JT is a non-stock, non-profit religious educational institution and the registered owner of a parcel of land and the building. On November 10, 1998 , spouses R and L sold the real properties, a Wrangler jeep, and other personal properties in favor of S. On the same date, a Deed of Absolute Sale and a Deed of Sale of Motor Vehicle were executed in favor of S. Spouses R and L were members of JT's board of trustees at the time of sale. On December 7, 1998, TCT No. T-25334 was cancelled and TCT No. T-260527 was issued in the name of S. On December 8, 1998, JT filed an action for the Cancellation of Sales and Damages against S and spouses R and L. JT alleged that spouses R and L sold its properties without the requisite authority from the Board of Directors. Spouses R and L claimed that JT authorized them to sell the parcel of land. They asserted that a majority of the Board of Trustees approved the resolution. They maintained that the actual members of the Board of Trustees consist of five members issued a certification dated February 20, 1998 authorizing spouses R and L to act on JT's behalf. Was there a contract of agency to sell the real properties between JT and spouse R and L.