FIRST DIVISION

[G.R. No. 138145. June 15, 2006.]

SUICO RATTAN & BURI INTERIORS, INC. and SPOUSES ESMERALDO

and ELIZABETH D. SUICO , petitioners, vs . COURT OF APPEALS and
METROPOLITAN BANK AND TRUST CO., INC. , respondents.

DECISION

AUSTRIA-MARTINEZ , J : p

Before the Court is a petition for review on certiorari under Rule 45 of the Rules of
Court assailing the Decision 1 of the Court of Appeals (CA) dated January 14, 1999 in CA-
G.R. CV No. 48320, which reversed and set aside the Decision 2 of the Regional Trial Court
(RTC) of Cebu in Civil Case No. CEB-13156; and the CA Resolution dated April 6, 1999,
denying petitioners' motion for reconsideration. 3
The facts of the case are as follows:
Suico Rattan & Buri Interiors, Inc. (SRBII) is a domestic corporation engaged in the
business of export of rattan and buri products. Spouses Esmeraldo and Elizabeth Suico
(Suico spouses) are o cers of SRBII. On the other hand, Metropolitan Bank and Trust Co.,
Inc. (Metrobank) is a commercial banking corporation duly organized and existing under
the laws of the Philippines.
In the course of its business, SRBII applied for a credit line with Metrobank. On
September 5, 1991, SRBII and Metrobank, Mandaue branch, entered into a Credit Line
Agreement (Agreement) wherein the latter granted the former a discounting line
amounting to P7,000,000.00 and an export bills purchase or draft against payment line
(EBP/DP line) P10,000,000.00 for a maximum aggregate principal amount of
P17,000,000.00. 4 As provided for under the Agreement, drawings on the credit line are
secured by a Continuing Surety Agreement for the sum of P17,500,000.00 executed by the
Suico spouses, 5 a Real Estate Mortgage executed on September 5, 1991 by SRBII and the
Suico spouses over properties located at Brgy. Tabok, Mandaue City, Cebu and covered by
Transfer Certi cate of Title (TCT) Nos. 21663 and 21665, and Fire Insurance policies over
the properties duly endorsed in favor of Metrobank. The Agreement expressly provides
that the EBP/DP line is "clean". 6
Previous to the execution of the Agreement, the Suico spouses had already incurred
loan obligations from Metrobank which are secured by separate Real Estate Mortgages
executed on May 8, 1986, 7 March 23, 1987 8 and August 24, 1987 9 over the same
properties which are the subject of the Real Estate Mortgage executed on September 5,
1991. Between June 13, 1991 and July 11, 1991, SRBII also incurred obligations with
Metrobank by entering into twelve negotiations for the purchase of export bills by the
former from the latter. These obligations are evidenced by drafts drawn by SRBII in favor
of Metrobank for a sum amounting to US$441,279.25 which has a peso equivalent of
P12,218,866.23. 1 0 As a consequence of these negotiations, Metrobank issued various
checks in favor of petitioners totaling P12,194,443.23, 1 1 the last one of which was dated
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 July 24, 1991. 1 2
Subsequently, SRBII and the Suico spouses were unable to pay their obligations
prompting Metrobank to extra-judicially foreclose the four mortgages constituted over the
subject properties. Metrobank, being the lone and highest bidder, acquired the said
properties during the auction sale. A Certi cate of Sale dated November 18, 1992 was
then issued in its favor. 1 3
On November 5, 1992, Metrobank led an action for the recovery of a sum of money
arising from the obligations of SRBII and the Suico spouses on their export bills purchases
incurred between June and July, 1991. 1 4 SRBII and the Suico spouses led their Answer
contending that their indebtedness are secured by a real estate mortgage and that the
value of the mortgaged properties is more than enough to answer for all their obligations
to Metrobank. 1 5
On June 8, 1993, the RTC issued a pre-trial order enumerating the parties' claims,
testimonial and documentary evidence to be presented and the issues raised. 1 6
Thereafter, trial ensued. acTDCI

After trial, the RTC rendered judgment on September 26, 1994 with the following
dispositive portion:
WHEREFORE, foregoing premises considered, the Complaint is hereby
dismissed. All obligations of defendants to plaintiffs incurred by the former either
as principal, surety or guarantor, which matured and had become due and
demandable on the date of the foreclosure of the Real Estate Mortgage are hereby
declared already fully paid by the mortgage security.
SO ORDERED. 1 7

Aggrieved by the decision of the RTC, Metrobank filed an appeal with the CA.
On January 14, 1999, the CA rendered a Decision disposing as follows:
WHEREFORE, the appealed decision is hereby REVERSED and SET ASIDE,
and a new one rendered ordering appellees, jointly and severally, to pay appellant
the sum of P16,585,286.27 representing the principal obligations and interests as
of October 31, 1992, plus interest on the principal sum of P12,218,866.23 at the
rate of P26% per annum from November 1, 1992 until the said amounts are fully
paid, the sum equivalent to two percent (2%) of the total amount due as and for
attorney's fees, and to pay the costs.aEcTDI

SO ORDERED. 1 8

While the CA a rmed the trial court's ruling that under the provisions of the real estate
mortgage contracts executed by herein petitioners, the clear intent of the contracting
parties is that the mortgages shall not be limited to the amount secured under the said
contracts but shall extend to other obligations that they may obtain from Metrobank,
including renewals or extensions thereof, the CA ruled that since the proceeds from the
foreclosure sale of the mortgaged properties amounted only to P10,383,141.63, the
same is not su cient to answer for the entire obligation of petitioners to Metrobank
and that the latter may still recover the de ciency of P16,585,286.27 representing the
value of the export bills purchased by herein petitioners.
SRBII and the Suico spouses led a Motion for Reconsideration but the same was
denied by the CA through its Resolution issued on April 6, 1999. 1 9
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 Hence, the present petition with the following Assignment of Errors:
I

THE RESPONDENT COURT OF APPEALS ERRED IN NOT HOLDING THAT THE

REAL ESTATE MORTGAGE DATED SEPTEMBER 5, 1991 SERVED AS THE
COLLATERAL FOR ALL THE OBLIGATIONS OF THE PETITIONERS. ATcaHS

II

THE RESPONDENT COURT OF APPEALS GRAVELY ERRED IN DECIDING THE

CASE BASED ON AN ISSUE NOT RAISED IN THE PLEADINGS OR ADMISSIONS OF
THE PARTIES.

III

THE RESPONDENT COURT OF APPEALS ERRED IN NOT TAKING COGNIZANCE

THAT RES JUDICATA HAD ALREADY SET IN, IN VIEW OF THE TERMINATION OF
THE PROCEEDINGS IN EXTRAJUDICIAL FORECLOSURE SALE.

IV

THE RESPONDENT COURT OF APPEALS ERRED IN ORDERING THE PETITIONERS

TO PAY SOLIDARILY THE AMOUNT OF P16,585,286.27 REPRESENTING THE
PRINCIPAL OBLIGATION AND INTEREST AS OF OCTOBER 31, 1992 AND TO PAY
AN INTEREST ON THE PRINCIPAL SUM OF P12,218,866,23 AT THE RATE OF 26%
PER ANNUM FROM NOVEMBER 1, 1992 UNTIL THE SAID AMOUNTS ARE FULLY
PAID.

THE RESPONDENT COURT OF APPEALS ERRED IN HOLDING THAT

PETITIONERS SUICO SPOUSES ARE SOLIDARILY LIABLE WITH PETITIONER
CORPORATION FOR PAYMENT OF INTEREST PRIOR TO THE FILING OF THE
COMPLAINT.
VI

THE RESPONDENT COURT OF APPEALS ERRED IN ORDERING PETITIONERS TO

PAY THE SUM EQUIVALENT TO TWO PERCENT (2%) OF THE TOTAL AMOUNT
DUE AS AND FOR ATTORNEY'S FEES AND TO PAY THE COSTS. 2 0

As to the rst assigned error, petitioners claim that the Real Estate Mortgage
executed on September 5, 1991 answered for all their obligations to Metrobank.
Petitioners contend that the language of the subject mortgage contract is explicit in that it
shall secure all other obligations of petitioners of whatever kind or nature, whether direct
or indirect, principal or secondary and whether said obligations have been contracted
before, during or after the execution of the said mortgage contract. Petitioners also
contend that the secured obligations shall include those which were incurred by
petitioners from other branches of Metrobank because the properties covered by the
subject mortgage contract had earlier been mortgaged to the other branches of
Metrobank. Petitioners argue that despite the existence of prior mortgages, Metrobank's
acceptance of the mortgaged properties as collateral for their Credit Line Agreement only
means that the value of the said properties is su cient to answer for the previous and
present obligations of petitioners and that Metrobank accepts the said properties as
continuing collaterals. Petitioners argue that Metrobank is now estopped from claiming
that the subject mortgage contract does not answer for all of petitioners' obligations in its
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 favor.
With respect to the second assigned error, petitioners contend that the CA erred in
ruling that the bank's cause of action is based on its claim for a de ciency judgment
arising from insu cient proceeds of the foreclosure sale of the mortgaged properties;
Metrobank's cause of action is for a sum of money; at the time of the ling of the
complaint, there is no de ciency judgment to speak of because the complaint was led on
November 5, 1992 while the foreclosure sale was only held on November 18, 1992; the
complaint was not amended to include recovery of the de ciency as part of its cause of
action. cEaTHD

Anent the third assignment of error, petitioners assert that Metrobank is guilty of
splitting a single cause of action when it led its complaint for a sum of money on
November 5, 1992 and, thereafter, on November 18, 1992, foreclosed the properties
subject matter of the mortgage. Petitioners contend that in the event that a mortgage
debtor fails to pay his obligation, the mortgage creditor has the option to le an action to
collect the indebtedness or to foreclose the property subject matter of the mortgage.
However, the creditor may not pursue both remedies. Petitioners contend that the present
action for a sum of money is already barred by res judicata by reason of the extrajudicial
foreclosure sale of the mortgaged properties, as evidenced by the execution of the
Definite Deed of Sale in favor of Metrobank on January 21, 1994.

As to the fourth assigned error, petitioners contend that the CA erred in holding that
they are still liable to pay the de ciency in their obligation which was not covered by the
proceeds of the sale of the foreclosed mortgaged properties. Petitioners assert that in
bidding and in subsequently buying the subject mortgaged properties during the
foreclosure sale for a price which is much lower than their market value, Metrobank
effectively prevented petitioners from paying their entire obligation. Petitioners claim that
they are not interested in the redemption of the foreclosed properties, rather they are more
concerned with the payment of their obligation considering that these properties are the
only ones with which they expect to settle their indebtedness. Hence, since Metrobank, in
buying the foreclosed properties at a very low price, prevented petitioners from paying
their entire obligation, it is already barred by the principle of estoppel, equity and fair play
from recovering the remaining balance of petitioners' obligation to it. aIHCSA

With respect to the fth assigned error, the Suico spouses contend that the CA
committed error in holding them solidarily liable with SRBII for the payment of the
remaining balance of the latter's obligation plus interest on the ground that they are mere
sureties and as such they can only be held liable if the principal does not pay. Absent any
showing that SRBII cannot pay, petitioners contend that they are not liable to pay. The
Suico spouses also contend that, as sureties, they are liable to pay interest only at the time
of the filing of the complaint.
As to the last assigned error, petitioners contend that the CA erred in awarding
attorney's fees equivalent to 2% of the total amount due because petitioners did not act in
bad faith nor did they willfully refuse to pay their obligation, which allegedly prompted
Metrobank to litigate. Moreover, petitioners argue that the award of attorney's fees by the
CA is contrary to the general rule that attorney's fees cannot be recovered as part of
damages because of the policy that no premium should be placed on the right to litigate.
In its Comment, respondent bank contends that the export bills purchases made by
petitioners are not secured by any real estate mortgage. To support its argument
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 respondent bank cites the stipulation contained in the Credit Line Agreement that the
export bills purchases are clean or unsecured. Respondent bank further argues that the
export bills purchases were availed of by petitioners through the bank's Cebu Downtown
Center Branch (otherwise referred to in the records as the Plaridel Branch) while the other
loan obligations of petitioners, which were secured by real estate mortgages, were
obtained from its Mandaue City Branch. Moreover, respondent bank asserts that
petitioners' obligations with the former's Mandaue City Branch are evidenced by
documents which are distinct and separate from the documents representing petitioners'
export bills purchases with the Metrobank Cebu Downtown Center Branch. In any case,
respondent bank contends that even if the real estate mortgage contracts executed by
petitioners be considered as securing all of the latter's obligations, including their export
bills purchases, the fact remains that the foreclosure of the mortgaged properties
generated an amount which is insu cient to answer for all the obligations of petitioners to
respondent bank. Respondent bank contends that under the law, it is not prevented from
claiming the balance of petitioners' obligation which was not covered by the proceeds of
the foreclosure sale. Respondent bank also argues that it is erroneous for petitioners to
claim that just because it (Metrobank) did not require petitioners to put up additional
security when they availed of subsequent loans, the previous mortgages are already
sufficient to secure all their subsequent obligations. AHCaED

Respondent bank further contends that the CA is correct in ruling that it (Metrobank)
is entitled to de ciency judgment considering that petitioners themselves raised the issue
that the real estate mortgages they executed secured all their obligations with respondent
bank. Respondent argues that the issue on de ciency judgment necessarily arose because
the proceeds of the foreclosure sale are not su cient to answer for all the obligations of
petitioners to respondent bank. In any case, respondent bank contends that the CA is
clothed with ample authority to resolve an issue even if it is not raised if such resolution is
necessary in arriving at a just decision.
Respondent bank asserts that there is no splitting of cause of action because the
complaint it led against petitioners is simply for the purpose of collecting the balance of
the latter's obligation which was not covered by the proceeds of the sale of the mortgaged
properties.
Respondent bank also contends that the Suico spouses are solidarily liable with
SRBII because by reason of their execution of the Continuing Surety Agreement, the
spouses' liability became direct, primary and absolute.
As to the attorney's fees awarded by the CA, respondent bank counters that
petitioners are guilty of fraud and misrepresentation when they gave their assurance and
warranty that documents such as letters of credit and commercial invoices are valid and
existing when, in fact, they are not, thereby inducing respondent bank to grant and approve
its transactions with petitioners involving the export bills purchases. By reason of such
fraud and misrepresentation, respondent bank contends that it was compelled to incur
expenses to protect its interest and enforce its claims.
The Court finds the petition partly meritorious.
The issues raised boil down to two basic questions: rst, whether the mortgage
contract executed on September 5, 1991 serves as security for all the obligations of
petitioners to respondent bank; and second, whether the foreclosure of the mortgaged
properties precludes respondent bank from claiming the sum of P16,585,286.27
representing the amount covered by the export bills purchased by herein petitioners
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 between June and July 1991.
As to the rst question, the Court agrees with petitioners that all their obligations,
including their indebtedness arising from their purchase of export bills, are secured by the
Real Estate Mortgage contract executed on September 5, 1991. We are not persuaded by
respondent bank's contention that the export bills purchases of petitioners from June 13,
1991 to July 11, 1991 were not secured by any real estate mortgage because of the
stipulation in the Agreement that the export bill purchase/draft against payment (EBP/DP)
line is clean, which means that it is unsecured.
The following provisions appear in the Agreement:
xxx xxx xxx
WHEREAS, the CLIENT is desirous of obtaining credit accommodations
from the BANK and the latter is willing to extend such credit accommodations to
the CLIENT upon the terms and conditions hereinafter stipulated.
NOW, THEREFORE, the CLIENT and the BANK, in consideration of the
following terms and conditions have agreed and covenanted as follows:
1. The BANK hereby grants and shall make available to the
CLIENT a credit line up to the aggregate principal amount of PESOS:
SEVENTEEN MILLION ONLY (P17,000,000.00) PESOS in lawful currency of the
Republic of the Philippines, to be availed as follows:
P7,000,000.00 — DISCOUNTING LINE (REM) for one (1) year,
interest at prevailing rate, available by way of PNs not more than 360 days,
discounted. ADcSHC

10,000,000.00 — EBP/DP LINE (CLEAN) for one (1) year,

interest at prevailing rate.

2. Drawings on the line shall be secured by:

1. Continuing Suretyship of Spouses Esmeraldo Suico and
Elizabeth D. Suico.
2. REM for P7.0 MM over TCT Nos. 21663 & 21665 w/an
aggregate area of 10,318 sq. m. and situated at Brgy.
Tabok, Mandaue City, for item 1 only

3. Fire Insurance policy(ies) duly endorsed in bank's favor.

xxx xxx xxx 2 1 (Emphasis supplied)

It is true that the terms contained in the Agreement provide that the EBP/DP LINE is
"clean" and that it is only those drawings made on the DISCOUNTING LINE which are
secured by the mortgage constituted by petitioners spouses Suico over the subject
properties. However, a perusal of the entire Agreement shows that the credit line
extended to petitioners refers only to transactions that the latter may enter into after
the execution of the said Agreement. There is nothing in the said document which
shows that the credit line covered the export bill purchases incurred prior to the
execution of the Agreement. In other words, the provision that the EBP/DP LINE is clear
or not covered by real estate mortgage simply refers to credit accommodations which
petitioners may avail from respondent bank subsequent to the execution of the
Agreement. It does not, in any way, refer to credit accommodations which were already
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 extended by respondent bank to petitioners prior to September 5, 1991, the date the
Agreement was constituted. The parties could not have intended that the Agreement
shall also pertain to the export bills purchases made by petitioners prior to its
execution, that is, between June and July 1991, considering that the maximum amount
covered by the EBP/DP LINE under the Agreement is only P10,000,000.00 while the
outstanding obligation of petitioners for the export bills purchases as of July 1991
already totaled US$441,279.25 which, at the time of the transactions, had a peso
equivalent of P12,218,866.23.
On the other hand, pertinent portions of the Real Estate Mortgage executed on the
same date as the Agreement provide as follows:
xxx xxx xxx
That for and in consideration of certain loans and other credit
accommodations obtained from the Mortgagee amounting to SIX MILLION
TWO HUNDRED FIFTY THOUSAND (P6,250,000.00) PESOS ONLY Philippine
Currency, and to secure the payment of the same and those others that
the Mortgagee may heretofore have extended or hereafter extend to the
Mortgagor and/or SUICO RATTAN & BURI INTERIORS, INC., a domestic
corporation with principal o ce and place of business at Tabok, Mandaue City,
Philippines, hereinafter referred to, regardless of number, as the Borrower,
including interest at the rate speci ed in the promissory note(s) or other evidence
of indebtedness secured by this mortgage and expenses, and all other
obligations of the Mortgagor/Borrower to the Mortgagee of whatever
kind or nature, whether direct or indirect, principal or secondary, as
appear in the accounts, books and records of the Mortgagee, whether
such obligations have been contracted before, during or after the
constitution of this mortgage , the Mortgagor does hereby transfer and convey
by way of mortgage unto the Mortgagee, its successors or assigns, the parcels of
land which are described in the list inserted at the back of this document, or in a
supplementary list attached hereto, together with all the buildings and
improvements now existing or which may hereafter be erected or constructed
thereon and all easements, sugar quotas, agricultural or land indemnities, aids or
subsidies, including all other rights or bene ts annexed to or inherent therein, now
existing or which may hereafter exist, and also other assets acquired with the
proceeds of the loan hereby secured, all of which the Mortgagor declares that he
is the absolute owner free from all liens and encumbrances. IAaCST

xxx xxx xxx 2 2 (emphasis supplied)

From the language of the contract, it is clear that the mortgaged properties were
intended to secure all loans, credit accommodations and all other obligations of herein
petitioners to Metrobank, whether such obligations have been contracted before,
during or after the constitution of the mortgage.
The Court nds no con ict between the provisions of the Agreement and the Real
Estate Mortgage contract both dated September 5, 1991, insofar as the export bills
purchases from June 13, 1991 to July 11, 1991 are concerned. The stipulations in the
September 5, 1991 Agreement refer only to future export bill purchases, thus excluding
those purchases made in June and July, 1991; even as the provisions of the subject Real
Estate Mortgage pertain to all obligations of petitioners including those which were
constituted even before the execution of the said mortgage. Thus, although the Agreement
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 does not refer to export bill purchases incurred prior to the execution of said Agreement,
the Real Estate Mortgage encompasses all obligations incurred by petitioners, including
the June and July 1991 export bill purchases but not the purchases made after September
5, 1991 under the Agreement.
Neither is the Court persuaded by respondent bank's contention that petitioners'
obligations arising from their purchase of export bills is separate and distinct from their
other loan obligations with respondent bank because the export bills purchases were
availed by petitioners through the bank's Cebu Downtown Center/Plaridel branch while the
other loan obligations of petitioners were obtained from its Mandaue City branch.
The Court quotes, with approval, the trial court's ratiocination on this matter:
xxx xxx xxx
It matters not that the EBP/DP line was availed of by defendants with the
Plaridel branch, because the Credit Line Agreement and the Real Estate
Mortgages clearly indicate that defendants were indebted to plaintiff bank and
not to its Mandaue or Plaridel branch. This is clearly evident in the opening
paragraph of the Credit Line Agreement and the Real Estate Mortgages when
plaintiff de nes itself as a "Commercial Banking Corporation organized and
existing under and by virtue of the laws of the Republic of the Philippines, with
principal offices and places of business at Metrobank Plaza, Gil. J. Puyat Avenue,
Makati, Metro Manila." Clearly therefore, defendants were deemed to be indebted
to plaintiff with main o ce in Makati and not with its Mandaue or Plaridel
branch.
xxx xxx xxx 2 3

It bears to note that the complaint for a sum of money was led in the name of
Metrobank alone, without impleading its Plaridel or Mandaue branches. By not
impleading either of these branches, it only goes to show that respondent bank, itself,
insofar as the present case is concerned, considers the whole Metrobank corporation
as the aggrieved party. Hence, it is now estopped from claiming that the mortgaged
properties secure only those transactions entered into with its Mandaue branch simply
because the mortgage contracts were entered into through the said branch. It does not
matter that the export bills purchases of petitioners were entered into through the
facility of respondent bank's Plaridel branch and evidenced by separate and distinct
documents because in all these transactions there is only one creditor, which is the
corporate entity known as Metrobank. aEHAIS

On the other hand, the Court is not persuaded by petitioners' claim that the
foreclosed properties command a market price of P50,000,000.00 at the time of the
foreclosure sale. No evidence appears on record to prove this allegation. Granting that the
mortgaged properties were sold during the auction for an amount which is way below their
market price, the same does not place the petitioners at a disadvantage. On the contrary,
the low price works to their advantage because it would be easier for them to redeem the
property sold. The Court agrees with the CA when it cited the case of Prudential Bank v.
Martinez where the Court held as follows:
"Moreover, the fact that the mortgaged property is sold at an amount less
than its actual market value should not militate against the right to such recovery.
We fail to see any disadvantage going for the mortgagor. On the contrary, a
mortgagor stands to gain with a reduced price because he possesses the right of
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 redemption. When there is the right to redeem, inadequacy of price should not be
material, because the judgment debtor may reacquire the property or also sell his
right to redeem and thus recover the loss he claims to have suffered by the reason
of the price obtained at the auction sale. (De Leon v. Salvador, L-30871, December
28, 1970 and Bernabe v. Cruz, et al ., L-31603, December 28, 1970; 36 SCRA 567).
Generally, in forced sales, low prices are usually offered and the mere inadequacy
of the price obtained at the sheriff's sale unless shocking to the conscience will
not be su cient to set aside a sale if there is no showing that in the event of a
regular sale, a better price can be obtained (Ponce de Leon v. Rehabilitation
Finance Corporation, L-24571, December 18, 1970, 36 SCRA 289). 2 4
Hence, it is wrong for petitioners to conclude that when respondent bank supposedly
bought the foreclosed properties at a very low price, the latter effectively prevented the
former from satisfying their whole obligation. Petitioners still had the option of either
redeeming the properties and, thereafter, selling the same for a price which
corresponds to what they claim as the properties' actual market value or by simply
selling their right to redeem for a price which is equivalent to the difference between
the supposed market value of the said properties and the price obtained during the
foreclosure sale. In either case, petitioners will be able to recoup the loss they claim to
have suffered by reason of the inadequate price obtained at the auction sale and, thus,
enable them to settle their obligation with respondent bank. Moreover, petitioners are
not justi ed in concluding that they should be considered as having paid their
obligations in full since respondent bank was the one who acquired the mortgaged
properties and that the price it paid was very inadequate. The fact that it is respondent
bank, as the mortgagee, which eventually acquired the mortgaged properties and that
the bid price was low is not a valid reason for petitioners to refuse to pay the remaining
balance of their obligation. Settled is the rule that a mortgage is simply a security and
not a satisfaction of indebtedness. 2 5
As to petitioners' contention that they are not liable to pay since there is no showing
that the principal debtor cannot pay, the time-honored rule is that the surety obligates
himself to pay the debt if the principal debtor will not pay, regardless of whether or not the
latter is nancially capable to ful ll his obligation. 2 6 Thus, a creditor can go directly
against the surety although the principal debtor is solvent and is able to pay or no prior
demand is made on the principal debtor. 2 7 Although a surety contract is secondary to the
principal obligation, the liability of the surety is direct, primary and absolute; or equivalent
to that of a regular party to the undertaking. 2 8 A surety is considered in law to be on the
same footing as the principal debtor in relation to whatever is adjudged against the latter.
29

Equally settled is the principle that contracts have the force of law between the
parties and are to be complied with in good faith. 3 0 From the moment the contract is
perfected, the parties are bound to comply with what is expressly stipulated as well as
with what is required by the nature of the obligation in keeping with good faith, usage and
the law. 3 1 In the present case, it is clear from the Continuing Surety Agreement 3 2
executed by the Suico spouses that they hold themselves solidarily liable with SRBII in the
payment of the latter's obligations to respondent bank to the extent of P17,500,000.00,
plus interests and other incidental charges such as penalties, costs and expenses in
collecting their obligation. The same principle applies with respect to the payment of
interest. It is clear from the various letters executed by SRBII in favor of respondent bank
that it agreed to pay interest in favor of respondent bank at the rate of 26% per annum
based on the value of the draft, the same to be reckoned after twelve days from the date
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 of purchase or from the date of dishonor, whichever is earlier, up to the date of nal
payment. 3 3 Since the Suico spouses obligated themselves to be solidarily bound with
SRBII, it follows that they are also liable to pay interest as stipulated in the above-cited
letters.
Having settled that the mortgaged properties served as security for all the
petitioners' obligations to Metrobank and that the former's liability is solidary, the next
question to be resolved is whether, under the facts and circumstances obtaining in the
present case, the respondent bank is precluded from recovering the amount representing
the value of the export bills purchased by petitioners from it in June and July, 1991.
The rule is settled that a mortgage creditor may, in the recovery of a debt secured by
a real estate mortgage, institute against the mortgage debtor either a personal action for
debt or a real action to foreclose the mortgage. 3 4 These remedies available to the
mortgage creditor are deemed alternative and not cumulative. An election of one remedy
operates as a waiver of the other. 3 5 In sustaining the rule that prohibits mortgage
creditors from pursuing both the remedies of a personal action for debt or a real action to
foreclose the mortgage, the Court held in the case of Bachrach Motor Co., Inc. v. Esteban
Icarangal, et al. that a rule which would authorize the plaintiff to bring a personal action
against the debtor and simultaneously or successively another action against the
mortgaged property, would result not only in multiplicity of suits so offensive to justice
and obnoxious to law and equity, but also in subjecting the defendant to the vexation of
being sued in the place of his residence or of the residence of the plaintiff, and then again
in the place where the property lies. 3 6 Hence, a remedy is deemed chosen upon the ling
of the suit for collection or upon the ling of the complaint in an action for foreclosure of
mortgage, pursuant to the provisions of Rule 68 of the Rules of Court. 3 7 As to extrajudicial
foreclosure, such remedy is deemed elected by the mortgage creditor upon ling of the
petition not with any court of justice but with the o ce of the sheriff of the province where
the sale is to be made, in accordance with the provisions of Act No. 3135, as amended by
Act No. 4118. 3 8

Records show that the complaint for a sum of money was led with the RTC on
November 5, 1992. On the other hand, there is no direct evidence to show when
respondent bank led a petition with the provincial sheriff of Cebu for the extrajudicial
foreclosure of the mortgaged properties. The petition for extrajudicial foreclosure of the
mortgaged properties was not presented in evidence. What appears on record is that the
auction sale of the foreclosed properties was conducted on November 17, 1992. However,
as mentioned earlier, the remedy of extrajudicial foreclosure is deemed chosen not on the
date of foreclosure sale but upon the ling of the petition for foreclosure with the o ce of
the sheriff of the province where the sale is to be made. Hence, for purposes of
determining which remedy was rst elected — the personal action for debt or the real
action for foreclosure — there is a need to determine when the respondent bank led a
petition for extrajudicial foreclosure. STHDAc

The Certi cate of Sale executed by the Ex-O cio Provincial Sheriff indicates that the
extrajudicial foreclosure sale was conducted on November 17, 1992. 3 9 In the absence of
evidence to the contrary, the Court presumes that the sheriff regularly performed his
duties and that the ordinary course of business had been followed in the conduct of the
auction sale. 4 0 Section 3 of Act No. 3135, as amended by Act No. 4118 provides:
Sec. 3. Notice shall be given by posting notices of the sale for
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 not less than twenty days in at least three public places of the municipality or
city where the property is situated and if such property is worth more than four
hundred pesos, such notice shall also be published once a week for at least three
consecutive weeks in a newspaper of general circulation in the municipality or
city. (Emphasis supplied)

Hence, it is reasonable to assume that the requirements regarding notice and

publication prior to the conduct of the sale have been complied with. Going back 20
days from November 17, 1992, which was the date the auction sale was conducted, the
petition for extrajudicial foreclosure could have been led by respondent bank not later
than October 27, 1992. Considering that the complaint for a sum of money was only
led on November 5, 1992, the only conclusion that can be arrived at is that respondent
bank rst elected to avail of the remedy of extrajudicial foreclosure. Thus, by availing of
such remedy it is deemed to have waived its right to file an ordinary case for collection.
The question that remains then is: may the complaint for a sum of money led by
respondent bank be considered as a suit for the recovery of de ciency in petitioners'
obligation?
The Court rules in the negative.
It is undisputed that the suit led by respondent bank with the trial court was a
personal action for the collection of a sum of money. The complaint was premised on the
refusal of herein petitioners' buyers to pay and accept the value of the drafts or bills of
exchange and the subsequent failure of petitioners to answer for the value of the said
drafts plus interest upon notice and demand sent by respondent bank. There was no
mention, either in the body of the complaint or in the prayer, for the recovery of the balance
of petitioners' obligations which were not covered by the foreclosure sale. In fact, the
foreclosure sale was not even mentioned. In other words, in ling the complaint with the
RTC, respondent bank was not suing for any de ciency. Understandably, the respondent
bank could not have claimed such de ciency because, as correctly observed by
petitioners, at the time of the ling of the complaint on November 5, 1992, the foreclosure
sale is yet to be conducted. Hence, the complaint cannot, in any way, be construed as an
action for the recovery of de ciency in petitioners' obligation. It is actually an ordinary
action for collection which is barred by reason of respondent's prior election of the remedy
of foreclosure. Thus, the Court is left with no recourse but to sustain the dismissal of the
complaint by the RTC subject to the right of Metrobank to recover the alleged de ciency,
as will be discussed forthwith. It must be emphasized that as aptly observed by
petitioners, Metrobank did not amend its complaint accordingly.
Given the fact that the proceeds of the auction sale were not su cient to answer for
the entire obligation of petitioners to respondent bank, the latter still has the right to
recover the balance due it after applying the proceeds of the sale. We agree with the CA
that where the mortgage creditor chooses the remedy of foreclosure and the proceeds of
the foreclosure sale are insu cient to cover the debt, the mortgagee is entitled to claim
the de ciency from the debtor. 4 1 The law gives the mortgagee the right to claim for the
de ciency resulting from the price obtained in the sale of the property at public auction
and the outstanding obligation at the time of the foreclosure proceedings. 4 2 This rule is
based on the principle earlier mentioned that the mortgage is only a security and not a
satisfaction of the mortgagor's entire obligation. Moreover, unlike in pledge 4 3 and chattel
mortgage on a thing sold on installment, 4 4 where the Civil Code expressly forecloses the
right of creditors to sue for any de ciency resulting from the sale of the property given as
a security for the obligation, there is nothing in Act. No. 3135, 4 5 the law governing
CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 extrajudicial foreclosures, which expressly or impliedly prohibits the recovery of such
de ciency. If the legislature had intended to deny the creditor the right to sue for any
de ciency resulting from the foreclosure of a security given to guarantee an obligation, the
law would expressly so provide. 4 6 Absent such a provision in Act. No. 3135, as amended,
the creditor is not precluded from taking action to recover any unpaid balance on the
principal obligation simply because he chose to extrajudicially foreclose the real estate
mortgage. 4 7 Hence, in the present case, the Court's dismissal of the complaint should be
without prejudice to the ling of another action for the recovery of the balance left in
petitioners' obligation after the foreclosure sale of the mortgaged properties. IcaHCS

The CA or this Court has no jurisdiction to rule on the amount of de ciency that is
yet to be claimed and proved in the proper forum by Metrobank.
WHEREFORE, the petition is partially GRANTED. The assailed Decision and
Resolution of the Court of Appeals in CA-G.R. CV No. 48320 are REVERSED and SET ASIDE.
The Decision of the Regional Trial Court of Cebu, Branch 8 in Civil Case No. CEB-13156 is
REINSTATED with MODIFICATION to the effect that the portion of the RTC Decision,
declaring that "all obligations of defendants to plaintiffs incurred by the former either as
principal, surety or guarantor, which matured and had become due and demandable on the
date of the foreclosure of the Real Estate Mortgage are considered fully paid by the
mortgage security", is DELETED subject to the right of Metropolitan Bank and Trust Co.,
Inc. to recover the amount of deficiency in a proper action in the proper court.
No pronouncement as to cost.
SO ORDERED.
Panganiban, C.J., Ynares-Santiago, Callejo, Sr. and Chico-Nazario, JJ., concur.

Footnotes

1. Penned by Justice Artemon D. Luna (now retired) and concurred in by Justices Delilah
Vidallon-Magtolis (now retired) and Rodrigo V. Cosico.
2. Penned by Judge Victorino U. Montecillo.

3. CA rollo, p. 142.

4. Exhibit "UUUU", records, p. 287; TSN, September 24, 1993, p. 7.

5. Exhibit "GGGG", records, p. 105/Exhibit "2", records, p. 315; "UUUU-1-A", records, p. 287.

6. Exhibit "UUUU", records, p. 287.

7. Exhibit "VVVV", records, p. 288.

8. Exhibit "WWWW", records, p. 291.

9. Exhibit "YYYY", records, p. 296.

10. Exhibits "D", "K", "R", "Y", "FF", "MM", "TT", "AAA", "HHH", "OOO", "VVV", "CCCC", "JJJJ",
records, pp. 24, 31, 38, 45, 52, 59, 66, 73, 80, 87, 94, 101, 108.

11. Exhibits "F", "M", "T", "AA", "HH", "OO", "VV", "CCC", "JJJ", "QQQ", "XXX", records, pp. 26, 33,
40, 47, 54, 61, 68, 75, 82, 89, 96.

CD Technologies Asia, Inc. © 2019 cdasiaonline.com

 12. Exhibit "FFFF", records, p. 104.
13. Exhibit "ZZZZ", records, p. 300.

14. Records, p. 1.
15. Id. at 120.
16. Id. at 191.
17. Id. at 389.
18. CA rollo, p. 103.

19. Id. at 142.

20. Rollo, pp. 13-14.
21. Exhibit "UUUU", records, p. 287.

22. Exhibit "XXXX", records, p. 295.

23. Records, pp. 385-386.

24. G.R. No. 51768, September 14, 1990, 189 SCRA 612, 617.
25. Philippine Bank of Commerce v. De Vera, 116 Phil. 1326, 1329 (1962).
26. Ong v. Philippine Commercial International Bank, G.R. No. 160466, January 17, 2005,
448 SCRA 705, 709.

27. Id.
28. International Finance Corporation v. Imperial Textile Mills Inc., G.R. No. 160324,
November 15, 2005, 475 SCRA 149, 160.

29. Id. at 161.

30. Twin Towers Condominium Corporation v. Court of Appeals, et al., 446 Phil. 280, 312
(2003).

31. Id. at 312-313.

32. Exhibit "GGGG", records, p. 105.

33. Exhibits "E", "L", "S", "Z", "GG", "NN", "UU", "BBB", "III", "PPP", "WWW", "DDDD", records, pp.
25, 32, 39, 46, 53, 60, 67, 74, 81, 88, 95, 102.
34. Bank of America NT & SA v. American Realty Corporation and Court of Appeals, 378
Phil. 1279, 1290-1291, (1999), 321 SCRA 659, 668.

35. Id.
36. 68 Phil. 287, 294-295 (1939).

37. Bank of America NT & SA v. American Realty Corporation and Court of Appeals, supra.
38. Id. at 669.
39. Exhibit "ZZZZ", records, p. 300.

40. Sections 3 (m) and (q), Rule 131, Rules of Court.

CD Technologies Asia, Inc. © 2019 cdasiaonline.com
 41. Cuñada v. Drilon, G.R. No. 159118, June 28, 2004, 432 SCRA 618, 625.
42. Quirino Gonzales Logging Concessionaire v. Court of Appeals, 450 Phil. 218, 230
(2003), 402 SCRA 181, 190.

43. Article 2115. The sale of the thing pledged shall extinguish the principal obligation,
whether or not the proceeds of the sale are equal to the amount of the principal
obligation, interest and expenses in a proper case. If the price of the sale is more than
said amount, the debtor shall not be entitled to the excess, unless it is otherwise agreed.
If the price of the sale is less, neither shall the creditor be entitled to recover the
deficiency, notwithstanding any stipulation to the contrary.

44. Article 1484. In a contract of sale of personal property the price of which is payable in
installments, the vendor may exercise any of the following remedies:

(1) Exact fulfillment of the obligation, should the vendee fail to pay;

(2) Cancel the sale, should the vendee's failure to pay cover two or more
installments;
(3) Foreclose the chattel mortgage on the thing sold, if one has been
constituted, should the vendee's failure to pay cover two or more
installments. In this case, he shall have no further action against the
purchaser to recover any unpaid balance of the price. Any agreement to the
contrary shall be void . (emphasis supplied).
45. An Act to Regulate the Sale of Property Under Special Powers Inserted In or Annexed to
Real Estate Mortgages

46. Cuñada v. Drilon, supra.

47. Id.

CD Technologies Asia, Inc. © 2019 cdasiaonline.com