Sales san beda college of law

San Beda College of Law
113
MEMORY AID IN CIVIL LAW
SALES
SALE
 A nominate contract whereby one of
the contracting parties obligates
himself to transfer the ownership of
and to deliver a determinate thing
and the other to pay therefor a price
certain in money or its equivalent.
NOTES: Delivery and payment in a
contract of sale are so interrelated and
intertwined with each other that without
delivery of the goods there is no
corresponding obligation to pay. The two
complement each other. It is clear that
the two elements cannot be dissociated,
for the contract of purchase and sale is
essentially a bilateral contract, as it gives
rise to reciprocal obligations. (Pio
Barretto Sons, Inc. vs. Compania
Maritima, 62 SCRA 167).
 Neither is the delivery of the thing
bought nor the payment of the price
necessary for the perfection of the
contract of sale. Being consensual, it
is perfected by mere consent.
 Elements:
a. Essential elements – those without
which, there can be no valid sale:
1.Consent or meeting of minds
2.A Determinable subject matter
3.Price certain in money or its
equivalent
b. Natural elements – inherent in the
contract, and which in the absence of
any contrary provision, are deemed
to exist in the contract:
1.Warranty against eviction
2.Warranty against hidden
defects
c. Accidental elements – may be present
or absent depending on the
stipulation of the parties (e.g.:
conditions, interest, penalty, time or
place of payment, etc.)
 Characteristics:
1. Principal
2. Consensual;
3. Bilateral;
4. Nominate;
5. Commutative; In some
cases, aleatory (emptio spei);
6. Onerous.
* Aleatory contract: one of the parties or
both reciprocally bind themselves to give
or to do something in consideration of
what the other shall give or do upon the
happening of an event which is uncertain,
or which is to occur at an indeterminate
time. (Ex: Sale of sweepstakes ticket)
Contract to sell
 exclusive right and privilege to
purchase an object.
 a bilateral contract whereby the
prospective seller, while expressly
reserving the ownership of the
subject property despite delivery
thereof to the prospective buyer
binds himself to sell the said property
exclusively to the prospective buyer
upon fulfilment of the condition
agreed upon, that is, full payment of
the purchase price.
NOTE: Absent a proviso in the contract
that the title to the property is reserved
in the vendor until full payment of the
purchase price or a stipulation giving the
vendor the right to unilaterally rescind
the contract the moment the vendee fails
to pay within the fixed period, the
transaction is an absolute contract of sale
and not a contract to sell. (Dignos vs. CA
[1988])
* The contract of sale by itself is not a
mode of acquiring ownership. The
contact transfers no real rights; it merely
causes certain obligations to arise.
Contract of
Sale
Contract to
Sell
1. Title passes to the
buyer upon delivery
of the thing sold
1. Ownership is
reserved in the
seller and is not to
pass until full
payment of the
purchase price
2. Non-payment of
the price is a negative
resolutory condition
and the remedy of the
2. Full payment is a
positive suspensive
condition, the
failure of which is
CIVIL LAW COMMITTEE
CHAIRPERSON: Romuald Padilla ASST.CHAIRPERSON: Vida Bocar, Joyce Vidad EDP: Alnaiza Hassiman, Dorothy Gayon
 SUBJECT HEADS: Christopher Rey Marasigan (Persons and Family Relations), Alejandro Casabar(Property), Ma. Rhodora
Ferrer(Wills and Succession), Ian Dominic Pua(Obligations and Contracts), Sha Elijah Dumama(Sales and Lease), John
Stephen
Quiambao(PAT), Christopher Cabigao(Credit Transactions), Ligaya Alipao(Torts and Damages), Anthony
Purganan(LTD),
Ma. Ricasion Tugadi (Conflicts of Law)

114
seller is to exact
fulfilment or to
rescind the contract
not a breach –
casual or serious
but simply
prevents the
obligation of the
vendor to convey
title from having
binding force
3. Vendor loses and
cannot recover
ownership of the
thing sold and
delivered until the
contract of sale is
resolved and set aside
3. Title remains in
the vendor if the
vendee does not
comply with the
condition
precedent of
making payment at
the time specified
in the contract
Conditional Sale Contract to
Sell
As to reservation of title to the subject
property
In both cases the seller may reserve the
title to the subject property until
fulfillment of the suspensive condition i.e.
full payment of the price
As to effect of fulfillment of suspensive
condition
1. Upon fulfillment of
the suspensive
condition, the
contract of sale is
thereby perfected,
such that if there had
been previous delivery
of the subject
property to the buyer,
ownership thereto
automatically
transfers to the
buyer by operation
of law without any
further act by the
seller.
1. Upon
fulfillment of the
suspensive
condition, which
is the full
payment of the
purchase price,
ownership will
not automatically
transfer to the
buyer although
the property may
have been
previously
delivered to him.
The prospective
seller still has
to convey title
to the
prospective
buyer by
entering into a
contract of
absolute sale.
As to effect of sale of the subject
property to 3rd
persons
1. Constructive
/actual knowledge on
the part of the 2nd
buyer of the defect in
the seller’s title
renders him not a
registrant in good
faith. Such second
buyer cannot defeat
the first buyer’s title.
Ratio: Fulfilment of
the suspensive
conditions affects the
seller’s title to the
property and previous
delivery of the
property automatically
transfers
ownership/title to the
buyer.
1. Third person
buying the
property despite
fulfilment of the
suspensive
condition cannot
be deemed a
buyer in bad
faith and
prospective
buyer cannot
seek the relief of
reconveyance of
property.
Exception: If
There was no
previous sale of
the property.
OBJECTS OF SALE
Requisites:
1. THINGS:
a) determinate or determinable (Arts.
1458, 1460)
b) lawful (Arts 1347, 1409 [1,4]
c) should not be impossible (Art.
1348) e.g. must be within the
commerce of man
2. RIGHTS – must be transmissible
Exceptions:
-future inheritance
- service
Emptio rei
speratae
Emptio spei
1. Sale of an expected
thing
1. Sale of a mere
hope or expectancy
that the thing will
come to existence;
Sale of the hope
itself
2. Sale is subject to
the condition that
the thing will
exist; if it does
not, there is no
contract
2. Sale produces
effect even if the
thing does not
come into
existence, unless it
is a vain hope
3. The uncertainty is
with regard to the
quantity and quality of
the thing and not the
existence of the thing
3. The uncertainty
is with regard to
the existence of the
thing
4. Object is a future
thing
4. Object is a
present thing which
is the hope or
expectancy
NOTE: In case of doubt the presumption
is in favor of emptio rei speratae which is
CIVIL LAW COMMITTEE
CHAIRPERSON: Romuald Padilla ASST.CHAIRPERSON: Vida Bocar, Joyce Vidad EDP: Alnaiza Hassiman, Dorothy Gayon
Stephen
Purganan(LTD),

115
more in keeping with the commutative
character of the contract
Goods which may be Object of Sale
a. Existing goods – goods owned or
possessed by the seller.
b. Future goods – goods to be
manufactured, raised or acquired by
the seller after the perfection of the
contract.
NOTES:
 A sale of future goods is valid only as
an executory contract to be fulfilled
by the acquisition and delivery of
goods specified.
 While there can be sale of future
property, there can generally be no
donation of future property (Article
751 Civil Code)
 Future inheritance cannot be sold.
 A contract of sale or purchase of
goods to be delivered at a future
time, if entered into without the
intention of having any goods pass
from one party to another, but with
an understanding that at the
appointed time, the purchaser is
merely to receive or pay the
difference between the contract and
the market prices, is illegal. Such
contract falls under the definition of
“futures” in which the parties merely
gamble on the rise or fall in prices
and is declared null and void by law.
(Art. 2018, NCC) (Onapal Phil.
Commodities, Inc. vs. CA [1993])
 Instances when the Civil Code
recognizes sale of things not
actually or already owned by the
seller at the time of the sale:
1. Sale of a thing having potential
existence (Article 1461)
2. Sale of future goods (Article 1462)
3. Contract for the delivery at a certain
price of an article which the vendor
in the ordinary course of the business
manufactures or procures for the
general market, whether the same is
on hand at the time or not (Article
1467)
Sale Agency to sell
1. Buyer receives the
goods as owner
1. Agent receives
the goods as goods
of the principal who
retains his ownership
over them
2. Buyer pays the
price
2. Agent delivers
the price which in
turn he got from his
buyer
3. Buyer, as a
general rule, cannot
return the object
sold
3. Agent can return
the goods in case he
is unable to sell the
same to a third
person
4. Seller warrants
the thing sold
4. Agent makes no
warranty for which
he assumes personal
liability as long as he
acts within his
authority and in the
name of the seller
5. Buyer can deal
with the thing sold
as he pleases being
the owner
5. Agent in dealing
with the thing
received, must act
and is bound
according to the
instructions of the
principal
Contract for Piece
of Work
Sale
1. The thing
transferred is one
not in existence and
which never would
have existed but for
the order of the
party desiring to
acquire it
1. The thing
transferred is one
which would have
existed and would
have been the
subject of sale to
some other person,
even if the order
had not been given
2. The services
dominate the
contract even
though there is a
sale of goods
involved
2. The primary
objective of the
contract is a sale of
the manufactured
item; it is a sale of
goods even though
the item is
manufactured by
labor furnished by
the seller and upon
previous order of
the customer
3. Not within the
Statute of Frauds
3. Within the
Statute of Frauds
Rules to determine if the contract is
one of Sale or Piece of work:
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

116
a. If ordered in the ordinary course of
business – sale
b. If manufactured specially for the
customer and upon his special order,
and not for the market – piece of
work
SCHOOLS OF THOUGHT:
a) Massachusetts rule: If specifically
done at the order of another, this
is a contract for a piece of work.
(Philippine application)
b) New York rule: If thing already
exists-SALE; if not-WORK
c) English rule: If material is more
valuable-SALE; if skill is more
valuable-WORK
BARTER
 contract whereby one of the parties
binds himself to give one thing in
consideration of the other's promise
to give another thing.
NOTE: The only point difference
between contract of sale and barter is in
the element which is present in sale but
not in barter, namely: price certain in
money or its equivalent
NOTE: If the consideration is partly in
money and partly in another thing,
determine:
a. The manifest intention of
the parties
b. If the intent is not clear,
apply the following rules:
1. If the thing is more
valuable than money –
barter
2. If the money and the
thing are of equal value –
sale
3. If the thing is less
valuable than money – sale
Sale Dation in Payment
1. No pre-
existing credit
1. Pre-existing credit
2. Obligations are
created
2. Obligations are
extinguished
3. Consideration on
the part of the seller
is the price; on the
part of the buyer is
the acquisition of the
3. Consideration of
the debtor is the
extinguishment of
the debt; on the part
of the creditor, it is
object the acquisition of the
object offered in lieu
of the original credit
4. Greater freedom
in determining
the price
4. Less Freedom in
determining the
price
5. Buyer still has to
pay the price
5. The payment is
received by the
debtor before
the contract is
perfected.
PRICE
 The sum stipulated as the equivalent
of the thing sold and also every
incident taken into consideration for
the fixing of the price, put to the
debit of the vendee and agreed to by
him.
 Requisites:
1. Certainty or
ascertainable at the time of
perfection
2. Real, not fictitious
3. In some cases, must not
be grossly inferior to the value of
the thing sold.
4. Paid in money or its
equivalent
Certainty
 It is not necessary that the certainty
of the price be actual or determined
at the time of the execution of the
contract. The price is certain in the
following cases:
1. If the parties have fixed
or agreed upon a definite
amount;
NOTE: The fixing of the price can
never be left to the discretion of one
of the contracting parties. However
if the price fixed by one of the
parties is accepted by the other, the
sale is perfected.
2. If it be certain with
reference to another thing
certain
3. If the determination of
the price is left to the judgment
of a specified person or persons
even before such determination
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

117
4. In the cases provided
under Art. 1472 NCC
Effect when the price is fixed by the
third person designated:
GENERAL RULE: Price fixed by a third
person designated by the parties is
binding upon them.
EXCEPTIONS:
1. When the third person
acts in bad faith or by mistake
2. When the third person
disregards the specific
instructions or the procedure
marked out by the parties
Effect when the price is not fixed by
the third person designated:
1. If the third person
refuses or cannot fix the price,
the contract shall become
ineffective, unless the parties
subsequently agree upon the
price
2. If the third person is
prevented from fixing the price
by the fault of the seller or
buyer, the party not in fault may
obtain redress against the party
in fault
Effect of Gross Inadequacy of Price:
1. Voluntary sales
GENERAL RULE: Mere inadequacy of the
price does not affect validity of the sale.
 A valuable consideration, however
small or nominal, if given or
stipulated in good faith is, in the
absence of fraud, sufficient.
(Rodriguez vs. CA, 207 SCRA 553)
 Future inheritance cannot be sold.
EXCEPTIONS:
a. Where low price indicates vice of
consent, sale may be annulled; or
contract is presumed to be an
equitable mortgage
b. Where the price is so low as to be
“shocking to conscience”, sale
may be set aside.
2. Involuntary or Forced sales
GENERAL RULE: Mere inadequacy of the
price is not a sufficient ground for the
cancellation of the sale if property is
real.
EXCEPTIONS:
a. Where the price is so low
as to be shocking to the moral
conscience, judicial sale of
personal property will be set
aside
b. In the event of a resale,
a better price can be obtained
NOTE: The validity of the sale is not
necessarily affected where the law gives
to the owner the right to redeem, upon
the theory that the lesser the price, the
easier it is for the owner to effect
redemption.
Effect where price is simulated
1. If it is shown to have been in reality
a donation or some other act or
contract
 The sale is void but the
act or contract may be valid as a
donation
2. If not
 The contract is void and
inexistent
Effect of Failure to determine price:
1. Where contract executory
 The contract is
inefficacious
2. Where the thing has been delivered
to and appropriated by the buyer
 The buyer must pay a reasonable
price therefore
Reasonable price – generally the market
price at the time and place fixed by the
contract or by law for the delivery of the
goods
PERFECTION OF SALE
GENERAL RULE: It is perfected at the
moment there is meeting of the minds
upon a determinate thing (object), and a
certain price (consideration), even if
neither is delivered. A choice between
rescission and fulfilment, with damages in
either case)
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

118
NOTE: Sale is a consensual contract;
Hence, delivery and payment are not
essential for its perfection
EXCEPTION: When the sale is subject to
a suspensive condition by virtue of law or
stipulation.
* The terms and conditions of payment
are merely accidental, not essential
elements of the contract of sale except
where the partied themselves stipulate
that in addition to the subject-matter
and the price, they are essential or
material to the contract.
Requirements for perfection
a. When parties are face to face
 When an offer is
accepted without conditions or
qualifications
NOTES:
 A conditional acceptance is a
counter-offer
 when negotiated thru phone it is
as if it is negotiated face to face
b. When contract is thru
correspondence or thru telegram
 When the offeror receives or has
knowledge of the acceptance by the
offeree
NOTE: If the buyer has already
accepted but the seller does not
know yet of the acceptance, the
seller may still withdraw
c. When a sale is subject to a
suspensive condition
 From the moment the condition
is fulfilled
TRANSFER OF OWNERSHIP
GENERAL RULE: While a contract of sale
is consensual, ownership of the thing sold
is acquired only upon its delivery, actual
or constructive, to the buyer. (Daus vs.
Sps. De Leon, 16 June 2003)
 This is true even if the purchase
has been made on credit.
Payment of the purchase price is
not essential to the transfer of
ownership, as long as the
property sold has been delivered.
(Sampaguita Pictures, Inc vs.
Jalwindor Manufacturers, Inc. 93
SCRA 420)
 Nonpayment only creates a right
to demand payment or to rescind
the contract, or to criminal
prosecution in the case of
bouncing checks. (EDCA
Publishing and Distributing Corp.
vs. Santos, 184 SCRA 614)
EXCEPTIONS:
1. Contrary stipulation or Pactum
reservati dominii (contractual
reservation of title) – a stipulation,
usually in sales by installment,
whereby, despite delivery of the
property sold, ownership remains
with the seller until full payment of
the price is made.
2. Contract to sell
3. Contract of insurance – a perfected
contract of sale, even without
delivery, vests in the vendee an
equitable title, an existing interest
over the goods sufficient to be the
subject of insurance
RULES GOVERNING AUCTION SALES
1. Sales of separate lots by auction are
separate contracts of sale.
2. Sale is perfected by the fall of the
hammer
3. Seller has the right to bid in the
auction, provided:
a) such right was reserved
b) notice was given that the sale was
subject to a right to bid on behalf of the
seller
c) right is not prohibited by law or by
stipulation
4. Advertisements for bidders are simply
invitations to make proposals, and the
advertiser is not bound to accept the
highest or lowest bidder, unless the
contrary appears.
EFFECT OF PROMISE TREATED UNDER
ART. 1479 Civil Code:
Accepted unilateral promise to sell or
buy
 Only one makes the promise, this
promise is accepted by the other.
Example: A promises to sell to B, B
accepts the promise, but does not in
turn promise to buy.
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

119
 does not bind the promissor even if
accepted and may be withdrawn
anytime.
NOTE: Pending notice of its withdrawal,
the accepted promise partakes the nature
of an offer to sell which if accepted,
results in a perfected contract of sale
(Sanchez vs. Rigos 45 SCRA3 68). In other
words, if the acceptance is made before
withdrawal, it constitutes a binding
contract of sale although the option is
given without consideration.
 if the promise is supported by a
consideration distinct and separate
from the price (option money), its
acceptance will give rise to a
perfected contract.
Bilateral promise to buy and sell
 One party accepts the other’s
promise to buy and the latter, the
former’s promise to sell a
determinate thing for a price certain
 it is reciprocally demandable
 It requires no consideration distinct
from the selling price
NOTE: this is as good as a perfected
sale. No title of dominion is
transferred as yet, the parties being
given only the right to demand
fulfillment or damages.
Policitation
 An unaccepted unilateral promise to
buy or sell. Even if accepted by the
other party, it does not bind the
promissor and maybe withdrawn
anytime. This is a mere offer, and has
not yet been converted into a
contract.
Option contract
 A contract granting a privilege in one
person, for which he has paid a
consideration, which gives him the
right to buy certain merchandise, at
anytime within the agreed period, at
a fixed price.
 An option without consideration is
void and the effect is the same as if
there was no option
* However, in Sanchez vs. Rigos (1972),
even though the option was not
supported by a consideration, the
moment it was accepted, a perfected
contract of sale resulted, applying Art.
1324 of the NCC. In view of the ruling of
the Supreme Court, the only importance
of the consideration for an option is that
the option cannot be withdrawn by the
grantor after acceptance.
* In an option to buy, the party who has
an option may validly and effectively
exercise his right by merely notifying the
owner of the former’s decision to buy and
expressing his readiness to pay the
stipulated price.
Right of First Refusal
 It is a right of first priority all things
and conditions being equal; there
should be identity of the terms and
conditions to be offered to the
optionee and all other prospective
buyers, with optionee to enjoy the
right of first priority. A deed of sale
executed in favor of a third party
who cannot be deemed a purchaser in
good faith, and which is in violation
of the of the right of first refusal
granted to the optionee is NOT
voidable under the Statute of Frauds,
such contract is valid BUT rescissible
under Article 1380 to 1381(3) of the
New Civil Code (Guzman Bocaling &
Co. vs. Bonnavie; Riviera Filipina, Inc
vs. CA et.al. GR No. 117355, April 5,
2002).
 The basis of the right of first refusal
must be the current offer to sell of
the seller or offer to purchase of any
prospective buyer. Only after the
optionee fails to exercise its right of
first priority under the same terms
and within the period contemplated
could the owner validly offer to sell
the property to a third person, again,
under the same terms as offered to
the optionee (Paranaque Kings
Enterprises, Inc. vs. CA GR No.
111538, February 26, 1997)
 The lessee’s right of first option to
buy the leased property in case of its
sale is but a part of the bigger right
to lease the said property from the
lessor. The option was given to the
lessee because she was the lessee of
the subject property. It was a
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

120
component of the consideration of
the lease. The option was by no
means an independent right which
can be exercised by the lessee. If the
lessee is barred by the contract from
assigning her right to lease the
subject property to any other party,
the lessee is similarly barred to assign
her first option to buy the leased
property to another. (Bangayan et.al
vs. CA and Lim GR No.123581, August
29, 1997)
Earnest money – or “ARRAS” is something
of value to show that the buyer was really
in earnest, and given to the seller to bind
the bargain. It is considered as:
a) part of the purchase price
b) proof of perfection of the
contract
*It shall be deducted from the total price.
Earnest money Option money
1. Title passes to
the buyer upon
delivery of the
thing sold
1. Ownership is
reserved to the seller
and is not to pass
until full payment
2. In case of
non-payment, an
action for specific
performance or for
rescission can be
filed by the
injured party
2. In case of
non-payment, there
can be action for
specific performance
3. Part of the
purchase price
3. Money given as a
distinct consideration
for an option
contract
4. When given, the
buyer is bound to
pay the balance
4. The would-be
buyer is not required
to buy
5. Given when
there is already a
sale
5. Applies to a sale
not yet perfected
RULES ON RISK OF LOSS AND
DETERIORATION:
a. The thing sold is lost before
perfection: Seller bears the loss.
b. The thing sold is lost at the time of
perfection: Contract is void or
inexistent.
c. The thing sold is lost after
perfection, but before delivery:
GENERAL RULE: Who bears the risk
of loss is governed by the stipulations
in the contract
 In the absence of any
stipulation:
First view:
Buyer bears the loss as an exception
to the rule of res perit domino.
EXCEPTIONS:
1. when object sold consists
of fungible goods for a price fixed
according to weight, number or
measure
2. seller is guilty of fraud,
negligence, default or violation
of contractual terms
3. object sold is generic
(Civil Code of the Philippines, Paras)
NOTE: This view conforms with
Manresa’s view. Buyer would have
been the one to profit from the thing
had it not been lost or destroyed.
Contrary view:
Where the ownership is transferred
by delivery, as in our code, the
application of the axiom res perit
domino, imposes the risk of loss upon
the vendor; hence, if the thing is lost
by fortuitous event before delivery,
the vendor suffers the loss and
cannot recover the price from the
vendee (Commentaries and
Jurisprudence on the Civil Code of
the Philippines, Tolentino)
d. The thing is lost after delivery:
Buyer bears the loss.
Question: If one does not comply, the
other need not pay?
Answer: True. But this only applies when
the seller is able to deliver but does not.
EFFECT OF LOSS AT THE TIME OF SALE:
a. Thing entirely lost at the time of
perfection: Contract is void and
inexistent
b. Thing only partially lost: Vendee
may elect between withdrawing from
the contract or demanding the
remaining part, paying its
proportionate price
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

121
Sale by description
 A sale where a seller sells things as
being of a certain kind, buyer merely
relying on the seller’s representations
or descriptions.
 There is warranty that the thing sold
corresponds to the representations or
descriptions.
Sale by sample
 A sale where a small quantity of a
commodity is exhibited by the seller
as a fair specimen of the bulk, which
is not present and as to which there
is no opportunity to inspect or
examine.
NOTE: The mere exhibition of the
sample does not necessarily make it a
sale by sample. This exhibition must
have been the sole basis or
inducement of the sale.
 There is warranty that the bulk of the
commodity will correspond in kind,
quality, and character with the
sample exhibited.
NOTE: In a sale by sample and by
description, there is a two-fold warranty.
RIGHTS OF BUYER:
1) Return the thing and recover the
money paid, or
2) Retain the thing and sue for the breach
of warranty.
PURCHASE BY MINORS: Contract is
generally voidable but in case of
necessaries, “where necessaries are sold
and delivered to a minor or other person
without capacity to act, he must pay a
reasonable price therefore. Necessaries
are those in Art. 290.”
FORMALITIES OF CONTRACT OF SALE
GENERAL RULE: Sale is a consensual
contract and is perfected by mere
consent.
EXCEPTIONS: In order to be enforceable
by action, the following must be in
writing:
1. Sale of personal property
at a price not less than P500
2. Sale of real property or
an interest therein
3. Sale of property not to be
performed within a year from the
date thereof
4. “Applicable statute”
requires that the contract of sale
be in a certain form
NOTE: Statute of Frauds is applicable
only to executory contracts and not to
contracts which are totally or partially
performed.
CAPACITY TO BUY OR SELL
GENERAL RULE: All persons who can
bind themselves also have legal capacity
to buy and sell.
EXCEPTIONS:
1. Absolute incapacity
(minors, demented persons,
imbeciles, deaf and dumb,
prodigals, civil interdictees) -
party cannot bind themselves in
any case.
2. Relative incapacity –
incapacity exists only with
reference to certain persons or a
certain class of property
Relative Incapacity
A. Husband and wife (Art. 1490):
Generally, a sale by one spouse to
another is void.
 The husband and wife cannot sell
property to each other except:
1. When a separation of
property was agreed upon by the
spouses
2. When there has been a
judicial separation of property
under Article 134 and 135 of the
Family Code
B. Incapacity by reason of relation to
property (Art. 1491)
 The following persons cannot acquire
property by purchase, even at a
public auction, either in person or
through the mediation of another:
(GAEP-JO)
1. the guardian, with respect to the
property of his ward;
2. agents, with respect to the
property whose administration or
sale may have been entrusted to
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

122
them, unless the consent of the
principal has been given;
3. executor or administrator, with
respect to the property of the
estate under administration;
4. public officers and employees,
with respect to the properties of
the government, its political
subdivisions, or GOCCs, that are
entrusted to them;
5. judges, justices, prosecuting
attorneys, clerks of courts, etc.,
with respect to the property in
custogia legis; and
6. any other person specially
disqualified by law.
Examples of persons especially
disqualified by law:
a. Aliens who are disqualified to
purchase agricultural lands
b. An unpaid seller having a right
of lien or having stopped the
goods in transitu, who is
prohibited from buying the goods
either directly or indirectly in the
resale of the same, at public or
private sale which he may make
c. The officer holding the
execution, or his deputy.
NOTE: While those disqualified
under Arts. 1490 and 1491 may
not become lessees (Art. 1646),
still aliens may become lessees
even if they cannot buy lands.
 Effect of violation:
a) With respect to nos. 1 to
3: the sale is VOIDABLE.
Reason: only private rights,
which are subject to ratification
are violated
NOTE: In the case of Lao vs.
Genato, 137 SCRA 77, the
Supreme Court found that the
sale by the administrator of
certain properties of the estate
in order to settle the existing
obligations of the estate was
made to the administrator’s son
for a grossly low price.
Furthermore, the said sale was
not submitted to the probate
court for approval as mandated
by the order authorizing the
administrator to sell. The sale
was indubitably illegal, irregular
and fictitious, and the court’s
approval of the assailed
compromise agreement violated
Article 1491 and cannot work to
ratify a fictitious contract which
is non-existent and void from
the very beginning
b) With respect to nos. 4 to
6: the sale is NULL AND VOID.
Reason: violation of public policy
cannot be subject to ratification
OBLIGATIONS OF THE VENDOR: (WPD-
TT)
1. Transfer ownership (cannot be
waived)
2. Deliver the thing sold (cannot be
waived)
3. Warrant against eviction and against
hidden defects (can be waived or
modified since warranty is not an
essential element of the contract of
sale)
4. Take care of the thing, pending
delivery, with proper diligence
(Article 1163)
5. Pay for the expenses of the deed of
sale, unless there is stipulation to the
contrary
DELIVERY
 Is a mode of acquiring ownership, as
a consequence of certain contracts
such as sale, by virtue of which,
actually or constructively, the object
is placed in the control and
possession of the vendee.
 Delivery of the thing together
with the payment of the price,
marks the consummation of the
contract of sale(PNB vs. Ling, 69
Phil. 611)
 In all forms of delivery, it is
necessary that the act of delivery
be coupled with the intention of
delivering the thing. The act
without the intention is
insufficient. (Norkis Distributor,
Inc. vs. CA, 195 SCRA 694)
 Kinds:
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

123
1. Actual or real – placing the thing
under the control and possession of
the buyer.
2. Legal or constructive – delivery is
represented by other signs or acts
indicative thereof
a. delivery by the execution
of a public instrument.
NOTE: Gives rise only to a prima
facie presumption of delivery which is
destroyed when actual delivery is not
effected because of a legal
impediment (Ten Forty Realty vs.
Cruz, 10 Sept. 2003)
b. traditio symbolica - to
effect delivery, the parties make
use of a token or symbol to
represent the thing delivered
c. traditio longa manu –
seller pointing out to the buyer
the things which are transferred,
which at the time must be in
sight.
d. traditio brevi manu –
buyer simply continues in
possession of the thing but under
title of ownership.
e. traditio constitutum
possessorium – seller continues in
possession but under a different
title other than ownership.
3. Quasi-tradition – delivery of rights,
credits or incorporeal property, made
by:
a. placing titles of ownership in the
hands of buyer
b. allowing buyer to make use of
rights
4. Tradition by operation of law
Constructive delivery requires three
things before ownership may be
transferred:
1. The seller must have control over the
thing
2. The buyer must be put under control
3. There must be the intention to
deliver the thing for purposes of
ownership
When is the vendor not bound to
deliver the thing sold:
1. If the vendee has not paid him the
price
2. If no period for payment has been
fixed in the contract
3. Even if a period for payment has been
fixed in the contract, if the vendee
has lost the right to make use of the
same.
Sale or return
 Property is sold, but the buyer, who
becomes the owner of the property
on delivery, has the option to return
the same to the seller instead of
paying the price.
NOTES:
 It is a kind of sale with a
condition subsequent.
 The buyer must comply with the
express or implied conditions
attached to the return privilege;
otherwise, the sale becomes
absolute.
 Buyer, being the owner, bears
the risk of loss
Sale on trial, approval, or satisfaction
 A contract in the nature of an option
to purchase if the goods prove to be
satisfactory, the approval of the
buyer being a condition precedent.
 Rules:
1. title remains in the seller
2. risk of loss remains with seller
except when the buyer is at fault or
has agreed to bear the loss
3. buyer must give goods a trial, except
where it is evident that it cannot
perform the work
4. period within which buyer must
signify his acceptance runs only when
all the parts essential for the
operation of the object have been
delivered.
5. if it is stipulated that a third person
must satisfy approval or satisfaction,
the provision is valid, but the third
person must be in good faith. If
refusal to accept is not justified,
seller may still sue.
6. Generally, the sale and delivery to a
buyer who is an expert on the object
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

124
purchased is not a sale on approval,
trial, or satisfaction.
Sale or return Sale on Trial
1. Subject to a
resolutory condition
1. Subject to a
suspensive condition
2. Depends entirely
on the will of the
buyer
2. Depends on the
character or quality of
the goods
3. Ownership passes
to the buyer on
delivery and
subsequent return
reverts ownership in
the seller
3. Ownership remains
in the seller until buyer
signifies his approval or
acceptance to the
seller
4. Risk of loss or
injury rests upon
the buyer
4. Risk of loss remains
with the seller
Instances where Seller is still the Owner
despite Delivery:
1. Sale on trial, approval or satisfaction
2. Contrary intention appears by the
term of the contract;
3. Implied reservation of ownership
(Article 1503)
a. If under the bill of lading, the
goods are deliverable to seller or
agent or their order;
b. If the bill of lading, although
stating that the goods are to be
delivered to the buyer or his
agent, is kept by the seller or his
agent;
a. When the buyer, although the
goods are deliverable to order of
buyer, and although the bill of
lading is given to him, does not
honor the bill of exchange sent
along with it.
Transfer of ownership where goods sold
delivered to carrier
General Rule: Delivery to the carrier is
deemed to be delivery to the buyer
Exception: Where the right of possession
or ownership of specific goods sold is
reserved
SALE OF GOODS BY A NON-OWNER
GENERAL RULE: Buyer acquires no title
even if in good faith and for value under
the maxim Nemo dat quid non habet
(“You cannot give what you do not
have”).
EXCEPTIONS: (SMERVS)
1.Owner is estopped or precluded
by his conduct
2.When sale is made by the
registered owner or apparent
owner in accordance with
recording or registration laws
3.Sales sanctioned by judicial or
statutory authority
4.Purchases in a merchant's
store, fairs or markets
5. When a person who is not
the owner sells and delivers a
thing, subsequently acquires title
thereto (Art. 1434)
6. When the seller has a
voidable title which has not been
avoided at the time of the sale
(Art. 1506)
* “Unlawful deprivation” is no longer
limited to a criminal act. There is
Unlawful Deprivation where there is no
valid transmission of ownership.
Place of delivery of goods
1. Where there is an agreement, place
of delivery is that agreed upon
2. Where there is no agreement, place
of delivery determined by usage of
trade
3. Where there is no agreement and no
prevalent usage, place of delivery is
the seller’s place
4. In any other case, place of delivery is
the seller’s residence
5. In case of specific goods, which to
the knowledge of the parties at the
time the contract was made were in
some other place, that place is the
place of delivery, in the absence of
agreement or usage of trade to the
contrary
Time of delivery of goods
1. Stipulated time
2. In the absence thereof, within a
reasonable time
NEGOTIABLE DOCUMENT OF TITLE (NDT)
 A document of title in which it is
stated that the goods referred to
therein will be delivered to the
bearer, or to the order of any person
named in such document.
 May be negotiated by delivery or
indorsement.
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

125
The document is negotiable if:
1. The goods are deliverable to the
bearer; or
2. If the goods are deliverable to the
order of a certain person
Persons who may negotiate NDT:
1. The owner; or
2. Any person to whom the possession or
custody thereof has been entrusted
by the owner, if by the terms of the
document the bailee issuing the
document undertakes to deliver the
goods to the order of the person to
whom the possession or custody of
the document has been entrusted or
if at the time of such entrusting the
document in such form that it may be
negotiated by delivery.
* If the holder of a negotiable document
of title (deliverable to bearer) entrusts
the document to a friend for deposit, but
the friend betrays the trust and
negotiates the document by delivering it
to another who is in good faith, the said
owner cannot impugn the validity of the
negotiation. As between two innocent
persons, he who made the loss possible
shall bear the loss, without prejudice to
his right to recover from the wrongdoer.
RIGHTS OF PERSON TO WHOM
DOCUMENT HAS BEEN NEGOTIATED:
1) The title of the person negotiating the
document, over the goods covered by the
document;
2) The title of the person (depositor or
owner) to whose order by the terms of
the document the goods were to be
delivered, over such goods;
3) The direct obligation of the bailee to
hold possession of the goods for him, as if
the bailee had contracted to him directly
NOTE; Mere transferee does not acquire
directly the obligation of the bailee (in
Art. 1513). To acquire it, he must notify
the bailee.
WHO CAN DEFEAT RIGHTS OF
TRANSFEREE:
1. Creditor of transferor
2. Transferor
3. Subsequent purchaser
RULES WHEN QUANTITY IS LESS THAN
AGREED UPON:
1. Buyer may reject; or
2. Buyer may accept what
has been delivered, at the
contract rate
RULES WHEN QUANTITY IS MORE THAN
AGREED UPON:
1. Buyer may reject all; or
2. Buyer may accept the
goods agreed upon and reject the
rest; or
3. Buyer may accept all and
must pay for them at the
contract rate
NOTE: Acceptance, even if not express
may be implied when the buyer exercises
acts of ownership over the excess goods.
RULES WHEN GOODS MIXED WITH
GOODS OF DIFFERENT DESCRIPTION:
 Buyer may accept the goods which
are in accordance with the contract
and reject the rest
NOTE: If the subject matter is indivisible,
in case of delivery of larger quantity of
goods or of mixed goods, the buyer may
reject the whole of the goods
DELIVERY TO THE CARRIER
GENERAL RULE: Where the seller is
authorized or required to send the goods
to the buyer, delivery to the carrier is
delivery to the buyer.
EXCEPTIONS:
1. When a contrary
intention appears
2. Implied reservation of
ownership under pars. 1,2,3 of
Art. 1503
 Kinds of Delivery to the Carrier
a. C.I.F. (cost, insurance,
freight) – signify that the price
fixed covers not only the costs of
the goods, but the expense of the
freight and the insurance to be
paid by the seller
b. F.O.B. (free on board) –
goods are to be delivered free of
expense to the buyer to the point
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

126
where they are F.O.B. The point
of F.O.B., either at the point of
shipment or the point of
destination, determines when the
ownership passes.
NOTE: the terms C.I.F. and F.O.B.
merely make rules of presumption
c. C.O.D. (collect on
delivery) – the carrier acts for
the seller in collecting the
purchase price, which the buyer
must pay to obtain possession of
the goods.
SELLER’S DUTY AFTER DELIVERY TO
CARRIER
1. To enter on behalf of buyer into such
contract reasonable under the
circumstances
2. To give notice to buyer regarding
necessity of insuring the goods
PAYMENT OF THE PURCHASE PRICE
GENERAL RULE: The seller is not bound
to deliver the thing sold unless the
purchase price has been paid.
EXCEPTION: The seller is bound to
deliver even if the price has not been
paid, if a period of payment has been
fixed.
Sale of Real Property by Unit
 Entire area stated in the contract
must be delivered
 When entire area could not be
delivered, vendee may:
1. Enforce the contract with
the corresponding decrease in
price
2. Rescind the sale:
a. If the lack in area is at
least 1/10 than that stated or
stipulated
b. If the deficiency in quality
specified in the contract
exceeds 1/10 of the price
agreed upon
c. If the vendee would not have
bought the immovable had he
known of its smaller area of
inferior quality irrespective
of the extent of lack of area
or quality
Sale for a Lump Sum (A Cuerpo Cierto)
 Vendor is obligated to deliver all the
land included within the boundaries,
regardless of whether the real area
should be greater or smaller
 Ordinarily, there can be no rescission
or reduction or increase whether the
area be greater or lesser, unless
there is gross mistake.
NOTE: The Civil Code presumes that the
purchaser had in mind a particular piece
of land and that he ascertained its area
and quality before the contract of sale
was perfected. If he did not do so, or if
having done so he made no objection and
consented to the transaction, he can
blame no one but himself (Teran vs.
Villanueva Viuda de Riosa 56 Phil 677).
What is important is the delivery
of all the land included in the boundaries.
DOUBLE SALE (Art. 1544)
 Requisites: VOCS
two or more transactions must constitute
valid sales;
they must pertain exactly to the same
object or subject matter;
they must be bought from the same or
immediate seller; AND
two or more buyers who are at odds over
the rightful ownership of the subject
matter must represent conflicting
interests.
 Rules of preference:
1. Personal Property
a. first possessor in good faith
2. Real Property
a. first registrant in good
faith
b. first possessor in good
faith
c. person with oldest title in
good faith
NOTES:
 Purchaser in Good Faith – one who
buys the property of another without
notice that some other person has a
right to or interest in such property
and pays a full and fair price for the
same at the time of such purchase or
before he has notice of the claim or
interest of some other person in the
property (Veloso vs. CA).
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

127
 Registration requires actual
recording; if the property was never
really registered as when the
registrar forgot to do so although he
has been handed the document,
there is no registration.
 Possession is either actual or
constructive since the law made no
distinction (Sanchez vs. Ramos 40
Phil614)
 Possession in Art.1544 includes not
only material but also symbolic
possession (Ten Forty Realty vs.
Cruz, 10 Sept. 2003.)
 Title means title because of sale, and
not any other title or mode of
acquiring property (Lichauco vs.
Berenguer 39 Phil 642)
 Hernandez vs. Katigbak Rule: When
the property sold on execution is
registered under Torrens, registration
is the operative act that gives validity
to the transfer or creates a lien on
the land, and a purchaser on
execution sale is not required to go
behind the registry to determine the
conditions of the property.
Exception: Where the purchaser had
knowledge, prior to or at the time of
the levy, of such previous lien or
encumbrance, his knowledge is
equivalent to registration.
CONDITION
 Effect of Non-fulfillment of Condition
1. If the obligation of either
party is subject to any condition
and such condition is not
fulfilled, such party may either:
a. refuse to proceed with
the contract
b. proceed with the
contract , waiving the
performance of the
condition.
2. If the condition is in the
nature of a promise that it should
happen, the non-performance of
such condition may be treated by
the other party as breach of
warranty.
NOTE: A distinction must be made
between a condition imposed on the
perfection of a contract and a condition
imposed merely on the performance of an
obligation. The failure to comply with the
first condition would prevent the juridical
relation itself from coming into
existence, while failure to comply with
the second merely gives the option either
to refuse or proceed with the sale or to
waive the condition.
 The mere fact that the second
contract of sale was perfected in
good faith is not sufficient if, before
title passes, the second vendee
acquires knowledge of the first
transaction. The good faith or
innocence of the posterior vendee
needs to continue until his contract
ripens into ownership by tradition or
registration. (Palanca vs. Dir. Of
Lands, 46 PHIL 149)
EFFECT IF BUYER HAS ALREADY SOLD
THE GOODS:
General Rule: The unpaid seller’s right to
lien or stoppage in transitu remains even
if buyer has sold the goods.
Except:
1) When the seller has given consent
thereto, or
2) When the buyer is a purchaser in good
faith for value of a negotiable document
of title.
WARRANTY
 a statement or representation made
by the seller of goods,
contemporaneously and as a part of
the contract of sale, having reference
to the character, quality, or title of
the goods, and by which he promises
or undertakes to insure that certain
facts are or shall be as he then
represents.
 Kinds:
1. EXPRESS – any affirmation of fact or
any promise by the seller relating to
the thing if the natural tendency of
such affirmation or promise is to
induce the buyer to purchase the
same and if the buyer purchases the
thing relying thereon
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

128
NOTE: A mere expression of opinion, no
matter how positively asserted, does not
import a warranty unless the seller is an
expert and his opinion was relied upon by
the buyer.
2. IMPLIED - that which the law derives
by implication or inference from the
nature of the transaction or the
relative situation or circumstances of
the parties, irrespective of any
intention of the seller to create it.
a. Warranty against eviction
b. Warranty against hidden
defects
c. Warranty as to Fitness
and Merchantability
NOTE: An implied warranty is a natural,
not an essential element of a contract,
and is deemed incorporated in the
contract of sale. It may however, be
waived or modified by express
stipulation. (De Leon)
There is no implied warranty as to the
condition, adaptation, fitness or
suitability or the quality of an article sold
as a second-hand article. But such
articles might be sold under such
circumstances as to raise an implied
warranty.
* A certification issued by a vendor that a
second-hand machine was in A-1
condition is an express warranty binding
on the vendor. (Moles vs. IAC [1989])
A. Warranty against eviction
 Warranty in which the seller
guarantees that he has the right to
sell the thing sold and to transfer
ownership to the buyer who shall not
be disturbed in his legal and peaceful
possession thereof.
 Elements:
1. vendee is deprived, in
whole or in part, of the thing
purchased;
2. the deprivation is by
virtue of a final judgment;
3. the judgment is based on
a prior right to the sale or an act
imputable to the vendor;
4. the vendor was
summoned in the suit for eviction
at the instance of the vendee;
AND
5. no waiver of warranty by
the vendee.
 Vendor's liability shall consist of:
1. Total eviction: (VICED)
a. Value of the thing at the
time of eviction;
b. Income or fruits if he has
been ordered to deliver them to
the party who won the suit;
c. Costs of the suit;
d. Expenses of the contract;
AND
e. Damages and interests if
the sale was in bad faith.
2. Partial eviction:
a. to enforce vendor’s
liability for eviction (VICED);
OR
b. to demand rescission of
contract.
Question: Why is rescission not a remedy
in case of total eviction?
Answer: Rescission contemplates that the
one demanding it is able to return
whatever he has received under the
contract. Since the vendee can no longer
restore the subject-matter of the sale to
the vendor, rescission cannot be carried
out.
* The suit for the breach can be directed
only against the immediate seller, not
sellers of the seller unless such sellers
had promised to warrant in favor of later
buyers or unless the immediate seller has
expressly assigned to the buyer his own
right to sue his own seller.
NOTE: The disturbance referred to in the
case of eviction is a disturbance in law
which requires that a person go to the
courts of justice claiming the thing sold,
or part thereof and invoking reasons.
Mere trespass in fact does not give rise to
the application of the doctrine of
eviction.
 Vendor’s liability is waivable but any
stipulation exempting the vendor
from the obligation to answer for
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

129
eviction shall be void if he acted in
bad faith.
 Kinds of Waiver:
a. Consciente – voluntarily
made by the vendee without
the knowledge and
assumption of the risks of
eviction
NOTE: vendor shall pay only the
value which the thing sold had at
the time of eviction
b. Intencionada – made by the
vendee with knowledge of
the risks of eviction and
assumption of its
consequences
EFFECT: vendor not liable
NOTE: Every waiver is presumed to be
consciente. To consider it intencionada,
it must be accompanied by some
circumstance which reveals the vendor’s
knowledge of the risks of eviction and
his intention to submit to such
consequences.
WHERE IMMOVABLE SOLD ENCUMBERED
WITH NON-APPARENT BURDEN
1. Right of vendee
a) recission, or
b) indemnity
2. When right cannot be exercised:
a) if the burden or servitude is
apparent
b) if the non-apparent burden or
servitude is registered
c) if vendee had knowledge of the
encumbrance, whether it is registered or
not
3. When action must be brought
- within ONE YEAR from the execution
of the deed of sale
B. Warranty against hidden defects
guarantees that the thing sold is free
from any hidden faults or defects or
any charge or encumbrance not
declared or known to the buyer.
 Elements: (SHENPW)
1. defect must be Serious or
important;
2. it must be Hidden;
3. it must Exist at the time of the
sale;
4. vendee must give Notice of the
defect to the vendor within a
reasonable time;
5. action for rescission or reduction
of price must be brought within
the proper Period (within 6 mos.
from delivery of the thing or 40
days from date of delivery in case
of animals); and
6. no Waiver of the warranty.
 Remedies of the Vendee:
a. Accion redhibitoria (rescission)
b. Accion quanti minoris (reduction
of the price)
NOTES:
 Hidden faults or defects pertain only
to those that make the object unfit
for the use for which it was intended
at the time of the sale.
 This warranty in Sales is applicable in
Lease (Yap vs. Tiaoqui 13Phil433)
Effect of loss of thing on account of
hidden defects:
1. If vendor was aware of hidden
defects, he shall bear the loss and
vendee shall have the right to
recover: (PED)
a. the price paid
b. expenses of the contract
c. damages
2. If vendor was not aware, he shall be
obliged to return: (PIE)
a. price paid
b. interest thereon
c. expenses of the contract
if paid by the vendee
Effect if the cause of loss was not the
hidden defect
 If the thing sold had any hidden
fault at the time of the sale, and
should thereafter be lost by a (1)
fortuitous event OR (2) through the
fault of the vendee:
 the vendee may demand of the
vendor the price which he paid
less the value of the thing at the
time of its loss.
NOTE: the difference between the
price paid and the value of the thing
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

130
at the time of its loss represents the
damage suffered by the vendee and
the amount which the vendor
enriched himself at the expense of
the vendee
 If the vendor acted in bad faith:
 vendor shall pay damages to the
vendee
C. Implied Warranties of Quality
Warranty of Fitness
guarantees that the thing sold is
reasonably fit for the known
particular purpose for which it was
acquired by the buyer
GENERAL RULE: There is no implied
warranty as to the quality or fitness for
any particular purpose of goods under a
contract of sale
EXCEPTIONS:
1. Where the buyer,
expressly or by implication
manifests to the seller the
particular purpose for which the
goods are required
2. Where the buyer relies
upon the seller’s skill or
judgment
Warranty of Merchantability
guarantees, where the goods were
bought by description, that they are
reasonably fit for the general purpose
for which they are sold
 It requires identity between what is
described in the contract AND what
is tendered, in the sense that the
latter is of such quality to have some
value
Instances where implied warranties are
inapplicable:
1. As is and where is sale - vendor
makes no warranty as to the quality
or workable condition of the goods,
and that the vendee takes them in
the condition in which they are found
and from the place where they are
located.
2. Sale of second-hand articles
3. Sale by virtue of authority in fact or
law
Caveat Venditor (“Let the seller
beware”): the vendor is liable to the
vendee for any hidden faults or defects in
the thing sold, even though he was not
aware thereof.
Caveat Emptor (“Let the buyer
beware”): requires the purchaser to be
aware of the supposed title of the vendor
and one who buys without checking the
vendor’s title takes all the risks and
losses consequent to such failure.
RULES IN CASE OF SALE OF ANIMALS
1. When two or more animals have been
sold at the same time and the redhibitory
defect is in one, or some of them but not
in all, the general rule is that the
redhibition will not affect the others
without it. It is immaterial whether the
price has been fixed for a lump sum for
all the animals or for a separate price for
each.
2. No warranty against hidden defects of
animals sold at fairs or at public auctions,
or of livestock sold as condemned. This is
based on the assumption that the defects
must have been clearly known to the
buyer.
3. Sale of animals shall be void when:
a) animals sold are suffering from
contagious disease
b) if the use or service for which they
are acquired has been stated in the
contract, and they are found to be unfit
therefor
4. Limitation of the action: 40 days from
the date of their delivery to the vendee
5. Vendor shall be liable if the animal
should die within 3 days after its
purchase if the disease which caused the
death existed at the time of the contract
OBLIGATIONS OF THE VENDEE:
A. Principal Obligations:
1. To accept delivery
2. To pay the price of the thing sold in
legal tender unless another mode has
been agreed upon
NOTE: A grace period granted the
vendee in case of failure to pay the
amount/s due is a right not an obligation.
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

131
The grace period must not be likened to
an obligation, the non-payment of which,
under Article 1169 of the Civil Code,
would still generally require judicial or
extra-judicial demand before “default”
can be said to arise (Bricktown Dev’t
Corp vs. Amor Tierra Dev’t Corp.
57SCRA437)
B. Other Obligations
1. To take care of the goods without the
obligation to return, where the goods
are delivered to the buyer and he
rightfully refuses to accept
NOTES:
 The buyer in
such a case is in the position of a
bailee who has had goods thrust
upon him without his assent. He
has the obligation to take
reasonable care of the goods but
nothing more can be demanded
of him.
 The goods in
the buyer’s possession under
these circumstances are at the
seller’s risk
2. To be liable as a depositary if he
voluntarily constituted himself as
such
3. To pay interest for the period
between delivery of the thing and the
payment of the price in the following
cases:
a. Should it have been stipulated
b. Should the thing sold and
delivered produce fruits or
income
c. Should he be in default, from the
time of judicial or extra-judicial
demand for the payment of the
price
 Pertinent Rules:
1. The vendor is not required to deliver
the thing sold until the price is paid
nor the vendee to pay the price
before the thing is delivered in the
absence of an agreement to the
contrary (Article 1524).
2. If stipulated, the vendee is bound to
accept delivery and to pay the price
at the time and place designated;
3. If there is no stipulation as to the
time and place of payment and
delivery, the vendee is bound to pay
at the time and place of delivery
4. In the absence of stipulation as to the
place of delivery, it shall be made
wherever the thing might be at the
moment the contract was perfected
(Article 1251)
5. If only the time for delivery has been
fixed in the contract, the vendee is
required to pay even before the thing
is delivered to him; if only the time
for payment has been fixed, the
vendee is entitled to delivery even
before the price is paid by him
(Article 1524)
Ways of accepting goods:
1. Express acceptance
2. Implied acceptance
a. When buyer does an act which
only an owner can do,
b. Failure to return goods after
reasonable lapse of time
NOTES:
 The retention of goods is strong
evidence that the buyer has accepted
ownership of the goods.
 Delivery and acceptance are two
separate and distinct acts of different
parties
 Delivery is an act of the
vendor and one of the vendor’s
obligations; vendee has nothing
to do with the act of delivery by
the vendor
 Acceptance is an
obligation of the vendee;
acceptance cannot be regarded
as a condition to complete
delivery;
 seller must comply with
the obligation to deliver although
there is no acceptance yet by the
buyer
 Acceptance by the buyer may
precede actual delivery; there may
be actual receipt without acceptance
and there may be acceptance without
receipt
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

132
 Unless otherwise agreed upon,
acceptance of the goods by the buyer
does not discharge the seller from
liability for damages or other legal
remedy like for breach of any
promise or warranty
When vendee may suspend payment of
the price:
1. If he is disturbed in the possession or
ownership of the thing bought
2. If he has well-grounded fear that his
possession or ownership would be
disturbed by a vindicatory action or
foreclosure of mortgage
NOTES:
 If the thing sold is in the possession
of the vendee and the price is already
in the hands of the vendor, the sale is
a consummated contract and Article
1590 is no longer applicable. Article
1590, presupposes that the price or
any part thereof has not yet been
paid and the contract is not yet
consummated.
 Under Article 1590, the vendee has
no cause of action for rescission
before final judgement, otherwise
the vendor might become a victim of
machinations between the vendee
and the third person
 Disturbance must be in possession
and ownership of the thing acquired
 If the disturbance is caused by the
existence of non-apparent servitude,
the remedy of the buyer is rescission,
not suspension of payment.
When vendee cannot suspend payment
of the price even if there is disturbance
in the possession or ownership of the
thing sold:
1. if the vendor gives security for the
return of the price in a proper case
2. if it has been stipulated that
notwithstanding any such
contingency, the vendee must make
payment (see Article 1548 par.3)
3. if the vendor has caused the
disturbance or danger to cease
4. if the disturbance is a mere act of
trespass
5. if the vendee has fully paid the price
REMEDIES FOR BREACH OF CONTRACT
A. Remedies of the seller
1. Action for payment of the price (Art.
1595)
2. Action for damages for non-
acceptance of the goods (Art. 1596)
3. Action for rescission (Art. 1597)
B. Remedies of the buyer
1. Action for specific performance (Art.
1598)
2. Action for rescission or damages for
breach of warranty (Art 1599)
A. REMEDIES OF THE SELLER FOR
BREACH OF CONTRACT
 IN CASE OF MOVABLES
1. Ordinary Remedies
a. Movables in General –
Failure of the vendee to appear
to receive delivery or, having
appeared, failure to tender the
price at the same time, unless, a
longer period for its payment has
been stipulated
 action to rescind the sale
(Art. 1593)
b. Sale of Goods –
 action for the price (Art.
1595)
 action for damages (Art.
1596)
2. Unpaid Seller
 Types:
a. The seller of the goods
who has not been paid or to
whom the price has not been
tendered
b. The seller of the goods,
in case a bill of exchange or
other negotiable instrument has
been received as conditional
payment, AND the condition on
which it was received has been
broken by reason of the dishonor
of the instrument, insolvency of
the buyer or otherwise.
Remedies:
1. Possessory lien over the
goods
2. Right of stoppage in
transitu after he has parted with
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

133
the possession of the goods and
the buyer becomes insolvent
3. Special Right of resale
4. Special Right to rescind
the sale
5. Action for the price
6. Action for damages
3. Article 1484 or Recto Law
 Remedies of vendor in sale of
personal property by installments
 Requisites:
1. Contract of sale
2. Personal property
3. Payable in installments
4. In the case of the second
and third remedies, that there
has been a failure to pay two or
more installments
NOTE: Apply likewise to contracts
purporting to be leases of personal
property with option to buy
 Art. 1484 does not apply to a sale:
1. Payable on straight terms
(partly in cash and partly in one
term)
2. Of Real property
 Remedies:
1. Specific performance upon
vendee’s failure to pay
NOTE: Does not bar full recovery for
judgment secured may be executed
on all personal and real properties of
the buyer which are not exempt from
execution (Palma v. CA.)
2. Rescission of the sale if
vendee shall have failed to pay
two or more installments
NOTES:
 Nature of the remedy – which
requires mutual restitution – bars
further action on the purchase
price (Nonato vs. IAC.)
 GENERAL RULE: cancellation of
sale requires mutual restitution,
that is all partial payments of
price or rents must be returned
EXCEPTIONS: a stipulation that
the installments or rents paid
shall not be returned to the
vendee or lessee shall be valid
insofar as the same may not be
unconscionable under the
circumstan-ces (Article 1486).
3. Foreclosure of the chattel
mortgage on the thing sold if
vendee shall have failed to pay
two or more installments. In this
case, there shall be no further
action against the purchaser to
recover unpaid balance of the
price.
NOTES:
 Further recovery barred only from
the time of actual sale at public auction
conducted pursuant to foreclosure
(Macondray vs. Tan.)
 Other chattels given as security
cannot be foreclosed if they are not
subject of the installment sale (Ridad vs.
Filipinas investment and Finance Corp.
GR 39806, Jan. 28, 1983)
 If the vendor assigns his right to a
financing company, the latter may be
regarded as a collecting agency of the
vendor and cannot therefore recover any
deficiency from the vendee (Zayas vs.
Luneta Motors Co.)
 When the vendor assigns his credit to
another person, the latter is likewise
bound by the same law. Accordingly,
when the assignee forecloses on the
mortgage, there can be no further
recovery of the deficiency and the
vendor-mortgagee is deemed to have
renounced any right thereto (Borbon II
vs. Servicewide Specialist, Inc.
258SCRA658)
NOTE: However, Article 1484(3) does
NOT bar one to whom the vendor has
assigned on with a recourse basis his
credit against the vendee from
recovering from the vendor the
assigned credit in full although the
vendor may have no right of recovery
against the vendee for the deficiency
(Filipinas Invest. & Finance Corp. vs.
Vitug, Jr. 28SCRA658)
NOTE: Remedies are alternative and
exclusive
 IN CASE OF IMMOVABLES
1. Ordinary Remedies
a. In case of anticipatory
breach –
 rescission (Article 1591)
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

134
b. Failure to pay the
purchase price –
 rescission upon judicial
or notarial demand for
rescission (Article 1592)
 the vendee may pay,
even after the expiration of
the period, as long as no
demand for rescission has
been made upon him
NOTE: Article 1592 does not
apply to:
1) Sale on instalment of real
estate
2) Contract to sell
3) Conditional sale
4) Cases covered by RA 6552:
Realty Installment buyer
protection act
2. R.A. No. 6552 or Maceda Law
 An Act to Provide
Protection to buyers of Real Estate on
Installment Payments
 Law governing sale or
financing of real estate on
installment payments
 Requisites:
1. transactions or contracts
involving the sale OR financing of
real estate on installment
payments, including residential
condominium apartments; and
2. buyer defaults in
payment of succeeding
installments.
 Rights of the buyer:
A. If Buyer has paid at least two
(2) years of installments
1. The buyer must pay,
without additional interest, the
unpaid installments due within
the total grace period earned by
him. There shall be one (1)
month grace period for every one
(1) year of installment payments
made
NOTE: This right shall be
exercised by the buyer ONLY
once in every 5 years of the life
of the contract AND its
extensions.
2. Actual cancellation can
only take place after 30 days
from receipt by the buyer of the
notice of cancellation OR demand
for rescission by a notarial act
AND upon full payment of the
cash surrender value to the buyer
(Olympia Housing vs. Panasiatic,
16 January 2003.)
NOTE: The seller shall refund to
the buyer the cash surrender
value of the payments on the
property equivalent to 50% of the
total payments made. After five
(5) years of installments, there
shall be an additional 5% every
year but not to exceed 90% of the
total payments made
3. The buyer shall have the
right to sell his rights or assign
the same to another person OR to
reinstate the contract by
updating the account during the
grace period and before actual
cancellation of the contract
4. The buyer shall have the
right to pay in advance any
installment or the full unpaid
balance of the purchase price any
time without interest and to have
such full payment of the purchase
price annotated in the certificate
of title covering the property.
B. If Buyer has paid less than 2
years of installments
1. The seller shall give the buyer a
grace period of NOT less than 60
days from the date the
installment became due. If the
buyer fails to pay the
installments due at the expiration
of the grace period, the seller
may cancel the contract after 30
days from receipt by the buyer of
the notice of cancellation or the
demand for rescission of contract
by a notarial act.
2. Same No. 3 and 4 paragraph A
above
NOTE: Down payments, deposits or
options on the contract shall be included
in the computation of the total number of
installment payments made
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

135
Remedies of Unpaid Seller
I. Possessory Lien
 When may be exercised:
1. Where the goods have
been sold without any stipulation
as to credit
2. When the goods have
been sold on credit, but the term
of credit has expired
3. Where the buyer
becomes insolvent
 When lost:
1. Delivery of the goods to a
carrier or bailee for the purpose
of transmission to the buyer
without reserving ownership or
right of possession
2. When the buyer lawfully
obtains possession of the goods
3. By waiver of the lien
NOTE: Possessory lien is lost after the
seller loses possession but his lien as an
unpaid seller remains; hence he is still an
unpaid creditor with respect to the price
of specific goods sold. His preference can
only be defeated by the governments
claim to the specific tax on the goods
themselves (Arts. 2247 and 2241).
NOTE: The bringing of an action to
recover the purchase price is not one of
the ways of losing the possessory lien. An
unpaid seller does not lose his lien by
reason that he has obtained a money
judgement or decree for the price of
goods (Art. 1529, last paragraph).
II. Stoppage of goods in transitu
 Requisites:
1. Seller must be unpaid
2. Buyer must be insolvent
3. Goods must be in transit
4. Seller must either:
a. actually take possession
of the goods sold OR
b. give notice of his claim to
the carrier or other person in
possession
5. Seller must surrender the
negotiable document of title, if
any, issued by the carrier or
bailee
6. Seller must bear the
expenses of delivery of the goods
after the exercise of the right
GOODS ARE CONSIDERED IN TRANSITU:
1. after delivery to a carrier or other
bailee and before the buyer or his agent
takes delivery of them; and
2. If the goods are rejected by the
buyer, and the carrier or other bailee
continues in possession of them
GOODS ARE NO LONGER CONSIDERED IN
TRANSITU:
1. after delivery to the buyer or his
agent in that behalf;
2. if the buyer or his agent obtains
possession of the goods at a point before
the destination originally fixed;
3. if the carrier or the bailee
acknowledges to hold the goods on behalf
of the buyer; and
4. if the carrier or bailee wrongfully
refuses to deliver the goods to the buyer
 Effects of the exercise of the right
1. The goods are no longer in transit.
2. The contract of carriage ends;
instead the carrier now becomes a
mere bailee, and will be liable as
such.
3. The carrier should not deliver
anymore to the buyer or the latter’s
agent; otherwise he will clearly be
liable for damages.
4. The carrier must redeliver to, or
according to the directions of the
seller.
WAYS OF EXERCISING THE RIGHT TO
STOP:
1. By taking actual possession of the
goods
2. By giving notice of his claim to the
carrier or bailee
III. Special Right of Resale
 May be exercised only when the
unpaid seller has either a right of lien
OR has stopped the goods in transitu
AND under ANY of the following
conditions:
1. Where the goods are
perishable in nature
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

136
2. Where the right to resell
is expressly reserved in case the
buyer should make a default
3. Where the buyer delays
in the payment of the price for
an unreasonable time
IV. Rescission
 Types:
1. Special Right to Rescind
Under Art. 1534 – If the seller has
either the right of lien OR a right
to stop the goods in transitu AND
under either of 2 situations:
a. Where the right to
rescind on default has been
expressly reserved
b. Where the buyer has
been in default for an
unreasonable time
2. Under Art. 1597
(“technical rescission”)
V. Action for the price
1. Where the ownership has
passed to the buyer AND he
wrongfully neglects OR refuses to
pay for the price
2. Where the price is
payable on a day certain AND he
wrongfully neglects OR refuses to
pay for the price, irrespective of
the delivery or transfer of title
3. Where the goods cannot
readily be resold for a reasonable
price AND the buyer wrongfully
refuses to accept them even
before the ownership of the
goods has passed, if Article 1596
is inapplicable.
VI. Action for damages
1. In case of wrongful neglect or
refusal by the buyer to accept or
pay for the thing sold (Art. 1596
par.1)
2. In an executory contract, where
the ownership in the goods has
not passed, and the seller cannot
maintain an action to recover the
price (Art 1595)
3. If the goods are not yet identified
at the time of the contract or
subsequently
B. REMEDIES OF THE BUYER FOR
BREACH OF CONTRACT
1. Action for specific performance
(Art. 1598)
 W
here the seller has broken the
contract to deliver specific or
ascertained goods
 T
he judgment or decree may be
unconditional, or upon such terms
and conditions as to damages,
payment of the price and otherwise
as the court may deem just
2. Remedies of buyer for breach of
warranty by seller (Art. 1599):
1. Recoupment – accept the goods and
set up the seller’s breach to reduce
or extinguish the price
2. Accept the goods and maintain an
action for damages for breach of
warranty
3. Refuse to accept the goods and
maintain an action for damages for
breach of warranty
4. Rescind the contract by returning or
offering the return of the goods, and
recover the price of any part thereof
NOTE: These are alternative remedies.
When rescission by buyer not allowed:
1. if the buyer accepted the goods
knowing of the breach of warranty
without protest
2. if he fails to notify the seller within a
reasonable time of his election to rescind
3. if he fails to return or offer to return
the goods in substantially as good
condition as they were in at the time of
the transfer of ownership to him
EXTINGUISHMENT OF SALE
1. Same causes as in all other
obligations
2. Conventional Redemption
3. Legal Redemption
CONVENTIONAL REDEMPTION
 The right which the vendor reserves
to himself, to reacquire the property
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

137
sold provided he returns to the
vendee:
b. the price of the sale;
c. expenses of the contract;
d. any other legitimate payments
made therefore and;
e. the necessary and useful
expenses made on the thing sold;
and
f. fulfills other stipulations which
may have been agreed upon.
A sale with conventional redemption is
deemed to be an equitable mortgage in
any of the following cases: (IPERTOD)
1. Unusually Inadequate purchase price;
2. Possession by the vendor remains, as
lessee or otherwise;
3. Extension of redemption period after
expiration;
4. Retention by the vendee of part of
the purchase price;
5. Vendor binds himself to pay the
Taxes of the thing sold;
6. Any Other case where the parties
really intended that the transaction
should secure the payment of a debt
or the performance of any obligation;
or
7. When there is Doubt as to whether
contract is contract of sale with right
of repurchase or an equitable
mortgage.
Equitable Mortgage
 One which lacks the proper
formalities, form of words, or other
requisites prescribed by law for a
mortgage, but shows the intention of
the parties to make the property
subject of the contract as security for
a debt and contains nothing
impossible or contrary to law
(Cachola vs. CA 208SCRA496)
* When can there be presumption as to
Equitable Mortgage?
1) Parties must have entered into a
contract denominated as a contract of
sale
2) The intention of the parties was to
secure an existing debt by way of
mortgage
NOTE: In the cases referred to in Arts.
1602 and 1604, the apparent vendor may
ask for the reformation of the
instrument.
Remedy of Reformation: To correct the
instrument so as to make it express the
true intent of the parties.
Redemption Period
a. if there is an agreement: period
agreed upon cannot exceed 10 years
b. if no agreement as to the period: 4
years from the date of the contract
c. the vendor who fails to repurchase
the property within the period agreed
upon may, however, exercise the
right to repurchase within 30 days
FROM the time final judgment was
rendered in a civil action on the basis
that the contract was a true sale with
right of repurchase
 This refers to cases involving a
transaction where one of the
parties contests or denies that
the true agreement is one of sale
with right to repurchase; not to
cases where the transaction is
conclusively a pacto de retro
sale. Example: Where a buyer a
retro honestly believed that he
entered merely into an Equitable
Mortgage, not a pacto de retro
transaction, and because of such
belief he had not redeemed
within the proper period.
NOTE: Tender of payment is
sufficient to compel redemption, but
is not in itself a payment that
relieves the vendor from his liability
to pay the redemption price (Paez vs.
Magno.)
LEGAL REDEMPTION
 The right to be subrogated, upon the
same terms and conditions stipulated
in the contract, in the place of one
who acquires a thing by (1) purchase
or (2) dation in payment, or (3) by
any other transaction whereby
ownership is transferred by onerous
title.
 May be effected against movables or
immovables.
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

138
 It must be exercised within thirty (30)
days from the notice in writing by the
vendor.
NOTE: Written notice under Article 1623
is mandatory for the right of redemption
to commence (PSC vs. Sps. Valencia 19
August 2003.)
BASIS OF LEGAL REDEMPTION: Not on
any proprietary right, which after the
sale of the property on execution, leaves
the judgment debtor and vests in the
purchaser, but on a bare statutory
privilege to be exercised only by the
persons named in the statute.
 Tender of payment is not necessary;
offer to redeem is enough.
PRE-EMPTION REDEMPTION
1. arises before
sale
1. arises after sale
2. no rescission
because no sale as
yet exists
2. there can be
rescission of the
original sale
3. the action is
directed against
the prospective
seller
3. action is directed
against the buyer
Instances of legal redemption:
A. Under the Civil Code (legal
redemption):
1. Sale of a co-owner of his
share to a stranger (Article 1620)
2. When a credit or other
incorporeal right in litigation is
sold (Article 1634)
3. Sale of an heir of his
hereditary rights to a stranger
(Article 1088)
4. Sale of adjacent rural
lands not exceeding one hectare
(Article 1621)
5. Sale of adjacent small
urban lands bought merely for
speculation (Article 1622)
B. Under special laws:
1. An equity of redemption
in cases of judicial foreclosures
2. A right of redemption in
cases of extra-judicial
foreclosures
3. Redemption of
homesteads
4. Redemption in tax sales
5. Redemption by an
agricultural tenant of land sold
by the landowner
ASSIGNMENT OF CREDIT
 a contract by which the owner of a
credit transfers to another his rights
and actions against a third person in
consideration of a price certain in
money or its equivalent
NOTE: Transfer of rights by assignment
takes place by the perfection of the
contract of assignment without the
necessity of delivering the document
evidencing the credit.
 this rule does not apply to
negotiable documents and
documents of title which are
governed by special laws.
 Effects of Assignment:
1. transfers the right to collect the full
value of the credit, even if he paid a
price less than such value
2. transfers all the accessory rights
3. debtor can set up against the
assignee all the defenses he could
have set up against the assignor
Effect of payment by the debtor after
assignment of credit
1. Before Notice of the assignment
 Payment to the original
creditor is valid and debtor shall
be released from his obligation
2. After Notice
 Payment to the original
creditor is not valid as against
the assignee
 He can be made to pay
again by the assignee
Warranties of the assignor of credit:
a. He warrants the
existence of the credit
b. He warrants the legality
of the credit at the perfection of
the contract
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

139
NOTE: There is no warranty as to the
solvency of the debtor unless it is
expressly stipulated OR unless the
insolvency was already existing and of
public knowledge at the time of the
assignment
NOTE: The seller of an inheritance
warrants only the fact of his heirship but
not the objects which make up his
inheritance.
Liabilities of the assignor of credit for
violation of his warranties
1. Assignor in good faith
 Liability is limited only to
the price received and to the
expenses of the contract, and any
other legitimate payments by
reason of the assignment
2. Assignor in bad faith
 Liable not only for the
payment of the price and all the
expenses but also for damages
Legal Redemption in Sale or Credit or
other incorporeal right in litigation
 Requisites:
1. There must be a sale or assignment of
credit
2. There must be a pending litigation at
the time of the assignment
3. The debtor must pay the assignee:
a. price paid by him
b. judicial cost incurred by him;
AND
c. interest on the price from the
date of payment
4. The right must be exercised by the
debtor within 30 days from the date
the assignee demands (judicially or
extra-judicially) payment from him
SALE OF CREDIT OR OTHER
INCORPOREAL RIGHTS IN LITIGATION
GENERAL RULE: Debtor has the right of
legal redemption in sale of credit or
incorporeal rights in litigation
EXCEPTIONS:
a. Sale to a co-heir or co-
owner
b. Sale to a co-owner
c. Sale to the possessor of
property in question
BARTER
BARTER
 contract whereby one of the parties
binds himself to give one thing in
consideration of the other's promise
to give another thing (Article 1638)
NOTE: Barter is similar to a sale with the
only difference that instead of paying a
price in money, another thing is given in
lieu of the purchase price
PERFECTION and CONSUMMATION
 Perfected from the moment there is
a meeting of minds upon the things
promised by each party in
consideration of the other
 Consummated from the time of
mutual delivery by the contracting
parties of the things promised
NOTES:
 Where the giver of the thing bartered
is not the lawful owner thereof, the
aggrieved party cannot be compelled
to deliver the thing which he has
promised and is also entitled to
damages.
 Where a party is evicted of the thing
exchanged, the injured party is given
the option, either to recover the
property he has given in exchange
with damages or only claim an
indemnity for damages.
 As to matters not provided for by the
provisions on barter, the provisions
on sales will apply suppletorily
BULK SALES LAW (Act No. 3952)
When Sale or Transfer in Bulk:
 Any sale, transfer, mortgage, or
assignment:
1. Of a stock of goods, wares,
merchandise, provisions, or materials
otherwise than in the ordinary course
of trade and the regular prosecution
of business; or
2. Of all or substantially all, of the
business or trade; or
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

140
3. Of all or substantially all, of the
fixtures and equipment used in the
business of the vendor, mortgagor,
transferor or assignor (section 2)
When sale or transfer in bulk not
covered by Bulk Sales Law:
1. If the sale or transfer is in the
ordinary course of trade and the
regular prosecution of business of the
vendor;
2. If it is made by one who produces and
delivers a written waiver of the
provisions of the Bulk Sales Act from
his creditors
3. If it is made by an executor,
administrator, receiver, assignee in
insolvency, or public officer, acting
under judicial process (Section 8);
and
4. If it refers to properties exempt from
attachment or execution (Rules of
Court, Rule 39, Section 12)
Protection Accorded to Creditors by
Bulk Sales Law:
1. It requires the vendor, mortgagor,
transferor or assignor to deliver to
the vendee, mortgagee, or to his or
its agent or representative a sworn
written statement of names and
addresses of all creditors to whom
said vendor, etc. may have been
indebted together with the amount
due or to be due (Section 3)
2. It requires the vendor, mortgagor,
transferor or assignor, at least 10
days before the sale, transfer,
mortgage, assignment to make a full
detailed inventory showing the
quantity and the cost of price of
goods, and to notify every creditor of
the price terms and conditions of the
sale, etc. (Section 5)
Effects of False Statements in the
Schedule of Creditors:
1. Without knowledge of buyer
 If the statement is fair
upon its face and the buyer has
no knowledge of its incorrectness
and nothing to put him on inquiry
about it, he will be protected in
its purchase
 The remedy of the
creditor is not against the goods
but to prosecute the seller
criminally
2. With knowledge or imputed
knowledge of buyer
 The vendee accepts it at his peril
 The sale is valid only as between
the vendor and the vendee but
void against the creditors
3. With names of certain creditors
without notice are omitted from
the list
 The sale is void as to such
creditors, whether the omission
was fraudulent or not,
4. With respect to an innocent
purchaser for a value from the
original purchaser
 An innocent purchaser for value
from the original purchaser is
protected
 However if the circumstances are
such as to bind the subsequent
purchaser with constructive
notice that the sale to the vendor
(original purchaser) was
fraudulent, the property will be
liable in his hands to creditors of
the original vendor
Effect of violation of law on Transfer:
1. As between the parties
 The Bulk Sales Law does not in
any way affect the validity of the
transfer as between the
intermediate parties thereto
 A sale not in compliance with the
Bulk Sales Law is valid against all
persons other than the creditors.
2. As against creditors
 A purchaser in violation of the
law acquires no right in the
property purchased as against the
creditors of the seller
 His status is that of a trustee or
receiver for the benefit of the
creditors of the seller; as such,
he is responsible for the
disposition of the property
Remedies Available to creditors:
 The proper remedy is one against
the goods to subject them to the
payment of the debt, such as
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

141
execution, attachment, garnishment,
or by a proceeding in equity
 An ordinary action against the
purchaser to obtain money
judgement will not lie, unless the
purchaser has sold or otherwise
disposed of, or dealt with the
property, so as to become personally
liable to creditors for value of it.
Acts Punished by Bulk Sales Law:
1. Knowingly or wilfully making or
delivering a statement required by
the Act which does not include the
names of all the creditors of the
vendor, etc. with the correct amount
due or to become due or which
contains any false or untrue
statement; and
2. Transferring title to any stock of
goods, wares, merchandise,
provisions or materials sold in bulk
without consideration or for nominal
consideration (Section 7)
RETAIL TRADE LIBERALIZATION ACT
(RA 8762)
Retail Trade
 Any act occupation or calling of
habitually selling direct to the
general public merchandise,
commodities or goods for
consumption, but the restrictions of
this law shall not apply to the
following:
1. Sales by manufacturer, processor,
laborer, or worker, to the general
public the products manufactured,
processed produced by him if his
capital does not exceed P100,000;
2. Sales by a farmer or agriculturalist
selling the products of his farm
3. Sales in restaurant operations by a
hotel owner or inn-keeper
irrespective of the amount of capital;
provided that the restaurant is
incidental to the hotel business; and
4. Sales which are limited only to
products manufactured, processed or
assembled by a manufacturer through
a single outlet, irrespective of
capitalization
High-End or Luxury Goods
 Goods which are
not necessary for life maintenance
and whose demand is generated in
large part by the higher income
groups
 Shall include but
not limited to: jewelry, branded or
designer clothing and footwear,
wearing apparel, leisure and sporting
goods, electronics and other personal
effects
NOTE: A natural-born citizen of the
Philippines who has lost his citizenship
but who resides in the Philippines shall be
granted the same rights as Filipino
citizens
Foreign Equity Participation:
 Foreign-owned partnerships,
associations and corporations formed
and organized under the laws of the
Philippines may, upon registration
with SEC and DTI, or in case of
Foreign-owned single proprietorship
with the DTI, engage or invest in
retail trade business, subject to the
following categories:
1. Category A:
 Paid-up capital of the
equivalent in Philippine Peso of:
< $2,500,000 US Dollars
 Reserved exclusively for
Filipino citizens and corporations
wholly owned by citizens
2. Category B:
 Minimum paid-up capital
of the equivalent in Philippine
Peso of $2,500,000 US Dollars,
but <$7,500,000
 May be wholly owned by
foreigners except for the first
two years after the effectivity of
this Act wherein foreign
participation shall be limited to
not > 60% of total equity.
3. Category C:
 Paid-up capital of the
equivalent in Philippine Peso of:
$7,500,000 US Dollars or more
foreigners
NOTE: In no case shall the
investments for establishing a
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

142
store in Categories B and C be
less than the equivalent in
Philippine Peso of: US $830,000
4. Category D:
 Enterprises specializing in
high-end or luxury products with
paid-up capital of the equivalent
in Philippine Peso of: $250,000
US Dollars per store
foreigners
NOTES:
 Foreign investor shall be required to
maintain in the Philippines the FULL
amount of the prescribed minimum
capital, UNLESS the foreign investor
has notified the SEC and the DTI of its
intention to repatriate its capital and
cease operations in the Philippines
 Failure to maintain the full amount of
the prescribed minimum capital prior
to notification of the SEC and the DTI
shall subject the foreign investors to
penalties or restrictions on any future
trading activities/business in the
Philippines
NOTE: Foreign Investors Acquiring Shares
of Stock of existing retail stores whether
or not publicly listed whose net worth is
in excess of the Peso equivalent of US
$2,500,000 may purchase only up to the
maximum of 60% of the equity thereof
within the first 2 years, and thereafter,
they may acquire the remaining
percentage consistent with the allowable
foreign participation as herein provided
NOTE: All retail Trade enterprises under
categories B and C in which foreign
ownership exceeds 80% of equity shall
offer a minimum of 30% of their equity
to the public through any stock exchange
in the Philippines within 8 years from
the start of the operations
Qualification of Foreign Retailers
1. Minimum of $200,000,000 US Dollars
net worth in its parent corporation
for Categories B and C and
$50,000,000 net worth in its parent
corporation for Categories D
2. 5 retailing branches or franchises in
operation anywhere around the world
unless such retailer has at least 1
store capitalized at a minimum of
$25,000,000 US Dollars
3. 5-year track record in retailing; and
4. Only nationals from, or juridical
entities formed or incorporated in
Countries which allow to engage in
retail trade in the Philippines
PD 957 (SUBDIVISION AND
CONDOMINIUM BUYERS’ PROTECTIVE
DECREE
Registration of Projects
 The registered owner of a parcel of
land who wishes to convert the same
into a subdivision project shall submit
his subdivision plan to the HOUSING
AND LAND-USE REGULATORY BOARD,
which shall act upon and approve the
same, upon a finding that the plan
complies with the Subdivision
Standards' and Regulations
enforceable at the time the plan is
submitted. The same procedure shall
be followed in the case of a plan for
a condominium project except that,
in addition, said Authority shall act
upon and approve the plan with
respect to the building or buildings
included in the condominium project
in accordance with the National
Building Code (R.A. No. 6541).
 The subdivision plan, as so approved,
shall then be submitted to the
Director of Lands for approval in
accordance with the procedure
prescribed in Section 44 of the Land
Registration Act (Act No. 496, as
amended by R.A. No. 440): Provided,
that it case of complex subdivision
plans, court approval shall no longer
be required. The condominium plan
as likewise so approved, shall be
submitted to the Register of Deeds of
the province or city in which the
property lies and the same shall be
acted upon subject to the conditions
and in accordance with the procedure
prescribed in Section 4 of the
Condominium Act (R.A. No. 4726).
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

143
 National Housing authority (now
Housing and Land Use Regulatory
Board) has the exclusive jurisdiction
to regulate the real estate trade and
business.
License to sell
 Such owner or dealer to whom has
been issued a registration certificate
shall not, however, be authorized to
sell any subdivision lot or
condominium unit in the registered
project unless he shall have first
obtained a license to sell the project
within two weeks from the
registration of such project.
Exempt transactions
 A license to sell and performance
bond shall not be required in any of
the following transactions:
1. Sale of a subdivision lot resulting
from the partition of land among co-
owners and co-heirs.
2. Sale or transfer of a subdivision lot by
the original purchaser thereof and
any subsequent sale of the same lot.
3. Sale of a subdivision lot or a
condominium unit by or for the
account of a mortgagee in the
ordinary course of business when
necessary to liquidate a bona fide
debt.
Grounds for Revocation of registration
certificate and license to sell of owners
or dealers
1. Is insolvent; or
2. Has violated any of the provisions of
this Decree or any applicable rule or
regulation of the Authority, or any
undertaking of his/its performance
bond; or
3. Has been or is engaged or is about to
engage in fraudulent transactions; or
4. Has made any misrepresentation in
any prospectus, brochure, circular or
other literature about the subdivision
project or condominium project that
has been distributed to prospective
buyers; or
5. Is of bad business repute; or
6. Does not conduct his business in
accordance with law or sound
business principles.
LEASE
LEASE
 consensual, bilateral, onerous, and
commutative contract by virtue of
which one person binds himself to
grant temporarily the use of the thing
or to render some service to another
who undertakes to pay some rent.
Kinds of Leases (From the view point of
the subject matter
1. Lease of things
2. Lease of service
3. Lease of work
NOTE: Since lease is consensual and is
not imposed by law, only the lessor has
the right to fix the rents. However, the
increasing of the rent is not an absolute
right on the part of the lessor.
Characteristics or Requisites for Lease
of Things
1. Consensual
2. Principal
3. Nominate
4. Purpose is to allow enjoyment or
use of a thing (the person to
enjoy is the lessee; the person
allowing the enjoyment by
another is the lessor
5. Subject matter must be within
the commerce of man
6. Purpose to which the thing will
be devoted should not be
immoral
7. Onerous (there must rent or
price certain)
8. Period is Temporary (not
perpetual, hence, the longest
period is 99 years)
9. Period is either definite or
indefinite
 If no term is fixed, we should
apply Art.1682 (for rural leases)
and Art. 1687 (for urban leases)
 If the term is fixed but
indefinite, the court will fix the
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

144
term under the law of obligations
and contracts
10. Lessor need not be the owner
NOTE: A usufructuary may thus lease
the premises in favor of a stranger,
such lease to end at the time that the
usufruct itself ends
Rent
 The compensation either in
money, provisions, chattels, or
labor, received by the lessor from
the lessee.
NOTES:
 When a student boards and lodges in
a dormitory, there is no contract of
lease. The contract is not designated
specifically in the Civil Code. It is an
innominate contract. It is however,
believed that the contract can be
denominated as the contract of board
and lodging.
 There is a contract of lease when the
use and enjoyment of a safety
deposit box in a bank is given for a
price certain. This is certainly not a
contract of deposit.
 A lease of personal property with
option to buy (at a nominal amount)
at the end of the lease can be
considered a sale.
LEASE SALES
1. only use or
enjoyment is
transferred
1. ownership is
transferred
2. transfer is
temporary
2. transfer is
permanent
3. lessor need not
be the owner
3. seller must be
the owner at the
time the property
is delivered
4. the price of the
object,
distinguished from
the rent, is usually
not mentioned
4. usually, the
selling price is
mentioned
Lease of
Things
Lease of Services
1. object of
contract is a
thing
1. object is
some work or
service
2. lessor has to
deliver the
thing leased
2. lessor has to
perform some
work or service
3. in case of
breach, there
can be an action
for specific
performance
3. in case of breach,
no action for
specific
performance
Lease of
Services
(locatio
operatum)
Contract for a
Piece of Work
(locatio operas)
1. the
important
object is the
labor
performed by
the lessor
1. the important
object is the
work done
2. the result is
generally
not
important,
hence the
laborer is
entitled to
be paid even
if there is
destruction
of the work
through
fortuitous
event
2. the result is
generally
important;
generally, the
price is not
payable until
the work is
completed, and
said price
cannot be
lawfully
demanded if
the work is
destroyed
before it is
finished and
accepted
Lease of
Services
Agency
It is based on
employment –
the lessor of
services does not
represent his
employer nor
does he execute
juridical acts.
It is based on
representation –
agent represents his
principal and enters
into juridical acts.
Principal
contract
Preparatory
contract
Rule for Lease of Consumable Goods
GENERAL RULE: Consumable goods
cannot be the subject matter of a
contract of lease of things.
Why? To use or enjoy hem, they will have
to be consumed. This cannot be done by
a lease since ownership over them is not
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

145
transferred to him by the contract of
lease.
EXCEPTIONS:
a. If they are merely
exhibited
b. If they are accessory to
an industrial establishment
RECORDING OF LEASE OF PERSONAL
PROPERTY
GENERAL RULE: Lease of real property
is personal right
EXCEPTIONS: Lease partakes of the
nature of real right if:
a. Lease of real property is
more than 1 year
b. Lease of real property is
registered regardless of duration
NOTE: Lease of personal property cannot
be registered. To be binding against
third persons, the parties must execute a
public instrument.
* Lease may be made orally, but if the
lease of Real Property is for more
than 1 year, it must be in writing
under the Statue of Frauds.
Persons Disqualified to be Lessees
Because Disqualified to Buy
1. A husband and a wife cannot lease to
each other their separate properties
except:
a. if separation of property was
agreed upon
b. if there has been judicial
separation of property
Persons referred to in Art. 1491 are
disqualified because of fiduciary
relationships
SUBLEASE
 A separate and distinct contract of
lease wherein the original lessee
becomes a sublessor to a sublessee.
 Allowed unless expressly prohibited.
 The sublessee is subsidiarily liable for
any rent due. The lessor has an
accion directa against the sublessee
for unpaid rentals and improper use
of the object.
SUBLEASE ASSIGNMENT OF
LEASE
1. there are two
leases and two
distinct juridical
relationships
although
immediately
connected and
related to each
other
1. there is only one
juridical
relationship, that of
the lessor and the
assignee, who is
converted into a
lessee
2. the personality
of the lessee does
not disappear
2. the personality of
the lessee
disappears
3.the lessee does
not transmit
absolutely his
rights and
obligations to the
sublessee
3. the lessee
transmits absolutely
his rights to the
assignee
4. the sublessee,
generally, does
not have any
direct action
against the lessor
4. the assignee has a
direct action against
the lessor
RIGHTS OF LESSOR IF SUBLEASE
PROHIBITED BUT ENTERED INTO BY
LESSEE:
1) Rescission and damages, or
2) Damages only (Contract will be allowed
to remain in force)
3) Ejectment
Instances when sublessee is liable to
the lessor:
a. All acts which refer to
the use and preservation of the
thing leased in the manner
stipulated between the lessor and
the lessee
b. The sublessee is
subsidiarily liable to the lessor
for any rent due from the lessee.
NOTE: The sublessee shall not be
responsible beyond the amount of rent
due from him.
Accion Directa: direct action which the
lessor may bring against a sublessee who
misuses the subleased property.
OBLIGATIONS OF THE LESSOR (DnM)
a. Delivery of the object
(cannot be waived)
b. Making of necessary
repairs
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

146
c. Maintenance in peaceful
and adequate possession
OBLIGATIONS OF THE LESSEE (R2
EN2
U)
a. to pay rent
b. to use thing leased as a
diligent father of a family,
devoting it to the use stipulated
c. to pay expenses for the
deed of lease
d. to notify the lessor of
usurpation or untoward acts
e. to notify the lessor of
need for repairs
f. to return the property
leased upon termination of the
lease
Effect of Destruction of the Thing
Leased:
1. Total destruction by a fortuitous
event
 Lease is extinguished
2. Partial destruction
a. Proportional reduction of the
rent, or
b. Rescission of the lease
When lessee may suspend payment of
rent:
1. lessor fails to undertake necessary
repairs
2. lessor fails to maintain the lessee in
peaceful and adequate enjoyment of
the property leased
NOTE: “Suspend”- for the intervening
period, the lessee does not have to pay
the rent.
EFFECTIVITY OF THE SUSPENSION:
The right begins:
a) In the case of repairs, from the time
he made the demand for said repairs, and
the demand went unheeded.
b) In the case of eviction, from the time
the final judgment for eviction becomes
effective.
Alternative remedies of Aggrieved party
(Lessor/Lessee) in case of Non-
fulfillment of duties:
1. Rescission and damages
2. Damages only, allowing the contract
to remain in force – Specific
Performance
NOTE: Damages Recoverable in
ejectment cases are the rents or the fair
rental value of the premises. The
following cannot be successfully claimed:
1. Profits plaintiff could
have earned were it not for the
possible entry or unlawful
detainer
2. Material injury to the
premises
3. Actual, moral, or
exemplary damages
Immediate termination of lease under
Art. 1660 applies:
1. only to dwelling place or any other
building intended for human
habitation
2. even if at the time the contract was
perfected, the lessee knew of the
dangerous condition or waived the
right to rescind on account of this
condition
Rules on Alteration of the Form of the
Lease
 The Lessor can alter provided there
is no impairment of the use to which
the thing is devoted under the terms
of the lease
 Alteration can also be made by the
Lessee so long as the value of the
property is not substantially impaired
Rules in case of Urgent Repairs
 The lessee is obliged to tolerate the
work although it may be very
annoying to him and although during
the same time he may be deprived of
a part of the premises
1. If repairs last for more than 40 days:
Lessee cannot act for reduction of
rent or rescission
2. If 40 days or more: lessee can ask for
proportionate reduction
NOTE: In either case, rescission may be
availed of if the main purpose is to
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

147
provide a dwelling place and the property
becomes uninhabitable.
Effects if Lessor fails to make Urgent
Repairs
1. Lessee may order repairs at the
lessor’s cost
2. Lessee may sue for damages
3. Lessee may suspend the payment of
the rent
4. Lessee may ask for rescission, in case
of substantial damage to him
TRESPASS IN LEASE:
1. Trespass in fact (perturbacion
de mere hecho):
 physical
enjoyment is reduced
 Lessor will not be
held liable.
2. Trespass in law (perturbacion de
derecho):
 A third person claims
legal right to enjoy the premises
 Lessor will be held liable
NOTE: While the Japanese Occupation
was a fortuitous event, the lessor is still
not excused from his obligation to
warrant peaceful legal possession. Lease
is a contract that calls for prestations
both reciprocal and repetitive; and the
obligations of either party are not
discharged at any given moment, but
must be fulfilled all throughout the term
of the contract. (Villaruel vs. Manila
Motor Co.)
Duration of Lease
1. Lease made for a determinate time
or fixed Period
 Lease will be for the said
period and it ends on the day
fixed without need of a demand
2. If there is no fixed period
A. For Rural Lands (Article 1680)
 it shall be for all time
necessary for the gathering of
fruits which the whole estate
may yield in 1 year, or which it
may yield once
B. For Urban Lands (Article 1687)
a. If rent is paid daily: lease is from
day to day
b. If rent is paid weekly: lease is
from week to week
c. If rent is paid monthly: lease is
from month to month
d. If rent is paid yearly: lease is
from year to year
RULES ON EXTENSION OF THE LEASE
PERIOD:
1) If a lease contract for a definite term
allows lessee to extend the term, there is
no necessity for lessee to notify lessor of
his desire to so extend the term, unless
the contrary is stipulated.
2) “May be extended” as stipulation:
lessee can extend without lessor’s
consent but lessee must notify lessor.
3) “May be extended for 6 years agreed
upon by both parties” as stipulation: This
must be interpreted in favor of the
lessee. Hence, ordinarily the lessee at
the end of the original period may either:
a) leave the
premises; or
b) remain in
possession
4) In co-ownership, assent of all is
needed; otherwise, it is void or
ineffective as against non-consenting co-
owners.
5) Where according to the terms of the
contract, the lease can be extended only
by the written consent of the parties
thereto, no right of extension can rise
without such written consent.
Rule if Lessor Objects to the Lessee’s
continued Possession:
 Requisites:
1. Contract has expired
2. Lessee continued enjoying the thing
3. Lessor Objected to this enjoyment
 If the three requisites are
present, the lessee shall be
considered a possessor in bad faith
IMPLIED NEW LEASE (Tacita
Reconducion)
 lease which arises if at the end of the
contract the lessee should continue
enjoying the thing leased for 15 days
with the acquiescence of the lessor,
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

148
unless a notice to the contrary had
previously been given by either party.
 Requisites:
a. the term of the original
contract has expired
b. the lessor has not given
the lessee a notice to vacate
c. the lessee continued
enjoying the thing leased for at
least 15 days with the
acquiescence of the lessor
 When there is no implied new lease:
1. When before or after the
expiration of the term, there is a
notice to vacate given by either
party.
2. When there is no definite fixed
period in the original lease contract
as in the case of successive renewals.
 Effects:
a. The period of the new
lease is not that stated in the
original contract but the time in
Articles 1682 and 1687.
b. Other terms of the
original contract are revived.
NOTE: Terms that are revived are only
those which are germane to the
enjoyment of possession, but not those
with respect to special agreements
which are by nature foreign to the right
of occupancy or enjoyment inherent in a
contract of lease – such as an option to
purchase the leased premises (Dizon vs.
Magsaysay GR No. 23399, May 31,1974)
Perpetual Lease
 A lease contract providing that the
lessee can stay in the premises for as
long as he wants and for as long as he
can pay the rentals and its increases.
 This is not permissible; it is a purely
potestative condition because it
leaves the effectivity and enjoyment
of leasehold rights to the sole and
exclusive will of the lessee
NOTE: In Jespajo Realty vs. CA, 27 Sept.
2002, the SC upheld a lease contract,
which provides that “the lease contract
shall continue for an indefinite period
provided that the lessee is up-to-date in
the payment of his monthly rentals” for
the contract is one with a period subject
to a resolutory condition.
PURCHASE OF THE LEASED PROPERTY
GENERAL RULE: Purchaser of thing
leased can terminate lease.
EXCEPTIONS:
a. lease is recorded in
Registry of Property
b. there is stipulation in the
contract of sale that purchaser
shall respect the lease
c. purchaser knows the
existence of the lease
d. sale is fictitious
e. sale is made with right of
repurchase
GROUNDS FOR EJECTMENT UNDER ART.
1673: (ELVU)
1. Expiration of the period agreed upon
or the period under Arts. 1682 and
1687;
2. Lack of payment of the price
stipulated;
3. Violation of any of the conditions
agreed upon in the contract; and
4. Unauthorized use or service by the
lessee of the thing leased.
RENTAL REFORM ACT OF 2002
(R.A. No. 9161)
 Effectivity: January 1, 2002.
 Coverage:
a. All residential units of NCR and other
highly urbanized cities, the total
monthly rental for each of which does
not exceed P7,500;
b. All residential units in other areas
the total monthly rental for each of
which does not exceed P4,000 as of
1/1/02, without prejudice to pre-
existing contracts.
 Grounds for judicial ejectment:
SANORE
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

149
1. Assignment of lease or subleasing of
residential units including the
acceptance of boarders or bedspacers
without written consent of the owner
or lessor;
2. Arrears in payment of rent for a total
of 3 months;
3. Legitimate needs of the owner or
lessor to repossess for his own use or
for the use of any immediate member
of his family as a residential unit,
provided:
a. owner or immediate member not
being owner of any other available
residential unit within the same city
or municipality;
b. lease for a definite period has
expired;
c. lessor has given lessee formal
notice 3 months in advance; and
d. owner or lessor is prohibited from
leasing the residential unit or
allowing its use by a third person for
at least 1 year.
4. Absolute ownership by the lessee of
another dwelling unit in the same city
or municipality which may be lawfully
used as his residence provided lessee
is with formal notice 3 months in
advance;
5. Need of the lessor to make necessary
repairs in the leased premises which
is the subject of an existing order of
condemnation by appropriate
authorities concerned in order to
make said premises safe and
habitable; and
6. Expiration of period of the lease
contract.
NOTE:
 Except when the lease is for a
definite period, the provisions of Art.
1673(1) of the Civil Code (CC), insofar
as they refer to residential units,
shall be suspended during the
effectivity of R.A. 9161, but other
provisions of the CC and the Rules of
Court on lease contracts insofar as
they are not in conflict with the
provisions of R.A. No. 9161 shall
apply.
 No increase in monthly rental by
more than 10% is allowed.
TERMINATION OF THE LEASE
 If made for a determinate time, it
ceases upon the day fixed without
the need of a demand.
1) By the expiration of the period
2) By the total loss of the thing
3) By the resolution of the right of the
lessor
4) By the will of the purchaser or
transferee of the thing
5) By rescission due to non-performance
of the obligation of one of the parties
Special Provisions for Rural Lands
 Effect of loss due to fortuitous
event:
1. Ordinary fortuitous event – no
reduction
2. Extraordinary fortuitous event
a. if more than ½ of the fruits were
lost, there shall be a reduction,
unless there is a stipulation to
the contrary
b. if ½ or less, there shall be no
reduction
 Lease duration: If not fixed, it shall
be for all time necessary for the
gathering of fruits which the whole
estate may yield in 1 year, or which it
may yield once.
Special Provisions for Urban Lands
 Repairs for which urban lessor is
liable:
1. special stipulation
2. if none, custom of the place
3. in case of doubt, the repairs are
chargeable against him
 Lease duration:
1. If there is a fixed period, lease will be
for said period.
2. If no fixed period, apply the following
rules:
a. If rent is paid daily: day
to day
b. If rent is paid weekly:
week to week
c. If rent is paid monthly:
month to month
d. If rent is paid yearly:
year to year
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

150
Please study the following uploaded
materials:
1. Study Notes (Pleadings)
2. Study Notes (Appeal Briefs)
3. Quotations by Prof. Rick Bales
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

151
4. Appellate Briefs -- A Reader's
Perspective by David E. Sorkin
5. Winning with the Facts by David E.
Sorkin
6. De Liano v. Court of Appeals
7. People v. Cortez
Additional reading materials and
assignment to be upoaded/posted.
CIVIL LAW COMMITTEE
Stephen
Purganan(LTD),

Sales san beda college of law

More Related Content

What's hot (20)

Viewers also liked (14)

Similar to Sales san beda college of law (20)

Sales san beda college of law