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LAW on SALES
REVIEW
By:
PARTIES OBLIGATIONS
(1) TO TRANSFER
OWNERSHIP
SELLER SUBJECT
Real Obligations
MATTER
(2) TO DELIVER
SALE CONSENT POSSESION
“Meeting of Minds”
Real Obligation
3
SALES versus DONATION
CONSENSUAL SOLEMN
(i.e., 4th Requisite of
“Form” for validity)
ONEROUS/ GRATUITOUS
COMMUTATIVE (i.e., “Pure Liberality”
as consideration)
4
SALES versus BARTER:
BARTER IS SALE, BUT WITH THE PRICE BEING REPLACED
WITH AN OBLIGATION TO TRANSFER
OWNERSHIP/POSSESSION OF ANOTHER
SUBJECT MATTER
5
SALES versus DACION EN PAGO:
DACION IS PROCESS OF EXTINGUISHMENT OF PRE-
EXISTING OBLIGATION (CONTRACTS)
(a) There must be delivery of subject matter in lieu of an
pre-existing obligation;
(b) There must be difference between prestation due and
what is give in substitute;
(c) There must be a clear “meeting of minds” that the
pre-existing obligation is extinguished by reason of
the prestation substituted.
Lo v KJS Eco. Formwork System Phil.,
Inc., 413 SCRA 182 (2003)
DACION NOVATES THE ORIGINAL CONTRACTUAL
RELATIONS INTO A FULLY EXECUTED SALE
REPRESENTATIVE
AGENCY Essentially revocable
FIDUCIARY Fruits and of principal
THEREFORE:
“AGENT” is deemed to be Seller/Buyer
when contracted to assume Risks and
Obligations contrary to his representative/
fiduciary role:
RISKS OF LOSS
(b) SUBJECT MATTER INSURABLE INTEREST
MAINTENANCE
9
SALE versus LEASE:
10
PARTIES TO A SALE
(The Essential Element of CONSENT)
GENERAL RULE: All Parties Having Capacity to Contract
Can Be Valid Parties To a Sale
EXCEPTIONS:
(a) Minors, Demented, Deaf-Mutes – Sale is Voidable
- Purchase of Necessaries
- Emancipation
(b) Spouses (Art. 1490)
- Sales to Third Parties – Sale by One Spouse Void
- Sales to Each Other – Void
Except: When marriage governed by Complete
Separation of Property Regime
By Pre-nuptials
By Judicial decree
11
OTHER RELATIVE DISQUALIFICATIONS (Art. 1491)
Guardian Wards
Agent Principal
Except: When granted express power
to buy principal’s property
Administrator/
Executor Estate under administration
BUT NOT: Purchase of Inheritance Rights
3. DETERMINATE Non-Determinable
vs.
DETERMINABLE GENERICS
16
RULES ON OFFERS:
1. Offer is at the complete will of Offeror, who may destroy
it at will prior to acceptance
2. Will “disappear” or lapse upon the happening of the
condition or period placed upon it
3. When floated unconditionally, will be extinguished
through the passage of reasonable time
4. Cannot be accepted partially or even substantially
Counter-offer extinguishes original Offer
18
“ABSOLUTE” ACCEPTANCE
19
OPTION CONTRACT:
ACCEPTANCE of OFFER to give on Option to Buy/to Sell
AN OBJECT: AT A PRICE:
- Possible - Real
- Licit - Valuable
- Determinate/ - Certain/
Determinable Ascertainable
22
RIGHT OF FIRST REFUSAL
RFR
24
DOCTRINES ON RFR cont’d
Equatorial Realty Dev., Inc. v. Mayfair Theater
264 SCRA 483 (1996)
25
DOCTRINES ON RFR cont’d
Parañaque Kings Enterprises v. CA
268 SCRA 727 (1997)
26
AGREEMENTS TO ENTER INTO FUTURE SALE
OR SERIES OF SALES:
27
MUTUAL PROMISES TO BUY AND SELL
(CONTRACTS TO SELL)
28
PERFECTION STAGE
• PERFECTION HAPPENS WHEN A “CERTAIN
OFFER” HAS BEEN MET BY AN “ABSOLUTE
ACCEPTANCE”
Subject Matter
32
FORMS THAT VOID CONTRACT OF SALE:
1. SALE OF REALTY THROUGH AGENT:
AGENT’S AUTHORITY MUST BE IN WRITING
OTHERWISE:
SALE VOID: - EVEN IF DEED OF SALE IN
WRITING and/or NOTARIZED
- EVEN IF THERE HAS BEEN
PARTIAL/ FULL PAYMENT
- EVEN IF THERE HAS BEEN
DELIVERY OF SUBJECT MATTER
- EVEN IF SALE REGISTERED
33
SALES OF IMMOVABLES
1. PRIVATE DOCUMENT NEEDED TO BE ENFORCEABLE
BETWEEN PARTIES
EXCEPT: PARTIAL EXECUTION/WAIVER
OBLIGATIONS OF BUYER
1. TO PAY THE PRICE
DOCUMENTS TO TITLE
39
RULES ON DOUBLE SALES UNDER ART. 1544
1. FOR MOVABLES:
First to Possess, in good faith
Oldest Title, in good faith
Then: “First in time, priority in rights”
2. FOR IMMOVABLES:
First to Register, in good faith
First to Possess, in good faith
Oldest Title, in good faith
Then: “First in time, priority in rights”
40
REQUISITES FOR ART. 1544 TO APPLY
Cheng v. Genato, 300 SCRA 722 (1998)
42
DOCTRINES ON ART. 1544 DOUBLE SALES RULES
43
DOCTRINES ON ART. 1544 cont’d
45
DOCTRINES ON ART. 1544 cont’d
46
GLOBAL RULES ON DOUBLE SALE FOR REAL ESTATE
47
GLOBAL RULES ON DOUBLE SALE cont’d
48
SALE AND DELIVERY BY NON-OWNER
SPECIAL RULES:
1. Sale and Delivery, with subsequent
acquisition of title by owner (Art. 1434), ipso
jure transfers title to Buyer
2. Sale by Co-Owner
- particular portion
- whole property
49
SALE AND DELIVERY BY NON-OWNER cont’d
52
SUBJECT MATTER LOST: cont’d
53
SUBJECT MATTER LOST: cont’d
54
REMEDIES FOR CONTRACTS OF SALE
1. REMEDIES OF “UNPAID SELLER” OF GOODS
55
2. RECTO LAW: SALES OF MOVABLES ON INSTALLMENTS
56
RECTO LAW: cont’d
(d) REMEDY OF SPECIFIC PERFORMANCE: No bar to full
recovery
Tajanglangit v. Southern Motors, 101 Phil. 606 (1957)
57
RECTO LAW: cont’d
58
RECTO LAW: cont’d
(f) REMEDY OF FORECLOSURE
59
RECTO LAW: cont’d
60
RECTO LAW: cont’d
(g) PURPORTED LEASE WITH OPTION TO BUY:
“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.” (Art. 1485)
61
3. MACEDA LAW: SALES OF RESIDENTIAL REALTY
ON INSTALLMENTS (R.A. 6552)
BUT SEE: People’s Ind’l and Comm. Corp. v. CA, 281 SCRA 206 (1997)
62
MACEDA LAW cont’d
63
MACEDA LAW cont’d
Active Realty & Dev. Corp. v. Daroya, 382 SCRA 152 (2002)
64
MACEDA LAW cont’d
66
CONTRACTS TO SELL
Versus
CONDITIONAL CONTRACTS OF SALE
67
K TO SELL VS. K OF SALE cont’d
68
K TO SELL VS. K OF SALE cont’d
69
K TO SELL VS. K OF SALE cont’d
70
CONDITIONS versus WARRANTIES
Power Commercial and Industrial Corp. v. CA
274 SCRA 597 (1997)
73
CONDITIONS AND WARRANTIES cont’d
74
CONDITIONS AND WARRANTIES cont’d
75
CONDITIONS AND WARRANTIES cont’d
Nutrimix Feeds Corp. v. CA
441 SCRA 357 (2004)
76
Investments & Dev., Inc. v. CA, 162 SCRA 636 [1988]
CONDITIONS AND WARRANTIES cont’d
77
CONDITIONS AND WARRANTIES cont’d
C. EFFECTS OF WARRANTIES
D. EFFECTS OF WAIVERS
78
EXTINGUISHMENT OF SALE
SALE EXTINGUISHED BY SAME MODES
APPLICABLE TO ALL CONTRACTS
Arts. 1231, 1600
“REDEMPTION” IS A MODE OF
EXTINGUISHMENT UNIQUE TO SALES:
79
CONVENTIONAL REDEMPTION
(SALE WITH A RIGHT TO REPURCHASE)
80
CONVENTIONAL REDEMPTION cont’d
81
RIGHT A RETRO versus OPTION CONTRACT
(A) Not separate contract, but (A) Generally principal contract,
must be part of main but may be appended in
Contract of Sale another contract valid
83
SALIENT MATTERS ON RIGHT OF
REDEMPTION cont’d
84
SALIENT MATTERS cont’d
85
SALIENT MATTERS cont’d
86
SALIENT MATTERS cont’d
When Redemption Not Made, Buyer a retro
automatically acquires full ownership.
Oviedo v. Garcia, 40 SCRA 17 (1971)
88
EQUITABLE MORTGAGE cont’d
89
RULINGS ON EQUITABLE MORTGAGE
90
Pactum Commissorium principle does not
apply:
(a) When security for a debt is also money in form of
time deposit
Consing v. CA, 177 SCRA 14 (1989)
91
RULINGS ON EM cont’d
92
REMEDIES UNDER EQUITABLE MORTGAGE
SITUATIONS
93
REMEDIES IN EM cont’d
94
LEGAL REDEMPTION
DEFINITION AND RATIONALE:
97
LEGAL REDEMPTION cont’d
98
INSTANCES OF LEGAL REDEMPTION
(a) Among Co-heirs (Art. 1088)
A co-heir cannot exercise the right of redemption
alone.
De Guzman v. CA, 148 SCRA 75 (1987)
100
INSTANCES OF LEGAL REDEMPTION cont’d
101
INSTANCES OF LEGAL REDEMPTION cont’d
102
INSTANCES OF LEGAL REDEMPTION cont’d
103
INSTANCES OF LEGAL REDEMPTION cont’d
104
INSTANCES OF LEGAL REDEMPTION cont’d
105
INSTANCES OF LEGAL REDEMPTION cont’d
106
INSTANCES OF LEGAL REDEMPTION cont’d
108
INSTANCES OF LEGAL REDEMPTION cont’d