingly, a non-extendible
period of 15 days to le its petition for review was granted petitioner in the 31 March
2006 resolution issued by the CA Third Division in CA-G.R. SP No. 93841. 3 1
Maintaining that 15 April 2006 fell on a Saturday and that pressures of work
prevented its counsel from nalizing its petition for review, petitioner led a motion on
17 April 2006, seeking for an additional time of 10 days or until 27 April 2006 within
which to le said pleading. 3 2 Although petitioner led by registered mail a motion to
admit its attached petition for review on 19 April 2006, 3 3 the CA issued the herein
assailed 23 May 2006 resolution, 3 4 disposing of the former's pending motion for
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 extension as well as the petition itself in the following wise:
We resolve to DENY the second extension motion and rule to DISMISS the
petition for being filed late.
Settled is that heavy workload is by no means excusable (Land Bank of the
Philippines vs. Natividad, 458 SCRA 441 [2005]). If the failure of the petitioners'
counsel to cope up with heavy workload should be considered a valid justi cation
to sidestep the reglementary period, there would be no end to litigations so long
as counsel had not been su ciently diligent or experienced (LTS Philippine
Corporation vs. Maliwat, 448 SCRA 254, 259-260 [2005], citing Sublay vs.
National Labor Relations Commission, 324 SCRA 188 [2000]).
Moreover, lawyers should not assume that their motion for extension or
postponement will be granted the length of time they pray for (Ramos vs.
Dajoyag, 378 SCRA 229 [2002]).
SO ORDERED. 3 5

Petitioner's motion for reconsideration of the foregoing resolution 3 6 was denied

for lack of merit in the CA's second assailed 9 August 2006 resolution, 3 7 hence, this
petition.
The Issues
Petitioner seeks the reversal of the assailed resolutions on the following
grounds, to wit: ICTcDA

I. THE COURT OF APPEALS ERRED IN DISMISSING THE PETITION

ON MERE TECHNICALITY;
II. THE COURT OF APPEALS ERRED IN REFUSING TO RESOLVE THE
PETITION ON THE MERITS THEREBY AFFIRMING THE OFFICE OF
THE PRESIDENT'S DECISION (A) DISMISSING JTIC'S APPEAL ON
A MERE TECHNICALITY; (B) AFFIRMING THE HLURB BOARD'S
DECISION INSOFAR AS IT FOUND JTIC SOLIDARILY LIABLE WITH
PRIMETOWN TO PAY SPOUSES ANG DAMAGES, ATTORNEY'S
FEES AND THE COST OF THE SUIT; AND (C) AFFIRMING THE
HLURB BOARD'S DECISION INSOFAR AS IT FAILED TO AWARD
JITC ITS COUNTERCLAIMS AGAINST SPOUSES ANG . 3 8

The Court's Ruling

We find the petition bereft of merit.
While the dismissal of an appeal on purely technical grounds is concededly
frowned upon, 3 9 it bears emphasizing that the procedural requirements of the rules on
appeal are not harmless and trivial technicalities that litigants can just discard and
disregard at will. 4 0 Neither being a natural right nor a part of due process, the rule is
settled that the right to appeal is merely a statutory privilege which may be exercised
only in the manner and in accordance with the provisions of the law. 4 1 The perfection
of an appeal in the manner and within the period prescribed by law is, in fact, not only
mandatory but jurisdictional. 4 2 Considering that they are requirements which cannot
be tri ed with as mere technicality to suit the interest of a party, 4 3 failure to perfect an
appeal in the prescribed manner has the effect of rendering the judgment nal and
executory. 4 4
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 Fealty to the foregoing principles impels us to discount the error petitioner
imputes against the CA for denying its second motion for extension of time for lack of
merit and dismissing its petition for review for having been led out of time. Acting on
the 29 March 2006 motion led for the purpose, after all, the CA had already granted
petitioner an inextendible period of 15 days from 31 March 2006 or until 15 April 2006
within which to le its petition for review. Sec. 4, Rule 43 of the 1997 Rules of Civil
Procedure provides as follows:
Sec. 4. Period of appeal. — The appeal shall be taken within fteen
(15) days from notice of the award, judgment, nal order or resolution, or from the
date of its last publication, if publication is required by law for its effectivity, or of
the denial of petitioner's motion for new trial or reconsideration duly led in
accordance with the governing law of the court or agency a quo. Only one (1)
motion for reconsideration shall be allowed. Upon proper motion and payment of
the full amount of the docket fee before the expiration of the reglementary period,
the Court of Appeals may grant an additional period of fteen (15) days only
within which to le the petition for review. No further extension shall be granted
except for the most compelling reason and in no case to exceed fteen (15)
days." (Underscoring supplied) aEHAIS

The record shows that, having been granted the 15-day extension sought in its
rst motion, petitioner led a second motion for extension praying for an additional 10
days from 17 April 2006 within which to le its petition for review, on the ground that
pressures of work and the demands posed by equally important cases prevented its
counsel from nalizing the same. As correctly ruled by the CA, however, heavy workload
cannot be considered as a valid justi cation to sidestep the reglementary period 4 5
since to do so would only serve to encourage needless delays and interminable
litigations. Indeed, rules prescribing the time for doing speci c acts or for taking
certain proceedings are considered absolutely indispensable to prevent needless
delays and to orderly and promptly discharge judicial business. 4 6 Corollary to the
principle that the allowance or denial of a motion for extension of time is addressed to
the sound discretion of the court, 4 7 moreover, lawyers cannot expect that their
motions for extension or postponement will be granted 4 8 as a matter of course.
Although technical rules of procedure are not ends in themselves, they are
necessary for an effective and expeditious administration of justice and cannot, for said
reason, be discarded with the mere expediency of claiming substantial merit. 4 9 This
holds particularly true in the case at bench where, prior to the ling of its petition for
review before the CA, petitioner's appeal before the OP was likewise dismissed in view
of its failure to le its appeal memorandum within the extensions of time it had been
granted by said o ce. After being granted an initial extension of 15 days to do the
same, the records disclose that petitioner was granted by the OP a second extension of
10 days from 15 March 2005 or until 25 March 2005 within which to le its appeal
memorandum, on the condition that no further extensions shall be allowed. Aside from
not heeding said proviso, petitioner had, consequently, no more time to extend when it
led its 31 March 2005 motion seeking yet another extension of 10 days or until 10
April 2005 within which to file its appeal memorandum.
With the foregoing procedural antecedents, the initial 15-day extension granted
by the CA and the injunction under Sec. 4, Rule 43 of the 1997 Rules of Civil Procedure
against further extensions "except for the most compelling reason", it was clearly
inexcusable for petitioner to expediently plead its counsel's heavy workload as ground
for seeking an additional extension of 10 days within which to le its petition for review.
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 To our mind, petitioner would do well to remember that, rather than the low gate to
which parties are unreasonably required to stoop, procedural rules are designed for the
orderly conduct of proceedings and expeditious settlement of cases in the courts of
law. Like all rules, they are required to be followed 5 0 and utter disregard of the same
cannot be expediently rationalized by harping on the policy of liberal construction 5 1
which was never intended as an unfettered license to disregard the letter of the law or,
for that matter, a convenient excuse to substitute substantial compliance for regular
adherence thereto. When it comes to compliance with time rules, the Court cannot
afford inexcusable delay. 5 2
Even prescinding from the foregoing procedural considerations, we also nd that
the HLURB Arbiter and Board correctly held petitioner liable alongside PPGI for
respondents' claims and the P10,000.00 administrative ne imposed pursuant to
Section 20 in relation to Section 38 of P.D. 957. By the express terms of the JVA, it
appears that petitioner not only retained ownership of the property pending completion
of the condominium project 5 3 but had also bound itself to answer liabilities
proceeding from contracts entered into by PPGI with third parties. Article VIII, Section
1 of the JVA distinctly provides as follows: cAHIST

"Sec. 1. Rescission and damages. — Non-performance by either party

of its obligations under this Agreement shall be excused when the same is due to
Force Majeure. In such cases, the defaulting party must exercise due diligence to
minimize the breach and to remedy the same at the soonest possible time. In the
event that either party defaults or breaches any of the provisions of this
Agreement other than by reason of Force Majeure, the other party shall have the
right to terminate this Agreement by giving notice to the defaulting party, without
prejudice to the ling of a civil case for damages arising from the breach of the
defaulting party.
In the event that the Developer shall be rendered unable to complete the
Condominium Project, and such failure is directly and solely attributable to the
Developer, the Owner shall send written notice to the Developer to cause the
completion of the Condominium Project. If the developer fails to comply within
One Hundred Eighty (180) days from such notice or, within such time, indicates its
incapacity to complete the Project, the Owner shall have the right to take over the
construction and cause the completion thereof. If the Owner exercises its right to
complete the Condominium Project under these circumstances, this Agreement
shall be automatically rescinded upon written notice to the Developer and the
latter shall hold the former free and harmless from any and all liabilities to third
persons arising from such rescission. In any case, the Owner shall respect and
strictly comply with any covenant entered into by the Developer and third parties
with respect to any of its units in the Condominium Project. To enable the owner
to comply with this contingent liability, the Developer shall furnish the Owner with
a copy of its contracts with the said buyers on a month-to-month basis. Finally, in
case the Owner would be constrained to assume the obligations of the Developer
to its own buyers, the Developer shall lose its right to ask for indemnity for
whatever it may have spent in the Development of the Project. ICHcTD

Nevertheless, with respect to the buyers of the Developer for the First
Phase, the area intended for the Second Phase shall not be bound and/or
subjected to the said covenants and/or any other liability incurred by the
Developer in connection with the development of the rst phase." (Underscoring
supplied)

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 Viewed in the light of the foregoing provision of the JVA, petitioner cannot avoid
liability by claiming that it was not in any way privy to the Contracts to Sell executed by
PPGI and respondents. As correctly argued by the latter, moreover, a joint venture is
considered in this jurisdiction as a form of partnership and is, accordingly, governed by
the law of partnerships. 5 4 Under Article 1824 of the Civil Code of the Philippines, all
partners are solidarily liable with the partnership for everything chargeable to the
partnership, including loss or injury caused to a third person or penalties incurred due
to any wrongful act or omission of any partner acting in the ordinary course of the
business of the partnership or with the authority of his co-partners. 5 5 Whether innocent
or guilty, all the partners are solidarily liable with the partnership itself. 5 6
WHEREFORE , premises considered, the petition for review is DENIED for lack of
merit.
SO ORDERED .
Corona, C.J., Velasco, Jr., Leonardo-de Castro and Mendoza, * JJ., concur.

Footnotes
*Per raffle dated 1 March 2010, Associate Justice Jose Catral Mendoza is designated as
additional member in place of Associate Justice Mariano C. Del Castillo, who was a
signatory in the questioned Resolution dated 23 May 2006.
1.Record, CA-G.R. SP No. 93841, pp. 818-819.
2.Id. at 859-860.
3.Record, HLURB Case No. REM-A-031007-0240/REM-072199-10567, pp. 246-255.

4.Id. at 251-252.
5.Id. at 249-250.
6.Id. at 253.
7.Id. at 2.
8.Id. at 6-8.

9.Id. at 3-5.
10.Id. at 9-12.
11.Id. at 23-29.
12.Id. at 101-110.
13.Id. at 133-147.

14.Id. at 41-54; 56-77; 157-175; 178-210.

15.Id. at 211-214.
16.Id. at 263-274.
17.Id. at 396-399.

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 18.Id. at 396.
19.Id. at 401-408; 413-414.

20.Rollo, 263-264.
21.Record, HLURB Case No. REM-A-031007-0240/REM-072199-10567, at 424-425.
22.Id. at 423.
23.Rollo, pp. 270-271.
24.Id. at 274.

25.Id. at 278-279.
26.Id. at 378-381.
27.Id. at 282-296.
28.Id. at 405-409.

29.Id. at 410-416; 420.

30.Record, CA-G.R. SP No. 93841, pp. 2-3.
31.Id. at 7.
32.Id. at 8-10.
33.Id. at 415-421; 422-452.

34.Id. at 818-819.
35.Id. at 819.
36.Id. at 820-841.
37.Id. at 859-860.
38.Rollo, pp. 25-26.

39.Ace Navigation Co., Inc. v. Court of Appeals, 392 Phil. 606, 613 (2000).
40.Casim v. Flordeliza, 425 Phil. 210, 220 (2002).
41.Producer's Bank of the Philippines v. Court of Appeals, 430 Phil. 812, 828 (2002).
42.Dayrit v. Philippine Bank of Communication, 435 Phil. 120, 128-129 (2002).

43.Cuevas v. Bais Steel Corporation, 439 Phil. 793, 806 (2002).

44.Heirs of Teofilo Gaudiano v. Benemerito, G.R. No. 174247, 21 February 2007, 516 SCRA 416,
424.

45.LTS Philippines Corp. v. Maliwat, 489 Phil. 230, 235 (2005).

46.Laguna Metts Corporation v. Court of Appeals, G.R. No. 185220, July 27, 2009, 594 SCRA
139, 143.
47.Videogram Regulatory Board v. Court of Appeals, 332 Phil. 820, 830 (1996).
48.R. Transport Corporation v. Philhino Sales Corporation, G.R. No. 148150, 12 July 2006, 494
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 SCRA 630, 639.
49.Sy v. ALC Industries, Inc., G.R. No. 168339, 10 October 2008, 568 SCRA 367, 375.
50.Republic v. Kenrick Development Corporation, G.R. No. 149576, 8 August 2006, 498 SCRA
220, 231.
51.Digital Microwave Corporation v. Court of Appeals, 384 Phil. 842, 848 (2000).

52.Moneytrend Lending Corporation v. Court of Appeals, G.R. No. 165580, 20 February 2006,
482 SCRA 705, 713.
53.Art. I. Sec. 6. Pending the completion of the Condominium Project, the ownership of the
Property shall remain with the Owner. Upon the organization of the condominium
corporation for the Condominium Project, the Owner shall transfer the ownership over
the Property to the said corporation, shall cause the registration of the transfer with the
appropriate Registry of Deeds and issuance of a new torrens title in the name of the said
corporation.
54.Primelink Properties and Development Corporation v. Lazatin-Magat, G.R. No. 167379, 27
June 2006, 493 SCRA 444, 467; Aurbach v. Sanitary Wares Manufacturing Corporation,
259 Phil. 606, 624 (1989).
55.Art. 1822. Where, by any wrongful act or omission of any partner acting in the ordinary
course of the business of the partnership or with authority of his co-partners, loss or
injury is caused to any person, not being a partner in the partnership, or any penalty is
incurred, the partnership is liable therefor to the same extent as the partner so acting or
omitting to act.
56.Muñasque vs. Court of Appeals, 224 Phil. 79, 90 (1985).

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