SECOND DIVISION

[G.R. No. 135362. December 13, 1999.]

HEIRS OF AUGUSTO L. SALAS, JR., namely: TERESITA D. SALAS for

herself and as legal guardian of the minor FABRICE CYRILL D.
SALAS, MA. CRISTINA S. LESACA, and KARINA TERESA D. SALAS ,
petitioners, vs . LAPERAL REALTY CORPORATION, ROCKWAY REAL
ESTATE CORPORATION, SOUTH RIDGE VILLAGE, INC., MAHARAMI
DEVELOPMENT CORPORATION, Spouses THELMA D. ABRAJANO
and GREGORIO ABRAJANO, OSCAR DACILLO, Spouses VIRGINIA D.
LAVA and RODEL LAVA, EDUARDO A. VACUNA, FLORANTE DE LA
CRUZ, JESUS VICENTE B. CAPELLAN, and the REGISTER OF DEEDS
FOR LIPA CITY , respondents.

Corpus & Associates for petitioners.

Jesus Vicente V. Capellan for private respondents.
Horacio M. Pascual and Vicente P. Acsay for Maharami Development Corp. and
Florante de la Cruz.
Luis A. Ilagan, Jr. for Rockway Real Estate Corp. and South Ridge Village Inc.
Santiago Cruz & Sarte Law Offices for Laperal Realty Corp.
Jano P. Liu Chaing for Abrajano, Spouses Lava and Dacillo.

SYNOPSIS

Petitioners led a complaint for rescission of several sale transactions involving

land owned by Augusto L. Salas, Jr., their predecessor-in-interest, claiming they suffered
lesion of more than one-fourth (1/4) of the value of Salas, Jr.'s land when respondent
Laperal Realty subdivided it and sold portions thereof to respondent lot buyers. The trial
court dismissed the case because they failed to resort to arbitration which was required in
the original agreement entered into by and between Salas, Jr. and Laperal Realty
Corporation.
Petitioners, however, claimed that their causes of action did not emanate from the
original agreement, hence, their failure to arbitrate should not be a ground for dismissal of
the case.
On appeal, the Supreme Court held that petitioners-heirs of Salas, Jr., and Laperal
Realty are certainly bound by the arbitration provision unlike respondent lot buyers who are
neither parties to the Agreement nor the latter's assigns or heirs. However, to hold trial in
abeyance for respondent lot buyers pending arbitration between petitioners and Laperal
Realty would result in multiplicity of suits.
The Supreme Court, therefore, granted the petition and ordered the trial court to
proceed with the hearing of the suit for rescission.

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 SYLLABUS

1. CIVIL LAW; OBLIGATIONS AND CONTRACTS; ARBITRATION AGREEMENTS;

VALID, BINDING, ENFORCEABLE AND NOT CONTRARY TO PUBLIC POLICY. — In a catena
of cases inspired by Justice Malcolm's provocative dissent in Vega v. San Carlos Milling
Co., this Court has recognized arbitration agreements as valid, binding, enforceable and
not contrary to public policy so much so that when there obtains a written provision for
arbitration which is not complied with, the trial court should suspend the proceedings and
order the parties to proceed to arbitration in accordance with the terms of their
agreement. Arbitration is the "wave of the future" in dispute resolution. To brush aside a
contractual agreement calling for arbitration in case of disagreement between parties
would be a step backward.
2. ID.; ID.; ID.; BINDS PARTIES THERETO AS WELL AS THEIR ASSIGNS AND
HEIRS; CASE AT BAR. — A submission to arbitration is a contract. As such, the Agreement,
containing the stipulation on arbitration, binds the parties thereto, as well as their assigns
and heirs. But only they. Petitioners, as heirs of Salas, Jr., and respondent Laperal Realty
are certainly bound by the Agreement. If respondent Laperal Realty had assigned its rights
under the Agreement to a third party, making the former, the assignor, and the latter, the
assignee, such assignee would also be bound by the arbitration provision since
assignment involves such transfer of rights as to vest in the assignee the power to enforce
them to the same extent as the assignor could have enforced them against the debtor or in
this case, against the heirs of the original party to the Agreement.
3. ID.; ID.; ID.; ID.; LOT BUYERS IN CASE AT BAR NOT BOUND BY CONTRACT. —
However, respondents Rockway Real Estate Corporation, South Ridge Village, Inc.,
Maharami Development Corporation, spouses Abrajano, spouses Lava, Oscar Dacillo,
Eduardo Vacuna, Florante de la Cruz and Jesus Vicente Capellan are not assignees of the
rights of respondent Laperal Realty under the Agreement to develop Salas, Jr.'s land and
sell the same. They are, rather, buyers of the land that respondent Laperal Realty was given
the authority to develop and sell under the Agreement. As such, they are not "assigns"
contemplated in Art. 1311 of the New Civil Code which provides that "contracts take effect
only between the parties, their assigns and heirs." For while rescission, as a general rule, is
an arbitrable issue, they impleaded in the suit for rescission the respondent lot buyers who
are neither parties to the Agreement nor the latter's assigns or heirs. Consequently, the
right to arbitrate as provided in Article VI of the Agreement was never vested in
respondent lot buyers.
4. REMEDIAL LAW; ACTIONS; TRIAL COURT, IN INTEREST OF JUSTICE, SHOULD
ADJUDICATE ALL ISSUES RAISED IN A SINGLE AND COMPLETE PROCEEDING. —
Respondent Laperal Realty, as a contracting party to the Agreement, has the right to
compel petitioners to rst arbitrate before seeking judicial relief. However, to split the
proceedings into arbitration for respondent Laperal Realty and trial for the respondent lot
buyers, or to hold trial in abeyance pending arbitration between petitioners and respondent
Laperal Realty, would in effect result in multiplicity of suits, duplicitous procedure and
unnecessary delay. On the other hand, it would be in the interest of justice if the trial court
hears the complaint against all herein respondents and adjudicates petitioners' rights as
against theirs in a single and complete proceeding. DCASEc

DECISION
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 DE LEON , JR ., J : p

Before us is a petition for review on certiorari of the Order 1 of Branch 85 of the

Regional Trial Court of Lipa City 2 dismissing petitioners' complaint 3 for rescission of
several sale transactions involving land owned by Augusto L. Salas, Jr., their predecessor-
in-interest, on the ground that they failed to first resort to arbitration. LexLib

Salas, Jr. was the registered owner of a vast tract of land in Lipa City, Batangas
spanning 1,484,354 square meters.
On May 15, 1987, he entered into an Owner-Contractor Agreement 4 (hereinafter
referred to as the Agreement) with respondent Laperal Realty Corporation (hereinafter
referred to as Laperal Realty) to render and provide complete (horizontal) construction
services on his land.
On September 23, 1988, Salas, Jr. executed a Special Power of Attorney in favor of
respondent Laperal Realty to exercise general control, supervision and management of the
sale of his land, for cash or on installment basis.
On June 10, 1989, Salas, Jr. left his home in the morning for a business trip to Nueva
Ecija. He never returned. prcd

On August 6, 1996, Teresita Diaz Salas led with the Regional Trial Court of Makati
City a veri ed petition for the declaration of presumptive death of her husband, Salas, Jr.,
who had then been missing for more than seven (7) years. It was granted on December 12,
1996. 5
Meantime, respondent Laperal Realty subdivided the land of Salas, Jr. and sold
subdivided portions thereof to respondents Rockway Real Estate Corporation and South
Ridge Village, Inc. on February 22, 1990; to respondent spouses Abrajano and Lava and
Oscar Dacillo on June 27, 1991; and to respondents Eduardo Vacuna, Florante de la Cruz
and Jesus Vicente Capalan on June 4, 1996 (all of whom are hereinafter referred to as
respondent lot buyers).
On February 3, 1998, petitioners as heirs of Salas, Jr. led in the Regional Trial Court
of Lipa City a Complaint 6 for declaration of nullity of sale, reconveyance, cancellation of
contract, accounting and damages against herein respondents which was docketed as
Civil Case No. 98-0047. LLpr

On April 24, 1998, respondent Laperal Realty led a Motion to Dismiss 7 on the
ground that petitioners failed to submit their grievance to arbitration as required under
Article VI of the Agreement which provides:
"ARTICLE VI. ARBITRATION.
All cases of dispute between CONTRACTOR and OWNER'S representative
shall be referred to the committee represented by:

a. One representative of the OWNER;

b. One representative of the CONTRACTOR;

c. One representative acceptable to both OWNER and CONTRACTOR."

8

On May 5, 1998, respondent spouses Abrajano and Lava and respondent Dacillo
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 led a Joint Answer with Counterclaim and Crossclaim 9 praying for dismissal of
petitioners' Complaint for the same reason.
On August 9, 1998, the trial court issued the herein assailed Order dismissing
petitioners' Complaint for non-compliance with the foregoing arbitration clause.
Hence this petition. prcd

Petitioners argue, thus:

"The petitioners' causes of action did not emanate from the Owner-
Contractor Agreement."

"The petitioners' causes of action for cancellation of contract and

accounting are covered by the exception under the Arbitration Law."

"Failure to arbitrate is not a ground for dismissal." 10

In a catena of cases 1 1 inspired by Justice Malcolm's provocative dissent in Vega v.

San Carlos Milling Co. 1 2 , this Court has recognized arbitration agreements as valid,
binding, enforceable and not contrary to public policy so much so that when there obtains
a written provision for arbitration which is not complied with, the trial court should
suspend the proceedings and order the parties to proceed to arbitration in accordance
with the terms of their agreement. 1 3 Arbitration is the "wave of the future" in dispute
resolution. 1 4 To brush aside a contractual agreement calling for arbitration in case of
disagreement between parties would be a step backward. 1 5
Nonetheless, we grant the petition. LexLib

A submission to arbitration is a contract. 1 6 As such, the Agreement, containing the

stipulation on arbitration, binds the parties thereto, as well as their assigns and heirs. 1 7
But only they. Petitioners, as heirs of Salas, Jr., and respondent Laperal Realty are certainly
bound by the Agreement. If respondent Laperal Realty had assigned its rights under the
Agreement to a third party, making the former, the assignor, and the latter, the assignee,
such assignee would also be bound by the arbitration provision since assignment involves
such transfer of rights as to vest in the assignee the power to enforce them to the same
extent as the assignor could have enforced them against the debtor 1 8 or in this case,
against the heirs of the original party to the Agreement. However, respondents Rockway
Real Estate Corporation, South Ridge Village, Inc., Maharami Development Corporation,
spouses Abrajano, spouses Lava, Oscar Dacillo, Eduardo Vacuna, Florante de la Cruz and
Jesus Vicente Capellan are not assignees of the rights of respondent Laperal Realty under
the Agreement to develop Salas, Jr.'s land and sell the same. They are, rather, buyers of the
land that respondent Laperal Realty was given the authority to develop and sell under the
Agreement. As such, they are not "assigns" contemplated in Art. 1311 of the New Civil
Code which provides that "contracts take effect only between the parties, their assigns
and heirs".
Petitioners claim that they suffered lesion of more than one-fourth (1/4) of the value
of Salas, Jr.'s land when respondent Laperal Realty subdivided it and sold portions thereof
to respondent lot buyers. Thus, they instituted action 1 9 against both respondent Laperal
Realty and respondent lot buyers for rescission of the sale transactions and reconveyance
to them of the subdivided lots. They argue that rescission, being their cause of action, falls
under the exception clause in Sec. 2 of Republic Act No. 876 which provides that "such
submission [to] or contract [of arbitration] shall be valid, enforceable and irrevocable,
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 save, upon such grounds as exist at law for the revocation of any contract ".
The petitioners' contention is without merit. For while rescission, as a general rule, is
an arbitrable issue, 2 0 they impleaded in the suit for rescission the respondent lot buyers
who are neither parties to the Agreement nor the latter's assigns or heirs. Consequently,
the right to arbitrate as provided in Article VI of the Agreement was never vested in
respondent lot buyers. dctai

Respondent Laperal Realty, as a contracting party to the Agreement, has the right to
compel petitioners to rst arbitrate before seeking judicial relief. However, to split the
proceedings into arbitration for respondent Laperal Realty and trial for the respondent lot
buyers, or to hold trial in abeyance pending arbitration between petitioners and respondent
Laperal Realty, would in effect result in multiplicity of suits, duplicitous procedure and
unnecessary delay. On the other hand, it would be in the interest of justice if the trial court
hears the complaint against all herein respondents and adjudicates petitioners' rights as
against theirs in a single and complete proceeding.
WHEREFORE, the instant petition is hereby GRANTED. The Order dated August 19,
1998 of Branch 85 of the Regional Trial Court of Lipa City is hereby NULLIFIED and SET
ASIDE. Said court is hereby ordered to proceed with the hearing of Civil Case No. 98-0047.
Costs against private respondents. prLL

SO ORDERED.
Bellosillo, Mendoza, Quisumbing and Buena, JJ., concur.

Footnotes
1. Annex "A" of the Petition, Rollo, pp. 19-20.

2. Presided by Hon. Judge Avelino G. Demetria.

3. Rollo, p. 32.
4. Annex "B" of the Petition, Rollo, p. 22.
5. Decision of Branch 59 of the Regional Trial Court of Makati City in SP. PROC. No. M-
4394 marked as Annex "C" of the Petition, Rollo, pp. 29-31.

6. Annex "D" of the Petition, Rollo, pp. 32-49.

7. Annex "E" of the Petition, Rollo, pp. 50-56.

8. Owner-Contractor Agreement, p. 6, Rollo, p. 27.

9. Annex "F" of the Petition, Rollo, pp. 58-73.

10. Petition, pp. 7, 9-10, Rollo, pp. 9, 11-12.

11. Mindanao Portland Cement Corporation v. McDonough Construction Company of
Florida, 19 SCRA 808, 815 (1967); Bengson v. Chan, 78 SCRA 113, 119 (1977); Chung Fu
Industries (Phils.), Inc. v. Court of Appeals, 206 SCRA 545, 549-552 (1992); Puromines,
Inc. v. Court of Appeals, 220 SCRA 281, 289-290 (1993); National Power Corporation v.
Court of Appeals, 254 SCRA 116, 125 (1996).
12. 51 Phil. 908, 916-920 (1924).
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 13. Bengson v. Chan, supra.
14. B.F. Corporation v. Court of Appeals, et al., 288 SCRA 267, 286 (1998).
15. Ibid.
16. Manila Electric Company v. Pasay Transportation Co., 57 Phil. 600, 603 (1932).
17. Art. 1311, Civil Code.
18. Tolentino, Arturo M., Commentaries and Jurisprudence on the Civil Code of the
Philippines, Vol. 5 (1992), p. 188.

19. Complaint dated February 2, 1998 marked as Annex "D" of the Petition, Rollo, pp. 32-48.
20. Santiago v. Gonzalez, 79 SCRA 494, 500 (1977).

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