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CHAPTER 1: INTRODUCTION

CONTRACT OF SALE – 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 money or its equivalent. A contract of sale may be absolute or conditional.

SALES
1. Contract of sale (absolute)
• real obligation – obligation to give
• remedies available:
a. specific performance
b. rescission
c. damages

2. Contract to sell (conditional)

• personal obligation – obligation to do
• remedies available:
a. resolution
b. damages

ESSENTIAL REQUISITES OF A CONTRACT OF SALE

1. consent
2. subject matter
3. price

CHARACTERISTICS OF CONTRACT OF SALE:

1. Nominate - law gave it a name
2. Principal - can stand on its own; unlike accessory contract
3. Bilateral - imposes obligation on both parties
a. obligation of seller – transfer ownership & deliver
b. obligation of buyer – pay for price
Consequence: power to rescind is implied in bilateral contracts
4. Onerous – with valuable consideration
• Consequence: all doubts in construing contract to be resolved in greater
reciprocity of interest
5. Commutative – equal value is exchanged for equal value
• Test: subjective – as long as parties in all honesty that he is receiving
equal value then it complies with test & would not be deemed a donation; but
must not be absurd.
• Inadequacy of price or aleatory character not sufficient ground to cancel
contract of sale; inadequacy can show vitiation of consent & sale may be
annulled based on vice but not on inadequacy
6. Consensual – meeting of minds makes a perfect contract of sale but needs delivery
to consummate.
7. Title & not a mode – gives rise to an obligation to transfer; it is delivery w/c actually
transfer ownership; mode which actually transfer ownership.

STAGES IN LIFE OF CONTRACT OF SALE:

1. negotiation
2. perfection – by mere consent; performance may be demanded ( specific
performance )
3. consummation

DISTINGUISHED FROM OTHER CONTRACTS:

1. Donation
• donation is gratuitous; sale is onerous
• donation is formal contract; sale is consensual
• donation is governed by law on donation; sale is governed by law on
sales
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2. Barter
• in barter, the consideration is the giving of a thing; in sale, it is giving of
money as payment
• both are governed by law on sales; both are species of the genus sales
• if consideration consists party in money & partly by thing – look at
manifest intention; if intention is not clear (1468 ):
a. value of thing is equal or less than amount of money – sale
b. value of thing is more than amount of money – barter
3. Contract for piece of work
• test in article 1467:
a. contract for delivery of an article which the vendor in the ordinary course of
business manufactures or procures for general market ( whether on hand or
not ) – sale
b. goods are to be manufactured specially for a customer and upon special
order and not for the general market – contract for piece of work.
• jurisprudence:
a. Timing test – under art 1467; Inchausti; whether the thing transferred would
have never existed but for the order – contract for piece of work (abandoned)
b. Habituality test – enunciated in Celestino v CIR; contract of sale if
manufacturer engages in activity without need to employ extraordinary skills
and equipment; contract for piece of work is sale of service; contract of sale is
sale of things.
c. Nature of the object test – enunciated in EEI v CIR; each product’s nature of
execution differs from the others; products are not ordinary products of
manufacturer.
• main factor in decision of the SC: essence of why parties enter into it:
a. essence is object – contract of sale
b. essence is service – contract for piece of work
4. Agency to sell
• in sale, buyer pays for price of object; in agency to sell, agent not obliged
to pay for price, merely obliged to deliver price received from buyer.
• in sale, buyer becomes owner of thing; in agency; principal remains
owner even if object delivered to him
• in sale, seller warrants; in agency, agent assumes no risk/liability as long
as within authority given
• in sale, not unilaterally revocable; in agency, may be revoked unilaterally
because fiduciary & even w/o ground
• in sale, seller receives profit; in agency, agent not allowed to profit
• TEST: essential clauses of whole instrument ( art 1466 – motherhood
statement, not good law )
• Agency is a personal contract; sale is real contract ( to give ) – rescission
not available in agency
5. Dacion en pago
• dacion: contract where property is alienated to satisfy/extinguish
obligation to pay debt
• in dacion: novates creditor-debtor relationship into seller-buyer
• in dacion: delivery is required ( real contract )
6. Lease
• in sale: obligation to absolutely transfer ownership of thing; in lease: use
of thing is for specified period only with obligation to return
• in sale: consideration is price; in lease: consideration is rent
• in sale: seller needs to be owner of thing to transfer ownership; in lease:
lessor need not be owner
• lease with option to by: really a contract of sale but designated as lease
in name only; it is a safe by installments
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CHAPTER 2: PARTIES TO A CONTRACT OF SALE

GENERAL RULE: All parties with capacity to contract can enter into a valid contract of sale
1. Natural
2. Judicial - corporation/partnership/associations/Cooperatives
• Status of contract valid
• Remedies available therefore are:
a. specific performance
b. rescission
c. damages

EXCEPTION TO GENERAL RULE:

1. Minors
• status of contract: voidable only, therefor ratifiable
• remedy is action for annulment (with partial restitution in so far as the
minor is benefited)
2. SALE BY & BETWEEN SPOUSES
a. Contract with 3rd parties
• status of contract is valid
b. Sale between parties
• Status not provided for by law but VOID according to case law
• Reason:
i. prevent defraudation of creditors
ii. avoid situation where dominant spouse take advantage of others
iii. avoid circumvention on prohibition of donation between spouses
• Exception
i. separation of property agreed (marriage settlement)
ii. judicial separation of property
c. Common Law Spouses (Paramours)
• Status of contract: VOID (per case law)
• Rationale: evil sought to be avoided is present
3. OTHERS PER SPECIFIC PROVISIONS OF LAW
a. Guardian with regards to property of ward during period of guardianship
b. Agent with regards to property of principal
c. Executor/administrator with regards to the estate of the deceased
d. Public officers with regards to the property of the estate
e. Officer of court & employee – with regards to property in litigation

LEGAL STATUS OF CONTRACT:

1. VOID (PER CASE LAW) – guardian/ executor/public officers / officers of the court
2. VOIDABLE (PER CIVIL CODE) – agent; and if with consent, VALID

TWO GROUPS OF PROHIBITED PARTIES FROM ENGAGING IN CONTRACT OF SALE:

1. Guardian / Agent / Executors – ratifiable in the sense that only private wrong is
involved
2. Public Officials / Officers of Court – not ratifiable in the sense that public wrong is
concerned

GUARDIAN/AGENT/ADMINISTRATOR
1. Legal status of contract: VOID (case law)
2. Direct or indirect
3. If mediator – no need to prove collusion; inutile
4. Even if court approved sale
5. Reason: fiduciary relationship is based on trust
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ATTORNEYS
REQUISITES:
1. Lawyer-client relationship exists
2. Subject matter – property in litigation (all types)
3. Duration – while in litigation (from filing of complaint to final judgment); may be future
litigation
• Reason: due to public policy; ground for mal practice
a. Client is at the mercy of the lawyer
b. Law is a noble profession
c. 2 Masters – 2 interest; one cannot serve 2 masters at the same time
• Exception: CONTINGENT FEE ARRANGEMENT
a. Amount of legal fees is based on a value of property
b. Property itself is involved
• Not a sale but service contract
• I give that you may do (innominate contract) so has to be governed by law on
sales but because of public policy, considered VALID
• Reason why contingent fee is followed:
i. constitutional prohibition v impairment of contract
ii. subject to control of courts (may be reduced if unconscionable or nullified)
iii. canons of legal ethics
iv. higher public policy litigants

CHAPTER 3: SUBJECT MATTER OF SALE

TO BE A VALID & BINDING SUBJECT MATTER, THE FOLLOWING MUST CONCUR:

1. Existing, Future & Contingent
2. Licit
3. Determinate or determinable

EXISTING, FUTURE, CONTINGENT

• Refers to subject matter that are existing & not existing but capable of existence
(pursuant to present, technology)
1. if this is present, status of contract: VALID
2. if absent : NO CONTRACT SITUATION, THEREFORE NO CAUSE OF ACTION
3. if mere pipe dream : VOID
a. SALE OF THINGS HAVING POTENTIAL EXISTENCE (Emptio Rei Speratae)
• Sale of future things; no physical existence yet
• A resolutory condition that thing will come into existence
• Non happening of condition: RESULUTORY: EXTINGUISH THE
CONTRACT
• Remedy: can recover what has been paid
b. SALE OF HOPE (Emptio Spei)
• Every sale of future thing is subject to condition that they will come into
existence
• If hope does not come true – NO RECOVERY OF PAYMENT/NO
RESCISSION
• Aleatory character but valid

LICIT & VENDOR MUST HAVE A RIGHT TO TRANSFER SUBJECT MATTER

1. LICIT – must be within the commerce of men
• VOID SUBJECT MATTER:
a. Contrary to law
b. Simulated/fictitious
c. Did not exist at a time of transaction
d. Outside commerce of men
e. Impossible service
f. Intention can not be ascertained
g. By provision of law
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2. SELLER MUST BE OWNER – only at a time of consummation since tradition

transfers ownership but to have a perfected contract of sale, Vendor need not be
owner of thing; can be validated/ratified by subsequent acquisition of title by seller

DETERMINATE & DETERMINABLE

• Absence: VOID; there is subject matter but Intention regarding subject matter
can not be ascertained – VOID
• Kinds of subject matter:
1. Specific - Determinate
• Particularly designated or segregated from all others of the same class
2. Generic - Determinable
• Test: reach a point of description where both minds concur
• At the time the contract is entered in to the thing is capable of being made
determinate without the necessity of a new or further agreement between
parties
• Exact quantity not essential
• Sale of generic things – VALID; still executory
• There can only be contract of sale when subject is finally chosen for
delivery – already segregated or designated; but before designation, valid K
of sale already exists
3. Undivided interest (BUYER becomes co-owner)
4. Undivided share in mass of fungible goods (BUYER becomes co-owner)

CHARTER 4: PRICE – signifies the sum stipulated as equivalent of the thing sold

CHARACTERISTICS OF VALID PRICE

1. Must be real
2. Must be in money or its equivalent
3. Must be certain or ascertainable at the time of the perfection of the contract
4. Manner of payment provided for

REAL
1. When price stated is one intended by parties
• If fictitious: no intention with respect to price - VOID
• If False/simulated: what appears in contract is not the true price
a. VALID if there is true consideration
b. VOID but if none (because it is fictitious)
2. Valuable
• When not valuable – VOID
• When contract is onerous, presumed to have valuable consideration
• Nominal consideration w/c is common law concept does not apply (P1.00)
• Gross inadequacy of price in ordinary sale does not render contract void
unless it is shocking to conscience of man.
Except:
a. Judicial sale
• Shocking to conscience of man
• Higher price can be obtained at re-sale
b. Rescissible contracts due to lesion
c. Sales with right to repurchase (raises presumption of equitable mortgage) –
Remedy is reformation

CERTAIN OR ASCERTAINABLE
CERTAIN
1. Sufficient that it is fixed with reference to another thing certain
• That thing will have on a definite day, or in a particular exchange or
market, or when an amount is fixed above or below the price on such day, or in
such exchange or market provided said amount be certain
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2. Determination be left to judgment of specified person/s

• If contract states that price is to be determined by 3rd party, contract is
already perfected (there is just a suspensive condition – actual fixing of price)
• 3rd party fixes price in bad faith or mistake – court remedy can be made
• 3rd party is unable or unwilling to fix price – parties have no cause of
action
• Reason:
a. suspensive condition does not happen yet – courts have no jurisdiction
b. enforceable contract have not yet arisen – court with no jurisdiction to
create contract between parties
• Result: INEFFICACIOUS
• When price can not be determined in accordance with any of the
preceding rules, contract of sale in INEFFICACIOUS
• However, when SM delivered, BUYER must pay reasonable rice
therefore – court can fix price

MANNER OF PAYMENT MUST BE AGREED UPON

• Deemed to be an essential requisite because it is part of the presentation of the
contract
• Integral part of concept of price
• If there is failure to meet minds as regards term of payment: CASH BASIS
• Must be certain or at least ascertainable
• Effect is absent: NO CONTRACT SITUATION

CHAPTER 5: FORMATION OF CONTRACT OF SALE

3 STAGES IN LIFE OF A CONTRACT OF SALE

1. Policitacion/negotiation Stage – offer is floated, acceptance is floated but they do not
meet; time parties indicate their interest but no concurrence of offer & acceptance
2. Perfection – concurrence of all requisites; meeting of the minds
3. Consummation – parties perform their respective undertakings

POLITIACION
1. offer is floated but not absolute
2. acceptance is likewise floated but conditional

RULES:
1. offer is floated – prior to acceptance, may be withdrawn at will by offeror
2. offer floated with a period – without acceptance, extinguished when period has
ended & maybe withdrawn at will by offeror; right to withdrawn must not be arbitrary
otherwise, liable to damage under Art 19, 20, 21 of civil code
3. offer floated with a condition – extinguished by happening/non-happening of
condition
4. offer floated without period/without condition – continues to be valid depending upon
circumstances of time, place & person
5. offer is floated & there is counter-offer – original offer is destroyed, there is a new
offer; can not go back to original offer
6. offer is floated – no authority of offeror to modify offer
7. offer is accepted absolutely – proceed to perfected stage

OPTION CONTRACT
• floats in the policitacion stage
• offer with a period but founded upon a separate consideration distinct from the price
• no presumption of consideration, needs to be proven
• Characteristics:
a. not the contract of sale by itself, distinct
b. nominate
c. principal; but can be attached to other principal contracts
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d. onerous
e. commutative
f. unilateral – vs contract of sale which is bilateral
• to be perfected & give rise to action, the following must concur
a. subject matter of sale must be agreed upon
b. price of sale & manner of payment must be agreed upon
c. consideration separate & distinct from price
d. period – as per contract; if period not provided – prescribes in 10 years
(written contract)
e. how exercised: notice of acceptance should be communicative to offeror
without actual payment as long as there is delivery of payment in consummation
stage

2 SITUATIONS IN AN OPTION CONTRACT:

1. with separate consideration
• Legal consequence:
a. option contract is valid
b. offeror can not withdrawn offer until after expiry period
c. subject to rescission, damages but not to specific performance because
this is not an obligation to give
2. without separate consideration
• Legal consequence:
 OLD RULE:
a. offer is still valid, but
b. option contract is void
c. not subject to rescission, damages
 NEW RULE: Right if first refusal recognized

RIGHT OF FIRST REFUSAL:

• creates a promise to enter into a contract of sale and it has no separate
consideration, not subject to specific performance because there is no contractual
relationship here & it is not an obligation to give (not a real contract)
• New doctrine: may be subject to specific performance
• Effect of new doctrine: turned the world of policitacion upside down because while
valid option contract is not subject to specific performance, right of first refusal which
does not even have a separate consideration may be subject to specific performance

OPTION CONTRACT & RIGHT OF FIRST REFUSAL DISTINGUISHED

OPTION CONTRACT RIGHT OF FIRST REFUSAL
Principal contract; stands on its own Accessory; can not stand on its own
Needs separate consideration Does not need separate consideration
Subject matter & price must be valid There must be subject matter but price not
important
Not conditional Conditional
Not subject to specific performance Subject to specific performance
• Recognizes recovery of damage based on abuse of rights doctrine

PERFECTION: OFFER & ACCEPTANCE

PERFECTION
• Sale is a consensual contract, perfected by meeting of minds regarding subject
matter & price
• Meeting of Minds:
1. Offer – certain
2. Acceptance – absolute
• Qualified acceptance – merely a counter-offer which needs to be
absolutely accepted to give rise to perfected contract of sale
• Business ads are mere invitations to make an offer except when it
appears to be otherwise
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• Acceptance by letter/telegram – binds only at time it came to knowledge

of SELLER; prior thereto – offer may still be withdrawn
• Must be exact terms to be considered absolute
• When deviations allowed:
a. anything that refers to price is material
b. small items are insignificant, does not make acceptable
unconditional
• when sale is subject to suspensive condition, no perfected contract of sale yet;
becomes perfected only upon happening of condition
• In sales at auction, perfected when auctioneer announces its perfection by the fall of
the hammer or in other customary manner may impose terms under bidder may
retract his bid; owner of property sold at auction may impose terms under w/c the
auction will proceed & it shall be binding w/n the bidders are aware
• Place of perfection: where the meeting of minds happen; when acceptance sent by
mail, perfection is deemed where the offer is made
• Performance has nothing to do with perfection stage

EARNEST MONEY
1. money given as part of purchase price
2. its acceptance is proof that contract of sale exists
• nothing in law prevents parties from treating earnest money differently
• old concept: subject to forfeiture when BUYER backs out
• new concept: can not be forfeited – part of purchase price; must be
restored
• qualification: if old concept is stipulated – VALID
• presumption of perfection of contract of sale and such earnest money as
art of purchase price is disputable

FORM OF SALES
1. Form not important in validity of sale
• Sale being consensual, may be oral or written, perfected by mere consent
as to price & subject matter
• If particular form is required under the statute of frauds:
a. valid & binding between parties
b. not binding to 3rd persons only
• Reason: purposes of convenience only & not for validity & enforceability;
cause of action is granted to sue & compel other party to execute the document
2. When form is important for validity; exception by specific provision of law;
a. power to sell a piece of land granted to an agent – otherwise VOID
b. sale of large cattle; must also be registered with Municipal treasurer –
otherwise VOID
c. sale of land by non-Christian if not approved by Governor – VOID
3. When form is important for enforceability (STATUTE OF FRAUDS)
a. sale to be performed 1 year after
b. Agreement to sell things with value of 500 and up
c. Sale of real property or interest therein
• Exception:
i. When there is a note or memorandum in writing & subscribe by party or his
agent (contains essential terms of the contract)
ii. When there has been partial performance/execution (seller delivers with
intent to transfer title/receives price)
iii. when there has been failure to object to presentation of evidence (oral)
(constitute waiver)

CHAPTER 6: CONCUMMATION STAGE/PERFORMANCE STAGE

• Stage where parties both comply with their obligation
• Nature of diligence required: diligence of good father of family unless other
requirement is stipulated
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• Consequence: Seller will guilty of breach if thing is lost through his fault
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DELIVERY OF THE THING

• Transfer ownership (tradicion) – twin obligation:
1. transfer title(ownership) – SELLER must be owner of thing at the time of
consummation to validly transfer title
2. delivery of the thing
• Different kinds of delivery:
1. Actual
• when thing sold is placed in the control & possession of the buyer
2. Constructive

DIFFERENT FORMS OF CONSTRUCTIVE DELIVERY:

1. Traditio Longa Manu
• Delivery of thing by mere agreement; when SELLER points to the
property without need of actually delivering
1. Traditio Brevi Manu
1. Before contract of sale, the would be buyer was already in possession of the
would be subject matter of sale (ex: as lessee)
2. Symbolic delivery
• As to movables – ex: delivery of the keys to a car
3. Constitutum possessarium
• at the time of perfection of contract, seller continues to hols possession merely
as a holder
4. Execution:
• Exception:
a. when there is stipulation to contrary, execution does not produce effect of
delivery
b. when at the time of execution of instrument, subject matter was not
subject to control of the seller
• subject matter should be within control of seller; he should have
capacity to deliver at the time of execution of public instrument when he
wants to effect actual delivery
• such capacity should subsist for reasonable time after execution
of instrument (reason time depends on circumstances of persons, places
& things)
• Effect when 2 requisites do not concur: no constructive delivery; no
compliance on part of SELLER to deliver
Even when thing is mortgaged, seller can still deliver because naked title still
belongs to him & can still do acts of ownership including conveyance
5. Negotiable documents of title & non negotiable instruments
• transferee acquires title of transferor
• when delivered without negotiation, it is a mere assignment
6. Intangibles/ incorporeal property
• through public instrument
• execution is equivalent to delivery if from the deed, contrary does not
appear

DELIVERY OF FRUITS & ACCESSIONS/ ACCESSORIES

• Right to fruits & accessions/accessories accrue from time sale is perfected
• but no real right over it until it is delivered

DELIVERY THROUGH CARRIER

1. FAS – FREE ALONG SIDE
• When goods delivered alongside the ship, there is already delivery to the
buyer (twin effects deemed fulfilled)
2. FOB-FREE ON BOARD
a. Shipment – when goods are delivered at ship at point of shipment; delivery to
carrier by placing goods on vessel is delivery to buyer
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b. Destination – when goods reach the port even if not disembarked yet
from the vessel, there is delivery to the buyer
3. CIF – COST, INSURANCE, FREIGHT
a. when buyers pays for services of carrier – delivery to carrier is delivery to
buyer; carrier is agent of the buyer
b. when buyer pays seller the price – from moment the vessel is at port of
destination, there is already delivery to buyer.

COMPLETENESS OF DELIVERY
1. MOVABLES – delivery of thing plus accessories & accessions in the condition in
which they were upon the perfection of the contract including the fruits
a. LESS – buyer has 2 options:
i. reject
ii. accept
(1) when accepts with knowledge that seller is not going to perform
contract in full, he must pay at price stipulated
(2) when accepts & consumes before knowledge that buyer will both
perform contract in full, liable only for fair value of goods delivered
b. LARGER – buyer has 2 options;
i. accepts per contract & reject the rest
ii. accept the whole – pay price stipulated
iii. reject whole if subject matter is indivisible
c. MIXED WITH GOODS OF DIFFERENT DESCRIPTION – buyer has 2
options:
i. accepts good w/c are in accordance with contract & reject the rest
ii. reject goods entirely – if indivisible
2. IMMOVABLES
a. sold per unit or number
• with statement of its area, rate at certain price
• deliver all that may heave been stated in the contract
• if impossible, remedies of buyer:
 LESS IN AREA
i. rescission
ii. proportional reduction of price – LACK IN AREA SHLD NOT BE LESS
THAN 1/10 OF AREA AGREED UPON
 GREATER IN AREA
i. accept per stipulation & reject the rest
ii. accept whole area – pay at contract rate
• Not applicable to judicial sales
b. sold for lump sum
• When price per unit not indicated
• Is area delivered is either greater or lesser – price will not be adjusted
accordingly

TIME & PLACE OF DELIVERY

1. follow stipulation in contact, or
2. follow usage of trade, or
3. seller’s place of business or his residence
4. specific goods – place where the thing is
5. at reasonable hour

EFFECTS OF DELIVERY: Title to thing is transferred/ownership is transferred

Except: contrary is stipulated as in the case of:
1. contract to sell
2. sale on acceptance/approval
3. sale or return
4. there is implied reservation of ownership
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WHO BEARS EXPENSES OF DELIVERY – Seller

Sale by description/sample
1. Sample – goods must correspond with sample shown
2. Description – goods must correspond with description or sample
• Effect if there is no compliance: RESCISSION may be availed of by the buyer

OBLIGATION OF BUYER
1. Pay the price
• Buyer is obligated to pay price according to terms agreed upon – regarding time,
place & amount
• If payment of interest is stipulated – must pay; if amount of interest not
mentioned – apply legal rate
• When buyer defaults – constitutes breach: subject to specific
performance/rescission & damages ; interest to be paid also from of default
2. Accept delivery of thing sold
• Where to accept: at time & place stipulated in the contract; if none specified – at
the time & place of delivery
• Goods; there is acceptance when:
a. He intimates to seller that he has accepted
b. When delivered & does any act inconsistent with ownership of seller
c. Retains without intimating to seller that he has rejected
• Sale of Goods on installment:
a. Goods must be delivered in full, except when stipulated
b. When not examined by buyer – not accepted until examined or at least had
reasonable time to examine
• Acceptance of goods in general, absent contrary express stipulation, does not
discharges seller from liability in case of breach of warranties (unless no notice or
failure to give it within reasonable time)
• When buyer has a right to refuse goods, no need to return; shall be considered
as depositary; unless there is stipulation to contrary

DOUBLE SALE
General Rule: FIRST IN TIME, PRIORITY IN RIGHT
When does it apply: when not all requisites embodied in 1544 concur

SPECIAL RULE: 1544

• Requisites;
1. exactly same subject matter
2. exactly same immediate seller
3. they buyers represent conflicting interest
4. both sales are valid

RULES ACCORDING TO 1544:

1. MOVABLE
• owner is first to posses in good faith
2. IMMOVABLE
• First to register in good faith
• No inscription, first to possess in good faith
• No inscription & no possession in good faith – Person who presents oldest title in
good faith

GOOD FAITH
1. one who buys property without notice that another person has a right or interest in
such property
2. one who has paid price before notice that another has claim or interest
• lis pendens – notice that subject matter is in litigation
• adverse claim – notice that somebody is claiming better right
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POSSESSION
• Both actual or constructive

REGISTRATION
1. registered under Torrens system
• 1544 applies
2. not registered under the Torrens system
• 1544 still applies
• decided case which excluded unregistered land dealt with judicial sale
whereby buyer acquires right of transferor; outside of such situation – must apply
to conflicting sale over same unregistered parcel of land
3. when situation is sale 1 deals with land when not yet registered & sale 2 is done
when land already registered – apply FIRST IN TIME, PRIORITY IN RIGHT

CHAPTER 7: DOCUMENTS OF TITLE

DOCUMENTS OF TITLE
• not creations of law but by merchants to allow them to deal with merchandise
without having to physically carry them around
• pertains to specific type of movables only : GOODS

2 FUNCTIONS
1. evidence of existence & possession of goods described therein
2. medium by which seller is able to transfer possession of goods

2 FORMS
1. negotiable
a. deliver to bearer (negotiation by mere delivery)
b. deliver to specific person or his order (negotiation by endorsement + delivery)
• even if face of instrument says NON-NEGOTIABLE it is still
NEGOTIABLE; limiting words not to destroy negotiability
• if order instrument & no endorsement was made – equivalent to
assignment

IMPORTANT CONSIDERATIONS
1. Negotiation gives better right than assignment
NEGOTIATION ASSIGNMENT
transferor/holder acquires title to goods acquires title to goods against transferor
bailee has direct obligation to holder as if acquires right to notify bailee so that he
directly dealt with him acquires obligation of bailee to hold goods
for him
2. Assignee takes document with defects of the assignor
3. Obligation of bailee – bailee is immediately bound to the document

WARRANTIES ON NEGOTIATION/ASSIGNMENT – THE SAME

1. the document is genuine
2. he has legal right to negotiate or transfer it
3. he has knowledge of no fact which would impair the validity or worth of the
document
4. he has right to transfer title to goods and goods are merchantable/fit

RULES OF LEVY/GARNISHMENT OF GOODS COVERED BY DOCUMENTS OF TITLE

1. Non negotiable
• Notification is operative act to transfer title/possession of goods in favor assignee
• Before notification – can be garnished but not when there is notification already
2. Negotiable
• Can not be levied or garnished when docs already with purchaser in good faith,
unless:
a. Document is first surrendered
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b. Document is pounded by court

c. Negotiation is enjoined

CHAPTER 8: SALE BY NON-OWNER OR BY ONE HAVING VOIDABLE TITLE

1. SALE BY NON-OWNER
Perfection Stage
a. sale by owner – valid
b. sale by non-owner – valid;
• because ownership is necessary only transfer title to goods; at perfection
stage, no obligation on part of seller to transfer ownership
• law on estoppel further bolster it: title passes by operation of law to
grantee when person who is not owner of goods sold delivers it and later on
acquires title thereto
• since valid, action to annul is improper; there is perfected contract
Consummation Stage
• Contract of sale is valid because it has passed perfected stage, despite:
a. seller is not owner
b. seller has no authority to sell
• What is void is the transfer of title/ ownership did not pass
• Effect: buyer acquired no better right than transferor
• Legal effect: CAVEAT EMPTOR – BUYER BEWARE
a. co-owner sells whole property prior to partition –
sale is void as to his spiritual share
b. co-owner sells definite portion to partition – sale is
void as to other co-owner but valid as to his spiritual share
• Exception:
a. owner by his conduct is precluded from denying seller’s authority
(ESTOPPEL)
b. contrary is provided for in recording laws (pd 1529)
c. sale is made under statutory power of sale or under a court of
competent jurisdiction
d. sale is made under merchant’s store in accordance with code of
commerce & special laws

2. SALE BY SELLER WITH VOIDABLE TITLE

Perfection Stage
Valid sale – buyer acquires title of goods
Consummation Stage
• Valid sale – if title has not yet been avoided buyer buys goods under following
condition:
a. in good faith
b. for value
c. without notice of seller’s defect of title

TITLE AS TO MOVABLE PROPERTIES

Rule: POSSESSION IS EQUIVALENT TO TITLE
• Requisites:
a. Possession of a movable
b. In good faith
• Exception:
a. Owner lost movable – owner can recover w/o reimbursing price
b. Owner is unlawfully deprived – owner can recover w/o reimbursing price
• Exception to Exception:
a. movable is bought at public sale – owner can only recover after
reimbursing price
b. in good faith & for value
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CHAPTER 9: LOSS, DETERIORATION, FRUITS & OTHER BENEFITS

CIVIL LAW COMMON LAW
No valid contract involving generic subject Perfection of K of sale which is not
matter; conditional covers good that are
determinable
To have a valid contract of sale, subject Perfection is the mode which transfers
matter must be determinate (law on loss, ownership to buyer;
deterioration, fruits, applies only to
determine subject matter)
Not a title but a mode Tradition is merely a means to perform
obligation
Perfection of contract of sale which is not Res perit domino; owner bears risk of loss

Conditional include goods which are not

deliverable; transfers risk to buyer

WHO BEARS RISK OF LOSS/DETERIORATION/FRUITS

1. Before perfection
• Res perit domino
• Owner is seller so seller bears risk of loss
2. At Perfection
• Res perit domino
• Contract is merely inefficacious because loss of the subject matter does
not affect the validity of the sale
• Seller cannot anymore comply with obligation so buyer cannot anymore
be compelled
3. After Perfection but before delivery
a. Loss – confused state
2 views:
Paras: BUYER
Tolentino: SELLER
b. Deterioration & fruits - Buyer bears loss
4. After delivery
• Res perit domino
• Owner is buyer so buyer bears risk of loss
• Delivery extinguish ownership vis-a-vis the seller & creates a new one in
favor of the buyer

CHAPTER 10: REMEDIES OF PARTIES FOR BREACH OF CONTRACT OF SALE

SUBJECT MATTER: MOVABLES (IN GENERAL)
REMEDIES OF UNPAID SELLER
• Any man may not take law in his own hands, must seek remedy through courts
• Exception:
1. DOCTRINE OF SELF HELP
2. SPECIAL REMEDIES
• Requisites:
1. Subject matter – goods
2. Seller is unpaid – not completely paid or received negotiable instrument
under a condition & condition has been breached by reason of dishonor
3. Physical possession is with seller

1. possessory lien
2. stoppage in transitu
3. special right of re-sale Can only be exercised when 2 prior rights
4. special right to rescind have been exercised
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POSSESSORY LIEN
• Seller not bound to deliver if buyer has no paid him the price
• Right to retain; cannot be availed when seller does not have custody
• Exercisable only in following circumstances:
a. goods sold without stipulation as to credit
b. goods sold on credit but term of credit has expired
c. buyer becomes insolvent
• When part of goods delivered, may still exercise right on goods undelivered
• Instances when possessory lien lost:
a. seller delivers goods to carrier for transmission to buyer without reserving
ownership in goods or right to possess them
b. buyer or agent lawfully obtains possession of goods
c. waiver
• loses lien when he parts with goods (still has stoppage in transitu)
• notice by seller to buyer not essential

STOPPAGE IN TRANSITU
• Requisites:
1. Goods are in transit
• When goods are in transit
 From the time goods are delivered to carrier for purpose of
transmission to buyer
 Goods rejected by buyer & carrier continues to possess them
• When goods no longer in transit
 Reached point of destination
 Before reaching destination, buyer met seller along the way
 Goods are supposed to have been delivered to buyer but carrier
refused
2. Shown by seller that buyer is insolvent ( failure to pay when debts come
due )
• How is right exercised:
a. Obtain actual possession of goods
b. Give notice of claim to carrier / bailee in possession thereof
• Notice by seller to buyer is not required; notice to carrier is essential

SPECIAL RIGHT TO RESELL THE GOODS

• Requisites:
1. goods are perishable
2. stipulated the right of resale in case buyer defaults in payment
3. buyer in default for unreasonable time
• notice by seller to buyer not essential
• why special – there are things which seller cannot do in ordinary sale:
1. ownership is with buyer but seller can sell goods
2. title accorded to buyer is destroyed even without court intervention

SPECIAL RIGHT TO RESCIND

• why special – ownership of goods already with buyer but seller may still rescind;
ownership is destroyed even without court intervention but in ordinary sale, need to
go to court to destroy transfer of ownership
• Requisites:
1. Expressly stipulated
2. Buyer is in default for unreasonable time
• Notice needed to be given by seller to buyer

REMEDIES OF BUYER
• When Seller fails to deliver, buyer may seek SPECIFIC PERFORMANCE WITHOUT
GIVING SELLER OPTION TO RETAIN GOODS ON PAYMENT OF DAMAGES
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SALE OF MOVABLES ON INSTALLMENT

REMEDIES OF UNPAID SELLER (1484)
1. Exact fulfillment should the buyer fail to pay
2. Cancel the sale if buyer fails to pay 2 or more installments
3. Foreclose on chattel mortgage if buyer fails to pay 2 or more installments
• If buyer chooses foreclosure, no further action against buyer to recover
any unpaid balance of the price
• When is law is applicable: Sale on movables by installment
• Sale on installment: payment by several partial payments in small amount
• Rationale of the law: Buyer is lulled into thinking that he could afford
because of small amounts per installment & at the same time remedy abuse of
commercial houses
• Nature of remedies: alternative & not cumulative
• Coverage: sale & financing transaction & contracts of lease with option to
purchase
• Action : Judicial & Extrajudicial

SPECIFIC PERFORMANCE
• If already chose specific performance, cannot anymore choose other remedies
• Except: after choosing, it has become impossible, rescission may be pursued

RESCISSION
• When chosen, there is correlative obligation to restitute
• But stipulation that installments paid are forfeited are valid if not unconscionable
• Deemed chosen when:
a. Notice of rescission is sent
b. Takes possession of subject matter of sale
c. Files action for rescission
• Barring effect on recovery of balance

FORECLOSURE
• Barring effect on recover of balance
• Extent of barring effect: purchase price
• Exception: mortgagor refuses to deliver property to effect foreclosure; expenses
incurred in attorneys fees, etc.

IMMOVABLES (IN GENERAL)

REMEDIES OF SELLER
1. Anticipatory breach
• Seller has reasonable grounds to fear loss of immovable sold & its price –
sue for RESCISSION
2. Non – payment of price
• RESCISSION

REMEDIES OF BUYER
1. Disturbed in possession or with reasonable grounds to fear disturbance
• SUSPEND PAYMENT
2. In case of subdivision or condo projects
• If real estate developer fails to comply with obligation according to
approved plan:
a) RESCIND
b) SUSPEND PAYMENT UNTIL SELLER COMPLIES
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IMMOVABLES (BY INSTALLMENT)

• 1592 – Applies only to contract of sale
• Maceda Law – applies to COS & CTS & Financing

MACEDA LAW
• Coverage: REAL ESTATE – defines space v CONDO – not defined space (w/
common areas)
1. contract of sale
2. contract to sell
3. financing transactions
• Excluded:
1. industrial
2. commercial
3. sale to tenants under agrarian laws
• RIGHTS GRANTED TO BUYERS:
1. Buyer paid at least 2 years installment
a. Pay without interest the balance within grace period of 1 month for every
year of installment payment
• Grace to be exercised once every 5 years
b. When no payment - cancelled; buyer entitled to 50% of what he has paid +
5% for every year exceeding 90% of payments made
• Cancellation to be effected 30 days from notice & upon payment
of cash surrender value
2. Buyer paid lees than 2 years installment
a. Grace period is 60 days
b. Cancellation if failure to pay within 60 days grace
c. 30 days notice before final cancellation
• buyer can still pay within the 30 days period
• with interest
• Purpose of law : Protect buyers in installment against oppressive conditions
• Notice needed – waiver thereof id oppressive
• Apply to contracts even before law was enacted
• Stipulation to contrary is void
• Other rights:
a. Sell rights to another
b. Reinstate contract by updating within 30 days before cancellation
c. Deed of Sale to be done by notarial act
d. To pay full installment in advance the balance of price anytime without interest
e. Have full payment annotated in certificate of title

CHAPTER 11: REMEDY OF RESCISSION IN CONTRACTS COVERING

IMMOVABLES
RESCISSION (RESOLUTION) 1191 RESCISSION – 1385
legal basis is substantial breach legal basis is lesion (rescissible contract)
principal remedy, retaliatory vs. unjust party subsidiary remedy – cannot be instituted
except when other remedies exhausted
mutual restitution mutual restitution
• Nature: Judicial
• Extra judicial Rescission
• allowed if stipulated; burden to sue shifts to party who do not like
rescission
• court still has final say as to propriety of rescission
• Forfeiture of amounts valid being in nature of penal clause
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CONTRACT OF SALE CONTRACT TO SELL

Governed by genus SALE Governed by genus SALE
Ownership passes because of tradition Ownership passes upon full payment
Non-payment is resolutory condition which Non payment is suspensive non-payment
may be basis of breach extinguishes contract to sell
Perfection gives rise to reciprocal demandable Perfection gives rise to reciprocal conditional
obligation obligation

CONTRACT OF SALE – RESCISSION IS APPLICABLE

CONTRACT TO SELL – RESCISSION NOT APPLICABLE
• Non – payment of purchase price would automatically cancel even without further
action for rescission
• Except: If subject matter is residential lots, law on rescission applies when there is
substantial breach

CHAPTER 12: CONDITION & WARRANTIES

CONDITION
• When a contract contains a condition, the non-happening of which would not
constitute a breach but extinguishes the obligation
• However, if party to the sales contract has promised that the condition should
happen or be performed, the non-performance of which may be treated by parties as
breach
CONDITION WARRANTY
Purports to existence of obligation Purports to performance of obligation
Obligation must be stipulated to form part Need not be stipulated; may form part of
of the obligation obligation by provision of law
May attach itself to obligation of seller to Relates to the subject matter itself or to
deliver possession & transfer obligation of the seller as to the subject
matter of the sale

A. EXPRESS WARRANTIES ( REQUISITES )

1. it must be an affirmation of fact or any promise by seller relating to the subject
matter of sale
2. natural tendency of affirmation or promise is to induce buyer to purchase
subject matter
3. buyer purchases the subject matter relying thereon
• when breached, seller is liable for damages

actually aware or not aware or whether they were intended or not; by operation of
law
1. warranty that seller has a right to sell
• refers to consummation stage since in consummation stage, it is where
ownership is transferred by tradition
• not applicable to sheriff, auctioneer, mortgagee, pledgee
2. warranty against eviction
• unless contrary provision appears in contract
• when ownership is transferred, buyer shall enjoy the legal and peaceful
possession of the thing
REQUISITES OF BREACH OF WARRANTY AGAINST EVICTION:
1. buyer is evicted in whole or in part from the subject matter of sale
2. there is a final judgement
3. basis of eviction is a right prior to sale or an act imputable to vendor
4. seller has been summoned in he suit for eviction at the instance of
buyer; or made 3rd party defendant through 3rd party complaint brought
by buyer
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• no appeal needed nor a need to resist eviction for right to accrue; enough
that aforementioned requisites are complied with
• warranty cannot be enforced until aforementioned requisites concur
• applies to judicial sale; judgement debtor responsible for eviction unless
otherwise decreed in judgement
• vendor not liable for eviction if adverse possession had been commenced
before sale but prescriptive period is completed after transfer

LIABILITY OF SELLER: (eviction w/c caused buyer to lose whole subject matter)
1. value of thing at time of eviction ( whether or not -/+ of price of sale )
2. value of income of fruits
3. cost of suit which caused the eviction
4. expenses of contract if buyer paid for them
5. damages & interests and ornamental expenses if sale was made in bad faith

RIGHTS OF BUYER WHEN DEPRIVED OF ONLY PART OF THE SUBJECT MATTER BUT WOULD NOT HAVE
BOUGHT SUCH PART IF NOT IN RELATION FOR THE WHOLE:
1. rescission
2. mutual restitution

3. WARRANTY AGAINST ENCUMBRANCES (non- apparent) requisites:

a. immovable sold is encumbered with non – apparent burden or servitude not
mentioned in the agreement
b. nature of non – apparent servitude or burden is such that it must be
presumed that the buyer would not have acquired it had he been aware
thereof
• when breach of warranty exist: buyer may ask for rescission or indemnity
• warranty not applicable when non – apparent burden or servitude is
recorded in the Registry of Property – unless there is expressed warranty that
the thing is free from all burdens & encumbrances

4. WARRANTY AGAINST HIDDEN DEFECTS

• SELLER does not warrant patent defect; caveat emptor
• Except when hidden
a. subject matter may be movable or immovable
b. nature of hidden defect is such that it should render the subject
matter unfit for the use of which it was intended or should diminish its
fitness
c. had the buyer been aware, he would not have acquired it or would
have given a lower price
• when defect is visible or even if visible if the buyer is an expert by reason
of his trade or profession, seller is not liable
• obligation of seller for breach depends on whether he has knowledge of
such defect or not
a. seller is aware – seller should return price & refund expenses of
contract with damages
b. seller is not aware - seller should return price and interest &
refund expenses ( no damages )
• buyer may elect between withdrawing from contract or demanding
proportionate reduction of price with damages in either case
• applicable to judicial sale except judgement debtor not liable for damages
• action to prescribe 6 months from delivery of subject matter

5. DEFECTS ON ANIMALS
• even in the case of professional inspection but hidden defect is of such
nature that expert knowledge is not sufficient - defect shall be considered as
REDHIBITORY
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• if vet fails to discover through ignorance or bad faith he is liable for

damages
a. sale of animals on teams ( 2 or more )
• when only one is defective, only one is redhibited & not the others
• exception: when it appears that purchase of team will not be
done without the defective one
• apply to sale of other things
b. sale of animals at fair or public auction
• no warranty against hidden defects
c. sale of animals with contagious disease is void
d. sale of unit of animal
• void if use / service for which they are acquired has been stated in
the contract and they are found to be unfit thereof
• prescription of action: 40 days from date of delivery to buyer
• if sale is rescinded, animals to be returned in same condition
when they are acquired; buyer shall answer for injury / loss due to his
fault
• buyer may elect between withdrawing from sale or demanding
proportionate reduction of price with damages in either case

C. SPECIFIC IMPLIED WARRANTIES IN THE SALE OF GOODS

1. Warranty as to fitness & quality; requisites:
a. buyer makes known to seller the particular purpose for which goods are
acquired and it appears that the buyer relied on the seller’s skill or judgement
b. goods are bought by description from seller who deals in goods of that
description
• no warranty unless there is stipulation in case of sale of specified article
under its patent or trade name
• measure of damage: difference between value of goods at time of
delivery and value they would have had if they had answered to the warranty

2. Sale of Goods by sample

• If seller is a dealer in goods of that kind, there is an implied warranty that
the goods shall be free from defect rendering them unmerchantable which
would not be apparent on reasonable examination of the sample

EFFECTS OF WAIVER
• Parties may increase or diminish implied warranty against eviction; but
effect depends on good faith or bad faith on the part of the seller.
1. seller in bad faith & there is waiver against eviction – null & void
2. buyer without knowledge of a particular risk made general renunciation of
warranty – not waiver but merely limits liability of seller in case of eviction
(pay value of subject matter at time of eviction)
3. buyer with knowledge of risk of eviction assumed its consequences &
made a waiver – vendor not liable (applicable only to waiver of warranty
against eviction)
• when goods delivered to buyer he cannot rescind sale
• if he knew of the breach of warranty when he accepted goods without
protest
• if he fails to return or offer to return goods to seller in substantially as
good condition as they were at time ownership was transferred
• when goods deteriorated, buyer can still return them in that condition if
such is due to breach or warranty

E. BUYER’S OPTION IN CASE OF BREACH OF WARRANTY

1. Accept goods & set up breach of warranty by way of recoupment in
diminution or extinction or the price.
2. Accept goods & maintain action against seller for damages
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3. Refuse to Accept goods & maintain action against seller for damages
4. Rescind contract of sale & refuse to receive goods/return them when
already received.
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CHAPTER 13: EXTINGUISHMENT

GROUNDS:
1. same grounds whereby obligations in general are extinguished:
a. payment or performance
b. loss of the subject matter
c. condonation or remission
d. confusion or merger of rights or creditor and debtor
e. compensation
f. novation
g. annulment
h. rescission
i. fulfillment of a resolutory condition
j. prescription
2. conventional redemption – only applies to contract of sale
3. legal redemption – only applies to contract of sale

CONVENTIONAL REDEMPTION
• seller reserved the right to repurchase thing sold
• coupled with obligation to return price of the sale, expensed of contract & other
legitimate payments and the necessary & useful expenses made on the thing sold
• right must be recognized in the deed of sale; must be the same contract

OPTION TO PURCHASE
• right to repurchase the thing sold granted to the vendor in a separate instrument
from the deed of sale

EQUITABLE MORTGAGE
• a contract with right to repurchase is equitable mortgage if the following requisites
concur:
1. price of sale with right to repurchase is unusually inadequate
2. seller remains in possession as a lessee or otherwise
3. upon / after expiration of right to repurchase, another instrument
extending the period of redemption is executed
4. buyer retains for himself a part of the purchase price
5. seller binds himself to pay taxes on thing sold
6. real intention of parties is to secure the payment of a debt or performance
of other obligation

IN CASE OF DOUBT – IN DETERMINING WHETHER IT IS EQUITABLE MORTGAGE

OR SALE A RETRO (WITH RIGHT OF REPURCHASE – IT SHALL BE CONSTRUED
AS EQUITABLE MORTGAGE)

WHAT TO LOOK FOR IN DETERMINING NATURE OF CONTRACT

1. language of the contract
2. conduct of parties – to reveal real intent

REMEDY AVAILABLE TO VENDOR: ask for reformation of contract

RATIONALE BEHIND PROVISION ON EQUITABLE MORTGAGE:

1. Circumvention of usury law
2. Circumvention of prohibition against pactum commissorium – creditor cannot
appropriate the things given by way of pledge or mortgage; remedy here is
foreclosure
• real intention of parties is that the pretended purchase price is money loaned & to
secure payment of the loan, sale with pacto de retro is drawn up
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PERIOD OF REDEMPTION
1. No period agreed upon – 4 years from date of contract
2. When there is agreement – should no exceed 10 years; if it exceeded, valid only for
the first 10 years.
3. When period to redeem has expired & there has been a previous suit on the nature
of the contract – seller shill has 30 days from final judgement on the basis that
contract was a sale with pacto de retro: rationale: no redemption due to erroneous
belief that it is equitable mortgage which can be extinguished by paying the loan.
4. When period has expired & seller allowed the period of redemption to expire – seller
is at fault for not having exercised his rights so should not be granted a new period

EFFECT WHEN THERE IS NO REDEMPTION MADE:

1. jurisprudence before the NCC: buyer a retro automatically acquires full ownership
2. under present art 1607: there must be3 judicial order before ownership of real
property is consolidate in the buyer a retro

HOW IS REDEMPTION EFFECTED:

1. Seller a retro must return first pay the following:
a. the price of the thing sold
b. expensed of the contract and other legitimate payments made by reason
of the sale
c. necessary and useful expensed made on the thing sold
2. Valid tender of payment is sufficient
3. Mere sending of notice without valid tender is insufficient
4. Failure to pay useful & unnecessary expenses entitled vendee to retain land unless
actual reimbursement is made

IN CASE OF MULTI-PARTIES
1. When an undivided thing is old because co-owners cannot agree that it be allotted to
on of them – vendee a retro my compel the vendor to redeem the whole thing
2. When an undivided thing is sold by co-owners / co-heirs, vendors a retro may only
exercise his right over his respective share; vendee a retro may demand that they
must come to an agreement first and may not be compelled to consent to a partial
redemption
3. When rights for co-owners over an undivided thins is sold as regards to their own
share – vendee retro cannot compel one to redeem the whole property
4. Should one of the co-heirs/co-owners succeed in redeeming the property – such
vendor a retro shall be considered as trustee with respect to the share of the other
co-owners/co-heirs.

FRUITS
1. what controls is the stipulation between parties as regards the fruits; if none –
2. at time of execution of the sale a retro there should be visible or growing fruits –
there shall be no pro-rating at time of redemption of no indemnity was paid by the
vendee a retro
3. at time of execution sale a retro there should be no fruits but there are fruits at time
of redemption – pro-rated between vendor a retro & vendee a retro giving the
vendee a retro a part corresponding to the time he possessed the land.

LEGAL REDEMPTION
• right to be subrogated upon the same terms and conditions stipulated in the contract,
in the place of one who acquires the thing by purchase or by dation in payment or by
other transaction whereby ownership is transmitted by onerous title.
1. among co-heirs
• any of heirs sells hereditary right to stranger before partition
• any of the co-heirs may be subrogated to the rights of the purchaser by
redeeming said hereditary right: reimburse buyer of the price of the sale
• co-heirs has 1 month from receipt of notice in writing
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2. among co-owners
• any or all of co-owners sells their shared to 3rd person
• any co-owner may exercise right of redemption by paying reasonable
price of property to the buyer
• if 2 or more co-owners desire to exercise right of redemption, they may
only do so in proportion to the share they may respectively have in the thing
owned in common

DISTINCTION BETWEEN RIGHT OF REDEMPTION OF CO-HEIRS FROM CO-OWNERS

CO-HEIRS CO-OWNERS
Heir may redeem for himself alone the Co-owner may redeem property but even if
hereditary right sold by a co-heir uses his own funds, redemption inures to
the benefit of other co-owners
Sale of hereditary right (1088) over no Sale of interest in particular property
particular object

3. among adjoining owners

a. rural land
• where piece of rural land has an area not exceeding 1 hectare, adjoining
owner has right to redeem unless grantee does not own a rural land
• if 2 or more adjacent lot owners desire to exercise right to redeem, owner
of adjoining lot with smaller area shall be preferred
• if 2 or more adjacent lit owners desire to exercise right to redeem & both
have same lot area, one who first requested shall be granted
b. urban land
• when piece of land is small & cannot be used for any practical purpose &
brought merely for speculation, owner of adjoining land can redeem
• 2 or more owners of adjoining lot desire to exercise right to redeem,
owner whose intention towards use of land shall be preferred.
c. sale of credit litigation
• when a credit or other incorporeal right in litigation is sold, debtor shall
have a right to extinguish it by reimbursing the assignee for the price the
latter paid therefor plus judicial costs, interest
• debtor may exercise right within 30 days from assignee demands
payment from him

WHEN PERIOD OF REDEMPTION BEGINS TO RUN

1. right of legal pre-emption of redemption shall be exercised within 30 days from notice
by the buyer
2. deed of sale not to be recorded in RD unless accompanied by affidavit that buyer
has given notice to redemptioners
3. when there is actual knowledge, no need to give written notice; period of redemption
begins to run from actual knowledge

OTHER INSTANCES WHEN RIGHT OF LEGAL REDEMPTION IS GRANTED

1. Redemption of homesteads
• Public Land Act
• Land acquired under free patent homestead
• Subject to repurchase by wife, legal heirs within 5 years from date of
conveyance
• Granted by law, need not be stipulated

2. Redemption in tax sales

• in case of tax delinquency/failure to pay tax assessments, property is
foreclosed
• delinquent payer has 1 year to redeem by paying to the revenue District
Officer the amount of tax delinquencies, & interest or purchase price.
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3. Redemption by judgement debtor

• 1 year to redeem by paying purchaser at public auction with interest

4. Redemption in extrajudicial foreclosure

• 1 year from date of sale and registration

5. Redemption in judicial foreclosure of mortgage

• no right to redeem is granted to debtor mortgagor
• except when mortgagee is bank of a banking institution
• 90 days after finality of judgement

CHAPTER 14: ASSIGNMENT

• Sale of credits & other incorporeal things
• Technical term but basically a sale

WHAT MAKES ASSIGNMENT DIFFERENT FROM SPECIES SALE:

ASSIGNMENT SALE
Subject matter Intangibles Tangibles
Form Consensual Consensual
rd
Binding effect to 3 Recorded in registry of No recording needed to such
persons property effect

EFFECT OF ASSIGNMENT
1. lack of knowledge or consent of debtor not essential for validity but has legal effect
2. assignment of rights made w/o knowledge of debtor – debtor may set up against
assignee the compensation w/c would pertain to him against assignor of all credits
prior to assignment and later ones until he had knowledge of the assignment
3. debtor has consented to assignment – cannot set up compensation unless assignor
was notified that he reserved his right to the compensation
4. debtor has knowledge but no consent - compensation may still be set up

TRANSFER OF OWNERSHIP
• by tradition & not by perfection
• execution of public instrument because intangibles cannot be physically transferred

ACCESSORIES & ACCESSIONS

• includes all accessory rights such as guaranty, mortgage, pledge or preference

WARRANTIES
1. against hidden defect - N/A because intangibles has no physical existence
2. existence & legality of credit - there is warranty except when what is sold is doubtful
account
3. solvency of debtor - no warranty, unless
a. there is stipulation
b. insolvency was prior to assignment & of common knowledge
• shall only last for 1 year
4. one who assigns inheritance right w/o enumerating rights shall be answerable for his
character as an heir
5. one who sells certain rights for a lump sum, shall be answerable for legitimacy of the
whole in general but not for each of the various parts

BREACH OF WARRANTY
1. if in good faith - expenses of the contract & other legitimate payments made by
reason of the assessment
2. if in bad faith - expenses of contract & other legitimate payments plus useful &
necessary expenses

ASSIGNMENT OF CREDIT OR INCORPOREAL RIGHT IN LITIGATION

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• speculative
• law would rather benefit the debtor of such credits rather than the one who merely
speculates for profit
• when credit or incorporeal right in litigation is assigned or sold, debtor has a right to
extinguish it by reimbursing the assignee for the price the buyer paid plus interest
• right to redeem to be exercised within 30 days from demand by assignee for
payment

RIGHT TO REDEEM BY DEBTOR NOT AVAILABLE IN THE FOLLOWING INSTANCES (NOT CONSIDERED
SPECULATIVE)
1. assignment of credit / incorporeal right to co-heir or co-worker
2. assignment to creditor in payment for his credit
3. assignment to possessor of tenement or piece of land which is subject to the right in
litigation assigned

CHAPTER 15: BULK SALES LAW

• Protect creditor of merchant stored

• 3 types of transactions:
1. Sale of goods other than in ordinary course of business
2. Sale of business
3. Sale of fixtures & equipments
• Should cover only merchants because creditors cannot get adequate security
because goods are sold ordinarily in course of business
• Not covered:
1. with waiver of creditor of seller
2. receiver, assignee in insolvency proceeding
• Duty of seller to perform the following when transaction is within the coverage of the
law
1. make sworn statement of listing of creditors
2. delivery of sworn statement to buyer
3. apply the proceeds pro-data to claims of creditors shown in verified
statement
4. written advance disclosure to creditors

EFFECTS OF NON-COMPLIANCE
On Transaction On Seller

Failure to:
Prepare & deliver sworn listing of creditors Fraudulent & void Criminal Liability
Apply proceeds pro-rata to listed creditors Fraudulent & void Criminal Liability
Make advance written disclosure of Not void No Criminal Liability
transactions to creditors
Register sworn statement with DTI Not void No Criminal Liability
Include or omit names of creditors & Void Criminal Liability
correct amount due in the statement
Sale for no consideration Void Criminal Liability

ANTI-DUMMY LAW
• Penalizes Filipinos who permit aliens to use them as nominees or dummies to enjoy
privileges reserved only for Filipinos
• Management, operation as officers, employees or laborers
• Control or non-control position