G.R. No. L-2631

FACTS:
Petitioner-appellee Edwin H. Warner applied for the registration of a parcel of land with the Court of Land Registration. His claim of title was based on a deed of sale dated October 1, 1898, through which he purchased the land from the Augustinian religious order. The Augustinians, in turn, had originally acquired a portion of the land by a deed dated March 31, 1629. The application was opposed by 771 objectors (appellants), who challenged the validity of both the Augustinians’ original acquisition and their subsequent sale to Warner.

ISSUE:
The sole issue presented on appeal is the validity of the deeds of acquisition and sale executed by the Augustinian religious order, specifically:
1. Whether the Augustinians had the legal capacity to acquire and hold real estate in the Philippine Islands in 1629.
2. Whether the Augustinians had the legal capacity to sell real estate in 1898.

RULING:
The Supreme Court affirmed the judgment of the Court of Land Registration in favor of petitioner Warner.
1. On the capacity to acquire (1629 deed): The Court found no law cited by the appellants that prohibited the Augustinian order from acquiring and holding real estate in the Philippines. The appellants’ contention was therefore without legal basis.
2. On the capacity to sell (1898 deed): The Court held that the religious orders in the Philippines were expressly authorized to sell real estate by virtue of a Royal Order dated December 4, 1890. This royal order completely answered and negated the appellants’ claim.
Since the appellants did not file a motion for a new trial in the court below, the Supreme Court could not review the evidence and was bound by the lower court’s findings of fact, which sustained Warner’s title. The judgment was affirmed without costs.