Adm. Case No. 3910. August 14, 2000.

JOSE S. DUCAT, JR., complainant, vs. ATTYS. ARSENIO C.

VILLALON, JR. and CRISPULO DUCUSIN, respondents.
*

Legal Ethics; Attorneys; A lawyer may be disciplined or suspended for

any misconduct, whether in his professional or private capacity, which
shows him to be wanting in moral character, in honesty, in probity and
good demeanor, thus rendering him unworthy to continue as an officer of
the court.The ethics of the legal profession rightly enjoin lawyers to act
with the highest standards of truthfulness, fair play and nobility in the
course of his practice of law. A lawyer may be disciplined or suspended
for any misconduct, whether in his professional or private capacity,
which shows him to be wanting in moral character, in honesty, in probity
and good demeanor, thus rendering unworthy to continue as an officer of
the court. Canon 7 of the Code of Professional Responsibility mandates
that a lawyer shall at all times uphold the integrity and dignity of the
legal profession. The trust and confidence necessarily reposed by clients
require in the lawyer a high standard and appreciation of his duty to them.
To this end, nothing should be done by any member of the legal fraternity
which might tend to lessen in any degree the confidence of the public in
the fidelity, honesty, and integrity of the profession.
_______________
* SECOND DIVISION.
623

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623
Ducat, Jr. vs. Villalon, Jr.
Same; Same; Land Titles; Sales; It is basic law that conveyance or
transfer of any titled real property must be in writing, signed by the
registered owner or at least his attorney-in-fact by virtue of a proper
special power of attorney and duly notarized, and a lawyer, is presumed
to know, or ought to know, this process.It has been established that the
subject parcel of land, with an area of five (5) hectares located in Barrio
Pinugay, Antipolo, Rizal, is owned by and registered in the name of
complainant herein, Jose Ducat, Jr. Respondent Villalon insists
nonetheless that the property was orally given to him by complainants
father, Jose Ducat, Sr., allegedly with the complete knowledge of the fact
that the subject property belonged to his son, Jose Ducat, Jr. It is basic
law, however, that conveyance or transfer of any titled real property must
be in writing, signed by the registered owner or at least by his attorneyin-fact by virtue of a proper special power of attorney and duly notarized.
Respondent Villalon, as a lawyer, is presumed to know, or ought to
know, this process. Worse, when the transfer was first reduced in writing
in October, 1991 per Deed of Sale of Parcel of Land, purportedly in favor

of Atty. Arsenio C. Villalon and/or Andres Canares, Jr., respondent

Villalon knew that it was Jose Ducat, Sr. who signed the said document
of sale without any Special Power of Attorney from the (registered owner
thereof, Jose Ducat, Jr.; and that Jose Ducat, Sr. also signed it for his
wife, Maria Cabrido, under the word Conforme.
Same, Same; Public confidence in law and in lawyers may be eroded by
the irresponsible and improper conduct of a member of the Bar.Public
confidence in law and lawyers may be eroded by the irresponsible and
improper conduct of a member of the Bar. Thus, every lawyer should act
and comport himself in such a manner that would promote public
confidence in the integrity of the legal profession. Members of the Bar
are expected to always live up to the standards of the legal profession as
embodied in the Code of Professional Responsibility inasmuch as the
relationship between an attorney and his client is highly fiduciary in
nature and demands utmost fidelity and good faith.

ADMINISTRATIVE MATTER in the Supreme Court.

Disbarment.
The facts are stated in the opinion of the Court.
Castillo, Salazar, Lazaro, Tuazon and Associates for
complainant.
624

62
4

SUPREME COURT REPORTS ANNOTATED

Ducat, Jr. vs. Villalon, Jr.

DE LEON, JR., J.:

Before us is a verified letter-complaint for disbarment against
Attys. Arsenio C. Villalon, Jr.; Andres Canares, Jr. and Crispulo
Ducusin for deceit and gross misconduct in violation of the
lawyers oath. Investigation proceeded only against respondent
Villalon because it was discovered that Andres Canares was not
a lawyer while Atty. Crispulo Ducusin passed away on February
3, 1996.
In the letter-complaint, complainant alleged that on October 29,
1991, respondent Villalon, as counsel for the family of
complainant, spoke to the father of complainant and asked that
he be given the title over a property owned by complainant
located in Pinugay, Antipolo, Rizal and covered by TCT No. M3023, Emancipation Patent No. 410414, because he allegedly
had to verify the proper measurements of the subject property.
1

Sometime in November, 1991, however, complainant and his

family were surprised when several people entered the subject
property and, when confronted by the companions of
complainant, the latter were told that they were workers of
Canares and were there to construct a piggery. Complainant
complained to the barangay authorities in Pinugay and narrated
the incident but respondent Canares did not appear before it and
continued with the construction of the piggery in the presence of
armed men who were watching over the construction.
Complainant then went to respondent Villalon to complain
about the people of respondent Canares but nothing was done.
Complainant then filed a case for ejectment against respondent
Canares. In his Reply however, the latter answered that the
subject property was already sold by complainant to respondent
Canares in the amount of P450,000,00 as evidenced by the Deed
of Absolute Sale of Real Property dated December 5, 1991 and
notarized by respondent Atty. Crispulo Ducusin. Complainant,
however, averred that he never sold the property, signed any
document nor received any money therefor, and he also denied
having appeared before respondent Ducusin who was the notary
public for
_______________
1 September 24, 1992, filed by Jose Ducat, Jr.
2 Resolution dated March 1, 2000.
3 Records, Vol. I, pp. 1-3.
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625
Ducat, Jr. vs. Villalon, Jr.
the Deed of Absolute Sale. Complainant discovered that
respondent Villalon claimed that complainants father allegedly
gave the subject property to him (respondent Villalon) as
evidenced by a document of sale purportedly signed by
complainant.
In his Comment, respondent Villalon denied that allegations of
the complainant and in turn, he alleged that the property was
given voluntarily by Jose Ducat, Sr. to him out of close intimacy
and for past legal services rendered. Thereafter, respondent
Villalon, with the knowledge and consent of Jose Ducat, Sr.,
4

allowed the subject property to be used by Andres Canares to

start a piggery business without any monetary consideration. A
Deed of Sale of Parcel of Land was then signed by Jose Ducat,
Sr. to evidence that he has conveyed the subject property to
respondent Villalon with the name of respondent Canares
included therein as protection because of the improvements to
be introduced in the subject property. Upon presenting the title
covering the subject property, it was discovered that the
property was registered in the name of Jose Ducat, Jr. and not
Jose Ducat, Sr., but the latter told respondents Villalon and
Canares not to worry because the land was actually owned by
him and that he merely placed the name of his son, Jose Ducat,
Jr., Jose Ducat, Sr. then suggested that the subject property be
transferred directly from Jose Ducat, Jr. to respondent Canares;
hence, he (Ducat, Sr.) got the title and guaranteed that he would
return the document already signed and notarized, which he did
the following day. According to respondent Canares, the trouble
began when Jose Ducat, Sr. came to his office demanding to
know why he was not allowed to cut the trees inside the subject
property by the caretaker of respondent Canares.
On January 21, 1993, Jose Ducat, Jr. wrote to this Court and
averred that he neither signed the Deed of Sale covering the
subject property nor did he appear before the notary public
Crispulo Ducusin, who notarized the same. He averred that
respondents Villalon and Ducusin should be disbarred from the
practice of law and respondent Villalon be imprisoned for
forging his signature and selling the subject property without his
consent.
5

_______________
4 Records, Vol. I, pp. 10-19.
5 Records, Vol. I, pp. 47-48.
626

62
6

SUPREME COURT REPORTS ANNOTATED

Ducat, Jr. vs. Villalon, Jr.

In his Rejoinder, respondent Villalon denied the allegations of
complainant and maintained that he is a member of good
standing of the Integrated Bar and that he has always preserved
6

the high standards of the legal profession. Respondent Villalon

expressed his willingness to have the Deed of Sale examined by
the National Bureau of Investigation and reiterated that the
subject property was orally given to him by Jose Ducat, Sr. and
it was only in October, 1991 that the conveyance was reduced in
writing. He added that the complainant knew that his father,
Jose Ducat, Sr., was the person who signed the said document
for and in his behalf and that this was done with his consent and
knowledge.
This Court referred the case to the Integrated Bar of the
Philippines for investigation, report and recommendation.
On May 17, 1997, the IBP Board of Governors passed a
resolution adopting and approving the report and
recommendation of its Investigating Commissioner who found
respondent Atty. Villalon guilty, and recommended his
suspension from the practice of law for two (2) years and
likewise directed respondent Atty. Villalon to deliver to the
complainant his TCT No. M-3023 within ten (10) days from
receipt of notice, otherwise, this will result in his disbarment.
The findings of IBP Investigating Commissioner Victor C.
Fernandez are as follows:
7

Complainant and his witness, Jose Ducat, Sr., testified in a

straightforward, spontaneous and candid manner. The sincerity and
demeanor they displayed while testifying before the Commission inspire
belief as to the truth of what they are saying. More importantly,
respondent failed to impute any ill-motive on the part of the complainant
and his witness which can impel them to institute the instant complaint
and testify falsely against him. To be sure, the testimony of the
complainant and his witness deserves the Commissions full faith and
credence.
Respondents evidence, on the other hand, leaves much to be desired. His
defense (that he considered himself the owner of the subject property
which was allegedly given to him by Jose Ducat, Sr.) rings hollow in the
face of a welter of contravening and incontrovertible facts.
_______________
6 Records, Vol. I, pp. 64-72.
7 Resolution dated February 1, 1993, Records, p. 46.
627

VOL. 337, AUGUST 14, 2000

Ducat, Jr. vs. Villalon, Jr.

627

FIRST, the registered owner of the subject property is complainant Jose

Ducat, Jr. Accordingly respondent (being a lawyer) knew or ought to
know that Jose Ducat, Sr. could not possibly give to him the said property
unless the former is duly authorized by the complainant through a Special
Power of Attorney. No such authorization has been given. Moreover, Jose
Ducat, Sr. has vigorously denied having given the subject property to the
respondent. This denial is not too difficult to believe considering the fact
that he (Jose Ducat, Sr.) is not the owner of said property.
SECOND, being a lawyer, respondent knew or ought to know that
conveyance of a real property, whether gratuitously or for a
consideration, must be in writing. Accordingly, it is unbelievable that he
would consider himself the owner of the subject property on the basis of
the verbal or oral giving of the property by Jose Ducat, Sr. no matter
how many times the latter may have said that.
THIRD, the Deed of Sale of Parcel of Land (Exh. 1 for the respondent
and Exh. A-2 for the complainant) allegedly executed by Jose Ducat,
Sr. in favor of respondent Atty. Arsenio Villalon and/or Andres Canares,
Jr. covering the subject parcel of land which respondent prepared
allegedly upon instruction of Jose Ducat, Sr. is of dubious character. As
earlier adverted to, Jose Ducat, Sr. is not the owner of said property.
Moreover, said Deed of Sale of Parcel of Land is a falsified document as
admitted by the respondent himself when he said that the signature over
the typewritten name Maria Cabrido (wife of Jose Ducat, Sr.) was affixed
by Jose Ducat, Sr. Being a lawyer, respondent knew or ought to know
that the act of Jose Ducat, Sr. in affixing his wifes signature is
tantamount to a forgery. Accordingly, he should have treated the said
Deed of Sale of Parcel of Land has (sic) a mere scrap of worthless paper
instead of relying on the same to substantiate his claim that the subject
property was given to him by Jose Ducat, Sr. Again, of note is the fact
that Jose Ducat, Sr. has vigorously denied having executed said document
which denial is not too difficult to believe in the light of the
circumstances already mentioned.
FOURTH, the Deed of Absolute Sale of Real Property (Exh. 2 for the
respondent and Exh. A-3 for the complainant) allegedly executed by
Jose Ducat, Jr. in favor of Andres Canares, Jr. over the subject property
(which respondent claims he prepared upon instruction of Jose Ducat,
Sr.) is likewise of questionable character. Complainant Jose Ducat, Jr. has
vigorously denied having executed said document. He claims that he has
never sold said property to Andres Canares, Jr. whom he does not know;
that he has never appeared before Atty. Crispulo Ducusin to subscribe to
the document; and that he has never received the amount of P450,000.00
representing the consideration of said transaction. More importantly, the
infirmity of the said Deed of Absolute Sale of Real Property was supplied

628

628

SUPREME COURT REPORTS ANNOTATED

Ducat, Jr. vs. Villalon, Jr.
by the respondent no less when he admitted that there was no payment of
P450,000.00 and that the same was placed in the document only to make
it appear that the conveyance was for a consideration. Accordingly, and
being a lawyer, respondent knew or ought to know the irregularity of his
act and that he should have treated the document as another scrap of
worthless paper instead of utilizing the same to substantiate his defense.
8

After a careful consideration of the record of the instant case, it

appears that the findings of facts and observations of the
Investigating Commissioner, Integrated Bar of the Philippines,
which were all adopted by its Board of Governors, are welltaken, the same being supported by the evidence adduced.
The ethics of the legal profession rightly enjoin lawyers to act
with the highest standards of truthfulness, fair play and nobility
in the course of his practice of law. A lawyer may be disciplined
or suspended for any misconduct, whether in his professional or
private capacity, which shows him to be wanting in moral
character, in honesty, in probity and good demeanor, thus
rendering unworthy to continue as an officer of the court.
Canon 7 of the Code of Professional Responsibility mandates
that a lawyer shall at all times uphold the integrity and dignity
of the legal profession. The trust and confidence necessarily
reposed by clients require in the lawyer a high standard and
appreciation of his duty to them. To this end, nothing should be
done by any member of the legal fraternity which might tend to
lessen in any degree the confidence of the public in the fidelity,
honesty, and integrity of the profession.
It has been established that the subject parcel of land, with an
area of five (5) hectares located in Barrio Pinugay, Antipolo,
Rizal, is owned by and registered in the name of complainant
herein, Jose Ducat, Jr. Respondent Villalon insists nonetheless
that the property was orally given to him by complainants
father, Jose Ducat, Sr., allegedly with the complete knowledge
of the fact that the
9

10

_______________
8 Records, Vol. I, Report and Recommendation, pp. 7-10.
9 Fernando C. Cruz and Amelia Cruz vs. Atty. Ernesto C. Jacinto, Adm. Case

No. 5235, 328 SCRA 636, March 22, 2000 citing Maligsa vs. Cabantig, 272
SCRA 408 [1997].
10 Leonito Gonato and Primrose Gonato vs. Atty. Cesilo A. Adaza, Adm. Case
No. 4083, 328 SCRA 694, March 27, 2000 citing Marcelo vs. Javier, Sr., 214
SCRA 1 [1992].
629

VOL. 337, AUGUST 14, 2000

629
Ducat, Jr. vs. Villalon, Jr.
subject property belonged to his son, Jose Ducat, Jr. It is basic
law, however, that conveyance or transfer of any titled real
property must be in writing, signed by the registered owner or at
least by his attorney-in-fact by virtue of a proper special power
of attorney and duly notarized. Respondent Villalon, as a
lawyer, is presumed to know, or ought to know, this process.
Worse, when the transfer was first reduced in writing in
October, 1991 per Deed of Sale of Parcel of Land, purportedly
in favor of Atty. Arsenio C. Villalon and/or Andres Canares,
Jr., respondent Villalon knew that it was Jose Ducat, Sr. who
signed the said document of sale without any Special Power of
Attorney from the registered owner thereof, Jose Ducat, Jr.; and
that Jose Ducat, Sr. also signed it for his wife, Maria Cabrido,
under the word Conforme. As regards the subsequent Deed of
Absolute Sale of Real Property dated December 5, 1991,
covering the same property, this time purportedly in favor of
Andres Canares, Jr. only, respondent Villalon admitted that
there was in fact no payment of P450,000.00 and that the said
amount was placed in that document only to make it appear that
the conveyance was for a consideration.
All these taken together, coupled with complainant Jose Ducat,
Jr.s strong and credible denial that he allegedly sold the subject
property to respondent Villalon and/or Andres Canares, Jr. and
that he allegedly appeared before respondent notary public
Ducusin, convince us that respondent Villalons acts herein
complained of which constitute gross misconduct were duly
proven.
Public confidence in law and lawyers may be eroded by the
irresponsible and improper conduct of a member of the Bar.
Thus, every lawyer should act and comport himself in such a
11

manner that would promote public confidence in the integrity of

the legal profession. Members of the Bar are expected to always
live up to the standards of the legal profession as embodied in
the Code of Professional Responsibility inasmuch as the
relationship between an attorney and his client is highly
fiduciary in nature and demands utmost fidelity and good faith.
12

_______________
11 Exhibit A-2, Rollo Vol. I, p. 20.
12 Nakpil vs. Valdes, 286 SCRA 758, 774 [1998] citing Igual vs. Javier, 254
SCRA 416 [1996].
630

63
0

SUPREME COURT REPORTS ANNOTATED

Ducat, Jr. vs. Villalon, Jr.

We find, however, the IBPs recommended penalty of two (2)
years suspension to be imposed upon respondent Atty. Villalon
too severe in the light of the facts obtaining in the case at bar. In
Cesar V. Roces vs. Atty. Jose G. Aportadera, this Court
suspended therein respondent Atty. Aportadera for a period of
two (2) years from the practice of law for two main reasons:
1 (i)His dubious involvement in the preparation and notarization
of the falsified sale of his clients property merits the
penalty of suspension imposed on him by the IBP Board of
Governors; and
2 (ii)The NBI investigation reveals that: (1) respondent
misrepresented himself to Gregorio Licuanan as being
duly authorized by Isabel Roces to sell her property; (2) it
was respondent who prepared the various deeds of sale
over Isabels subdivision lots; (3) Isabel was already
confined at a hospital in Metro Manila on January 4, 1980,
the deeds date of execution; (4) respondent knew that
Isabel was hospitalized in Metro Manila when he
subscribed the deed; (5) he knew that Isabel died in Metro
Manila soon after her confinement; and (6) he did not give
the seller a copy of the questioned deed of sale.
Unlike the circumstances prevailing in the said case of
Aportadera, the record does not show that respondent Villalon
had any direct participation in the notarization by respondent
13

14

notary public Crispulo Ducusin of the Deed of Absolute Sale of

Real Property dated December 5, 1991, which was supposedly
signed by complainant Jose Ducat, Jr. who, however, strongly
denied having signed the same. The earlier Deed of Sale of
Parcel of Land dated this ___day of October 1991, allegedly
signed by Jose S. Ducat, Sr., as vendor, covering the same
property, in favor of respondent Arsenio S. Villalon and/or
Andres Canares, Jr. was not notarized. The record also shows
that Jose Ducat, Sr. and complainant Jose Ducat, Jr. are father
and son and that they live in the same house at 912 Leo Street,
Sampaloc, Manila. It is not also disputed that respondent
Villalon has been the lawyer for a number of years of the family
of Jose Ducat, Sr.
15

_______________
13 Adm. Case No. 2936, March 31, 1995, 243 SCRA 108.
14 Ibid., pp. 114, 117-118.
15 Exhibit A-3, Rollo Vol. II, p. 21.
631

VOL. 337, AUGUST 14, 2000

631
Ducat, Jr. vs. Villalon, Jr.
WHEREFORE, respondent ATTY. ARSENIO C. VILLALON,
JR. is hereby found guilty of gross misconduct, and he is
SUSPENDED from the practice of law for a period of ONE (1)
YEAR with a warning that a repetition of the same or similar act
will be dealt with more severely. Respondent Villalon is further
directed to deliver to the registered owner, complainant Jose
Ducat, Jr., the latters TCT No. M-3023 covering the subject
property within a period of sixty (60) days from receipt of this
Decision, at his sole expense; and that failure on his part to do
so will result in his disbarment.
Let a copy of this Decision be attached to Atty. Villalons
personal record in the Office of the Bar Confidant and copies
thereof be furnished the Integrated Bar of the Philippines.
SO ORDERED.
Mendoza (Actg. Chairman), Quisumbing and Buena, JJ.,
concur.
Bellosillo, J. (Chairman), On leave.
Respondent Atty. Arsenio C. Villalon, Jr. suspended from the

practice of law for one (1) year for gross misconduct and
warned against repetition of similar act.
Notes.A lawyer is, first and foremost, an officer of the
courthis duties to the court are more significant than those
which he owes to his client. (City Sheriff, Iligan City vs.
Fortunado, 288 SCRA 190 [1998])
While, indeed, the practice of law is not a business venture, a
lawyer, nevertheless, is entitled to be duly compensated for
professional services rendered. (J.K. Mercado and Sons
Agricultural Enterprises, Inc. v. De Vera, 317 SCRA 339
[1999])
A lawyer may be disbarred or suspended for any violation of
his oath, a patent disregard of his duties, or an odious
deportment unbecoming of an attorney. (Tucay vs. Tucay, 318
SCRA 229 [1999])
o0o
632