FACTS:

Juanito Rodriguez owned a five-door apartment in Makati City. He executed a "Huling Habilin at Testamento" allocating specific apartments to his live-in partner and his children. However, Juanito later executed a Deed of Absolute Sale of the property in favor of petitioner. Petitioner filed a complaint for unlawful detainer against the respondents, alleging that she is the lawful owner of the property and that the respondents unlawfully leased the units to others. Respondents claimed ownership based on succession and filed a separate case to assail the validity of the sale. The MTC dismissed petitioner's complaint, while the RTC reversed the decision. The Court of Appeals reinstated the MTC's decision, prompting petitioner to file a petition for review.

ISSUES:

1. Whether the question of ownership can be raised in an ejectment case.

2. Whether petitioner, as the registered owner of the subject property, has the right of possession.

RULING:

1. The Court of Appeals held that the question of ownership can be raised in an ejectment case since the issue of possession cannot be resolved without deciding the issue of ownership.

2. The Court of Appeals reinstated the decision of the Metropolitan Trial Court dismissing petitioner's complaint for unlawful detainer, ruling that the respondents, as heirs of Juanito Rodriguez, have ownership rights over the subject property based on the "Huling Habilin at Testamento".

PRINCIPLES:

• The certificate of title is a conclusive evidence of ownership of the land described therein unless and until it has been annulled by a court of competent jurisdiction.

• In an ejectment case, the issue of ownership can be raised if it is intertwined with the issue of possession, as the resolution of ownership would affect the adjudication on ownership itself.