Professional Documents
Culture Documents
1. 1. Explain the "after- After-incurred-obligation clause in a real estate mortgage is a valid stipulation. Art. 2091 of the Civil Code
incurred-obligation" provides that a pledge or a mortgage may secure "any obligations".
clause in a Real Estate
Mortgage, taking into Prudential Bank v. Alviar provides judicial confirmation that "after-incurred-obligation" clause is valid.
account Prudential Moreover, Prudential Bank elaborated on a more deeper issue which is the coverage of the dragnet clause.
Bank v. Alviar. This is a situation wherein a debtor executed a real estate mortgage with a dragnet clause and then
afterwards incur a subsequent obligation which is secured by a different security.
This clause is entered into by the parties in anticipation of or in contemplation of future dealings with the
mortgagee such that it promotes efficiency and convenience for the parties. With this clause, the parties are
able to save on time, travel, lending costs, etc. This blanket mortgage clause which cover after-incurred
obligations is valid and binding upon/between the parties, so long as the mortgage deed clearly shows that
such was the intention of the parties.
The Supreme Court ruled, drawing heavily on American jurisprudence, that the creditor cannot foreclose
directly the mortgage with dragnet clause but must foreclose first the subsequent security in case of default of
the second obligation. The mortgage would answer only for the deficiency if any. This is the principle of
"reliance of the security" test. This means that a dragnet clause is a continuing offer of the debtor/mortgagor
to the creditor. Thus, if the debtor incurs a subsequent obligation and the creditor requires a separate
security, the offer is rejected.
2. 2. What is "due entity's documents, records, books and state of its assets and liabilities to ascertain the value of the entity as
diligence" close as possible to its real value within the time given for the due diligence examination.
investigation?
There are two types of due diligence
1) Acquisition Due Diligence - this is done to determine the valuation of a company sought to be acquired
2) Prospectus Due Diligence - this is done in connection with securities offerings. This refers to the registration
requirement with the SEC where no material omission of facts is made. The underwriter's due diligence is not
a complete defense but can be considered as a mitigating circumstance.
Sec. 12 of the Securitization Act requires the transfer of assets from the seller to the SPE to be a "true sale". The
reason behind this is 1) if the sale is irrevocable and without recourse, the assets are protected beyond the reach
of the creditors of the originator in case the latter turns bankrupt. Thus, the cash flow of payments would not be
impeded. It is of note that per Sec. 3 definition, the payment of the ABS depends upon the cash flow 2) It would be
beneficial to the originator, which is usually a bank, in reducing regulatory costs. A true sale means it is off its
balance sheet which usually results to less reserve requirements to back the receivables.
4. 4. What is project Project financing is the financing of an economic asset that is capable of generating sufficient cash flow to
financing? conservatively cover operating costs and debt servicing over a reasonable length of time which is less than the
economic life of the asset. What happens in a project financing is that one or more sponsors form a Special Purpose
Vehicle (which can be a stock corporation, joint venture, or limited partnership) and they put up the necessary
equity capital. If the equity capital is not enough, it will be funded through loans secured by a mortgage of the
assets of the SPV and a pledge of the equity holdings of the sponsors.
After gathering or obtaining the necessary capital, the SPV proceeds to build the project and then
operates/transfers/leases depending on the agreement. The income derived from the project is made subject to a
trust retention agreement. The lenders then designate a trustee who will execute a mortgage trust indenture
which will hold the assets of the project for the lenders. Usually an operation and management agreement is
executed in order for the project to be run by professionals. There is also an off-taker, one that buys the
product/service project.
Payments made are given to the trustee. The income is secured with the SPV entering into a regime of lender
controlled cash waterfall wherein the trustee maintains a main account and from which payments are made for
operating costs, taxes and debt servicing.
5. 5. What are Derivatives are financial instruments whose value is derived from the price of another asset such as equity
derivatives? What securities, fixed income securities, foreign currencies and commodities. Derivatives are devices to manage
does ISDA stand for? exposure of risk in relation to the underlying asset.
2) Forward - contract to buy or sell an asset or commodity at a specified price on a future date. This instrument
protects the holder from the uncertainty of the price of the asset. There are three instances occurring with
regard to forwards
a. In the money - the holder made the right decision in entering into a forward contract
b. Out of the money - the holder is better off not exercising the option given and loses to the extent of the
premium paid
c. At the money - the holder is indifferent whether or not to exercise the option because the forward price is
equal with the spot price
3) Currency Swap - this involves simultaneous purchase and sale of foreign currencies between the same
parties
The ISDA Master Agreement is aimed at standardizing agreements related to derivative transactions.
6. 6. Company X borrowed P10 Million from Bank Y YES. The objection of Company X is justified.
and executed a pledge over certain shares of stock,
as well as Real Estate Mortgage in Bank Y's favor to Article 2115 of the Civil Code provides that the foreclosure of a pledge
secure the borrowing. Subsequently, Company X extinguishes the primary obligation. Thus, the pledgee cannot recover the
defaulted and Bank Y immediately foreclosed the shortfall. Stipulations to the contrary are void.
pledge. The net proceeds from the foreclosure sale
amounted to P7 Million. To recover the shortfall, Since the primary obligation (the loan contract) is extinguished, then the real
Bank Y moved to foreclose the REM, but Company estate mortgage is extinguished. Under the Civil Code, one of the essential
X objected. Is the objection justified? Explain. elements of a valid mortgage is that it must secure a primary obligation. It being
merely an accessory contract, it cannot stand without a principal obligation.
7. 7. Explain the significance of Ng. v People in trust The judicial pronouncement in Ng v. People effectively abandoned the
receipt transactions. doctrine provided in Allied Banking v. Ordonez although there was no explicit
mention of the Allied Banking Case.
The rule prior to the ruling in Ng v. People was that goods not intended for sale
may be a subject matter of a trust receipt transaction. The Supreme Court in
Allied Banking ruled that the penal provisions relating to violations of the trust
receipts law is not limited to goods acquired to be sold or those which form part
of the goods ultimately to be sold BUT ALSO to goods acquired in relation to the
equipment and machineries used to produce the goods.
With the ruling in Ng v. People, the Supreme Court limited the trust receipt
transactions to goods for sale or goods intended for sale. The Court referred to
the whereas clauses of PD 115. Such ruling was sensitive to the definition of a
trust receipt which is a transaction entered into by the entruster and the
entrustee whereby the entruster who owns or holds absolute title to the goods,
documents or instruments surrenders possession to the entrustee upon the
latter's execution of a trust receipt and whereby the entrustee obligates
himself to sell or otherwise dispose of the goods, documents and instruments
and to deliver the proceeds to the extent of the amount owing to the entruster.
8. 8. Can chattel mortgages cover after-incurred As a rule, a chattel mortgage only cover obligations existing at the time the deed
obligations? of chattel mortgage is executed. Hence, it does not cover after-incurred
obligations. The case of Acme Shoe v. CA has held that chattel mortgages can
only cover obligations existing at the time the chattel mortgage was constituted.
However, the parties may stipulate in the chattel mortgage deed that they
agree that after-incurred obligations be made subject to the chattel mortgage.
But until the original chattel mortgage is amended or a new one is constituted,
the security will not cover after-incurred obligations.
9. 9. What is the In an extrajudicial foreclosure of a real estate mortgage, the mortgagor is allowed to redeem the property mortgaged
redemption within 1 year from the date of the registration of the foreclosure sale in the Registry of Deeds. However, there is an
period in an exemption to this rule. If the mortgagor is a juridical entity and the mortgagee is a bank, Sec. 47 of the General
extrajudicial Banking Law shortens the redemption period. In that case, the mortgagor may redeem the property until, but not
foreclosure of a before the registration of the foreclosure sale in the Registry of Deeds or upon the lapse of 3 months from the
Real Estate extrajudicial foreclosure, whichever comes first.
Mortgage?
However, if the mortgagee is a foreign bank, it cannot avail of the shortened period because RA 133 states that
foreign banks can only foreclose through judicial foreclosure.
10. 10. The SRC is a Sec. 2 of the SRC provides that the policy of the law is full disclosure. Logically, the law substitutes the principle of full
"truth-in- disclosure with that of the principle of caveat emptor. This cornerstone principle is implemented in Secs. 8, 9, and 10.
securities law".
Why? Sec. 8 requires a registration statement duly filed and approved by the SEC before securities are sold, or offered for
sale or distribution within the Philippines. The purpose of the law is to remove the asymmetry of information and to
allow investors to be properly guided and informed. There are exemptions provided by the law: 1) exempt
securities (sec. 9) and 2) exempt transactions. Registration statements are dispensed with in Sec. 9 either because
the issuer is creditworthy (ex. the government) or it is already subject to a different regulatory mechanism (ex.
securities under the regulation of the Insurance Commission)
The registration requirement which is the core of the disclosure principle is further reinforced by Sec. 56 of the SRC
which subjects to liability certain individuals responsible for any misrepresentation in the registration statement.
And to add teeth to this provision, Sec. 56(1) has only 2 defenses: knowledge and prescription. The abovementioned
provisions show the salient features of the SRC as a "truth-in-securities law"
ALTERNATIVE ANSWER
The SRC is a "truth-in-securities law" because it requires that all sale and transfer of securities must be recorded in
the SEC. This registration is in consonance with the full and fair disclosure policy we follow. This helps investors to
properly know the security they wish to purchase. This also protects investors from fraud.
When the asset is built, all payments or funds generated by the asset will be deposited to a main
account. Under this main account, sub-accounts are also established pertaining to the different
obligations incurred by building the asset. Common sub-accounts are: loans/debt servicing,
operation costs, SPV's profits, interest payments, etc. The funds deposited to the main account which
will subsequently be trickled down and be applied to the sub-accounts. This is what is called the
"cash-waterfall" mechanism. It is the way the payments are applied "automatically" to the different
subaccounts after the funds are deposited in the main account.
12. 12. Explain the significance of Article 1279 of the Civil Code enumerates the elements of a legal compensation
Traders Royal Bank v. 1) that they are reciprocally creditors and debtors of each other
Castanares in conventional 2) that the debt involves money, or if it is a fungible thing, it is of the same kind
compensation 3) debt is due and demandable
4) debt is liquidated
A conventional compensation allows the set-off of 2 obligations despite the absence of the third
requisite in Art. 1279 in accordance with Art. 1282 of the Civil Code. The case of Royal Bank v.
Castanares enunciates that there can be conventional compensation as long as the parties can freely
dispose the credit and that they agree to extinguish the credit. It is also essential that the parties are
mutual creditors and debtors of each other.
13. 13. Explain the practical The general rule in chattel mortgages is that the provisions on after-incurred obligations are null and
significance of including an void as they are contradicting with the statement in the Affidavit of Good Faith accomplished when
"after-incurred obligation" executing a chattel mortgage. This can be seen in the ruling of the Supreme Court in the case of
clause in a chattel mortgage, Acme Shoe, Rubber, Inc.
despite the Affidavit of Good
Faith which contemplates However, the Supreme Court also stated that the practical significance of including an "after-
present or current incurred-obligation" clause in a chattel mortgage is that such clause can be used as evidence to
obligations. compel the mortgagor to reform the previous chattel mortgage to cover the new obligation or to
compel the mortgagor to create a new chattel mortgage securing the new obligation with the
property under the old chattel mortgage
Note that until and unless such reform or creation has been effected, the mortgagee has no cause of
action over the property covered by the chattel mortgage. Also, no preferential right is given to the
mortgage until such reform or creation.
14. 14. When Raymond's loan was not paid on time, Reliable Bank Raymond has the right to redeem the property. Sec. 47 of the
extrajudicially foreclosed the real estate mortgage securing his General Banking Law provides that the right of redemption may
loan. After five months from the registration of the certificate be exercised within 1 yr from the registration of the certificate of
of sale, Raymond contacted Reliable Bank to redeem the sale.
property, but Reliable Bank advised him that he could no
longer do so because his up-to-three-months' right of It is true that Sec. 47 provides that in case the mortgagor is a
redemption had already elapsed. Is Reliable Bank right? juridical person and the mortgagee is a bank, the 1 year duration
is reduced to 3 months from the sale but not after the registration
of certificate of sale. This part of the provision is inapplicable to
Raymond who happens to be a natural person.
15. 15. What is a comfort letter? Why is this resorted to in lieu of a A comfort letter is a letter by the parent company to a lender for
guarantee? the purpose of inducing the latter to extend credit
accommodations with the subsidiary of the former. It is not a
guaranty and is not intended to be legally binding. The parent
company relays its intention to maintain the fiscal integrity of the
subsidiary. Comfort letters are also known as keep well letter,
letter of awareness.