Accordingly, she cannot claim that as a "beneficiary of the family home," her consent should be first secured for the mortgage or encumbrance to be valid. 64 Union Bank exercised the diligence required when it approved and extended the loan and mortgage agreement with Spouses Uy Contrary to Lani's claim, records show that Union Bank (then International Exchange Bank) appraised the subject property before approving Spouses Uy's loan. Union Bank surveyed the property to properly and completely assess its market value in relation to the credit line of Spouses Uy. Union Bank's Vice President Ma. Christina Macaren and Credit Appraisal Team Manager Andres B. Alcantara, Jr. corroborated that based on their records, there was a complete appraisal of the collateral property. This means that the entirety of the collateral, i.e. , the lot, as well as the building constructed thereon, including the foundation, roofing, walls, flooring finishes, ceilings, windows, doors, and number of rooms, were reported and noted. They accounted for this in the following manner: Q16: In these instances when you were refused entry, what does the appraisal procedure tell you to do? A16: I conduct appraisal of the lot only and note in my report that a partial appraisal was made and the fact that I was refused entry into the premises by the owner and/or occupant and the reason for the refusal. Q17: In the instances when you [were] allowed entry to do the appraisal, what kind of report would you submit? A17: It would be a complete appraisal report of both the land and improvement and noting thereon the fair market value of the lot and improvement less applicable depreciation and it would be based on the materials used for the foundation, columns and beams, roofing, walls, flooring finishes, partitions, ceiling, windows, doors, number of rooms, and number of toilets and baths. Q18: Would you be able to make this kind of a report if the owner/occupant [did] not allow you to enter the premises? A18: No, sir, and if I do make that kind of a report it would not be an accurate representation of the property's fair market value, which would affect the evaluation and approval of the applicant's loan. Q19: In your present capacity as Manager of the Credit Appraisal Team, did you examine the records pertinent to this case prior to coming here to prepare your judicial affidavit? A19: Yes, sir. Q20: In your examination of the records, did you come across any reference to an objection or refusal by the owner and/or occupant of the subject property of the plaintiff herself to conduct an appraisal of the subject property? A20:None, sir. Q21: Why do you say that? A21: The records show that the subject property was offered as collateral for the renewal of the omnibus line of the defendant spouses Uy in November 1998 and a fair market value was recorded on the lot and improvement. Q22: What is the significant or the recorded fair market value of the lot and improvement? A22: It means that th