UST Golden Notes Sales 2011

SALES
SALES
ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS
VICE CHAIRS FOR ACADEMICS: KAREN JOY G. SABUGO & JOHN HENRY C. MENDOZA 229
VICE CHAIR FOR ADMINISTRATION AND FINANCE: JEANELLE C. LEE Facultad de Derecho Civil
VICE CHAIRS FOR LAY‐OUT AND DESIGN: EARL LOUIE M. MASACAYAN & THEENA C. MARTINEZ
UST GOLDEN NOTES 2011
b. Rescissible
Q: What is a sale? c. Voidable
d. Unenforceable
A: Sale is a contract where one party (seller) e. Void
obligates himself to transfer the ownership of and 5. Legality of the object:
to deliver a determinate thing, while the other a. Licit object
party (buyer) obligates himself to pay for said thing b. Illicit object
a price certain in money or its equivalent. 6. Presence or absence of conditions:
(Tolentino, p.1, 2000 ed.) a. Absolute
b. Conditional
I. INTRODUCTION 7. Wholesale or retail:
a. Wholesale
A. DEFINITION OF THE CONTRACT OF SALE b. Retail
8. Proximate inducement for the sale:
Q: What is a contract of sale? a. Sale by description
b. Sale by sample
A: By the contract of sale, one of the contracting c. Sale by description and sample
parties obligates himself to transfer the ownership 9. When the price is tendered:
of and to deliver a determinate thing, and the a. Cash sale
other to pay therefor a price certain in b. Sale on installment plan
money or its equivalent. (Art. 1458, NCC)
AS TO PRESENCEOR ABSENCE OF CONDITION
KINDS OF SALES
ABSOLUTE SALE
Q: What are the different kinds of sales?
Q: When is a sale absolute?
A: As to:
1. Nature of the subject matter:
a. Sale of real property; A: The sale is absolute where the sale is not subject
b. Sale of personal property to any condition whatsoever and where the title
2. Value of the things exchanged: passes to the buyer upon delivery of the thing sold.
a. Commutative sale; (De Leon, p. 15)
b. Aleatory sale
3. Whether the object is tangible or Q: When is a deed of sale considered absolute in
intangible: nature?
a. Sale of property (tangible
or corporeal); A: A deed of sale is considered absolute in nature
where there is neither a stipulation in the deed
Note: A tangible object is also called that title to the property sold is reserved in the
chose in possession seller until the full payment of the price, nor one
giving the vendor the right to unilaterally resolve
b. Sale of a right (assignment of a the contract the moment the buyer fails to pay
right, or a credit or other within a fixed period.
intangibles such as copyright,
trademark, or good will); CONDITIONAL SALE
Note: An intangible object is a Q: When is a sale conditional?

chose in action.
A: It is conditional where the sale contemplates a
contingency, and in general, where the contract is
4. Validity or defect of the transaction:
subject to certain conditions, usually in the case of
a. Valid
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CIVIL LAW TEAM:
ADVISER: ATTY. ELMER T. RABUYA; SUBJECT HEAD: ALFREDO B. DIMAFELIX II;
ASST. SUBJECT HEADS: KAREN FELIZ G. SUPNAD, LAMBERTO L. SANTOS III; MEMBERS: PAUL ELBERT E. AMON, ALSTON ANARNA, OZAN J.
FULLEROS, CECILIO M. JIMENO, JR., ISMAEL SARANGAYA, JR.; CONTRIBUTORS: LOISE RAE G. NAVAL, MONICA JUCOM
SALES
the vendee, the full payment of the agreed
purchase price and in the case of the vendor, the
fulfillment of certain warranties. (De Leon, p. 15)
CONDITIONAL SALE ABSOLUTE SALE

One where the title to
One where the seller is the property is not
granted the right to reserved to the seller or
unilaterally rescind the if the seller is not
contract predicated on granted the right to
the fulfillment or non‐ rescind the contract
fulfillment, as the case based on the fulfillment
may be, of the or non‐fulfillment, as the
prescribed condition. case may be, of the
prescribed condition.
Contracts, first the
contract to sell (which is
conditional or
preparatory sale) and
Contract executed
second, the final deed of
between the seller and
sale or the principal
the buyer
contract which is
executed after full
payment of the purchase
price
Q: Distinguish a conditional sale from an absolute
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CIVIL LAW TEAM:
SALES
sale
A:
B. ESSENTIAL REQUISITES OF A CONTRACT OF
SALE
Q: What are the elements of a contract of sale?
A: ANE
1. Accidental elements – dependent on
parties’ stipulations; Examples: a.
Conditions
b. Interest
c. time & place of payment
d. penalty
2. Natural elements – those that are

inherent even in absence of contrary
provision. E.g. warranties
3. Essential elements – for validity:

a. Consent
b. Determinate subject matter
Q: What is the effect of the non‐performance of c. Consideration
the condition or if the condition did not take
place? Q: What is the effect and/or consequence of the
absence of consent of the owner in a contract of
A: Where the obligation of either party to a sale of said property?
contract of sale is subject to any condition which is
not performed, such party may refuse to proceed A: The contract of sale is void. One of the essential
with the contract or he may waive performance of requirements of a valid contract of sale
the condition. Unlike in a nonfulfillment of a is the consent of the owner of the property.
warranty which would constitute a breach of the
contract, the non‐happening of the condition, FORMALITIES REQUIRED
although it may extinguish the obligation upon
which it is based, generally does Q: Is there a formal requirement for the validity
not amount to a breach of a contract of sale. of a contract of sale?
Q: In a sale with assumption of mortgage, is the A:

assumption of mortgage a condition without GR: No form is required. It is a consensual
which there will be no perfected contract of contract. (Pineda, p. 78)
sale?
XPN: Under Statute of Frauds, the following
A: Yes. In sales with assumption of mortgage, the contracts must be in writing; otherwise, they
assumption of mortgage is a condition to the shall be unenforceable:
seller’s consent so that without approval by the 1. Sale of personal property at a price not
mortgagee, no sale is perfected (Ramos v. Court less than P500;
of Appeals, G.R. No. 108294 Sept. 15, 1997) 2. Sale of a real property or an interest
therein;
3. Sale of property not to be performed
within a year from the date thereof;
4. When an applicable statute requires that
the contract of sale be in a certain
form. (Art. 1403, par.2)
Note: Statute of Frauds applies only to executory

contracts but not to partially executed contracts.
(Pineda, p.81)
OFFER IS
FLOATED RULE
AND IT IS:
Prior to acceptance, may be
Offer is withdrawn at will by offeror but no
floated authority to modify it
Must be accepted within the

period, otherwise, extinguished at
the end of period and may be
With a period withdrawn at will
by offeror but must not be
arbitrary, otherwise, liable for
damages
With a Extinguished by happening/
condition nonhappening of condition
without Continues to be valid depending

period/ upon circumstances of time, place
condition and
person
With a
counteroffer Original offer is extinguished
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CIVIL LAW TEAM:
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Q: Are there instances where the Statute of
Frauds is not essential for the validity of a A: It is a preparatory contract in which one party
contract of sale? grants to another, for a fixed period and at a
determined price, the privilege to buy or sell, or to
A: Yes. decide whether or not to enter into a principal
1. When there is a note or memorandum in contract. It binds the party who has given the
writing and subscribed to by the party or option not to enter into the principal contract with
his agent (contains essential terms of the any other person during the period designated,
contract); and within that period, to enter into such contract
2. When there has been partial with the one whom the option was granted, if the
performance/execution (seller delivers latter should decide to use the
with the intent to transfer title/receives option. It is a separate and distinct contract.
price);
3. When there has been failure to object to Note: If the option is perfected, it does not result in
presentation of evidence aliunde as to the perfection or consummation of the sale. (Diaz,
the existence of a contract without being p.7)
in writing and which is covered by the
Statute of Frauds; Q: What is the period within which to exercise the
4. When sales are effected through option?
electronic commerce. (Villanueva, p. 92)
A:
C. STAGES OF A CONTRACT OF SALE 1. Within the term stipulated
2. If there is no stipulation, the court may
Q: What are the 3 stages involved in the fix the term
formation of a contract of sale?
Notes: An action for specific performance to enforce
the option to purchase must be filed within 10 years
A:
from the time the cause of action accrues.
1. Negotiation/ Policitation
2. Perfection The implied renewal of the lease on a month‐
3. Consummation tomonth basis did not have the effect of extending
the life of the option to purchase which expired at the
1. NEGOTIATION/PREPARATORY A. OFFER end of the original lease period. The lessor is correct
in refusing to sell on the ground that the option had
Q: What are the rules in the conception stage expired. (2001 Bar Question)
about the offer?
Q: How is an option exercised?
A:
B. OPTION CONTRACT A: A notice of acceptance must be communicated
to offeror even without actual payment as long as
Q: What is an option contract?
A: A contract granting a privilege in one person, for

which he has paid a consideration, which gives him
the right to buy certain merchandise or specified
property, from another person, at anytime within
the agreed period, at a fixed price. Note:
Consideration in an option contract may be anything
or undertaking of value, unlike in sale where it must
be a price certain in money.
Q: What is the nature of an option contract?
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SALES
payment is delivered in the consummation stage.
Q: What is the effect of a separate consideration Note: A deed of sale executed in favor of a 3rd party
in an option contract? who cannot be deemed a purchaser in good faith, and
which is in violation of the right of first refusal granted
A: to the optionee is valid but rescissible. (Arts. 1380,
1. With separate consideration: 1381 [1])
a. Contract is valid
b. Offeror cannot withdraw
offer until after expiration of
the option Q: NDC and Firestone entered into a contract of
c. Is subject to rescission & damages lease wherein it is stipulated that Firestone has
but not specific performance the right of first refusal to purchase the leased
property "should lessor NDC decide to sell the
2. Without separate consideration: same”. After the rumor that NDC will transfer the
a. the option contract is not deemed lot to PUP, Firestone instituted an action for
perfected specific performance to compel NDC to sell the
b. offer may be withdrawn at any time property in its favor. PUP moved to intervene
prior to acceptance arguing that the Memorandum issued by then
President Aquino ordered the transfer of the
Note: However, even though the option was not whole NDC compound to the Government, which
supported by a consideration, the moment it was in turn would convey it in favor of PUP.
accepted, contract of sale is perfected. (Art. 1324) Can Firestone exercise its right of first refusal?
Q: What is the effect of acceptance and A: Yes. It is a settled principle in civil law that when
withdrawal of the offer? a lease contract contains a right of first refusal, the
lessor is under a legal duty to the lessee not to sell
A: If the offer had already been accepted and such to anybody at any price until after he has made an
acceptance has been communicated to before the offer to sell to the latter at a certain price and the
withdrawal is communicated, the acceptance lessee has failed to accept it. The lessee has a right
creates a perfected contract, even if that the lessor's first offer shall be in his favor.
no consideration was as yet paid for the option. (PUP v. CA, G.R. No. 143513,
Nov. 14, 2001)
In which case, if the offeror does not perform his
obligations under the perfected contract, he shall Q: In a 20‐year lease contract over a building, the
be liable for all consequences arising from the lessee is expressly granted a right of first refusal
breach thereof based on any of the available should the lessor decide to sell both the land and
remedies such as specific performance, or building. However, the lessor sold the property to
rescission with damages in both cases. a third person who knew about the lease and in
fact agreed to respect it.
C. RIGHT OF FIRST REFUSAL Consequently, the lessee brings an action against
both the lessor‐seller and the buyer (a) to rescind
Q: What is the right of first refusal? the sale and (b) to compel specific performance
of his right of first refusal in the sense that the
A: It is a right of first priority, all things and lessor should be ordered to execute a deed of
conditions being equal; identity of the terms and absolute sale in favor of the lessee at the same
conditions offered to the optionee and all other price. The defendants contend that the plaintiff
prospective buyers, with optionee to enjoy the can neither seek rescission of the sale nor compel
right of first priority. It creates a promise to enter specific performance of a "mere" right of first
into a contract of sale and it has no separate refusal.
consideration. Decide the case.
A:
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a. The action filed by the lessee, for both
rescission of the offending sale and
specific performance of the right of first
refusal which was violated, should
prosper. The ruling in (Equatorial Realty
Development, Inc. v. Mayfair Theater,
Inc., G.R. No. 106063, Nov. 21, 1996), a
case with similar facts, sustains both
rights of action because the buyer in the
subsequent sale knew the existence of
right of first refusal, hence, in bad faith.
b. The action to rescind the sale and to

compel the right of first refusal will not
prosper. (Ang Yu Asuncion v. CA, G.R.
No. 109125, Dec. 2, 1994). The court
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SALES
ruled that the right of first refusal is not A: Yes, the grant of such right must be clear and
founded upon a contract but on a express.
quasidelictual relationship covered by
the principles of human relations and
Note: It is applicable only to executory contracts and
unjust enrichment (Art 19, et seq. Civil
not to contracts which are totally or partially
Code). Hence, the only action that will performed.
prosper according to the Supreme Court
is an action for damages in a proper If a particular form is required under the Statute of
forum for the purpose. (1998 Bar Frauds: sale is valid & binding between the parties but
Question) not to 3rd persons.
Note: The offer of the person in whose favor the Q: May the right of first refusal be waived?
right of first refusal was given must conform with the
same terms and conditions as those given to the
offeree.
A: Yes. Like other rights, the right of first refusal
may be waived or when a party entered into a
Q: Andres leased his house to Iris for a period of
compromise agreement. (Diaz, p. 55)
2 years, at the rate of P25, 000 monthly, payable
annually in advance. The contract stipulated that Q: Differentiate an option contract from a right of
it may be renewed for another 2‐year period
first refusal.
upon mutual agreement of the parties. The
contract also granted Iris the right of first refusal A: An option contract is a preparatory contract in
to purchase the property at any time during the which one party grants to another, for a fixed
lease, if Andres decides to sell the property at the period and at a determined price, the privilege to
same price that the property is offered for sale to buy or sell, or to decide whether or not to enter
a third party. Twenty‐three months after into a principal contract. It binds the party who has
execution of the lease contract, Andres sold the given the option not to enter into the principal
house to his mother who is not a third party. Iris contract with any other person during the period
filed an action to rescind the sale and to compel designated, and within that period, to enter into
Andres to sell the property to her at the same such contract with the one whom the option was
price. Alternatively, she asked the court to extend granted, if the latter should decide to use the
the lease for another two years on the same option. It is a separate and distinct
terms. contract.
Q: Can Iris seek rescission of the sale of the

In a right of first refusal, while the object may be
property to Andres’ mother?
determinate, the exercise of the right would be
A: Iris can seek rescission because pursuant to dependent not only on the grantor’s eventual
Equatorial Realty Co. v. Mayfair Theater rescission intention to enter into a binding juridical relation
is a relief allowed for the protection of one of the with another but also on terms, including the
contracting parties and even third persons from all price, that are yet to be firmed up. (Diaz, p. 54)
injury and damage the contract of sale may cause
or the protection of some incompatible and OPTION RIGHT OF FIRST
preferred right. CONTRACT REFUSAL
Principal contract; Accessory; cannot stand
Q: Will the alternative prayer for extension of the stands on its own on its own
lease prosper? Needs separate Does not need separate
consideration consideration
A: No, the extension of the lease should be upon
There must be subject
the mutual agreement of the parties. (2008 Bar Subject matter & price
matter but price not
Question) must be valid
important
Q: Is it necessary that the right of first refusal be Not conditional Conditional
embodied in a written contract? Not subject to specific Subject to specific
performance performance
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D. POLICITATION/MUTUAL PROMISE TO BUY
AND SELL/ the first instance to private respondents' inability
to secure approval of their GSIS housing loans. As
Q: What is policitation? it were, petitioners and private respondents have
not hurdled the negotiation phase of a contract,
A: Policitation is defined as an unaccepted which is the period from the time the prospective
unilateral promise to buy or sell. This produces no contracting parties indicate interest on the
judicial effect and creates no legal bond. This is a contract to the time the contract comes into
mere offer, and has not yet been converted into a existence the perfection stage upon the
contract. It covers the period from the time the concurrence of the essential elements thereof.
prospective contracting parties indicate interest in (Sps. Raet & Sps. Mitra v. CA, G.R. No.
the contract to the time the contract is perfected. 128016, Sept. 17, 1998)
(Villanueva, p. 6).
Q: Severino executed two deeds when he sold his
Q: Is there a legal bond already created in the property to Henry so that Henry can obtain a loan
negotiation stage? with Philam Life. He also authorized Henry to file
an ejectment suit against the lessees and when
A: None. In negotiation (policitation) stage, the the prayer for ejectment was granted, Henry took
offer is floated as well as the acceptance. possession of the property. Severino now claims
ownership over the property claiming that the
2. PERFECTION sale is fictitious therefore there was no sale to
speak of. Is Severino’s contention correct?
Q: When is a contract of sale deemed perfected?
A: No. There is a perfected contract of sale due to

A:
the second deed of sale in this case. The basic
GR: It is deemed perfected at the moment
characteristic of an absolutely simulated or
there is meeting of minds upon the thing which
fictitious contract is that the apparent contract is
is the object of the contract and upon
not really desired or intended to produce legal
the price. (Art.1475, par.1)
effects or alter the juridical situation of the parties
in any way. However, in this case, the parties
XPN: When the sale is subject to a suspensive
already undertook certain acts which were
condition by virtue of law or stipulation.
directed towards fulfillment of their respective
covenants under the second deed, indicating that
Q: Spouses Raet and Mitra negotiated with Gatus
they intended to give effect to their agreement.
about the possibility of buying his rights to certain
Further, the fact that Severino executed the two
units at a subdivision developed by PhilVille for
deeds, primarily so that Henry could eject the
them to be qualified to obtain loans from GSIS.
tenant and enter into a loan/mortgage contract
They paid an amount for which Gatus issued
with Philam Life, is a strong indication that he
them receipts in her own name. GSIS disapproved
intended to transfer ownership of the property to
their loan application. Phil‐Ville advised them to
Henry. For why (Hernando R. Penalosa v. Severino
seek other sources of financing. In the meantime,
Santos, G.R. No. 133749, Aug. 23, 2001)
they were allowed to remain in the subject
premises. Is there a perfected and enforceable
contract of sale or at least an agreement to sell Q: What is the effect of Severino’s and Henry’s
over the disputed housing failure to appear before the notary public who
units? notarized the deed?
A: None. There was no contract of sale perfected A: None. The non‐appearance of the parties
between the private parties over the said before the notary public who notarized the deed
property, there being no meeting of the minds as does not necessarily nullify nor render the parties'
to terms, especially on the price thereof. At best, transaction void ab initio. Article 1358, NCC on the
only a proposed contract to sell obtained which necessity of a public document is only for
did not even ripen into a perfected contract due at convenience, not for validity or enforceability.
Where a contract is not in the form prescribed by
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CIVIL LAW TEAM:
SALES
law, the parties can merely compel each other to
observe that form, once the contract has been
perfected.
Note: Contracts are obligatory in whatever form they

may have been entered into, provided all essential
requisites are present. (Penalosa v. Santos, G.R. No.
133749, Aug. 23, 2001)
Q: When is an auction sale perfected?
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SALES
A: A sale by auction is perfected when the
auctioneer announces its perfection by the fall of
the hammer, or in other customary manner. (Art.
1476, par.2) D. OBLIGATIONS CREATED
Q: Does the seller have the right to bid in an OBLIGATIONS OF THE BUYER
auction sale?
Q: What are the obligations of the buyer?
A: Yes. The seller has the right to bid provided that
such right was reserved and notice was given to A:
that effect. (Pineda, p. 53) 1. Payment of the price
GR: Seller is not bound to deliver unless
Q: When is a sale of foreign exchange considered the purchase price is paid XPN: A period
perfected? of payment has been
fixed
A: A sale of foreign exchange is considered 2. Accept delivery of thing sold
perfected from the moment the Bangko Sentral ng 3. Pay for expenses of delivery
Pilipinas authorizes the purchase, even if the
foreign bank has not yet honored the letter of Note: A grace period granted the buyer in case of
credit. (Pacific Oxygen and Acetylene Co. v. Central failure to pay is a right not an obligation. Nonpayment
Bank, G.R. No. L‐21881, Mar. 1, 1968) would still generally require judicial or extrajudicial
demand before default can arise.
3. CONSUMMATION
Q: What are the other obligations of the buyer?
Q: How does the consummation stage in a
contract of sale take place? A:
1. To take care of the goods without the
A: It takes place by the delivery of the thing obligation to return, where the goods
together with the payment of the price. are delivered to the buyer and he
rightfully refuses to accept;
Q: A and PDS Development Corp. executed a
contract to sell a parcel of land. A died without Note: The goods in the buyer’s possession
having completed the installment on the are at the seller’s risk.
property. His heirs then took over the contract to
sell and assumed his obligations by paying the 2. To be liable as a depositary if he
selling price of the lot from their own funds, and voluntarily constituted himself as such;
completed the payment. To whom should the 3. To pay interest for the period between
final Deed of Absolute Sale be executed by PDS? delivery of the thing and the payment of
the price in the following cases:
A: Having stepped into the shoes of the deceased a. should it have been stipulated;
with respect to the said contract, and being the b. should the thing sold and delivered
ones who continued to pay the installments from produces fruits or income; or
their own funds, A’s heirs became the lawful c. should he be in default, from the
owners of the said lot in whose favor the deed of time of judicial or extra‐judicial
absolute sale should have been executed by demand for the payment of the
vendor PDS. (Dawson v. Register of Deeds of price.
Quezon City, G.R. No. 120600 Sept. 22, 1998)
OBLIGATIONS OF THE SELLER
Q: What are the obligations of the seller?
A: DDTWTP
1. Deliver the thing sold;
2. Deliver fruits & accessions/accessories
accruing from perfection of sale;
3. Transfer the ownership;
4. Warranties;
5. Take care of the thing, pending delivery,
with proper diligence;
6. Pay for the expenses of the deed of sale
unless there is a stipulation to the
contrary
SALE DONATION
Onerous Gratuitous/onerous
Consensual Formal contract
Law on Sales Law on Donation
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CIVIL LAW TEAM:
SALES
E. CHARACTERISTICS OF A CONTRACT OF SALE
Q: What are the characteristics of a contract of

sale?
A:
1. Consensual
2. Bilateral
3. GR: Commutative SALE BARTER
Consideration is giving Consideration is
XPN: Aleatory – In some contracts of of money as payment giving of a thing
sale, what one receives may in time be If consideration consists party in money & partly by
greater or smaller than what he has thing–look at manifest intention;
given. (Tolentino, p. 2, 2000 ed) If intention is not clear – Art. 1468
4. Principal Value of thing is equal Value of thing is more
5. Title and not a mode of acquiring or less than amount of than amount of money =
ownership money = Sale Barter
6. Onerous
Both are governed by law on sales
7. Reciprocal
2. Barter
8. Nominate
Q: Is a contract of sale identified as such based on

the nomenclature given to the contract by
SALE AGENCY TO SELL
the parties?
Agent not obliged to pay
A: No. Contracts are not defined by the parties but Buyer pays for price for price; must
by principles of law. To determine the nature of of object account for the
proceeds of the sale.
the contract, the courts are not bound by the
name or title given to it by the contracting parties. Principal remains the
It is the intention of the parties which controls. Buyer becomes owner even if the
owner of thing object delivered to
(Diaz, Law on Sales as expounded by
agent
Jurisprudence, 2006 ed., p.1)
Agent assumes no personal
Seller warrants liability as long as
Q: What are the factors to be considered in
within authority given
determining the nature of the contract?
A: May be revoked
Not unilaterally
1. Language of the contract unilaterally even w/o
revocable
2. Conduct of parties ground
Seller receives profit Agent not allowed to profit
F. DISTINCTIONS OF THE CONTRACT OF SALE Real contract Personal contract
WITH OTHER CONTRACTS 3. Agency to Sell
Q: Distinguish Sale from the following:

SALE DACION EN PAGO
1. Donation.
No pre‐existing Contract where property is
credit alienated to extinguish
preexisting credit/debt
Buyer‐seller Novates creditor‐debtor
relationship relationship into seller‐buyer
4. Dacion en Pago
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CIVIL LAW TEAM:
SALES
SALE LEASE
Use of thing is for

Obligation to absolutely
specified period only
transfer ownership of
with obligation to
thing
return
Consideration is the
Consideration is the price
rental
Seller needs to be owner of
thing to transfer
ownership.
Lessor need not be
Note: Lease with option to owner CONTRACT OF SALE CONTRACT TO SELL
buy – really a contract of As regards transfer of ownership
sale but designated as lease Ownership is transferred
in name. to the buyer upon
Ownership is transferred
5. Lease delivery of the object to
upon full payment of the
him.
purchase price.
Note: Vendor has lost and
Note: Prior to full
cannot recover
payment, ownership is
ownership until and
retained by the seller.
unless the contract is
resolved or rescinded
As to numbers of contracts involved
There are two
contracts:
1. The contract
to sell
Note: Conditional or
preparatory sale
There is only one
contract executed
2. The deed of
absolute
between the seller and
sale
the buyer.
Note: The principal contract

is executed after full
payment of the purchase
price.
Payment as a condition
Full payment of the price
Non‐payment of the is a positive
price is a resolutory suspensive condition.
condition. Vendor loses Note: Failure to fully pay
ownership over the the price is not a breach
property and cannot but an event
recover it until and that prevents the
unless the contract is obligation of the vendor
resolved or rescinded. to convey title from
becoming effective.
ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II U N I V E R S I T YRemedies
O F S A Navailable
TO TOMAS
1. Specific
VICE CHAIRS FOR ACADEMICS: KAREN JOY G. SABUGO & JOHN HENRY C. MENDOZA
2. Performance
3. Rescission
1. Resolution
2. Damages 251
VICE CHAIR FOR ADMINISTRATION AND FINANCE: JEANELLE C. LEE 4. Damages Facultad de Derecho Civil
G. CONTRACT TO SELL
252
CIVIL LAW TEAM:
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Q: Having agreed to sell property which they
Q: What is a contract to sell? inherited from their father, which was then still in
their father’s name, the Coronels executed a
A: It is one form of conditional sale where document entitled "Receipt of Down Payment" in
ownership or title is retained by the seller until the favor of Alcaraz for the purchase of their house
fulfillment of a positive suspensive condition, and lot, with the condition that Ramona will
normally the payment of the purchase price by the make a down payment upon execution of the
buyer in the manner agreed upon. (Gomez v. document. The Coronels would then cause the
CA, et. al., G.R. 120747, Sept. 21, 2000) transfer of the property in the name of Ramona
and will execute a deed of absolute sale in favor
Q: Distinguish a contract to sell from a contract of of Ramona. Ramona paid the downpayment as
sale. agreed. Is there a perfected contract of sale or a
mere contract to sell?
A:
A: The agreement could not have been a contract
to sell because the sellers herein made no express
reservation of ownership or title to the subject
parcel of land. The Coronels had already agreed to
sell the house and lot they inherited from their
father, completely willing to transfer full
ownership of the subject house and lot to the
buyer if the documents were then in order.
However, the TCT was then still in the name of
their father, that is why they caused the issuance
of a new TCT in their names upon receipt of the
down payment. As soon as the new TCT is issued
in their names, they were committed to
immediately execute the deed of absolute sale.
Only then will the obligation of the buyer to pay
the remainder of the purchase price arise. This
suspensive condition was fulfilled. Thus, the
conditional contract of sale became obligatory, the
only act required for the consummation thereof
being the delivery of the property by means of the
execution of the deed of absolute sale in a public
instrument, which they unequivocally committed
themselves to do as evidenced by the "Receipt of
Down Payment." (Coronel, et al. v. CA, G.R. No.
103577, Oct. 7, 1996)
Q: Instead of executing a deed of Absolute Sale in

favor of Ramona, the Coronels sold the property
to Catalina and unilaterally and extrajudicially
rescinded the contract with Ramona. Ramona
then filed a complaint for specific performance.
Will Ramona’s action prosper?
A: Yes. Under Article 1187, the rights and

obligations of the parties with respect to the
perfected contract of sale became mutually due
and demandable as of the time of fulfillment or
occurrence of the suspensive condition. Hence,
petitioner‐sellers' act of unilaterally and
extrajudicially rescinding the contract of sale
cannot be justified, there being no express
stipulation authorizing the sellers to extrajudicially
rescind the contract of sale. (Coronel, et al. v. CA,
G.R. No. 103577, Oct. 7,
1996)
254
CIVIL LAW TEAM:
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Q: What are the instances when what is involved
is a contract to sell? XPN to XPN:
A: 1. Where necessaries are sold and

1. Where subject matter is indeterminate delivered to a minor or other person
2. Sale of future goods without capacity to act, he must pay a
3. Stipulation that deed reasonable price therefor.
of sale & corresponding 2. In case of sale between spouses:
certificate of sale would a. when a separation of property was
be issued only after full payment agreed upon in the marriage
settlements; or
II. PARTIES TO A CONTRACT OF SALE b. when there has been a judicial
separation of property agreed
Q: Who are the parties to a contract of sale? upon between them
A: B. ABSOLUTE INCAPACITY
1. Seller – one who sells and transfers the
thing and ownership to the buyer Q: Who are those absolutely incapacitated to
2. Buyer – one who buys the thing upon enter into a contract of sale?
payment of the consideration agreed
upon A:
1. Unemancipated minors(Art. 1327, NCC);
A. CAPACITY OF THE PARTIES 2. Insane or demented persons, and
deafmutes who do not know how to
Q: Who may enter into a contract of sale?
write
(Art. 1327, NCC)
A:
GR: Any person who has capacity to contract
Q: May a capacitated person file an action for
or enter into obligations, may enter into a
annulment using as basis the incapacity of the
contract of sale, whether as party‐seller or as
incapacitated party?
party‐buyer.
A: No. He is disqualified from alleging the
XPN:
incapacity of the person whom he contracts (Art.
1. Minors, insane and demented persons
1397, NCC);
and deaf‐mutes who do not know how
to write
Q: In a defective contract, where such defect
2. Persons under a state of drunkenness or
consists in the incapacity of a party, does the
during hypnotic spell
incapacitated party have an obligation to make
3. Husband and wife ‐ sale by and between
restitution?
spouses
A:
Note: Contracts of sale entered by such legally
incapacitated persons are merely voidable, GR: he incapacitated person is not obliged to
subject to annulment or ratification. However, make any restitution.
the action for annulment cannot be instituted XPN: insofar as he has been benefited by the
by the person who is capacitated since he is thing or price received by him. (Art. 1399,
disqualified from alleging the incapacity of the NCC)
person with whom he contracts.
C. RELATIVE INCAPACITY
However, status of prohibited sales between
spouses is not merely voidable, but null and Q: Who are those relatively incapacitated to
void. enter into a contract of sale?
256
CIVIL LAW TEAM:
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A: Q : What is the status of the following contracts
1. Spouses (Art. 1490, NCC) of sale?
2. Agents, Guardians, Executors and
Administrators, Public Officers and A:
Employees, Court Officers and 1. That entered into by minors:
Employees, and others specially a. Merely voidable, subject to
disqualified by law. (Art. 1491, NCC) annulment or ratification
b. Action for annulment cannot be
Note: Under Art. 1490 of the NCC, spouses cannot instituted by the person who is
sell property to each other, except: capacitated since he is disqualified
from alleging the incapacity of the
a. When a separation of property was agreed person with whom he contracts
in the marriage settlements; or (with partial restitution in so far as
b. When there has been a judicial separation the minor is benefited) where
of property agreed upon between them. necessaries are sold and delivered
to a minor or other person without
capacity to act, he must pay a
reasonable price (Art. 1489)
2. Sale by & between spouses (Art. 1490):

a. Status of prohibited sales between
spouses: GR:
Null and void
XPN: In case of sale between

spouses:
i. When a
separation of
property was agreed upon in the
marriage settlements; or ii.
When there has
been a judicial separation
of property
agreed upon between them
Reasons:
i. Prevent defrauding creditors
ii. Avoid situation where
dominant spouse takes
advantage over the weaker
spouse
iii. Avoid circumvention on
prohibition of donation
between spouses
b. Contract of sale with 3rd parties: GR:

Under the law on sales, it would
seem that a spouse may, without
the consent of the other spouse,
enter into sales
transactions in the regular or
normal pursuit of their profession, as husband and wife without the benefit
vocation or trade. (in relation with of marriage, otherwise, the condition of
Art. 73, Family Code) those incurred guilt would turn out to be
better than those in legal union.
(Calimlim‐Canullas v. Fortun, et. al., G.R.
XPN: Even when the property No. L‐57499, June 22, 1984)
regime prevailing was the conjugal
partnership of gains, the Supreme But when the registered property has
Court held the sale by the husband been conveyed subsequently to a
of a conjugal property without the thirdparty buyer in good faith and for
consent of the wife is void, not value, then reconveyance is no longer
merely voidable under Art. 124 of available to common‐law spouse‐seller,
the Family Code since the resulting since under the Torrens system every
contract lack one of the essential buyer has a right to rely upon the title of
elements of full consent. (Guiang v. his immediate seller. (Cruz v. CA, G.R.
CA, G.R. No. 125172, June 26, No. 120122, Nov. 6, 1997)
1998)
Q: Who has the right to assail the validity of the
3. Between Common Law Spouses ‐ also transaction between spouses?
null and void.
A: The following are the only persons who can
In Calimlim‐Canullas v. Fortun, the Court question the sale between spouses:
decided that sale between common law 1. The heirs of either of the spouses who
spouses is null and void because Art. have been prejudiced;
1490 prohibits sales between spouses to 2. Prior creditors; and
prevent the exercise of undue influence 3. The State when it comes to the payment
by one spouse over the other, as well as of the proper taxes due on the
to protect the institution of marriage. transactions
The prohibition applies to a couple living
Q: Who are the persons with relative incapacity to be the vendee in a contract of sale?
A: AGE‐COP
RELATIVELY RATIFICATION
PROPERTIES INVOLVED STATUS OF SALE
INCAPACITATED TO BUY
Property entrusted to them for
administration or sale
Agents
XPN: When principal gave his
consent Can be ratified after the
inhibition has ceased
Property of the ward during
period of guardianship
Reason: the only wrong that
subsists is the private wrong
Note: Contracts entered by Voidable
to the ward, principal or
Guardian guardian in behalf of ward are estate; and can be condoned
rescissible if ward suffers lesion by the private parties
by more than ¼ of the value of themselves
property.
Executors and Property of the estate under

administrators administration
258
CIVIL LAW TEAM:
SALES
Court officers and Property and rights in litigation or
employees levied upon on execution before Cannot be ratified
the court under their jurisdiction
Void
Others specially Reason: It is a private wrong.
disqualified by law (Villanueva, Law on Sales, p.
Pubic officers and Property of the State entrusted to 30‐31)
employees them for administration
Note: Prohibitions are applicable to sales in legal redemption, compromises and renunciations.
In the case of Rubias v. Batiller (51 SCRA 120), it sought to declare the difference in the nullity between contracts
entered into by guardians, agents, administrators and executors, from the contracts entered into by judges, judicial
officers, fiscals and lawyers.
D. SPECIAL DISQUALIFICATIONS
Q: Who are those persons specially disqualified by law to enter into contracts of sale?
A: ALIEN‐UnOS
1. ALIENs who are disqualified to purchase private agricultural lands (Art. XII Secs. 3 & 7)
2. Unpaid seller having a right of lien or having stopped the goods in transitu, is prohibited from buying
the goods either directly or indirectly in the resale of the same at public/private sale which he may
make (Art. 1533 [5]; Art. 1476 [4])
3. The Officer holding the execution or deputy cannot become a purchaser or be interested directly or
indirectly on any purchase at an execution. (Sec. 21 Rule 39, Rules of Court)
4. In Sale by auction, seller cannot bid unless notice has been given that such sale is subject to a right
to bid in behalf
of the seller. (Art. 1476)
Q: Atty. Leon G. Maquera acquired his client’s property as payment for his legal services, then sold it and as
a consequence obtained an unreasonable high fee for handling his client’s case. Did he validly acquire his
client’s property?
A: No. Article 1491 (5) of the New Civil Code prohibits lawyer’s acquisition by assignment of the client’s property
which is the subject of the litigation handled by the lawyer. Also, under Article 1492, the prohibition extends
to sales in legal redemption. (In Re: Suspension from the Practice of Law in the territory of Guam of Atty. Leon
G. Maquera, B.M. No. 793, July 30, 2004)
III. SUBJECT MATTER OF SALE
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260
SALES
135634, May 31, 2000)

A. REQUISITES OF A VALID SUBJECT MATTER Note: Where land is sold for a lump sum and not so much per
unit of measure or number, the boundaries of the land
stated in the contract determine the effects and scope of the
Q: What are the requisites of a proper object of sale, not the area thereof. The vendors are obligated to
sale? deliver all the land included within the boundaries,
regardless of whether the real area should be greater or
A: smaller than that recited in the deed. This is particularly true
1. Things where the area is described as "humigit kumulang," that is,
a. Determinate or determinable more or less. (Semira v. CA, G.R. No. 76031, Mar. 2, 1994)
b. Lawful (licit), otherwise contract is void
c. Should not be impossible (within Q: Can rights be the objects of sale?
the commerce of men)
A: Yes, if they are transmissible. (Art. 1347)
2. Rights
B. PARTICULAR KINDS
GR: Must be transmissible.
XPN:
Q: What may be objects of sale?
a. Future inheritance
b. Service – cannot be the object of sale.
A:
They are not determinate things and
1. Existing Goods – owned/ possessed by seller at
no transfer of ownership is
the time of perfection
available but it can be the object of certain
contracts such uas contract for a piece of
work. 2. Future Goods – goods to be manufactured,
(Pineda, Sales, 2002 ed., p. 13) raised, acquired by seller after perfection of
the contract or whose acquisition by seller
depends upon a contingency (Art. 1462)
Q: Rodriguez first purchased a portion of a Lot A
consisting of 345 square meters located in the middle of
Note: Sale of future goods is valid only as an executory
Lot B, which has a total area of 854 square meters, from
contract to be fulfilled by the acquisition
Juan. He then purchased another portion of said lot. As
& delivery of goods specified.
shown in the receipt, the late Juan received P500.00
3. Sale of Undivided Interest or Share
from Rodriguez as "advance payment for the residential
lot adjoining his previously paid lot on three sides a. Sole owner may sell an undivided
excepting on the frontage. Juan’s heirs now contests the interest. (Art. 1463) Ex. A fraction or
validity of the subsequent sale, alleging that the object percentage of such property
is not b. Sale of an undivided share in a
determinate or determinable. Decide. specific mass of fungible goods
makes the buyer a coowner of the
entire mass in proportion to the
A: Their contention is without merit. There is no dispute
amount he bought. (Art. 1464)
that Rodriguez purchased a portion of Lot A consisting of
c. A co‐owner cannot sell more than his
345 square meters. This portion is located in the middle
share (Yturralde v.
of B, which has a total area of 854 square meters, and is
CA)
clearly what was referred to in the receipt as the
"previously paid lot." Since the lot subsequently sold to
Rodriguez is said to adjoin the "previously paid lot" on 4. Sale of Things in Litigation
three sides thereof, the subject lot is capable of being a. Sale of things under litigation is
determined without the need of any new contract. The rescissible if entered into by the
fact that the exact area of these adjoining residential lots defendant , without the approval of
is subject to the result of a survey does not detract from the litigants or the court (Art. 1381)
the fact that they are determinate or determinable. b. No rescission is allowed where the
Concomitantly, the object of the sale is certain and thing is legally in the possession of a
determinate. (Heirs of San Andres v. Rodriguez, G.R. No. 3rd person
who did not acted in bad
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262
SALES
faith.
5. Things subject to Resolutory Condition. Ex.

Things acquired under legal or conventional A. SALE BY A PERSON WHO DOES NOT OWN THE THING
right of redemption, or SOLD
subject to reserva troncal. (Art. 1465)
Q: What is the status of a sale by a person who
6. Indeterminate Quantity of does not own the thing subject of the sale?
Subject
Matter A: It depends upon the stage of the sale.
a. The fact that the quantity is not 1. When seller is not owner at perfection stage –
determinate shall not be an obstacle the sale is valid.
to the existence of the contract Ownership of the subject matter by the seller at
provided it is possible to determine this stage is not an essential requirement for
the same, without need of a new the validity of sale. It is necessary at the time of
contract. (Art. 1349) delivery. Hence, a valid contract of sale can
cover subject matter that is not yet existing or
even a thing having only a potential existence
IV. OBLIGATION OF THE SELLER at the time of perfection; or even a thing
TO TRANSFER OWNERSHIP subject to a resolutory
condition.
Q: Should the seller be the owner at the time of
perfection of the contract? Note: If the seller later acquires title thereto and
delivers it, title passes by operation of law.
A:
GR: No. Seller must have the right to transfer 2. When seller is not owner at consummation
ownership at the time of delivery or stage
consummation stage. He need not be the owner a. Old view – the contract of sale is valid, but
at the time of perfection of the contract. the transfer of title is void. (Mindanao‐
Academy, Inc. v. Yap, G.R. No. L‐17681,
XPN: Foreclosure sale wherein the mortgagor Feb. 26,
1965)
should be the absolute owner.
b. New view – the sale by a nonowner of the
subject property is void instead of
Q: EJ was subjected to a buy‐bust operation where
treating the tradition/delivery
police officers posed to buy 500 pesos worth of “S”.
She was then charged with a violation of the aspect as having no effect on
Dangerous Drugs Act for trafficking drugs. EJ uses as transferring ownership to the buyer.
defense her lack of possession of the object of the (DBP v.
sale. Would her CA, G.R. No. 110053, Oct. 16, 1995)
contention free her from liability?
Note: Nemo dat quod non habet – you cannot
give what you do not have, properly applicable to the
A: No. Though she was not in possession of the object
consummation of a sale.
of sale, Article 1459 merely requires that the vendor
must have the right to transfer ownership of the
Q: What is the legal effect of sale by a nonowner?
object sold at the time of delivery. In the case at bar,
though Beth is not the owner, she had the right to
A:
dispose of the prohibited drug. Ownership was
GR: The buyer requires no better title to the goods
thereafter acquired upon her delivery to the men in
than the seller had; caveat emptor
the alley after her payment of the price. (People v.
(buyer beware).
Ganguso, G.R. No. 115430, Nov. 23, 1995)
XPN:
1. Estoppel – when the owner of the goods is by

his conduct precluded from denying the seller’s
authority to sell
2. When the contrary is provided for in recording
laws
EMPTIO REI SPERATAE EMPTIO SPEI

Sale of thing having Sale of mere hope or
potential existence expectancy
Uncertainty is w/ regard Uncertainty is w/ regard
to quantity & quality to existence of thing
Contract deals w/
Contract deals w/ future
present thing – hope
thing
or expectancy
Sale is valid only if the Sale is valid even though
expected thing will expected thing does
exist. not come into
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264
SALES
3. When the sale is made under statutory power
of sale or under the order of a court of fraudulently registered it in his name alone, his
competent jurisdiction sisters, sued him for recovery of 2/3 share of the
4. When the sale is made in a merchant’s store in property. Ida did not pay for the
accordance with the Code of Commerce and land. Is the sale valid?
special laws
5. When a person who is not the owner sells A: No. Jose did not have the right to transfer
and delivers a thing, and ownership of the entire property to petitioner since
subsequently acquired title thereto 2/3 thereof belonged to his sisters. Also, Ida could
6. When the seller has a voidable title which has not have given her consent to the contract, being a
not been avoided at the time of the sale minor at the time. Consent of the contracting parties
7. Sale by co‐owner of the whole property or a is among the essential requisites of a contract,
definite portion thereof including one of sale, absent which there can be no
8. Special rights of unpaid seller valid contract. Moreover, Ida admittedly did not pay
any centavo for the property, which makes the sale
Q: What are the instances when the Civil Code void. Article 1471 of the Civil Code provides: If the
recognizes sale of things not actually or already price is simulated, the sale is void, but the act may
owned by the seller at the time of sale? be shown to have been in reality a donation, or
some other act or contract. (Labagala v. Santiago,
A: G.R. No. 132305, Dec. 4, 2001)
1. Sale of a thing having potential existence
(Art.1461, NCC)
2. Sale of future goods (Art. 1462, NCC) V. PRICE
3. Contract for the delivery at a certain price of an
article, which the seller in the A. MEANING OF PRICE
ordinary course of business
manufactures/ procures for the general Q: What is a price?
market, whether the same is on hand at
the time or not (Art. 1467, NCC) A: Price signifies the sum stipulated as the
equivalent of the thing sold and also every incident
B. SALE BY A PERON HAVING A VOIDABLE TITLE taken into consideration for the fixing of the price
put to the debit of the buyer and agreed to by him.
Q: What is the effect of a sale made by the seller (Villanueva, p. 52)
with voidable title over the object?
B. REQUISITES FOR A VALID PRICE
A:
1. Perfection stage: valid – buyer acquires title of Q: What are the requisites of price?
goods
2. Consummation stage: valid – If the title has not A: Must be:
yet been avoided at the time of sale and the 1. Real
buyer must buy the goods under the following 2. In money or its equivalent
conditions: a. In good faith 3. Certain or ascertainable at the time of the
b. For value perfection of the contract
c. Without notice of seller’s defect of title
C. HOW PRICE IS DETERMINED
existence as long as
the hope itself validly Q: When is price certain?
existed. (eg. lotto)
Note: The presumption is Emptio Rei Speratae A:
1. If there is a stipulation
Q: Jose, as co‐owner, sold the entire land in favor 2. If it be with reference to another thing certain
of his minor daughter, Ida. Alleging that Jose had
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266
SALES
3. If the determination of the price is left to the
judgment of specified person(s) Q: What is the effect on the contract of sale in case of a
4. By reference to certain fact(s) as referred to in breach in the agreed manner of payment?
Art. 1472 (Art. 1469)
A: None. It is not the act of payment of price that
Note: If the price is based on estimates, it is uncertain. determines the validity of a contract of sale. Payment of
the price has nothing to do with the perfection of the
D. GROSS INADEQUACY OF THE PRICE contract, as it goes into the performance of the contract.
Failure to pay the consideration is different from lack of
Q: What is the effect of gross inadequacy of price? consideration. Failure to pay such results in a right to
demand the fulfillment or cancellation of the obligation
A: under an existing valid contract. On the other hand, lack
GR: It does not affect the validity of the sale if of consideration prevents the existence of a valid
it is fixed in good faith and without fraud contract. (Sps. Bernardo Buenaventura and Consolacion
Joaqui v. CA, GR
XPN: CoRDS No. 126376, Nov. 20, 2003)
1. If Consent is vitiated (may be annulled or
presumed to be equitable mortgage) Q: Is payment of the purchase price essential to transfer
2. If the parties intended a Donation or some ownership?
other act/ contract
3. If the price is so low as to be “Shocking to the A: Unless the contract contains a stipulation that
conscience” ownership of the thing sold shall not pass to the
4. If in the event of Resale, a better price can be purchaser until he has fully paid the price, ownership of
obtained the thing sold shall be transferred to the vendee upon the
actual or constructive
Note: delivery thereof. (Diaz, p. 48)
GR: The validity of the sale is not necessarily affected where
the law gives the owner the right to redeem because the E. WHEN NO PRICE IS AGREED UPON BY THE PARTIES
lesser the price, the easier it is for the owner to effect
redemption. Q: What is the effect of failure to determine the price?
XPN: While there is no dispute that mere inadequacy of the A:

price per se will not set aside a judicial sale of real property, 1. Where contract is executory
nevertheless, where the inadequacy of the price is purely – ineffective
shocking to the conscience, such that the mind revolts at it
2. Where the thing has been delivered to and
and such that a reasonable man would neither directly or
appropriated by the buyer – the buyer must pay
indirectly be likely to consent to it, the same will be set aside.
(Cometa v. CA 351 SCRA 294) a reasonable price therefore
Q: What is the effect if the price is simulated? Note: The fixing of the price cannot be left to the discretion
of one of the parties. However, if the price fixed by one of
the parties is accepted by the other, the sale is perfected.
A:
GR: Contract of sale is void.
XPN: The act may be shown to have been in reality a

donation or some other act or contract.
Q: What is considered reasonable price?
A: Generally the market price at the time and place fixed

by the contract or by law for the delivery of the goods.
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268
SALES
F. MANNER OF PAYMENT
Q: What is the effect of a breach of the agreed

manner of payment to the contract of sale?
Q: Distinguish the failure to
A: None. A contract of sale being a consensual contract, pay the consideration from lack of consideration.
it becomes binding and valid upon the meeting of the
minds as to price. A:
1. If there is such meeting of the minds as to price, FAILURE TO PAY LACK OF CONSIDERATION
the contract of sale is valid, despite the manner CONSIDERATION
of payment, or even the breach of that manner As to validity of contract of sale
of payment.
It is not the act of payment
2. If the real price is not stated in the contract, of price that determines the
then the contract of sale is valid but subject to validity of a contract of
reformation. sale.
3. If there is no meeting of the minds as to the Lack of consideration
prevents the
price because the price stipulated in the Note: Payment of the price
existence of a valid
contract is simulated, then the contract is void, has nothing to do with the
contract.
in accordance with Article 1471 of the Civil perfection of the contract.
Code. (Sps. Buenaventura v. CA, G.R. No. Instead, it goes into the
126376, performance of the
Nov. 20, 2003) contract.
As to resultant right
Note: A definite agreement on the manner of payment of the Failure to pay the
price is an essential element in the formation of a binding consideration results in a The contract of sale is
and enforceable contract of sale. (Co v. CA, G.R. No. 123908, right to demand the null and void and
Feb. 9, 1998) fulfillment or cancellation produces no effect
of the obligation under an whatsoever
Q: In an action for specific performance with damages, existing valid contract.
X alleged that there was an agreement to purchase the
lot of Y. As regards the manner of payment, however, G. EARNEST MONEY VIS‐A‐VIS OPTION MONEYY
Y’s receipts contradicted the testimony of X. The
receipts failed to state the total purchase price or prove OPTION MONEY
that full payment was made. For this reason, it was
contended that there was no meeting of their minds and Q: What is the effect of failure to determine the price?
there was no perfected contract of
sale. Decide. A:
1. Where contract is executory
A: The question to be determined should not be whether – ineffective
there was an agreed price, but what that agreed price 2. Where the thing has been delivered to and
was. The sellers could not render invalid a perfected appropriated by the buyer – the buyer must pay
contract of sale by merely contradicting the buyer’s a reasonable price therefore
obligation regarding the price, and subsequently raising
the lack of agreement as to the price. (David v. Tiongson, Note: The fixing of the price cannot be left to the discretion
G.R. No. 108169, Aug. 25, 1999) of one of the parties. However, if the price fixed by one of
the parties is accepted by the other, the sale is perfected.
Q: What is an option money?
A: The distinct consideration in case of an option

contract. It does not form part of the purchase price
hence, it cannot be recovered if the buyer
did not continue with the sale.
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SALES
Q: When is payment considered option money?
A: Payment is considered option money when it is given

as a separate and distinct consideration from the
purchase price. Consideration in an option contract may
be anything or undertaking
of value.
OPTION MONEY EARNEST MONEY

Money given as
distinct Forms part of the
consideration for purchase price
an option contract
Applies to a sale Given only when there is
not yet perfected already a sale
Prospective buyer is When given, the buyer is
not required to bound to pay the
buy. balance.
If buyer does not If sale did not materialize,
decide to buy, it it must be returned.
ACADEMICS
cannotCHAIR (Villanueva,
be: LESTER JAY ALAN E. FLORES II p. 87, UNIVERSITY OF SANTO TOMAS
recovered. Pineda, p.77)
EARNEST MONEY
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suddenly has a change of heart, claiming that the deal is

Q: What is an earnest money or “arras”? disadvantageous to him as he has found out that the
property can fetch three times the agreed purchase
A: This is the money given to the seller by the prospective price. Bert seeks specific performance but Simeon
buyer to show that the latter is truly interested in buying contends that he has merely given Bert an option to buy
the property, and its aim is to and nothing more and offers to return the option
bind the bargain. (Pineda, p. 75) money which Bert refuses to accept.
Q: What is the effect of giving an earnest money? 1. Will Bert's action for specific performance
prosper? Explain.
A: It forms part of the purchase price which may be 2. May Simeon justify his refusal to proceed with
deducted from the total price. It also serves as a proof of the sale by the fact that the deal is financially
the perfection of the contract of sale. disadvantageous to him? Explain.
The rule is no more than a disputable presumption and
prevails only in the absence of contrary or rebuttable A:
evidence. (PNB v CA, 262 1. Bert's action for specific performance will
SCRA 464, 1996) prosper because there was a binding
agreement of sale, not just an option contract.
Note: Option money may become earnest money if the The sale was perfected upon acceptance by
parties so agree. Simeon of 10% of the agreed price. This amount
is in reality an earnest money which, under Art.
Q: When is payment considered an earnest money? 1482, "shall be considered as part of the price
and as proof of the perfection of the contract."
A: When the payment constitutes as part of the purchase (Topacio v. CA, G.R. No. 102606, July 3, 1992;
price. Hence, in case when the sale did not happen, it Villongco Realty v. Bormaheco, G.R. No.
must be returned to the L‐26872, July 25, 1975).
prospective buyer.
2. Simeon cannot justify his refusal to proceed
Q: Distinguish option money from earnest money. with the sale by the fact that the deal is
financially disadvantageous to him. Having
A: made a bad bargain is not a legal ground for
pulling out of a binding contract of sale, in the
absence of some actionable wrong by the other
party (Vales v. Villa, G.R. No. 10028, Dec. 16,
1916), and no such wrong has been committed
by Bert. (2002 Bar
Question)
VI. FORMATION OF CONTRACT OF SALE
Note: see Introduction, Stages of Contract of Sale pp. 230‐234
Q: Bert offers to buy Simeon's property under the

following terms and conditions: P1 million purchase
price, 10% option money, the balance payable in cash
upon the clearance of the property of all illegal
occupants. The option money is promptly paid and
Simeon clears the property of all illegal occupants in no
time at all. However, when Bert tenders payment of the
balance and asks for the deed of absolute sale, Simeon
VII. TRANSFER OF OWNERSHIP
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intention, is insufficient. Inasmuch as there was neither

A. MANNER OF TRANSFER physical nor constructive delivery of a determinate thing,
(in this case, the subject motor vehicle) the thing sold
Q: What is the effect of delivery? remained at the seller’s risk. The Union Motor should
therefore bear the loss of the subject motor vehicle after
A: its agent allegedly stole the same. (Union Motor Corp. v.
GR: Title /ownership is transferred CA, G.R. No.
117187, July 20, 2001)
XPN: Contrary is stipulated as in the case of:
1. Pactum reservatii in domini – agreement that Q: How may the buyer accept the delivery of the
ownership will remain with seller until full thing sold?
payment of price
(Contract to sell); A:
2. Sale on acceptance/approval; 1. Express – he intimates to seller that he has
3. Sale on return; accepted
4. There is implied reservation 2. Implied
of ownership; a. Buyer does not act inconsistent with
ownership of seller after delivery
Note: Seller bears expenses of delivery. b. Retains without intimating to seller
that he has rejected
Q: Spouses Bernal purchased a jeepney from Union
Motor to be paid in installments. They then executed a Q: What is the effect if the buyer refuses to
promissory note and a deed of chattel mortgage in favor accept despite delivery of the object of the sale?
of Union Motor which in turn assigned the same with
Jardine Finance. To effectuate the sale as well as the A: Delivery is completed. Since delivery of the subject
assignment of the promissory note and chattel matter of the sale is an obligation on the part of the seller,
mortgage, the spouses were required to sign the acceptance thereof by the buyer is not a condition for
documents, one of which was a sales invoice. Although the completeness of
the Spouses have not yet physically possessed the the delivery. (Villanueva, p. 117)
vehicle, Union Motor’s agent required them to sign the
receipt as a condition for the delivery of the vehicle. It Note: Thus, even with such refusal of acceptance, delivery
was discovered that the said agent stole the vehicle (actual/constructive), will produce its legal effects. (e.g.
even prior to its delivery to the spouses. Was there a transferring the risk of loss of the subject matter to the buyer
transfer of ownership of who has become the
the subject vehicle? owner thereof) (Villanueva, p. 117)
A: No. The issuance of a sales invoice does not prove Under Art. 1588, when the buyer’s refusal to accept the
transfer of ownership of the thing sold to the buyer; an goods is without just cause, the title thereto passes to him
invoice is nothing more than a detailed statement of the from the moment they are placed at his disposal.
nature, quantity and cost of the thing sold and has been (Villanueva, p. 117)
considered
not a bill of sale. Q: Is payment of the purchase price essential to transfer
ownership?
The registration certificate signed by the spouses does
not conclusively prove that constructive delivery was A: Unless the contract contains a stipulation that
made nor that ownership has been transferred to the ownership of the thing sold shall not pass to the
respondent spouses. Like the receipt and the invoice, the purchaser until he has fully paid the price, ownership of
signing of the said documents was qualified by the fact the thing sold shall be transferred to the vendee upon the
that it was a requirement of Union Motor for the sale and actual or constructive delivery thereof. (Diaz, p. 48)
financing contract to be approved. In all forms of
delivery, it is necessary that the act of delivery, whether Q: What are the effects of a sale of goods on
constructive or actual, should be coupled with the installment?
intention of delivering the thing. The act, without the
A:
1. Goods must be delivered in full except when
stipulated
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2. When not examined by the buyer – it is not
accepted until examined or at least b.b. When the bill of lading is retained
had reasonable time to examine by the seller or his agent
c. c. when the seller of the goods draws
Q: When may the buyer suspend payment of the on the buyer for the price and
price? transmits the bill of exchange and the
bill of lading to the buyer , and the
A: latter does not honor the bill of
GR: exchange by returning the bill of
1. If he is disturbed in the possession or ownership lading to the seller
of the thing bought 4. When sale is not VALID
2. If he has well‐grounded fear that his possession 5. When the seller is not the owner of the goods
or ownership would be disturbed by a XPNs:
vindicatory action or a. Estoppel: when the owner is
foreclosure of mortgage. precluded from denying the
sellers authority to sell
Note: These grounds are not exclusive. It can only be b. Registered land bought in good faith:
exercised if the price or any part thereof has not yet Ratio: Buyer need not go beyond the
been paid and the contract is not yet consummated. Torrens
(Art. 1590) If the disturbance is caused by the existence title
of nonapparent servitude, the remedy is rescission. c. Order of Courts in a Statutory
Sale
XPN: d. When the goods are
1. Seller gives security for the return of the price purchased in a Merchant’s store, Fair
in a proper case; or Market (Art.
2. A stipulation that notwithstanding any such 1505)
contingency, the buyer must make payment;
3. Disturbance or danger is caused by the seller; SALE ON TRIAL, APPROVAL OR SATISFACTION
4. If the disturbance is a mere act of trespass;
5. Upon full payment of the price. Q: What is sale on trial, approval or satisfaction?
A: It is a contract in the nature of an option to purchase if

B. WHEN DELIVERY DOES NOT TRANSFER TITLE the goods prove to be satisfactory, the approval of the
buyer being a condition precedent.
Q: When does delivery does not transfer title?
Q: What are the rules in case of sale on trial, approval or
A: satisfaction?
1. Sale on Trial, Approval, or Satisfaction
2. When there is an A:
EXPRESS
RESERVATION Title Remains with seller
a. If it was stipulated that ownership
GR: Borne by seller
shall not pass to the purchaser until
XPN:
he has fully paid the price (Art. 1478)
Risk of Loss 1. Buyer is at fault
3. When there is an
2. Buyer agreed to
IMPLIED
bear the loss
RESERVATION
a. a. When goods are shipped, but the GR: Buyer must give goods a
trial
bill of lading states that goods are
As to trial XPN: Buyer need not do so if
deliverable to the seller or his agent,
it is evident that it cannot
or to the order of the seller or his
perform the work.
agent
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Validity of
stipulation that a
Valid, provided the 3rd person
3rd person must
is in good fath
satisfy approval or
satisfaction
If the sale is made
to a buyer who is Generally, it cannot be
an expert on the considered a sale on approval
object purchased
When period
It runs only when all the parts
within which buyer
essential for the operation of
must signify his
the object has been delivered
acceptance runs
C. KINDS OF DELIVERY
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c. Seller has no capacity to deliver at time of

Q: What are the different kinds of delivery? execution;
d. Such capacity should subsist for a
A: reasonable time after execution of
1. Actual – thing sold is placed under the control instrument.
and possession of buyer/agent;
2. Constructive – does not confer physical Note: Delivery should be coupled with intention of delivering
possession of the thing, but by construction of the thing, and acceptance on the part of the buyer to give
law, is equivalent to acts of real delivery. legal effect of the act. Without such intention, there is no
such tradition.
Requisites:
a. The seller must have control over the thing Q: Susan invested in commodity futures trading in
b. The buyer must be put under control OCP, which involves the buying or selling of a
c. There must be intention to deliver the specified quantity and grade of a commodity at a future
thing for purposes of ownership date at a price established at the floor of the exchange.
As per terms of the trading contract, customer's orders
i. Tradicion Symbolica – delivery of shall be directly transmitted by OCP as broker to its
certain symbols principal, Frankwell Enterprises, which in turn must
representing the thing place the customer's orders with the Tokyo Exchange. In
this case, however, there is no evidence of such
ii. Tradicion Instrumental – delivery of
transmission. When Susan withdrew her investment,
the instrument of conveyance.
she was not able to recover the entire amount. She thus
iii. Traditio Longa Manu – Delivery of
filed a complaint and the trial court ruled in her favor,
thing by mere agreement; when
saying that the contract is a species of gambling
seller points to the property without
and therefore void. Is the court’s ruling correct?
need of actually delivering
iv. Tradicion Brevi Manu – Before
contract of sale, the would‐be buyer
was already in possession of
the would‐be subject matter of sale
v. Constitutum Possessorium – at the
time of perfection of contract, seller
continues to have possession merely
as a holder
3. Quasi‐tradition – delivery of rights, credits or

incorporeal property, made by:
a. Placing titles of ownership in the
hands of the buyer;
b. Allowing buyer to make use of rights
4. Tradition by operation of law – Execution of a
public instrument is equivalent to delivery. But
to be effective, it is necessary that the seller
have such control over the thing sold that, at
the moment of sale, its material
delivery could have been made.
GR: There is presumption of delivery
XPN:
a. Contrary stipulation;
b. When at the time of execution, subject
matter was not subject to the control of
seller;
A: Yes. A trading contract is a contract for the sale of
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products for future delivery, in which either seller or XPN:

buyer may elect to make or demand delivery of goods 1. A contrary intention appears
agreed to be bought and sold, but where no such delivery 2. Implied reservation of ownership under
is actually made. In this case, no actual delivery of goods Art. 1503, pars 1, 2, 3.
and commodity was intended and ever made by the
parties. In the realities of the transaction, the parties Q: What are the kinds of delivery to carrier?
merely speculated on the rise and fall in the price of the
goods/commodity subject matter of the transaction. If A:
Susan’s speculation was correct, she would be the winner 1. FAS (Free Along Side) – when goods are
and OCP, the loser, so OCP would have to pay her the delivered alongside the ship, there is already
"margin". But if she was wrong in her speculation then delivery to the buyer
she would emerge as the loser and OCP, the winner. OCP 2. FOB (Free On Board) – when goods are
would then keep the money or collect the difference from delivered at the point of shipment, delivery to
her. This is clearly a form of gambling provided for with carrier by placing the goods on vessel is delivery
unmistakable certainty under Article 2018. (Onapal Phils. to buyer
Commodities, Inc. vs. CA and Susan Chua, G.R. No. 3. CIF (Cost, Insurance, Freight) –
90707, Feb. 1, 1993) a. When buyer pays for services of carrier,
delivery to carrier is delivery to buyer,
Note: Futures Commission Merchant/Broker refers to a carrier as agent of buyer;
corporation or partnership, which must be registered and b. When buyer pays seller the price – from
licensed as a Futures Commission Merchant/Broker and is
the moment the vessel is at the port of
engaged in soliciting or in accepting orders for the purchase
destination, there is already delivery to
or sale of any commodity for future delivery on or subject to
buyer
the rules of the contract market and that, in connection with
such solicitation or acceptance of orders, accepts any
4. COD (Collect On Delivery) – the carrier acts for
money, securities or property (or extends credit in lieu the seller in collecting the purchase price, which
thereof) to margin, guarantee or secure any trade or the buyer must
contract that results or may result therefrom. pay to obtain possession of the goods.
Q: Given that actual possession, control and enjoyment Q: What are the seller’s duties after delivery to
is a main attribute of ownership, is symbolic delivery by the carrier?
mere execution of the deed of conveyance sufficient to
convey ownership A:
over property? 1. To enter on behalf of the buyer into such
contract reasonable under the circumstances;
A: Yes, possession is also transferred along with 2. To give notice to the buyer regarding necessity
ownership thereof by virtue of the deed of conveyance. of insuring the goods.
The mere execution of the deed of conveyance in a public
document is equivalent to the delivery of the property, Q: Where is the place of delivery?
prior physical delivery or possession is not legally
required. The deed operates as a formal or symbolic A:
delivery of the property sold and authorizes the buyer or 1. That agreed upon
transferee to use the document as proof of ownership. 2. Place determined by usage of trade
Nothing more is required. (Sps. Sabio v. International 3. Seller’s place of business
Corporate Bank, Inc. et. at. G.R. 4. Seller’s residence
No. 132709, Sept. 4, 2001) 5. In case of specific goods, where they can be
found
Q: Can delivery be effected through a carrier?
Q: When should the object be delivered?
A:
GR: Yes, if the seller is authorized. Delivery to A:
carrier is delivery to the buyer. 1. Stipulated time
2. If there is none, at a reasonable hour.
Q: What are the effects of a sale of goods on

installment?
A:
1. Goods must be delivered in full except when
stipulated
2. When not examined by the buyer – it is not
accepted until examined or at least
had reasonable time to examine
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Q: When is the seller not bound to deliver the
thing sold? property to Cruz who immediately took possession of

the said property. Who has a better right between Ten
A: Forty and Cruz?
1. If the buyer has not paid the price; A: In the absence of the required registration, the law
2. No period for payment has been fixed in the gives preferential right to the buyer who in good faith is
contract; first in possession. The subject property had not been
3. A period for payment has been fixed in the delivered to Ten Forty; hence, it did not acquire
contract but the buyer has lost the possession either materially or symbolically. As between
right to make use of the time. the two buyers, therefore, respondent was first in actual
possession of the property. (Ten Forty Realty & Dev’t.
D. DOUBLE SALE Corp. v. Cruz, G.R. No. 151212, Sept. 10,
2003)
Q: When is there a double sale?
Q: Explain the principle of prius tempore, potior
A: There is double sale when the same object of jure.
the sale is sold to different vendees.
A: Knowledge by the first buyer of the second sale cannot
Note: Requisites: defeat the first buyer’s rights except when the second
1. Same subject matter buyer first registers in good faith the second sale.
2. Same immediate seller Conversely, knowledge gained by the second buyer of the
3. Two or more different buyers first sale defeats his rights even if he is first to register,
4. Both sales are valid since such knowledge taints his registration with bad faith
to merit the protection of Art. 1544 (2nd par.), the second
Q: What is the rule on double sale? realty buyer must act in good faith in registering his deed
of sale. (Diaz, p. 125)
A: First in time, priority in right
Note: Where one sale is absolute and the other is a pacto de
Note: Rule on Double Sale regarding immovables: GR: Apply retro transaction where the period to redeem has not yet
Art.1544 expired, Art. 1544 will not apply.
XPN: Sale of registered lands – apply Torrens (Pineda, p. 223)
System
Q: Juliet offered to sell her house and lot, together with
Q: What are the rules according to Article 1544 all the furniture and appliances therein, to Dehlma.
of the Civil Code? Before agreeing to purchase the property, Dehlma went
to the Register of Deeds to verify Juliet’s title. She
A: discovered that while the property was registered in
c. Movable – Owner who is first to possess Juliet’s name under the Land Registration Act, as
in good faith amended by the Property Registration Decree, it was
d. Immovable – mortgaged to Elaine to secure a debt of P80, 000.
d. First to register in good faith Wanting to buy the property, Dehlma told Juliet to
e. No inscription, first to possess in good redeem the property from Elaine, and gave her an
faith advance payment to be used for purposes of releasing
f. No inscription & no possession in good the mortgage on the property. When the mortgage was
faith – Person who presents oldest title in released, Juliet executed a Deed of Absolute Sale over
good faith the property which was duly registered with the
Registry of Deeds, and a new TCT was issued in Dehlma’s
name. Dehlma immediately took possession over the
E. PROPERTY REGISTRATION DECREE
house and lot and the movables therein. Thereafter,
Dehlma went to the Assessor’s Office to get a new tax
Q: Ten Forty Realty purchased from Galino a parcel of
declaration under her name. She was surprised to find
land. However, the Deed of Sale was not recorded in the
out that the property was already declared for tax
Registry of Deeds. Subsequently, Galino sold the same
purposes in the name of XYZ Bank which had foreclosed
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the mortgage on the property before it was sold to her.

XYZ Bank was also the purchaser in the foreclosure sale
of the property. At that time, the property was still
unregistered but XYZ Bank registered the Sheriff’s Deed
of Conveyance in the day book of the Register of Deeds
under Act 3344 and obtained a tax declaration in its
name.
Was Dehlma a purchaser in good faith?
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Knowledge gained by the second buyer of the first sale

A: Yes, Dehlma is a purchaser in good faith. She learned defeats his rights even if he is first to register the second
about the XYZ tax declaration and foreclosure sale only sale, since such knowledge taints his prior registration
after the sale to her was registered. She relied on the with bad faith (Art. 1544) (Uraca, et. al v. CA, G.R. No.
certificate of title of her predecessor‐in‐interest. Under 115158, Sept.
the Torrens System, a buyer of registered lands is not 5, 1997)
required by law to inquire further than what the Torrens
certificate indicates on its face. If a person proceeds to VIII. RISK OF LOSS
but it relying on the title, that
person is considered a buyer in good faith. Q: When is a thing considered lost?
The “priority in time” rule could not be invoked by XYZ A: It is understood that the thing is lost when it:
Bank because the foreclosure sale of the land in favour of 1. perishes, or
the bank was recorded under Act 3344, the law governing 2. goes out of commerce, or
transactions affecting unregistered land, and thus, does 3. disappears in such a way that its existence is
not bind the unknown or cannot be
land. recovered. (Art. 1189, 2nd par.)
Q: Who as between Dehlma and XYZ Bank has a Q: What is deterioration?

better right to the house and lot?
A: Deterioration is the lowering of the value or character
A: Between Dehlma and the bank, the former has of a thing. It normally occurs by reason
a better right to the house and lot. of ordinary wear and tear. (Pineda, Credit, p. 20)
Q: Who owns the movables inside the house? Q: Who bears the risk of loss or deterioration?
A: Unless there is a contrary stipulation in the absolute A:

deed of sale, Dehlma owns the movables covered by the
Deed of Sale and her ownership is perfected by the Res perit domino – Seller is the
execution and delivery of public document of sale. The BEFORE owner so seller bears risk of loss
delivery of the absolute deed of sale is a symbolical PERFECTION
delivery of the house and lot, including the contents of
the house. This is an obligation to deliver a specific thing, Res perit domino
which includes the delivery of the specific thing itself and
all of its accessions and accessories even though they may AT Contract shall be without any
not have been mentioned (Art. PERFECTION effect – the seller bears the loss
1166, CC). (2008 Bar Question) since the buyer is relieved of his
obligation under the contract
Q: Does prior registration by the second buyer of a Two Views:
property subject of a double sale confer ownership or Paras: Buyer, except:
preferred right in his favor over 1. when object sold consists of
that of the first buyer? fungible goods for a price fixed
AFTER
2. when seller is guilty of fraud,
A: Prior registration of the disputed property by the PERFECTION
negligence, default, or violation
second buyer does not by itself confer ownership or a BUT of contractual terms; or
BEFORE
better right over the property. Article 1544 requires that 3. when object sold is generic.
DELIVERY
such registration must be coupled with good faith.
Tolentino: Seller;
Knowledge gained by the first buyer of the second sale Deterioration & fruits – Buyer bears
cannot defeat the first buyer's rights except where the loss
second buyer registers in good faith the second sale
ahead of the first, as provided by the Civil Code.
Res perit domino
Buyer becomes the owner so buyer

AFTER bears risk of loss
DELIVERY
Delivery extinguish ownership visa‐
vis the seller & creates a new one in
favor of the buyer
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Q: What is the effect of the loss of the thing
subject of the contract at the time of sale?
A:
1. Total loss – contract is void & inexistent
2. Partial loss – buyer may elect between Q: Who may negotiate a Negotiable Document of Title?
withdrawing from the contract or demanding
the remaining part, paying A:
its proportionate price 1. Owner
2. Person to whom the possession pr custody of
E. When Ownership is Transferred the document has been entrusted by the
owner
See Transfer of Ownership. p. 247 a. If bailee undertakes to deliver the
goods to such person
b. If document is in such form that it
IX. DOCUMENTS OF TITLE may be
negotiated by delivery.
Q: What is a Document of Title?
Non‐Negotiable Documents of Title
A: A document used in the ordinary course of business in
the sale or transfer of goods , as proof of the possession Q: What are Non‐negotiable documents of title?
or control of the goods , or authorizing or purporting to
authorize the possessor of the document to transfer or A:
receive , either by endorsement or by delivery , goods 1. They are delivered only to a specified person
represented by such document (Art. 1636). 2. Carrier will not deliver the goods to any holder
of the document or to whom such document
Q: What is the purpose of the Documents of may have been endorsed by the consignee
Title? 3. Must present the deed of sale or donation in his
favour
A:
1. Evidence of possession or control of goods Q: What are the warranties of seller of documents of
described therein title?
2. Medium of transferring title and possession
over the goods described therein without A:
having to effect actual delivery (Villanueva, 1. Genuiness of the Document
2009 ed.) 2. Legal right to negotiate or transfer
3. The custody of a negotiable warehouse receipts 3. No knowledge of fact which would impair the
issued to the order of the owner, or to bearer, validity or worth of the document
is a representation of title upon which bona fide 4. Right to transfer Title to the goods and
purchasers for value are entitled to rely , merchantability or fitness for a particular
despite breaches of t rust or violations of purpose, whenever such warranties would
agreement on the part of the apparent owner have been implied had the contract transfer the
(Siy Cong Bieng v. HSBC, 56 Phil 598) goods
without a document.
Negotiable Documents of Title
Rules Regarding Levy and Garnishment of Goods
Q: What is a Negotiable Document of Title?
Q: What does a person to whom a nonnegotiable
A: A document of title which states that the goods instrument has been transferred but not
referred therein will be delivered to the bearer, or to the negotiated, acquire as against
order of any person named in the transferor?
such document (Art. 1509, NCC).
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A: He acquires:
1. Title to the goods, subject to the terms of any
agreement with the transferor;
2. Right to notify the bailee who issued the
document of the transfer thereof,
and thereby to acquire the direct obligation of
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such bailee to hold possession of the goods for X. REMEDIES OF AN UNPAID SELLER
him according to the terms of the
document. A. DEFINITION OF UNPAID SELLER
Q: How may the transferor’s creditor defeat the Q: Who is an unpaid seller?
aforementioned rights of the transferee?
A: The seller of goods is deemed to be an unpaid seller
A: Prior to the notification to such bailee by the transferor either:
or transferee of a non‐negotiable document of title, the 1. when the whole of the price has not been paid
title of the transferee to the goods and the right to or tendered; or
acquire the obligation of such bailee may be defeated by 2. when a bill of exchange or other negotiable
the transferor’s creditor by the levy of an attachment instrument has been received as conditional
or execution upon the goods. (Art. 1514, NCC) payment, and the condition on which it was
received has been broken by reason of the
Q: If the goods are delivered to a bailee by the owner or dishonor of the instrument, the insolvency of
by a person whose act in conveying the title to them to the buyer, or otherwise.
a purchaser in good faith for value and a negotiable
instrument was issued for them, can the said goods be Note: It includes an agent of the seller to whom the bill of
attached, garnished or levied upon? lading has been indorsed, or consignor or agent who has
himself paid, or is directly responsible for the price, or any
A: other person who is in the position of a seller.
GR: No, the goods cannot be attached, garnished or
levied upon while they are in the bailee’s possession. B. REMEDIES OF UNPAID SELLER
XPN: Q: What are the remedies of an Unpaid Seller?

1. When the document is first
surrendered; or 2. When its negotiation is A:
enjoined. I. Ordinary
Note: The bailee shall in no case be compelled to 1. Action for Price Exercised when:
deliver the actual possession of the goods until the a. ownership has passed to buyer;
document is: b. price is payable on a day certain
1. Surrendered to him; or c. goods cannot readily be resold for
2. Impounded by the court. reasonable price and Art. 1596 is
(Art. 1519, NCC) inapplicable
Q: What are the rights of a creditor whose debtor is the 2. Action for Damages – In case of wrongful
owner of a negotiable document of neglect or refusal by the buyer
title? to accept or pay for the thing sold
A: He is entitled to such aid from courts of appropriate II. Special

jurisdiction by: 1. injunction;
2. attaching such document; 1. Possessory Lien – Seller not bound to deliver if
3. as regards property which cannot be readily attached buyer has not paid him the price. It is
or levied upon by ordinary legal process ‐ satisfying the exercisable only in following circumstances:
claim by means allowed by law or equity. (Art. 1520, a. goods sold without stipulation as to credit
NCC) b. goods sold on credit but term of
credit has expired
c. buyer becomes insolvent
Note: When part of goods delivered, may still

exercise right on goods undelivered
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2. Stoppage in Transitu Requisites: I‐SENT‐U a.
Insolvent buyer would have had if he had never parted with the
b. Seller must Surrender possession. (Art. 1530,
the negotiable document of title, if NCC)
any Q: When are goods considered to be in transit?
c. Seller must bear the Expenses of delivery
of the goods after the exercise of the right. A:
d. Seller must either actually take possession 1. After delivery to a carrier or other bailee and
of the goods sold or give Notice of his before the buyer or his agent takes delivery of
claim to the carrier or other person in them; and
possession 2. If the goods are rejected by the buyer, and
e. Goods must be in Transit the carrier or other bailee
f. Unpaid seller continues in possession of them. (Art.
1531, par. 1)
3. Special Right to Resell the Goods Q: When are goods deemed to be no longer in transit?
Exercised when:
a. Goods are perishable, A:
b. Stipulated the right of resale in case of 1. After delivery to the buyer or his agent
default, or 2. If the buyer/agent obtains possession of the
c. Buyer in default for unreasonable goods at a point before the
time destination originally fixed;
3. If the carrier or the bailee acknowledges that he
4. Special Right to Rescind holds the goods in behalf of the buyer/ his
Requisites: agent;
a. Expressly stipulated OR buyer is in default 4. If the carrier or bailee wrongfully refuses to
for unreasonable time deliver the goods to the
b. Notice needed to be given by seller buyer or his agent. (Villanueva, p. 181)
to buyer
XI. PERFORMANCE OF CONTRACT
Note: Ownership of goods already with buyer but seller may
still rescind; ownership is destroyed even without court A. SALE OF PERSONAL PROPERTY.
intervention but in ordinary sale, need to go to court.
RULES ON SALE OF PERSONAL PROPERTY.
Q: What are the instances when possessory lien is lost?
INSTALLMENT SALES LAW
A:
1. Seller delivers without reserving Q: What is the Installment Sales Law?
ownership in goods or right to possess them
2. Buyer or agent lawfully A: Commonly known as the Recto Law. It is embodied in
obtains possession of goods Art. 1484 of the NCC which provides for the remedies of
3. Waiver a seller in the contracts of
sale of personal property by installments.
Note: Seller loses lien when he parts with goods (but still,
stoppage in transitu can be exercised)
Note: Art. 1484 of the NCC incorporates the provisions of Act
No. 4122 passed by the Philippine Legislature on Dec. 9,
Q: What is the right of stoppage in transitu? 1939, known as the "Installment Sales Law" or the "Recto
Law," which then amended Art. 1454 of the Civil Code of
A: The seller may resume possession of the goods at any 1889.
time while they are in transit, and he will then become
entitled to the same rights in regard to the goods as he Q: To what does the Recto Law apply?
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A: This law covers contracts of sale of personal property

by installments (Act No. 4122). It is also applied to
contracts purporting to be leases of personal property
with option to buy, when the lessor has deprived the
lessee of the possession or enjoyment of the thing. (PCI
Leasing and Finance Inc. v. Giraffe‐ X Creative Imaging,
Inc.,
G.R. No. 142618, July 12, 2007)
Q: What are the alternative remedies in case of
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sale of personal property in installments? particular buyers of real estate payable on installments.
The law declares as "public policy to protect buyers of
A: real estate on installment payments against
1. Specific Performance: Exact fulfillment should onerous and oppressive conditions.
the buyer fail to pay
Note: The purpose of the law is to protect buyers in
GR: If availed of, the unpaid seller cannot installment against oppressive conditions.
anymore choose other remedies;
Q: What are the transactions/sale covered by the
XPN: if after choosing, it has become Maceda Law?
impossible, rescission may be pursued
A: The law involves the sale of immovables on installment
2. Rescission: Cancel the sale if buyer fails to pay 2 (Maceda Law, R.A. 6552).
or more installments 1. Coverage: Residential Real
Estate
Deemed chosen when: (Villanueva, p. 431)
a. Notice of rescission is sent 2. Exclude:
b. Takes possession of subject matter of sale a. Industrial lots
c. Files action for rescission b. Commercial buildings (and commercial
lots by implication)
3. Foreclosure: Foreclose on chattel mortgage if c. Sale to tenants under agrarian laws
buyer fails to pay 2 or more installments
Q: What are the rights granted to buyers?
GR: Actual foreclosure is necessary to bar
recovery of balance A:
- Extent of barring effect: purchase price 1. Buyer paid at least 2 years installment
a. Pay w/o interest the balance within grace
XPN: Mortgagor refuses to deliver property to period of 1 month for every year of
effect foreclosure; expenses installment payment. Grace period to be
incurred in attorneys fees, etc. exercised once every 5 years.
b. When no payment – cancelled; buyer
Q: When the lessor of the property chose to deprive the entitled to 50% of what he has paid + 5%
lessee of the subject personal property, can the former for every year but not exceeding 90% of
recover any unpaid payments made
rentals from the latter?
Note: Cancellation to be effected 30 days
A: In choosing, through replevin, to deprive the from notice & upon payment of
respondent of possession of the leased equipment, the cash surrender value.
petitioner waived its right to bring an action to recover
unpaid rentals on the 2. Buyer paid less than 2 years installment
said leased items. a. Grace period is not less than 60 days from
due date
B. SALE OF REAL PROPERTY. b. Cancellation if failure to pay w/in 60 days
grace
RULES ON SALE OF REAL PROPERTY c. 30 days notice before final
cancellation
REALTY INSTALLMENT BUYER ACT
Note: buyer can still pay w/in the 30 days
period with interest.
Q: What is the Realty Installment Buyer Act?
Q: What are the other rights granted to a buyer?

A: Commonly known as the “Maceda Law.” It is embodied
in R.A. 6552 which provides for certain protection to
A:
1. Sell or assign rights to another

2. Reinstate contract by updating within
30 days before and cancellation
3. Deed of Sale to be done by notarial act
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4. Pay full installment in advance the balance of
price anytime w/o interest Q: Bernie bought on installment a residential

5. Have full payment annotated in certificate of subdivision lot from DEVLAND. After having faithfully
title paid the installments for 48 months, Bernie discovered
that DEVLAND had failed to develop the subdivision in
Note: Applies to contracts even before the law was enacted. accordance with the approved plans and specifications
Stipulation to the contrary is void within the time frame in the plan. He thus wrote a letter
to DEVLAND informing it that he was stopping payment.
Q: What are the so‐called “Maceda” and “Recto” laws in Consequently, DEVLAND cancelled the sale and wrote
connection with sales on installments? Bernie, informing him that his payments are forfeited in
Give the most important features on each law. its favor.
1. Was the action of DEVLAND proper?
A: The Maceda Law (R.A. 6552) is applicable to sales of Explain.
immovable property on installments. The 2. Discuss the rights of Bernie under the
most important features are: circumstances.
3. Supposing DEVLAND had fully developed the
1. After having paid installments for at least two subdivision but Bernie failed to pay further
years, the buyer is entitled to a mandatory grace installments after 4 years due to business
period of one month for every year of installment reverses. Discuss the rights and obligations of
payments made, to pay the unpaid installments the parties.
without interest.
A:
If the contract is cancelled, the seller shall refund 1. Assuming that the land is a residential
to the buyer the cash surrender value equivalent subdivision project under P.D. No. 957 (The
to fifty percent (50%) of the total payments made, Subdivision and Condominium Buyers
and after five years of installments, an additional Protective Decree), DEVLAND's action is not
five percent (5%) every year but not to exceed proper because under Section 23 of said
ninety percent (90%) of the total payments made. Decree, no installment payment shall be
forfeited to the owner or developer when the
2. In case the installments paid were less than 2 buyer, after due notice, desists from further
years, the seller shall give the buyer a grace period payment due to the failure of the owner‐
of not less than 60 days. If the buyer fails to pay developer to develop the subdivision according
the installments due at the expiration of the grace to the approved plans and within the time
period, the seller may cancel the contract after 30 limit for complying with the same.
days from receipt by the buyer of the notice of
cancellation or demand for rescission by notarial 2. Under the same Section of the Decree, Bernie
act. (Rillo v. CA, G.R. may, at his option, be reimbursed the total
No. 125347 June 19, 1997) amount paid including amortization interests
but excluding delinquency interests at the legal
The Recto Law (Art.1484) refers to sale of movables rate. He may also ask the Housing and Land Use
payable in installments and limiting the right of seller, in Regulatory Board to apply penal sanctions
case of default by the buyer, to one of three remedies: against DEVLAND consisting of payment of
1. Exact fulfillment; administrative fine of not more than
2. Cancel the sale of two or more installments P20.000.00 and/or imprisonment for not more
have not been paid; than
3. Foreclose the chattel mortgage on the things 20 years.
sold, also in case of default of two or more
installments, with no further action against the 3. Under R.A. No. 6552 (Maceda Law), DEVLAND
purchaser. (1999 Bar has the right to cancel the contract but it has to
Question) refund Bernie the cash surrender value of the
payments on the property equivalent to 50% of
the total payments made. (2005 Bar
Question)
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XII. WARRANTIES
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A: AIR
Q: What is a warranty? 1. It must be an Affirmation of fact
relating to the subject matter of
A: A statement or representation made by sale
the seller of goods, as part of the contract 2. Natural tendency is to Induce
of sale, having reference to the character, buyer to purchase subject
quality, or title, of the goods, and by which matter
he promises or undertakes to insure that 3. Buyer purchases the subject
certain facts are or shall be as he then matter
represents. Relying thereon
Note: May either be express or implied. Q: What is the liability of the seller for
breach of
Q: What is the effect of a breach of express warranties?
warranty?
A: The seller is liable for damages.
A: Buyer may: (Villanueva, p.
1. Refuse to proceed with the 249)
contract; or
2. Proceed with the contract;
waive the condition. B. IMPLIED WARRANTIES
Note: If the condition is in the nature that it Q: What are implied warranties?
should happen, the non‐performance may
be treated as a breach of warranty.
A: Warranties deemed included in all contracts of
sale by operation of law. (Art. 1547)
Q: What are the kinds of
warranties?
1. Warranty that seller has right to sell – refers to
Distinguish.
consummation stage. Not applicable to
sheriff, auctioneer,
A:
mortgagee, pledge
i.
Expre
2. Warranty against eviction
ss ii.
Implie
Requisites: JPENS
d
a. Buyer is Evicted in whole or in part
from the subject matter of sale
A. EXPRESS WARRANTIES
b. Final Judgment
c. Basis of eviction is a right Prior to sale or
Q: What are express warranties?
act imputable to seller
d. Seller has been Summoned in the suit for
A: Any affirmation of fact or any promise
eviction at the instance of buyer; or made
by the seller relating to the thing if the
3rd party defendant through 3rd party
natural tendency of such affirmation or
complaint brought by buyer
promise is to induce the buyer to purchase
e. No waiver on the part of the buyer
the same, and if the buyer
purchases the thing relying thereon. (Art.
Note: For eviction – disturbance in law is required
1546)
and not just trespass in fact.
Q: What are the

3. Warranty against encumbrances (non‐
requisites of
apparent)
express warranties?
Requisites:
a. immovable sold is encumbered with non‐
apparent burden or servitude not
mentioned in the agreement
b. nature of non‐apparent servitude or
burden is such that it must be presumed
that the buyer would not have acquired it
had he been
aware thereof
XPN: warranty not applicable when non‐

apparent burden or servitude is recorded in the
Registry of Property – unless there is expressed
warranty that the thing is free from all burdens
& encumbrances
4. Warranty against Hidden Defects
Requisites: HENNAS
a. Defect is important or Serious
i. The thing sold is unfit for the use
which it is intended
ii. Diminishes its fitness for such use or
to such an extent that
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the buyer would not have acquired it
had he been aware thereof

b. Defect is Hidden
c. Defect Exists at the time of the sale Q: What is covered by a warranty against eviction?
d. Buyer gives Notice of the defect to the
seller within reasonable time A: It covers eviction by a final judgment based on a right
e. Action for rescission or reduction of the prior to the sale or an act imputable to the vendor, the
price is brought within the proper period vendee is deprived of the whole or of
i. 6 months – from delivery of the thing a part of the thing purchased.
sold
ii. Within 40 days – from the delivery in The vendor shall answer for the eviction even though
case of animals nothing has been said in the contract on the subject. (Art.
f. There must be No waiver of warranty on 1548, NCC)
the part of the buyer.
Q: What is the effect of a breach of warranty
Q: When is implied warranty not applicable? against eviction?
A: ASAP A: The buyer shall have the right to demand the

1. “As is and where is” sale seller:
2. Sale of second hand articles
3. Sale by virtue of authority in fact or law 1. The return of the value which the thing sold had
4. Sale at public auction for at the time of the eviction, be it greater or
tax delinquency lesser than the price of the sale
2. The income or fruits, if he has been ordered to
C. EFFECTS OF WAIVER OF IMPLIED WARRANTIES deliver them to the party who won the suit
against him
Q: What are the effects of waiver of an implied 3. The costs of suit which caused the eviction, and,
warranty? in a proper case, those of suit brought against
the vendor for the waranty
A: 4. The expenses of contract if buyer has paid them
1. Seller in bad faith & there is waiver against 5. The damages and interests and ornamental
eviction –void expenses if sale was made in bad faith.
2. When buyer w/o knowledge of a particular risk,
made general renunciation of warranty – is not Note: Vendor is liable for any hidden defect even if
a waiver but merely limits liability of seller in he is not aware. (Caveat Venditor)
case of eviction
3. When buyer with knowledge of risk of eviction Purchaser must be aware of the title of the vendor.
assumed its consequences & made a waiver – (Caveat Emptor)
seller not liable (applicable only to waiver of
warranty Q: What are the rights of buyer in case of partial
against eviction) eviction?
WARRANTY AGAINST EVICTION A:

1. Restitution (with obligation to return the thing
Q: What is a warranty against eviction? w/o other encumbrances than those which it
had when he acquired it)
A: In a contract of sale, unless a contrary intention 2. Enforcement of warranty against eviction
appears, there is an implied warranty on the part of the (Paras, p. 153 and Art. 1556)
seller that when the ownership is to pass, and that the
buyer shall from that time have and enjoy the legal and WARRANTY AGAINST HIDDEN DEFECT
peaceful possession
of the thing. (Art. 1547, 1st paragraph) Q: What is a hidden defect?
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A: A hidden defect is one which is unknown or could not

have been known to the buyer. (Diaz, p.
145)
Note: Seller does not warrant patent defect; Caveat emptor
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(buyer beware) profession, should have known them (Art.

1561), or
Q: What is a redhibitory defect? 3. If the contrary has been stipulated, and the
vendor was not aware of the hidden faults or
A: It is a defect in the article sold against which defect the defects in the thing sold. (Art.
seller is bound to warrant. The vice must constitute an 1566)
imperfection, a defect in its nature, of certain
importance; and a minor defect does not give rise to Q: What is the effect of a breach of warranty against
redhibition. (De Leon, Comments and Cases on Sales and hidden defects?
Lease, 2005
ed, p. 318) A: It would depend on whether the seller had knowledge
of such defect and whether there has
Q: What is a redhibitory defect on animals? been a waiver of the warranty.
A: If the hidden defect of animals, even in case a 1. If the thing should be lost in consequence of the
professional inspection has been made, should be of such hidden faults, and seller was aware of them – he
a nature that expert knowledge is not sufficient to shall: a. bear the loss,
discover it, the defect shall be considered as redhibitory. b. return the price and
c. refund the expenses of the contract with
Q: When is the sale of animal void? damages
A: The sale is void if animal is: 2. If the thing is lost and seller was not aware of
1. Suffering from contagious diseases; the hidden faults – he shall: a. return the price
2. Unfit for the use or service for which they were and interest
purchased as indicated in the contract b. reimburse the expenses of the contract
which the buyer might have paid, but not
Q: When is a vendor responsible for hidden for damages. (Villanueva, Law on
defects? Sales,2004 ed, pp. 548‐549)
A: If the hidden defects which the thing sold may have: Q: What are the remedies of the buyer in case of
1. Render it unfit for the use for which it is sale of things with hidden defects?
intended, or
2. Diminish its fitness for such use to such an A: The vendee may elect between:
extent that, had the vendee been aware 1. Withdrawing from the contract, or
thereof, he would not have acquired it or would 2. Demanding a proportionate reduction of the
have given a lower price, with damages in either case.
price for it. (Art. 1561)
Q: Is there a waiver of warranty against hidden defects
Q: Up to what extent does the seller warrant against when the lessee inspected the premises
hidden defects? and pushed through with the contract?
A: The seller is responsible to the vendee for any hidden A: Yes. Under Arts. 1561 and 1653 of the Civil Code, the
faults or defects in the thing sold, even lessor is responsible for warranty against hidden defects,
though he was not aware thereof. but he is not answerable for patent defects or those,
which are visible. Jon de Ysasi admitted on cross‐
Q: When is the seller not answerable for the defects of examination that he inspected the premises three or four
the thing sold? times before signing the lease contract. During his
inspection, he noticed the rotten plywood on the ceiling,
A: which in his opinion was caused by leaking water or
1. For patent defects or those which are visible, or termites. Yet, he decided to go through with the lease
2. Even for those which are not visible if the buyer agreement. Hence, respondents cannot be held liable for
is an expert who, by reason of his trade or the alleged warranty against hidden defects. (Jon and
Marissa De Ysasi v. Arturo and Estela Arceo, G.R. No.

136586, Nov.
22, 2001)
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IMPLIED WARRANTIES IN CASE OF SALE OF GOODS
registered land?
Q: What are the specific implied warranties in
sale of goods? A: No. The purchaser of a registered land under the
Torrens system is merely charged with notice of the
A: burdens and claims on the property which are inscribed
1. Warranty of fitness on the face of certificate of title.
(Pineda sales, p. 275)
GR: No implied warranty
Q: Does caveat emptor apply in judicial sales?
XPN:
a. Buyer manifests to the seller the A: Yes. The purchaser in a judicial sale acquires no
particular purpose for which the goods higher or better title or right than that of the
are required; and judgment debtor. If it happens that the judgment
b. Buyer relies upon the seller’s skill debtor has no right, interest, or lien on and to the
or judgment property sold, the purchaser acquires none.
(Pineda sales, p. 280)
2. Warranty of merchantability – That goods are
reasonably fit for the general D. REMEDIES IN CASE OF BREACH OF WARRANTY
purpose for which they are sold.
Q: What are the remedies of the buyer in case of breach
CAVEAT EMPTOR of warranty?
Q: What does the principle of caveat emptor A:

mean? 1. Accept goods & set up breach of warranty by
way of recoupment in
A: It literally means, ‘Let the buyer beware’. The rule diminution or extinction or the price.
requires the purchaser to be aware of the supposed title 2. Accept goods & maintain action against seller
of the vendor and one who buys without checking the for damages
vendor’s title takes all the risks and losses consequent to 3. Refuse to accept goods & maintain action
such failure. against seller for damages
(Agcaoili, p. 184) 4. Rescind contract of sale & refuse to receive
goods/return them when already
Q: In what particular sale transactions does caveat received.
emptor apply?
Q: Are the remedies of the buyer in case of breach of
A: warranty absolute?
1. Sales of animals (Art. 1574) 2.
Double sales (Art. 1544) A: No. The vendee's remedies against a vendor
3. In sheriff’s sales (Art. 1570) with respect to the warranties against hidden
4. Tax sales (Art. 1547, last paragraph) defects of or encumbrances upon the thing sold
are not limited to those prescribed in Article 1567
Note: In the above sales, there is no warranty of title or where the vendee, in the case of Arts. 1561, 1562,
quality on the part of the seller. The purchaser who buys 1564, 1565 and 1566, may elect either to withdraw
without checking the title of the vendor is from the contract or demand a proportionate
assuming all risks of eviction. reduction of the price, with
damages in either case.
In sheriff’s sales, the sheriff does not guarantee the title to
real property and it is not incumbent upon him to place the The vendee may also ask for the annulment of the
buyer in possession of such property. (Pineda sales, p. 275) contract upon proof of error or fraud, in which
case the ordinary rule on obligations shall be
Q: Is caveat emptor applicable in sales of applicable. Under the law on obligations,
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responsibility arising from fraud is demandable in

all obligations and any waiver of an action for
future fraud is void. Responsibility arising from
negligence is also demandable in any obligation,
but such liability may be regulated by the courts,
according to the circumstances.
The vendor could likewise be liable for quasidelict

under Article 2176 of the Civil Code, and an action
based thereon may be brought by the vendee.
While it may be true that the pre‐existing contract
between the parties may, as a general
E. CONDITION VIS‐À‐VIS WARRANTY
CONDITION WARRANTY
Purports to the
Purports to the
performance of
existence of obligation
obligation
Need not be stipulated;
Must be stipulated to
mayII form part of
ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES UNIVERSITY OF SANTO TOMAS
form part of the
obligation by provision
317
obligation
of law
VICE CHAIRS FOR ACADEMICS: KAREN JOY G. SABUGOto
Relates & Jthe
OHN HENRY C. MENDOZA
subject
May attach itself to
VICE CHAIR FORofADMINISTRATION matter itself or to Facultad de Derecho Civil
obligation seller to AND FINANCE: JEANELLE C. LEE
VICE C HAIRS FOR L AY ‐OUT AND D ESIGN: obligation
EARL LOUIE M.of the seller
MASACAYAN & THEENA C. MARTINEZ
deliver possession &
as to the subject matter
transfer
of the sale
rule, bar the applicability of the law on quasidelict, the
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liability may itself be deemed to arise from quasi‐delict,

i.e., the acts which breaks the contract may also be a XIII. BREACH OF CONTRACT
quasi‐delict. (Coca‐Cola Bottlers Philippines, Inc. v. CA,
G.R. No. 110295, A. REMEDIES OF THE SELLER
Oct. 18, 1993) Note: see Recto and Maceda Law (XI. Performance of
Contract) p. 258
Q: What are the instances when the buyer cannot
rescind the sale in case there is a breach B. REMEDIES OF THE BUYER
of warranty?
A: Q: What are the remedies of the buyer?
1. If he knew of the breach of warranty
2. If he fails to return or offer to return goods to A:
seller in substantially as good condition as they I. Immovables in general
were at time ownership was transferred 1.Disturbed in possession or with reasonable
3. If he fails to notify the seller within a grounds to fear disturbance – Suspend
reasonable time of his election to payment
rescind 2. In case of subdivision or condo projects – If real
estate developer fails to comply with obligation
according to approved plan:
Q: What is the effect of non‐fulfillment of a a. Rescind
condition? b. Suspend payment until seller
complies
A: If imposed on the perfection of contract – prevents II. Movables
the juridical relation itself from coming into existence 1. Failure of seller to deliver – Action for specific
performance without giving the seller the
The other party may: option of retaining the goods on payments of
1. Refuse to proceed with the contract damages
2. Proceed w/ contract, waiving the 2. Breach of seller’s warranty – The buyer may, at
performance of the condition his election, avail of the following remedies:
a. Accept goods & set up breach of warranty
Q: What is the difference between a condition and a by way of recoupment in diminution or
warranty? extinction or the price.
b. Accept goods & maintain action against
A: seller for damages
c. Refuse to Accept goods & maintain action
against seller for damages
d. Rescind contract of sale & refuse to
receive goods/return them
when already received.
Note: When the buyer has claimed and been granted a

remedy in any of these ways, no other remedy can
thereafter be granted, without prejudice to the buyer’s
right to rescind, even if previously he has chosen specific
performance when fulfillment has become impossible.
(Villanueva, p. 389 in relation with Art. 1191, NCC)
3. Disturbed in possession
or with reasonable grounds to fear
disturbance
– Suspend payment
XIV. EXTINGUISHMENT OF SALE
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A. CAUSES OF EXTINGUISHMENT
Q: What is the difference between pre‐emption
Q: What are the causes for extinguishment of and redemption?
sale?
A:
A: A contract of sale is extinguished by: PRE‐EMPTION REDEMPTION
Arises before sale Arises after sale
1. Same causes as all other obligations, namely: There can be rescission
a. Payment or performance Rescission inapplicable
of original sale
b. Loss of the thing due Action is directed against Action is directed
c. Condonation or remission of the debt prospective seller against buyer
d. Confusion or merger of the rights
of creditor and debtor
B. PERIOD OF REDEMPTION
e. Compensation
f. Novation
Q: What is the period of redemption?
g. Annulment
h. Rescission
A:
i. Fulfillment of resolutory condition
1. No period agreed upon – 4 years
j. prescription
from date of contract
2. Causes stated in the preceding articles;
2. When there is agreement – should
3. Conventional Redemption; or
not exceed 10 years; but if it
4. Legal redemption
exceeded, valid only for the first 10
years.
B. REDEMPTION 3. When period to redeem has expired
& there has been a previous suit on
Q: What is redemption? the nature of the contract – seller still
has 30 days from final judgment on
A: It is a mode of extinguishment wherein the seller has the basis that contract was a sale
the right to redeem or repurchase the with
thing sold upon return of the price paid. pacto de retro:
Q: What are the kinds of redemption? Rationale: no redemption due to

erroneous belief that it is equitable
A: mortgage which can be extinguished
1. Legal by
2. Conventional paying the loan.
Q: Should the right to redeem be incorporated in every 4. When period has expired & seller
contract of sale? allowed the period of redemption to
expire – seller is at fault for not
A: The right of the vendor to redeem/ repurchase must having exercised his rights so should
appear in the same instrument. However, parties may not be granted a new period
stipulate on the right of repurchase in a separate
document but in this case, it is valid only between the Note: Tender of payment is sufficient but it is not in
parties and not against third itself a payment that relieves the seller from his
persons. (Pineda, p. 333) liability to pay the redemption price.
Q: When does period of redemption begin to

run?
A:
1. Right of legal pre‐emption or

redemption shall be exercised within
30 days from written notice by the
buyer – deed of sale not to be
recorded in Registry of Property
unless accompanied by affidavit that
buyer has
given notice to redemptioners
2. When there is actual knowledge, no

need to give written notice; period of
redemption begins to run from actual
knowledge
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D. EXERCISE OF THE RIGHT TO REDEEM
commission of wrong, or by any form of unconscionable

Q: Is written notice mandatory for the right of conduct, artifice, concealment, or questionable means,
redemption to commence? or who in any way against equity and good conscience,
either has obtained or holds the legal right to property
A: Yes, the notice must be in writing stating the execution which he ought not, in equity and good conscience, hold
of the sale and its particulars. It may be made in a private and enjoy. It has been broadly ruled that a breach of
or public document. (Pineda, p. confidence, although in business or social relations,
400) rendering an acquisition or retention of property by one
person unconscionable against another, raises a
Q: Is there a prescribed form for an offer to constructive trust. It is raised by equity in respect of
redeem? property, which has been acquired by fraud, or where,
although acquired originally without fraud, it is against
A: There is no prescribed form for an offer to redeem to equity that it should be retained by the person holding it.
be properly effected. Hence, it can either be through a (Arlegui v. CA
formal tender with consignation of the redemption price G.R. No. 126437, Mar. 6, 2002)
within the prescribed period. What is paramount is the
availment of the fixed and definite period within Note: "A constructive trust is substantially an appropriate
which to exercise the right of legal redemption. remedy against unjust enrichment. It is raised by equity in
respect of property, which has been acquired by fraud, or
where, although acquired originally without fraud, it is
Note: Art. 1623 does not prescribe any distinctive method
against equity that it should be retained by the person
for notifying the redemptioner.
holding it." (76 Am. Jur. 2d, Sec. 222, p. 447 cited in Arlegui
v. CA G.R. No.
Q: Is tender of payment 126437, Mar. 6, 2002)
necessary for redemption to take effect?
D. CONVENTIONAL REDEMPTION
A: Tender of payment is not necessary; offer to redeem is
enough.
Q: What is conventional redemption?
Q: What is the effect of failure to redeem?

A: Seller reserved the right to repurchase thing sold
coupled with obligation to return price of the sale,
A: There must be judicial order before ownership of real expenses of contract & other legitimate payments and
property is consolidated to the buyer a the necessary & useful expenses
retro. made on the thing sold
TRUST DE SON TORT Note: Right to repurchase must be reserved at the time of
perfection of sale. (Pineda, p. 333)
Q: What is a trust de son tort?
E. LEGAL REDEMPTION
A: It is a trust created by the purchase or redemption of
property by one other than the person lawfully entitled Q: What is legal redemption?
to do so and in fraud of the other.
A: Also referred to as “retracto legal”, it is the right to be
Q: Do constructive trusts arise only out of fraud or subrogated upon the same terms and conditions
duress? stipulated in the contract, in the place of one who
acquires the thing by purchase or by dation in payment
A: No. A constructive trust, otherwise known as a trust ex or by other transaction whereby ownership is
maleficio, a trust ex delicto, a trust de son tort, an transmitted by onerous
involuntary trust, or an implied trust, is a trust by title.
operation of law which arises contrary to intention and in
invitum, against one who, by fraud, actual or Q: What are the instances of legal redemption?
constructive, by duress or abuse of confidence, by
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A:
1. Sale of a co‐owner of his share to a stranger
(Art. 1620)
2. When a credit or other incorporeal right in
litigation is sold (Art. 1634)
3. Sale of an heir of his hereditary rights to a
stranger (Art. 1088)
4. Sale of adjacent rural lands not exceeding 1
hectare (Art. 1621)
5. Sale of adjacent small urban lands bought
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merely for speculation (Art. 3. Upon or after the expiration of the right to
1622) repurchase Another instrument
extending the period of redemption or granting
Q: Are there other instances when the right of a new period is executed
legal redemption is also granted? 4. Purchaser Retains for himself a part of the
purchase price
A: 5. Seller binds himself to pay the Taxes on the
1. Redemption of homesteads thing sold
2. Redemption in tax sales 6. In any other case where the real intention of
3. Redemption by judgment debtor the parties is that the transaction shall Secure
4. Redemption in extrajudicial foreclosure the payment of a debt or the performance of
5. Redemption in judicial foreclosure of mortgage any other obligation.
7. Art. 1602 shall also apply to a contract
Q: When does legal redemption period begin to run? purporting to be an Absolute sale. (Art.
1604)
A: The right of legal redemption shall not be exercised
except within 30 days from the notice in writing by the Note: In case of doubt in determining whether it is equitable
prospective seller, or seller, as the case may be. The deed mortgage or sale a retro (with right of repurchase); it shall be
of sale shall not be recorded in the Registry of Property construed as equitable
unless accompanied by an affidavit of the seller that he mortgage.
has given written notice thereof to all possible
redemptioners. (Art. 1623, NCC) Remedy is reformation.
An equitable mortgage is one which although lacking in some
formality, or form or words, or other requisites demanded by
C. EQUITABLE MORTGAGE
a statute, nevertheless reveals the intention of the parties to
charge real property as security for a debt, and contains
Q: What is an equitable mortgage? nothing impossible or contrary to law.
A: One which lacks the proper formalities, form or words Q: Does inadequacy of price constitute proof sufficient
or other requisites prescribed by law for a mortgage, but to declare a contract as one of
shows the intention of the parties to make the property equitable mortgage?
subject of the contract as security for a
debt and contains nothing
A: Mere inadequacy of the price is not sufficient. The
impossible or contrary to law
price must be grossly inadequate, or purely
shocking to the conscience. (Diaz, p. 186)
Q: What are the essential requisites of equitable
mortgage?
Q: X transferred three parcels of land in favor of Y. The
transaction was embodied in two Deeds of Absolute
A:
Sale for the price of P240, 000. The titles of said lots
1. Parties entered into a contract of sale were transferred to Y. However, X failed to vacate and
2. Their intention was to secure an existing debt turn over the purchased lots. This prompted Y to file an
by way of a mortgage. ejectment suit against X. X claimed that the transactions
entered between them were not actually sales, but an
Q: What is the rule on the presumption of an equitable equitable mortgage. Does the transaction involve an
mortgage? absolute sale or an
equitable mortgage of real property?
A: A sale with conventional redemption is deemed to be
an equitable mortgage in any of the following cases: (Art.
1602) AIR‐STAR
1. Price of the sale with right to repurchase is
unusually Inadequate
2. Seller Remains in possession as lessee or
otherwise
A: It is an absolute sale. Decisive for the proper
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determination of the true nature of the transaction Q: Eulalia was engaged in the business of buying and
between the parties is the intent of the parties. There is selling large cattle. In order to secure the financial
no conclusive test to determine whether a deed absolute capital she advanced for her employees (biyaheros) she
on its face is really a simple loan accommodation secured required them to surrender TCT of their properties and
by a mortgage. To determine whether a deed absolute in to execute the corresponding Deeds of Sale in her favor.
form is a mortgage in reality, the court is not limited to Domeng Bandong was not required to post any security
the written memorials of the transaction. This is so but when Eulalia discovered that he incurred shortage in
because the decisive factor in evaluating such agreement cattle procurement operation, he was required to
is the intention of the parties, as shown not necessarily execute a deed of sale over a parcel of land in favor of
by the terminology used in the contract but by all the Eulalia. She sold the property to her grandniece Jocelyn
surrounding circumstances, such as the relative who thereafter instituted an action for ejectment
situations of the parties at that time; the attitudes, acts, against the Spouses Bandong. To assert their right,
conduct, and declarations of the parties; the negotiations Spouses Bandong filed an action for annulment of sale
between them leading to the deed; and generally, all against Eulalia and Jocelyn alleging that there was no
pertinent facts having a tendency to fix and determine sale intended but only equitable mortgage for the
the real nature of their design and understanding. As purpose of securing the shortage incurred by Domeng in
such, documentary and parol evidence may be submitted the amount of P70, 000.00 while employed as
and admitted to prove the intention of the parties. (Sps “biyahero” by Eulalia. Was the deed of sale between
Austria v. Sps Gonzales, G.R. No. Domeng and Eulalia a contract of sale or an equitable
147321, Jan. 21, 2004) mortgage?
Q: Ceballos was able to borrow from Mercado certain A: It is an equitable mortgage. In executing the said deed
sum of money and as security, she executed a Deed of of sale, Domeng and Eulalia never intended the transfer
Real Estate Mortgage over the subject property. The of ownership of the subject property but to burden the
said mortgage was not registered. Ceballos defaulted. same with an encumbrance to secure the indebtedness
Thereafter, a Deed of Absolute Sale was executed by incurred by Domeng on the occasion of his employment
Ceballos and her husband whereby the mortgaged with Eulalia. The agreement between Dominador and
property was sold to Mercado for the price of P16, Eulalia was not avoided in its entirety so as to prevent it
500.00. Ceballos offered to redeem the property from from producing any legal effect at all. Instead, the said
Mercado for the price of P30, 000.00 but the latter's wife transaction is an equitable mortgage, thereby merely
refused since the same was already transferred in their altering the relationship of the parties from seller and
names by virtue of the Deed of Absolute Sale. As a buyer, to mortgagor and mortgagee, while the subject
consequence, Ceballos filed the case contending that property is not transferred but subjected to a lien in favor
the Contract should be declared as an equitable of the latter. (Sps. Raymundo, et
mortgage. Is the contention of al. v. Sps. Bandong, G.R. No. 171250, Jul. 4, 2007)
Ceballos correct?
G. DISTINGUISHED FROM OPTION TO BUY
A: No. The instances when a contract, regardless of its
nomenclature, may be presumed to be an equitable Q: On May 19, 1951, the spouses‐sellers executed a
mortgage are enumerated in Art. 1602 of the Civil Code. public instrument of absolute sale in favor of the buyer
Here, none of those circumstances were present. The for a consideration which is sufficiently adequate. A few
original transaction was a loan. Ceballos failed to pay the days thereafter, the buyers executed in favor of the
loan; consequently, the parties entered into another sellers an option to buy within one year, the property
agreement — the assailed, duly notarized Deed of subject of the absolute sale, which option was extended
Absolute Sale, which superseded the loan document. for a month. Prior to the expiration of said oneyear
Ceballos had the burden of proving that she did not period, the buyer sold said property to a
intend to sell the property and that Mercado did not third person.
intend to buy it; and that the new agreement did not
embody the true intention of the parties. (Ceballos v. If the spouses‐sellers would file an action for
Intestate Estate of the Late Emigdio Mercado, G.R. No. reformation of instrument where they seek reformation
155856, May 28, 2004) of the absolute sale into one of
equitable mortgage, will said action prosper?
A: No, it will not prosper. If a seller has been granted
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merely an option to buy (not a right to repurchase) within 2. contract to sell;

a certain period, and the price paid by the buyer is 3. contract of purchase and sale;
adequate, the sale is absolute and cannot be construed 4. exchange;
nor presumed to be one of equitable mortgage, even if 5. attempt to sell;
the period within which to exercise the option has been 6. option of sale or purchase;
extended. (Villarica, et. al. v. CA, G.R. L‐19196, Nov. 29, 7. solicitation of a sale;
1968) 8. offer to sell, directly or by an agent, or by a
circular, letter, advertisement or otherwise;
Note: SC held that in this case, there was no sale a retro and
and that the right of repurchase is not a right granted the 9. a. privilege given to a member of a cooperative,
seller by the buyer in a separate instrument. Such right is corporation, partnership, or any association
reserved by the vendor in the same instrument of the sale and/or
as one of the stipulations in the contract. b. the issuance of a certificate or receipt
evidencing or giving the right of participation in,
Also, once the instrument of absolute sale is executed, or right to, any land in consideration of
the seller can no longer reserve the right of repurchase payment of the membership fee or dues.
and any right thereafter granted the seller by the buyer (Deemed sale)
cannot be a right of repurchase but some other rights, like
that of an option to buy. Q: How are the terms “buy” and “purchase” defined
under the Decree?
XV. LAW ON SALE OF SUBDIVISION AND
A: Shall include any contract to buy, purchase, or
CONDOMINIUM (PD 957)
otherwise acquire for a valuable consideration a
subdivision lot, including the building and other
SCOPE OF APPLICATION
improvements, if any, in a subdivision project or a
Q: Are sales or dispositions of subdivision lots or condominium unit in a condominium project. Q: What is
condominium units prior to the effectivity of the decree a subdivision project?
exempt from compliance with the requirements stated
A: A tract or a parcel of land registered under Act No. 496
therein?
which is partitioned primarily for residential purposes
A: No. It shall be incumbent upon the owner or developer into individual lots with or without improvements
of the subdivision or condominium project to complete thereon, and offered to the public for sale, in cash or in
compliance with his or its obligations as provided in the installment terms.
decree within two years from the date of effectivity of the
Note: It shall include all residential, commercial, industrial
Decree, unless otherwise extended by the Authority or and recreational areas as well as open spaces and other
unless an adequate performance bond is filed. community and public areas in the project.
Note: Failure of the owner or developer to comply with the
Q: What is a subdivision lot?
obligations under this and the preceding provisions shall
constitute a violation punishable under Sections 38 and 39 of A: Any of the lots, whether residential, commercial,
the Decree.
industrial, or recreational, in a subdivision project.
DEFINITION OF TERMS Q: What is a complex subdivision plan?
Q: How is “sale” or “sell” defined under the A: A subdivision plan of a registered land wherein a
Decree? street, passageway or open space is delineated on the
plan.
A: Shall include:
Q: What is a condominium project?
1. Every disposition, or attempt to dispose, for a
valuable consideration, of a subdivision lot, A: The entire parcel of real property divided or to be
including the building and other improvements divided primarily for residential purposes into
thereof, if any, in a subdivision project or a condominium units, including all structures thereon.
condominium unit in a condominium project;
Q: What is a condominium unit?
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A: A part of the condominium project intended for any
type of independent use or ownership, including one or 2. If the conversion desired involves a
more rooms or spaces located in one or more floors (or condominium project, the same
part of parts of floors) in a building or buildings and such procedure shall be followed except that, in
accessories as may be appended thereto. addition, the NHA shall act upon and approve
the plan with respect to
Q: Define the following terms: the building or buildings included in the
condominium project in accordance with the
1. Owner. National Building Code (R.A. No. 6541).
A: Registered owner of the land subject of a 3. The subdivision plan, as so approved, shall then
subdivision or a condominium project. be submitted to the Director of Lands for
approval.
2. Developer. 4. In case of complex subdivision plans, court
A: person who develops or improves the approval shall no longer be
subdivision project or condominium project for required.
and in behalf of the owner 5. The condominium plan as likewise so approved,
thereof. shall be submitted to the Register of Deeds of
the province or city in which the property lies
3. Dealer. and the same shall be acted upon subject to the
A: any person directly engaged as principal in conditions and in accordance with the
the business of buying, selling or exchanging procedure prescribed in Section 4 of the
real estate whether on a full‐time or part‐time Condominium Act (R.A. No. 4726).
basis.
Q: Part of the required documentary attachments to the
4. Broker. application is a certificate of title to the property which
A: any person who, for commission or other is free from all liens and encumbrances. Does this bar an
compensation, undertakes to sell or negotiate owner of mortgaged property from engaging in
the sale of a real estate subdivision or condominium project while the mortgage
belonging to another. is in force?
A: No. In case any subdivision lot or condominium unit is

5. Salesman.
mortgaged, it is sufficient if the instrument of mortgage
A: person regularly employed by a broker to
contains a stipulation that the mortgagee shall release
perform, for and in his behalf, any or all
the mortgage on any subdivision lot or condominium unit
functions of a real estate broker.
as soon as the full purchase price for the same is paid by
REGISTRATION AND LICENSE TO SELL the buyer.
Q: Upon what agency is exclusive jurisdiction to regulate Q: When is a subdivision or condominium project
deemed to be registered?
real estate trade and business vested? A: National
Housing Authority A: Upon completion of the
publication requirement
Q: What must a registered owner of a parcel of land do
if he wishes to convert said property into a subdivision Note: The fact of such registration shall be evidenced by a
registration certificate to be issued to the applicant‐owner or
or condominium project?
dealer.
A: He shall:
Re: Publication requirement: This is complied with when the
NHA has caused to be published a notice of the filing of the
1. Submit his subdivision plan to the Authority
registration statement, at the expense of the applicant‐
which shall act upon and approve the same, owner or dealer, in two newspapers general circulation, one
upon a finding that the plan complies with the published in English and another in Pilipino, once a week for
Subdivision Standards' and Regulations two consecutive weeks, reciting that a registration
enforceable at the time the plan is submitted.
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statement for the sale of subdivision lots or condominium

units has been filed in the National Housing Authority;
Q: After issuance of the registration certificate, may the
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owner or dealer already sell subdivision lots or Q: When may a license to sell or registration of a
condominium units? subdivision or condominium project be revoked?
A: No. He must first obtain a license to sell the project A: The Authority may, motu proprio or upon verified
within two weeks from the registration of such project. complaint filed by a buyer of a subdivision lot or
condominium unit, revoke the registration of any
Q: What is the purpose of the requirement of posting of subdivision project or condominium project and the
a performance bonds before a license to sell may be license to sell any subdivision lot or condominium unit in
issued? said project by issuing an order to this effect, with his
findings in respect thereto, if upon examination into the
A: It is to guarantee the construction and maintenance of affairs of the owner or dealer during a hearing, it shall
the roads, gutters, drainage, sewerage, water system, appear there is satisfactory evidence that the said owner
lighting systems, and full development of the subdivision or dealer:
project or the condominium project and the compliance
by the owner or dealer with the applicable laws and rules 1. is insolvent; or
and regulations. 2. has violated any of the provisions of this Decree
or any applicable rule or regulation of the
Q: Is a license to sell and performance bond required in
Authority, or any undertaking of his/its
all subdivision and condominium projects?
performance bond; or
3. has been or is engaged or is about to engage in
A: No. The following transactions are exempt from said
fraudulent transactions; or
requirements:
4. has made any misrepresentation in any
1. Sale of a subdivision lot resulting from the prospectus, brochure, circular or other
partition of land among co‐owners and co‐ literature about the subdivision project or
heirs. condominium project that has been distributed
2. Sale or transfer of a subdivision lot by the to prospective buyers; or
original purchaser thereof and any subsequent 5. is of bad business repute; or
sale of the same lot. 6. does not conduct his business in accordance
3. Sale of a subdivision lot or a condominium unit with law or sound business principles.
by or for the account of a mortgagee in the
Note: Where the owner or dealer is a partnership or
ordinary course of business when necessary to
corporation or an unincorporated association, it shall be
liquidate a bona fide debt.
sufficient cause for cancellation of its registration
Q: When may a license to sell be suspended? certificate and its license to sell, if any member of such
partnership or any officer or director of such corporation
A: or association has been guilty of any act or omission
which would be cause for refusing or revoking the
1. Upon verified complaint by a buyer of a registration of an individual dealer, broker or salesman.
subdivision lot or a condominium unit in any
interested party, the Authority may, in its DEALERS, BROKERS AMD SALESMEN
discretion, immediately suspend the owner's or
Q: What is the duration of the registration of dealers,
dealer's license to sell pending investigation
brokers and salesmen?
and hearing of the case.
2. The NHA may motu proprio suspend the license A: On the thirty‐first day of December of each year.
to sell if, in its opinion, any information in the
registration statement filed by the owner or However, in the case of salesmen, their registration shall
dealer is or has become misleading, incorrect, also cease upon termination of their employment with a
inadequate or incomplete or the sale or dealer or broker.
offering for a sale of the subdivision or
condominium project may work or tend
to work a fraud upon prospective
buyers.
Note: Renewal of registration for the succeeding year shall
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be granted upon written application therefore made not less 2. The owner or developer shall answerable and
than thirty nor more than sixty days before the first day of liable for the facilities, improvements,
the ensuing year and upon payment of the prescribed fee, infrastructures or other forms of development
without the necessity of filing further statements or represented or promised in brochures,
information, unless specifically required by the Authority. advertisements and other sales propaganda
disseminated by the owner or developer or his
All applications filed beyond said period shall be treated as
agents and the same shall form part of the sales
original applications.
warranties enforceable against said owner or
Q: When can there be refusal or revocation of developer, jointly and severally.
registration as dealers, brokers or salesmen?
Note: Failure to comply with these warranties shall also
A: Such registration may be refused or revoked by the be punishable in accordance with the penalties provided
NHA if, after reasonable notice and hearing, it shall for in this Decree.
determine that such applicant or registrant has:
Q: Within what period must the owner or developer
construct and provide the facilities, improvements,
1. violated any provision of this Decree or any rule
infrastructures and other forms of development,
or regulation made hereunder; or
including water supply and lighting facilities, which are
2. made a material false statement in his
offered and indicated in the approved subdivision or
application for registration; or
condominium plans, brochures, prospectus, printed
3. been guilty of a fraudulent act in connection
matters, letters or in any form of advertisement?
with any sale of a subdivision lot or
condominium unit; or A:
4. demonstrated his unworthiness to transact the
business of dealer, broker, or salesman, as the GR: Within one year from the date of the issuance of
case may be. the license for the subdivision or condominium
project
Note: In case of charges against a salesman, notice
thereof shall also be given the broker or dealer employing XPN: Such other period of time as may be fixed by
such salesman. the Authority.
Pending hearing of the case, the Authority shall have the ALTERATION IN APPROVED SUBDIVISION PLAN
power to order the suspension of the dealer's, broker's,
of salesman's registration; provided, that such order shall Q: What is the rule if the owner desires to make
state the cause for the suspension. alterations in the approved subdivision plan?
The suspension or revocation of the registration of a A:

dealer or broker shall carry with it all the suspension or
revocation of the registration of all his salesmen. GR: No owner or developer shall change or alter the
roads, open spaces, infrastructures, facilities for
WARRANTIES OF THE OWNER OR DEVELOPER public use and/or other form of subdivision
development as contained in the approved
Q: In making advertisements, does the owner or subdivision plan and/or
developer make warranties relative to such? represented in its advertisements
A: Yes. XPN: If he has obtained the permission of the

Authority and the written conformity or consent of
1. Advertisements that may be made through the duly organized homeowners association, or in
newspaper, radio, television, leaflets, circulars the absence of the latter, by the majority of the lot
or any other form about the subdivision or the buyers in the subdivision.
condominium or its operations or activities
must reflect the real facts and must be
presented in such manner that will not tend to
mislead or deceive the public.
RIGHTS AND REMEDIES OF A BUYER
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Q: May payment made by a buyer be forfeited in favor A: The NHA may take over or cause the development and
of the owner or developer in case the buyer desists from completion of the subdivision or condominium project at
further payment due to the failure of the owner or the expenses of the owner or developer, jointly and
developer to develop the subdivision or condominium severally, in cases where the owner or developer has
project according to the approved plan within the time refused or failed to develop or complete the
limit provided for such? What is the buyer’s remedy in development of the project as provided for in the Decree.
this case?
Note: The Authority may, after such take‐over, demand,
A: No, such forfeiture is not allowed. Such buyer may, at collect and receive from the buyers the installment
his option, be reimbursed the total amount paid including payments due on the lots, which shall be utilized for the
amortization interests but excluding delinquency development of the subdivision.
interests, with interest thereon at the legal rate.
Q: Does a defaulting buyer have any right under the XVI. THE CONDOMINIUM ACT (RA 4726)
Decree?
PRELIMINARIES
A: Yes. The rights of the buyer in the event of this failure
to pay the installments due for reasons other than the Q: What is a condominium?
failure of the owner or developer to develop the project
shall be governed by Republic Act No. 6552. A: It is an interest in real property consisting of separate
interest in a unit in a residential, industrial or commercial
Where the transaction or contract was entered into prior building and an undivided interest in common, directly or
to the effectivity of Republic Act No. 6552 on August 26, indirectly, in the land on which it is located and in
1972, the defaulting buyer shall be entitled to the other common areas of the building.
corresponding refund based on the installments paid
after the effectivity of the law in the absence of any Note: It may include, in addition, a separate interest in other
provision in the contract to the contrary. portions of such real property.
Q: What is the owner or developer’s obligation in case

Q: What comprises a real right in condominium?
the lot bought and fully‐paid by the buyer is mortgaged?
A: In the event a mortgage over the lot or unit is A: The real right in condominium may be ownership or
outstanding at the time of the issuance of the title to the any other interest in real property recognized by law, on
buyer, the owner or developer shall redeem the property in the Civil Code and other pertinent laws.
mortgage or the corresponding portion thereof within six
months from such issuance in order that the title over any Q: What is a condominium unit?
fully paid lot or unit may be secured and delivered to the
buyer in accordance herewith. A: It is a part of the condominium project intended for
any type of independent use or ownership, including one
Q: May the parties waive compliance with the decree? or more rooms or spaces located in one or more floors (or
part or parts of floors) in a building or buildings and such
A: No. Any condition, stipulation, or provision in contract accessories as may be appended thereto.
of sale whereby any person waives compliance with any
provision of the Decree or of any rule or regulation issued Q: What is a condominium project?
thereunder shall be void.
A: It is the entire parcel of real property divided or to be
divided in condominiums, including all
structures thereon,
TAKE OVER DEVELOPMENT
Q: When can there be a Take‐Over

Development?
Q: What are common areas?
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such corporation shall constitute the

A: The entire project excepting management body of the project.
all units separately granted or held or
reserved. Q: What are the incidents of a condominium
grant?
Q: What is meant by “to divide” real property?
A: Unless otherwise expressly provided in the enabling or
A: To divide the ownership thereof or other interest master deed or the declaration of restrictions, the
therein by conveying one or more condominiums therein incidents of a condominium grant
but less than the whole are as follows:
thereof.
1. The boundary of the unit granted are the
Q: What is the rule as regards acquisition of interior surfaces of the perimeter walls, floors,
ownership over common areas? ceilings, windows and
doors thereof.
A: Transfer or conveyance of a unit or apartment, office
or store or other space therein shall include the transfer Note: The following are not part of the unit
or conveyance of the undivided interests in the common bearing walls, columns, floors, roofs,
areas or, in a proper case, the membership or foundations and other common
shareholdings in the condominium corporation structural elements of the building:
Q: Are there any restrictions as regards ownership of a. lobbies, stairways, hallways, and other
condominium units provided under the Condominium areas of common
use,
Act?
b. elevator equipment and shafts, central
heating,
A:
c. central refrigeration and central air‐
1. As regards individuals: conditioning equipment,
GR: None. d. reservoirs, tanks, pumps and other
central services and facilities,
XPN: where the common areas in the e. pipes, ducts, flues, chutes,
condominium project are owned by the owners conduits, wires and other utility
of separate units as co‐owners thereof, no installations, wherever located, except
condominium unit therein shall be conveyed or the outlets thereof when
transferred to persons other than: located within the unit.
1. Filipino citizens, or
2. Corporations at least sixty percent of 2. There shall pass with the unit, as an
the capital stock of appurtenance thereof, an exclusive easement
which belong to Filipino citizens for the use of the air space encompassed by the
boundaries of the unit as it exists at any
XPN to the XPN: in cases of hereditary particular time and as the unit may lawfully be
succession. altered
or reconstructed from time to time.
2. As regards corporations:
Where the common areas in a condominium Note: Such easement
project are held by a corporation, no transfer or shall be automatically terminated
conveyance of a unit shall be valid if the in any air space upon destruction of the unit
as
concomitant transfer of the appurtenant
to render it untenantable.
membership or stockholding in the corporation
will cause the alien interest in such corporation
to exceed the limits imposed by existing laws. 3. Common areas are held in common by the
holders of units, in equal shares, one for each
Note: Whenever the common areas in a condominium unit, unless otherwise
project are held by a condominium corporation, provided.
4. A non‐exclusive easement for ingress, egress

and support through the common
areas is appurtenant to each
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unit and the common areas are subject
to such easements. project has not been rebuilt or repaired

substantially to its state prior to its
5. Each condominium owner shall have the damage or destruction, or
exclusive right to paint, repaint, tile, wax, paper
or otherwise refinish and decorate the inner 2. damage or destruction to the project has
surfaces of the walls, ceilings, floors, windows rendered one‐half or more of the units
and doors therein untenantable and that
bounding his own unit. condominium owners holding in
aggregate more than thirty percent
6. Each condominium owner shall have the interest in the common areas are opposed
exclusive right to mortgage, pledge or to repair or restoration of the project; or
encumber his condominium and to have the
same appraised independently of the other 3. the project has been in existence in excess
condominiums but any obligation of fifty years, that it is obsolete and
incurred by such uneconomic, and that condominium
condominium owner is personal to him. owners holding in aggregate more than
fifty percent interest in the common areas
7. GR: Each condominium owner has also the are opposed to repair or restoration or
absolute right to sell or dispose of his remodeling or modernizing of the project;
condominium. or
XPN: If the master deed contains a requirement
that the property be first offered to the 4. the project or a material part thereof has
condominium owners within a reasonable been condemned or expropriated and that
period of time before the same is offered to the project is no longer viable, or that the
outside condominium owners holding in
parties; aggregate more than seventy percent
interest in the common areas are opposed
Q: May common areas be divided through judicial to continuation of the condominium
partition? regime after expropriation or
condemnation of
A: a material portion thereof; or
GR: Common areas shall remain undivided, and
there shall be no judicial partition thereof. 5. the conditions for such partition by sale
set forth in the declaration of restrictions,
XPN: Where several persons own duly registered in
condominiums in a accordance with the terms of the
condominium project, an action may be Act, have been met.
brought by one or more such persons for
partition thereof by sale of the entire project, Q: What is the rule regarding issuance of certificate of
as if the owners of all title where the enabling or master deed provides that
of the the land included within a condominium project are to
condominiums in such project were coowners be owned in
of the entire project in the same proportion as common by the condominium owners therein?
their interests in the common areas:
A: The Register of Deeds may, at the request of all the
Note: However, a partition shall be condominium owners and upon surrender of all their
made only upon a showing that: "condominium owner's" copies, cancel the certificates of
title of the property and issue a new one in the name of
1. three years after damage or destruction to said condominium owners as pro‐indiviso co‐owners
the project which renders material part thereof.
thereof unit for its use prior thereto, the
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Q: How are deeds, declarations or plans for a

condominium project construed?
A:
1. Liberally, to facilitate the operation of the
project
2. Provisions shall be presumed to be
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independent and severable. and other insurable risks, and for bonding of
the members of any management body;
DECLARATION OF RESTRICTIONS c. Provisions for maintenance, utility, gardening
and other services benefiting the common
Q: When should a declaration of restrictions be areas, for the employment of personnel
registered and what is the effect of such? necessary for the operation of the building, and
legal, accounting and other professional and
A: The owner of a project shall, prior to the conveyance technical services;
of any condominium therein, register a declaration of d. For purchase of materials, supplies and the like
restrictions relating to such needed by the common areas;
project. e. For payment of taxes and special assessments
which would be a lien upon the entire project
Such restrictions shall constitute a lien upon each or common areas, and for discharge of any lien
condominium in the project, and shall insure to or encumbrance levied against the entire
and bind all condominium owners in the project. project or the common
areas;
Note: Such liens, unless otherwise provided, may be f. For reconstruction of any portion or portions of
enforced by any condominium owner in the project any damage to or destruction of the project;
or by the management body of such project. g. The manner for delegation of its powers;
h. For entry by its officers and agents into any unit
Q: What should a declaration of restrictions when necessary in connection with the
provide? maintenance or construction for which such
body is responsible;
A: The declaration of restrictions shall provide for the i. For a power of attorney to the management
management of the project by anyone of the following body to sell the entire project for the benefit of
management bodies: all of the owners thereof when partition of the
project may be authorized under Section 8 of
1. a condominium corporation,
the Condominium Act, which said power shall
2. an association of the condominium owners,
be binding upon all of the condominium owners
3. a board of governors elected by condominium
regardless of whether they assume the
owners, or
obligations of the restrictions
4. a management agent elected by the owners or
or not.
by the board named in the declaration.
5. voting majorities,
6. quorums, 2. The manner and procedure for amending such
7. notices, restrictions: Provided, That the vote of not less
than a majority in interest of the owners is
8. meeting date, and
obtained.
9. other rules governing such body or bodies.
3. For independent audit of the accounts of the
management body;
Q: What may a declaration of restrictions
4. For reasonable assessments to meet authorized
provide?
expenditures, each condominium unit to be
assessed separately for its share of such expenses
A: Such declaration of restrictions, among other things,
in proportion (unless otherwise provided) to its
may also provide:
owners fractional interest in any common
areas;
1. As to any such management body;
a. For the powers thereof, including power to
enforce the provisions of the declarations of
restrictions;
b. For maintenance of insurance policies, insuring
condominium owners against loss by fire,
casualty, liability, workmen's compensation
5. For the subordination of the liens securing such
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assessments to other liens either generally or intangible personal property and dispose of the same by
specifically described; sale or otherwise?
6. For conditions, other than those provided for in
Sections 8 and 13 of the Act, upon which partition A: Yes, unless otherwise provided for by the declaration
of the project and dissolution of the condominium of restrictions. Note: The beneficial interest in such
corporation may be made. personal property shall be owned by the condominium
owners in the same proportion as their respective interests
Note: Such right to partition or dissolution may be in the common areas.
conditioned upon:
a. failure of the condominium owners to A transfer of a condominium shall transfer to the transferee
rebuild within a certain period; ownership of the transferor's beneficial
b. specified inadequacy of insurance proceeds; interest in such personal property.
c. specified percentage of damage to the
building; CONDOMINIUM CORPORATIONS
d. a decision of an arbitrator; or
e. upon any other Q: What is a condominium corporation?
reasonable condition.
A: A corporation specially formed for the purpose, in
Q: What is the duty of the Register of Deeds as which the holders of separate interest shall automatically
regards this declaration of restrictions? be members or shareholders, to the exclusion of others,
in proportion to the appurtenant interest of their
A: The Register of Deeds shall enter and annotate the respective units in
declaration of restrictions upon the certificate of title the common areas.
covering the land included within the project, if the land
is patented or registered under Note: As regards title to the common areas, including the
the Land Registration or Cadastral Acts. land, or the appurtenant interests in such areas, these may
be held by a condominium corporation.
POWERS OF AND RESTRICTIONS UPON
MANAGEMENT BODY Q: What is the term of a condominium
corporation?
Q: What are the restrictions imposed by the law upon
corporations which is also the management body of the A: Co‐terminus with the duration of the condominium
condominium project? project, the provisions of the
Corporation Law to the contrary notwithstanding.
A: The restrictions are as follows:
1.The corporate purposes of such a corporation Membership

shall be limited to the:
a. holding of the common areas, either in Q: What are the rules regarding membership in a
ownership or any other interest in real condominium corporation?
property recognized by law,
b. management of the project, and A: Membership in a condominium corporation,
c. to such other purposes as may be regardless of whether it is a stock or non‐stock
necessary, incidental or convenient to the corporation, shall not be transferable separately from the
accomplishment of said purposes. condominium unit of which it is an
2. The articles of incorporation or by‐laws of the appurtenance.
corporation shall not contain any provision
contrary to or inconsistent with the: Note: When a member or stockholder ceases to own a unit
a. provisions of the Act; in the project in which the condominium corporation owns
b. enabling or master deed; or or holds the common areas, he shall automatically cease to
c. declaration of restrictions of the project. be a member or stockholder of the condominium
Q: May the management body may acquire and hold, for corporation.
the benefit of the condominium owners, tangible and
Q: May a condominium corporation sell, exchange, lease
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or otherwise dispose of the common areas owned or corporation to the

held by it in the condominium project? members or stockholders thereof,
subject to the superior rights of
A: the corporation
GR: During its existence, it cannot do so. creditors.
XPN: If authorized by the affirmative vote of Note: Such transfer or conveyance shall be
all the stockholders or members. deemed to be a full liquidation of the interest of
such members or stockholders in the corporation.
Q: Is the so called appraisal right under the Corporation
Code available to stockholders or 2. After such transfer or conveyance, the
members of a condominium corporation? provisions of this Act governing undivided co‐
ownership of, or undivided interest in, the
A: common areas in condominium projects shall
GR: Not available. The law provides that “the by‐ fully apply.
laws of a condominium corporation shall provide
that a stockholder or member shall not be entitled Q: When may voluntary dissolution of a
to demand payment of his shares or interest in those condominium corporation be allowed?
cases where such right is granted under the
Corporation Law A: A condominium corporation may be voluntarily
xxx” dissolved only:
1. when the enabling or the master deed of the
XPN: If said stockholder or member consents to sell project in which the condominium corporation
his separate interest in the project to the owns or holds the common area is revoked; and
corporation or to any purchaser of the corporation's 2. upon a showing that:
choice who shall also buy from the corporation the a. three years after damage or destruction to
dissenting member or stockholder's interest. the project in which the corporation owns
or holds the common areas, which
Note: In case of disagreement as to price, the damage or destruction renders a material
procedure set forth in the appropriate provision of the part thereof unfit for its use prior thereto,
Corporation Law for valuation the project has not been rebuilt or
of shares shall be followed. repaired substantially to its state prior to
its damage or destruction; or
The corporation shall have two years within which to
pay for the shares or furnish a b. damage or destruction to the project has
purchaser of its choice from the time of award. rendered one‐half or more of
the units therein
All expenses incurred in the liquidation of the interest untenantable and that more than thirty
of the dissenting member or stockholder shall be borne percent of the members of the
by him. corporation, if non‐stock, or the
shareholders representing
more than thirty percent of the capital
Dissolution and Liquidation stock entitled to vote, if a stock
corporation, are opposed to the repair or
Q: What is the effect of involuntary dissolution of a reconstruction of the
condominium corporation for any of the causes project, or
provided by law?
A:
1. The common areas owned or held by the
corporation shall, by way
of liquidation, be transferred pro‐indiviso and
in proportion to their interest in the
c. the project has been in existence in excess
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of fifty years, that it is obsolete and stockholders to sell and dispose of their separate
uneconomical, and that more than fifty interests in the project.
percent of the members of the XPN: Unless otherwise provided for in the
corporation, if non‐stock, or the declaration of restrictions
stockholders representing more than fifty
percent of the capital stock entitled to Q: How is a condominium
vote, if a stock corporation, are opposed corporation liquidated?
to the repair or restoration or remodeling
or modernizing of the project; or A: Liquidation of the corporation shall be effected by a
sale of the entire project as if the corporation owned the
d. the project or a material part thereof has whole thereof, subject to the rights of the corporate and
been condemned or expropriated and that of individual condominium creditors.
the project is no longer viable, or that the
members holding in aggregate more than Q: What should the Court do if, in an action for partition
seventy percent of a condominium project or for the dissolution of
interest in the corporation, if nonstock, or condominium corporation on the ground that the
the stockholders representing more project or a material part thereof has been condemned
than seventy percent of the or expropriated, the Court finds that the conditions
capital stock entitled to vote, provided for in the Condominium Act or in the
if a stock corporation, are declaration of
opposed to the continuation of the restrictions have not been met?
condominium regime after
expropriation or condemnation of A: The Court may decree a reorganization of the project,
a material declaring which portion or portions of the project shall
portion thereof; or continue as a condominium project, the owners thereof,
and the respective rights of said remaining owners and
e. the conditions for such the just compensation, if any, that a condominium owner
a dissolution set forth may be entitled to due to deprivation of his
in the declaration of property.
restrictions of the project in which the
corporation owns or holds the common Note: Upon receipt of a copy of the decree, the Register of
areas, Deeds shall enter and annotate the same on the pertinent
have been met. certificate of title.
Note: action for voluntary dissolution is that under Rule 104 Assessment, Notice thereof and Lien Created
of the Rules of Court.
Q: If real property has been divided into condominiums,
Q: May the members or stockholders of a condominium how will it be assessed for
corporation dissolve such corporation? taxation purposes?
A: Yes, by the affirmative vote of all the stockholders or A: Each condominium separately owned shall be
members thereof at a general or special meeting duly separately assessed, for purposes of real property
called for the purpose: Provided, that all the taxation and other tax purposes to the owners thereof
requirements of Section 62 of the Corporation Law are and the tax on each such condominium shall constitute a
complied lien solely thereon.
with.
Q: Who should pay for an assessment upon any
Q: What is the consequence of voluntary condominium made in accordance with a duly
dissolution of a condominium corporation? registered declaration of restrictions?
A: A: It is an obligation of the owner thereof at the

GR: The corporation shall be deemed to hold a time the assessment is made.
power of attorney from all the members or
Q: What are the rules as regards the notice of

assessment?
A: The notice:
1. is to be registered with the Register of Deeds of
the city or province where such condominium
project is located.
2. shall state the following:
a. amount of such assessment and such
other charges thereon as may be
authorized by the declaration of
restrictions,
b. a description of the condominium unit
against which same has been assessed,
and
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c. the name of the registered owner thereof.
3. Such notice shall be signed by an authorized Note: The condominium owner shall have the same right
representative of the management body or as of redemption as in cases of judicial or extra‐judicial
otherwise provided in the declaration of foreclosure of mortgages.
restrictions. Q: What are the rules as regards labor
performed or services or materials furnished?
Q: What is the effect if the management body causes a
notice of assessment to be registered with the register A:
of deeds? 1. If with the consent of or at the request of a
condominium owner or his agent or his
A: The amount of any such assessment plus any other contractor or subcontractor: GR: it shall not be
charges thereon, such as interest, costs (including the basis of a lien against the condominium of
attorney's fees) and penalties, as such may be provided any other condominium owner
for in the declaration of restrictions, shall be and become XPN: such other owners have expressly consented
a lien upon the condominium assessed. to or requested the
performance of such labor or furnishing
Note: Effect of payment: Upon payment of said assessment of such materials or services.
and charges or other satisfaction thereof, the management
body shall cause to be registered a release of the lien. Note: Such express consent shall be deemed
to have been given by the owner of any
Q: What are the rules as regards the lien created condominium in the case of emergency
in case of unpaid assessments, etc? repairs of his condominium unit.
A: 2. If performed or furnished for the common areas

GR: Such lien shall be superior to all other liens and if duly authorized by the management body
registered subsequent to provided for in a declaration of restrictions
the registration of said notice of assessment governing the property: shall be
XPNs: deemed to be performed or
1. real property tax liens are superior; furnished with the express
2. when declaration of restrictions provide for the consent of each condominium
subordination thereof to any owner.
other liens and encumbrances.
Q: How may an owner of any condominium remove his
Q: What is the rule as regards enforcement of condominium from a lien against two
the lien? or more condominiums or any part thereof?
A: Such liens may be enforced in the same manner A: By payment to the holder of the lien of the fraction of
provided for by law for the judicial or extra‐judicial the total sum secured by such lien
foreclosure of mortgages of real which is attributable to his condominium unit.
property.
Q: Can the management body bid in the foreclosure sale

based on the lien for unpaid assessments?
A:
GR: No, the management body shall have power to
bid at foreclosure sale.
XPN: Unless otherwise provided for in the

declaration of restrictions,
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358

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SALES

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Note: An intangible object is a Q: When is a sale conditional?

CONDITIONAL SALE ABSOLUTE SALE

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Q: What are the elements of a contract of sale?

2. Natural elements – those that are

3. Essential elements – for validity:

Q: In a sale with assumption of mortgage, is the A:

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Note: Statute of Frauds applies only to executory

Must be accepted within the

without Continues to be valid depending

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

A: A contract granting a privilege in one person, for

Q: What is the nature of an option contract?

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

b. The action to rescind the sale and to

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Q: Can Iris seek rescission of the sale of the

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

A: No. There is a perfected contract of sale due to

Note: Contracts are obligatory in whatever form they

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Q: What are the obligations of the seller?

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Q: What are the characteristics of a contract of

Q: Is a contract of sale identified as such based on

Q: Distinguish Sale from the following:

Use of thing is for

Note: The principal contract

Q: Instead of executing a deed of Absolute Sale in

A: Yes. Under Article 1187, the rights and

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

A: 1. Where necessaries are sold and

2. Sale by & between spouses (Art. 1490):

XPN: In case of sale between

b. Contract of sale with 3rd parties: GR:

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

Executors and Property of the estate under

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

III. SUBJECT MATTER OF SALE

CIVIL LAW TEAM:

135634, May 31, 2000)

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

who did not acted in bad

CIVIL LAW TEAM:

5. Things subject to Resolutory Condition. Ex.

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

1. Estoppel – when the owner of the goods is by

EMPTIO REI SPERATAE EMPTIO SPEI

CIVIL LAW TEAM:

3. When the sale is made under statutory power

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

CIVIL LAW TEAM:

3. If the determination of the price is left to the

ACADEMICS CHAIR: LESTER JAY ALAN E. FLORES II UNIVERSITY OF SANTO TOMAS

XPN: While there is no dispute that mere inadequacy of the A:

XPN: The act may be shown to have been in reality a

Q: What is considered reasonable price?

A: Generally the market price at the time and place fixed

CIVIL LAW TEAM: