Professional Documents
Culture Documents
Law on Sales
1. Contract of Sales is a contract whereby one of the contracting parties, known as the seller or vendor,
obligates himself to transfer the ownership of and to deliver a determinate thing, and the other party,
known as the buyer or vendee, obligates himself to pay therefore a price certain in money or its
equivalent.
3. Essential elements of the contract of sale – These are elements necessary for validity and
perfection of contract of sale.
ii. Things that may become the subject matter of a contract of sale
iii. Things not allowed to become the subject matter of a contract of sale making the
contract null and void
1. Emptio rei speratae is the sale of future thing while emptio spei is a sale of
hope or expectancy.
2. Sale of future harvest is emptio rei speratae while sale of lottery ticket No. 113
is emptio spei.
3. In emptio rei speratae the thing expected will definitely come into existence, but
its quality or quantity unknown; while in emptio spei it is not certain that the thing
will exist much less its quantity or quality.
4. Emptio rei speratae is subject to the condition that the thing should exist, so that
if it does not, there will be no contract of sale by reason of the absence of an
essential element of subject matter while emptio spei produces effects even
though the thing does not come into existence because the subject matter is the
hope itself.
1. It must be certain.
2. It must be real
3. It must not be fictitious.
1. If the parties have agreed upon a definite amount for the sale.
iii. The third person is prevented from fixing the price or terms by
fault of the seller or the buyer.
1. The injured party may ask for damages.
4. If the price is fixed by the court which price may no longer be changed by the
contracting parties.
5. If the price fixed is that which the thing sold would 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 is
certain.
6. If the price is fixed by one of the contracting parties and accepted by the other.
1. It does not affect a contract of sale, except as it may indicate a defect in the
consent which makes the contract voidable requiring annulment of contract.
2. It renders the contract one of donation if that is the real intention of parties. Thus,
it will require reformation of instrument.
1. If the price is absolutely simulated, the contract of sale is null and void requiring
declaration of nullity.
2. It the price is relatively simulated, the intent of the parties is hidden requiring
reformation of instrument.
c. Consent of the contracting parties on the determinate thing and the price certain in
money
1. At the moment there is a meeting of minds upon the thing which is the object of
the contract and upon the price.
1. When the auctioneer announces its perfection by the fall of the hammer or
in any other manner.
a. Rights of auctioneer and highest bidder before the perfection of
contract of sale by auction
i. Before perfection, any bidder may retract his bid.
ii. Before perfection, the auctioneer may generally withdraw the
goods from the sale unless the auction has been announced
without reservation by auctioneer.
b. Rights of auctioneer and highest bidder after the perfection of
contract of sale by auction
i. After perfection, the winning bidder cannot retract his bid.
ii. After perfection, the auctioneer cannot withdraw the goods.
c. Requisites before auctioneer may participate in bidding or auction
i. The right to bid must have been reserved expressly by or on
behalf of the seller.
ii. The right to bid must not be prohibited by law or stipulation.
iii. Notice must be given that the sale is subject to a right to bid by or
on behalf of the seller.
d. By bidders or puffers refer to persons employed by the seller to bid in
his behalf, the purpose of which is to raise the price, but the said persons
are not in themselves bound by their bids. The employment by the seller
of by-bidders or puffers without notice to the other bidders may make the
perfected contract of sale voidable because the consent of the highest
bidder is vitiated by causal fraud.
4. Natural elements of the contract of sale – These are elements which are presumed to exist in a
contract of sale unless validly waived by the contracting parties.
5. Accidental elements in the contract of sale – These are elements which do not exist in a contract of
sale unless provided by the contracting parties.
a. In sale, there is no pre-existing credit while in payment by cession, there are pre-existing
credits.
b. A sale creates obligations while payment by cession extinguishes obligations.
c. In sale, the cause or consideration is the price from the seller’s point of view, and the delivery of
the object, from the buyer’s point of view while in payment by cession, the cause or
consideration is the extinguishment of the obligation from the debtor’s point of view and the
assignment of the things to be sold from the creditor’s point of view.
d. In sale, there is greater freedom in fixing the price while in payment by cession there is less
freedom in fixing the price because of the fixed amount of the pre-existing credits which the
parties seek to extinguish.
e. In sale, the buyer becomes the owner of the thing transferred upon delivery while in cession,
the creditors do not become the owners of the property assigned to them but are merely given
the right to sell such property and apply the proceeds to their claims.
f. Contract of sale is governed by Law on Sales while payment by cession is governed by
Financial Rehabilitation and Insolvency Act, a special law.
a. It is a contact of sale if it is for the delivery at a certain price of an article which the vendor in
the ordinary course of business, manufactures or procures for the general market, whether the
same is on hand or not while it is a contract for a piece of work if the goods are to be
manufactured especially for the customer upon his special order and not for the general market.
b. Contract of sale of movable property with a price of at least P500 or sale of immovable
regardless of price is covered by Statute of Fraud while contract for a piece of work at a price
of P500 is not covered by Statute of Fraud.
a. In a contract of sale, the cause is cash while in a contract of barter, the cause is a noncash
asset.
b. Contract of sale of movable property with a price of at least P500 or sale of immovable
regardless of price is covered by Statute of Fraud while contract of barter of movable with
price of at least P500 or barter of immovable regardless of price is not covered by Statute of
Fraud.
11. Rules for determining whether a contract is one of sale or barter if the cause is a combination of
cash and noncash asset.
b. If the evident intention of the parties is not present, apply the following rules:
i. The contract is one of barter if the value of the noncash asset given as part of the
consideration exceeds the monetary consideration.
ii. The contract is one of sale if the monetary consideration is more than the value of the
noncash asset given as part of the consideration.
iii. The contract is one of sale if the monetary consideration is equal to the value of the
noncash asset given as part of the consideration.
a. In contract of sale, ownership passes to the buyer upon delivery while in contract to sell, the
title to the goods does not pass to the buyer until some future time and oftentimes upon
payment of the price.
b. In contract of sale, the risk of loss or damage to the goods upon delivery is on the buyer, under
the rule “res perit domino”, or the thing perished with the owner; while in contract to sell, the
risk is borne by the seller after delivery based on the same principle that the thing perishes with
the owner.
c. In contract of sale, the non-payment of the price is a resolutory condition while in contract to
sell, the payment in full of the price is a suspensive condition.
Note: The rule on double sale applies only if both contracts are of sale but it is not applicable to contract to
sell.
a. In sale, ownership passes to the buyer, while in agency to sell, ownership is retained by the
principal.
b. In sale, the buyer pays the seller, while in agency to sell, the buyer pays the agent and the
latter transmits the money to the principal.
c. In sale, the goods are delivered by the seller to the buyer while in agency to sell, it is delivered
by the agent to the final consumer.
d. Contract of sale is governed by law on sales while agency to sell is governed by law on
agency.
14. Principles on sale of an undivided share of a specific mass of fungible goods though the seller
purports to sell and the buyer purports to buy a definite number, weight or measure of the
goods in the mass, and though the number, weight or measure of the goods in the mass is
undetermined.
I. If the quantity, number, weight or measure, of the mass is more than the quantity sold, the parties
shall become co-owners of the mass.
II. If the quantity of the mass is less than the quantity sold, the buyer becomes the owner of the whole
mass, with the seller being bound to make good the deficiency from goods of the same kind and
quality, unless a contrary intent appears.
15. Distinction between Bilateral promise to buy and sell and Unilateral promise to buy or sell
a. Bilateral promise to buy and sell is as good as perfected contract of sale while unilateral
promise to buy or sell accepted by the promissee is binding only if supported by option
money.
b. Policitacion refers to unilateral promise not accepted by the promisee, therefore, it does not
produce any effect.
a. Option money is proof of perfection of contract of option while earnest money is proof of
perfection of contract of sale.
b. Option money is not part of the purchase price while earnest money is part of the purchase
price.
c. Option money is intended to reserve the property within the promised period while earnest
money is intended as down payment on the contract of sale.
17. Moment of obtaining personal rights by the buyer over the fruits of the determine thing sold in a
contract of sale
18. Effect of the complete loss of the object of the contract of sale before the perfection of the
contract or at the moment of perfection of contract of sale
a. The contract of sale is null and void for absence of essential element of subject matter.
19. Remedies of the buyer in case of the partial loss of the object of the contract of sale at the time
of the perfection of the contract of sale
20. Party who shall bear the risk of the complete loss of the object of the contract of sale after
perfection of contract of sale but before delivery of the subject matter
a. Seller based on the concept of Res perit domino which means that the thing perishes with the
owner
b. Buyer on the basis of Provision of the Civil Code.
21. Effects of the complete loss of the object of the contract of sale after perfection of contract of
sale and after delivery of the subject matter
b. Alternative remedies if the vendee or lessee fails to pay two or more installments
i. Exact fulfillment of the obligation with right to recovery for deficiency.
ii. Cancel the sale should the vendee fails to pay two or more installments resulting to
mutual restitution. However, the vendor may retain the installments already received if
there is agreement to that effect provided such agreement is not unconscionable.
iii. Foreclose the chattel mortgage on the thing sold, if one has been constituted without
right to recover any deficiency. Any stipulation for recovery of deficiency is null and void.
24. Rights of the Buyer in Sale of residential property in installments governed by RA 6552 or
Maceda Law
a. Right to a grace period from the date the installment became due with no interest which
can be exercised only once every five (5) years.
i. For buyer who has paid at less than two years of installments, the minimum grace period
is 60 days.
ii. For buyer who has paid more than two years of installments, the grace period is one
month for every year of installment paid. (One month per year of installment paid)
b. Right to additional 30 days but with interest, after the expiration of the initial grace period,
before the seller can cancel the contract by notarial act.
i. For buyer who has paid less than two years of installments, he is not entitled to any cash
surrender value.
ii. For buyer who has paid two to five years of installments, he is entitled to 50% cash
surrender value.
iii. For buyer who has paid more than five years of installments, he entitled to an additional
five per cent every year aside from the initial 50% but not to exceed ninety per cent of
the total payments made.
25. Rights of Buyer of Subdivision or condominium unit under PD 957 also known as Subdivision
and Condominium buyer's Protective Decree
a. In case of noncompliance by the developer with the plan, the buyer may suspend payment of
the price and ask for the cancellation of contract with corresponding demand for the return of
the price he has paid.
b. The developer shall pay the real property tax before transfer of ownership to buyer.
c. The developer can only collect fees for registration of sale from the buyer.
ii. Exceptional instances when husband and wife may validly sell to each other
27. Persons who are prohibited from acquiring by purchase, even at public or judicial auction, sales
in legal redemption, compromises or renunciation
a. The guardian, the property of the person or persons under his guardianship.
b. Agents, the property whose administration or sale may have been entrusted to them, unless the
consent of the principal has been given.
c. Executors and administrators, the property of the estate under administration.
d. Public officers and employees, the property of the State or GOCC under their administration.
e. Justices, judges, prosecuting attorneys, clerks of court and other officers and employees
connected with the administration of justice, the property and rights in litigation.
Note: The contract of sale is null and void because it is contrary to law.
30. Delivery is a mode of acquiring ownership whereby the object of the contract is placed in the control
and possession of the vendee. It is the act that transfers ownership from seller to buyer in a contract of
sale. However, the contracting parties may agree that ownership will be transferred from the seller to
the buyer by any other acts such as full payment of the price.
b. Symbolic delivery (traditio simbolica or traditio clavium) – This is delivery that takes place
by delivering the keys of the place or depository where the movable is stored or kept.
c. Traditio longa manu – It is the delivery of a movable by mere consent or agreement of the
parties if the thing cannot be transferred to the possession of the vendee at the time of sale.
d. Traditio brevi manu – It is a delivery that takes place when the vendee is already in the
possession of the thing sold even before the sale and thereafter continues in possession thereof
in the concept of an owner. It applies to movables only.
e. Traditio constitutum possessorium – It is a delivery that takes place when the vendor
continues in possession of the thing sold after the sale but in another capacity such as that of a
lessee or depositary. It applies to both movable and immovable property.
34. Delivery to the common carrier (FOB Shipping Point) - The law presumes that the contract of sale
is FOB Shipping Point which means that delivery to the carrier means delivery to the buyer.
35. As a general rule, a non-owner cannot transfer ownership to his buyer. However, these are the
exceptional instances when the sale of a non-owner transfers ownership to the buyer:
a. When the sale is made with authority or consent of the owner.
b. When the owner is precluded by his conduct from denying the seller’s authority to sell.
c. When the sale is made under the provisions of any factor’s acts, recording laws or any other
provisions of law enabling the apparent owner to dispose of the goods as if he were the true
owner thereof.
d. When the sale is made under a statutory power of sale or under the order of court of competent
jurisdiction.
e. When the purchase is made in a merchant’s store, or in fairs, or markets.
38. As a general rule, it is the obligation of the vendor to deliver the thing sold to the buyer after
perfection of contract of sale. However, the following are the instances when a vendor is not
bound to deliver the thing sold after perfection of contract of sale:
39. Unpaid seller is one who has not been paid or tendered the whole of the price or who has received a
bill of exchange or other negotiable instruments as conditional payment and the condition under which
it was received has been broken by reason of the dishonor of the instrument, the insolvency of the
buyer, or otherwise. It includes an agent of the seller to whom the bill of lading has been indorsed, or a
consignor or agent who has himself paid, or is directly responsible for the price, or any other person
who is in the position of a seller
1. From the time they are delivered to the carrier or other bailee for the purpose of
transmission to the buyer, until the buyer or his agent, takes delivery of them
from such carrier or other bailee.
2. If the goods are rejected by the buyer, and the carrier or other bailee continues in
possession of them, even if the seller has refused to receive them back.
1. If the buyer obtains delivery of the goods before arrival at the appointed
destination.
2. If the carrier or other bailee acknowledges to the buyer or his agent, that he is
holding the goods in his behalf, after arrival of the goods at their appointed
destination.
3. If the carrier or other bailee wrongfully refuses to deliver the goods to buyer or his
agent.
c. Right of resale
iv. Note: The unpaid seller is prohibited from participating as a bidder, directly or indirectly,
in the public sale or private sale of the goods.
41. Remedies of buyer in sale of real estate with a statement of its area at the rate of a certain price
per unit of measure or number if the vendor delivers the following area:
a. Excess area
i. Accept the whole area and pay for the contract rate; or
ii. Accept the agreed area and reject the excess
b. Lacking area
i. Lacking of Less than 10% of Actual Area
1. Action quanti minoris or proportionate reduction of price; or
2. Action for cancellation but only if the lacking area of less than 10% of Actual Area
is very important
ii. Lacking of 10% or more of Actual Area
1. Action quanti minoris or proportionate reduction of price; or
2. Action for cancellation whether or not the lacking area of 10% or more of Actual
Area is very important
c. Poor quality
i. Poor Quality of 10% or less of Actual Area
1. Action quanti minoris or proportionate reduction of price
2. Action for cancellation but only if the poor quality of not more than 10% of Actual
Area is very important
ii. Poor Quality of more than 10% of Actual Area
1. Action quanti minoris or proportionate reduction of price; or
2. Action for cancellation whether or not the poor quality of more than 10% of Actual
Area is very important
Note: Prescriptive period of the action – It shall be filed within 6 months from the date of delivery.
42. Rights of buyer and seller in sale real estate for a lump sum and not at the rate of a certain sum
for a unit of measure or number
a. In sale of real estate for a lump sum and not at the rate of a certain sum for a unit of measure or
number, the vendor is bound to deliver all that it is included within the boundaries stated in the
contract although there be greater or less area or number than that stated in the contract.
b. The buyer has the obligation to pay the lump sum stipulated in the contract with no increase or
decrease in the price although there be greater or less area or number than that stated in the
contract unless the lacking or excess area is already unconscionable.
47. Eviction refers to the deprivation of the vendee of the whole or a part of the thing sold by virtue of a
final judgment based on a right prior to the sale or an act imputable to the vendor.
48. Requisites in order that the seller’s warranty against eviction may be enforced
a. There must be a final judgment depriving the vendee of the whole or part of the thing sold.
b. The vendee must not appeal from the decision or judgment depriving him of the thing sold.
c. The deprivation is based on a right prior to the sale or an act imputable to the vendor.
d. The vendor must have been notified of the suit for eviction at the instance of the vendee.
49. Other Instances of Eviction which makes the seller liable for breach of warranty
a. If the property is sold for non-payment of taxes due and not made known to the vendee before
the sale.
b. In case of judicial sales unless otherwise decreed in the judgment.
a. Waiver Consciente is a type of waiver made by the buyer when he acted in good faith
because he has no knowledge of risk of eviction. The seller is still liable for eviction.
b. Waiver Intentionada is a type of waiver made by the buyer when acted in bad faith because
he has knowledge of risk of eviction. The seller is no longer liable for eviction.
a. Stipulation exempting a vendor from the obligation to answer for eviction is valid if he acted in
good faith.
b. Stipulation exempting a vendor from the obligation to answer for eviction is void if he acted in
bad faith.
53. Remedies of buyer for breach of warranty against hidden encumbrance or non-apparent
servitude in contract of sale of immovable
b. Within one year from the discovery of servitude after the lapse of the one year period
from the date of contract
i. Action for damages only
Note: Prescriptive period – One year from the date of contract or discovery of servitude
58. Remedies of Buyer of Breach of Implied Warranties for Merchantability or Hidden Defect
a. Accion redhibitoria is one of the two remedies of the vendee in case of breach of warranties
against hidden defects, of merchantability, of merchantable quality or fitness for a particular
purpose. It refers to the withdrawal from the contract or rescission.
b. Accion quanti minoris is one of the two remedies of the vendee in case of breach of
warranties against hidden defects, of merchantability, of merchantable quality or fitness for a
particular purpose. It refers to demanding a proportionate reduction in the price.
59. Prescriptive period of action based on breach of warranty against hidden defect
a. 6 months from the date of delivery
60. Extent of Liability of Seller in case of loss of thing sold with Hidden Defects
a. The seller acted in bad faith and the cause of loss is the hidden defect
i. Return the price, refund the expenses of the contract and pay damages
b. The seller acted in good faith and the cause of loss is the hidden defect
i. Return the price, refund the expenses of the contract and pay interests of the price
c. The seller acted in bad faith and the cause of loss is the fault of buyer or fortuitous event
i. Return the price paid less the value of the thing at the time of loss and to pay damages.
d. The seller acted in good faith and the cause of loss is the fault of buyer or fortuitous
event
i. Return the price paid less the value of the thing at the time of loss
a. Stipulation exempting a vendor from the obligation to answer for hidden defect is valid if he
acted in good faith.
63. Alternative remedies for redhibitory defect of an animal sold together with other animals not as
a pair
64. Remedy for redibitory defects of two animals sold together as a pair
65. Prescriptive period of action based on breach of warranty of animal with redhibitory defect
a. Null and void for being contrary to law and public policy
68. Requisites in order for the vendor to be liable in case the animal dies of disease
69. Instances when the buyer’s deemed to have accepted the delivered goods
70. As a general rule, the buyer may inspect the goods. However, the following are the exceptional
instances when the buyer cannot examine the goods
71. Effects when the buyer refuses to accept delivery and the refusal is justified such as when the
quantity is not complete or the goods being delivered are different from that stipulated
a. Buyer has no duty to return goods to the seller unless otherwise agreed.
b. The buyer shall not be obliged to pay the price.
c. If the buyer constitutes himself as depositary of the goods, he shall be liable as such.
72. Effects when the buyer refuses to accept delivery and the refusal is unjustified
a. Title to the goods passes to the buyer from the moment the goods are placed at his disposal.
b. The buyer shall be obliged to pay the price.
73. The time and place of payment of the price of the contract of sale
75. Grounds for the suspension of the payment of the price by the vendee
a. Disturbance in the vendee’s possession or ownership of the thing purchased.
b. Reasonable grounds to fear such disturbance, by a vindicatory action or foreclosure of
mortgage.
c. Loss of the thing due to the fault of the vendor.
76. Instances wherein the right to suspend payment by the vendee is not available
a. If the vendor gives security for the return of the price.
b. If it has been stipulated that the vendee shall pay the price notwithstanding the existence of
disturbance or danger.
c. If the disturbance is a mere act of trespass.
77. Remedy of vendor to sue for immediate rescission of the contract of sale of immovable
a. If there are reasonable grounds to fear the loss of the immovable property sold and its price.
78. Alternative remedies of vendor in case there is reasonable ground to fear the loss of the
immovable property or its price
79. Effects if the buyer failed to pay the price of the contract of sales of immovable at maturity date
80. Grounds for immediate rescission of the sale of a movable at vendor’s option
I. If at the time of the delivery of the thing, the vendee does not appear to receive the thing.
II. If at the time of the delivery of the thing, the vendee having appeared, does not pay the price,
unless a longer period is stipulated for its payment.
81. Remedies or Actions by the seller for breach of contract of sale of goods committed by buyer
a. Assuming the goods have already been delivered, maintain an action for the price of the goods
if the buyer wrongfully neglects or refuses to pay.
b. Maintain an action for damages if the buyer wrongfully neglects or refuses to accept and pay for
the goods.
c. Rescind the contract if the buyer has repudiated the sale or manifested his inability to perform
his obligation or has committed a breach of contract, where the goods have not been delivered
to buyer.
82. Proper Action or remedy by the buyer if the seller has broken the contract to deliver specific or
ascertained goods by not delivering the goods
a. Bring an action for specific performance plus damages.
b. Action for rescission plus damages.
c. Action for damages.
a. Conventional redemption is a type of redemption that occurs when the vendor reserved the
right to repurchase the thing sold with the obligation to return to the vendee the price of the sale,
expenses of the contract and necessary and useful expenses made on the thing sold and to
comply with other stipulations which may have been agreed upon.
2. By an adjoining rural lot owner. If a piece of rural land not exceeding one
hectare is alienated to a person who is not landless, the adjoining rural owner
shall have the right of legal redemption unless the grantee does not own any
rural land. Order of Preference:
a. Adjoining rural owner with smallest area
b. Adjoining rural owner who first exercised the right
3. By adjoining urban lot owner. If a small piece of urban land which was bought
for speculation has been resold, the owner of the adjoining land has a right of
redemption at a reasonable price.
a. The adjacent urban land owner whose intended use of the land in
question appears best justified shall be preferred.
Note: It is only the adjoining urban lot owner who has the right of legal pre-
emption which is the right to be given the first opportunity before being offered to
other person.
Note: A co-owner has better right over adjoining rural or urban lot owner in the
exercise of right of legal redemption.
87. Assignment of credit is a contract whereby a person transfers his credit, right or action against a third
person to another person for a consideration which is certain in money or its equivalent. It is perfected
by mere consent.
b. For assignment of credit involving real property, it must be recorded in the Registry of Property.
91. Exceptional instances when the vendor or assignor of credit is liable for the insolvency of the
debtor of the credit
a. When the assignor expressly warrants the solvency of the debtor of the credit.
i. Prescriptive period of warranty for solvency of debtor in assignment of credit
1. 1 year from the maturity date of credit or date of assignment whichever is later
b. When the assignor acted in bad faith because the insolvency of the debtor of the credit is of
public knowledge when he assigned the credit.
92. Difference between Assignment of Credit (Sale of Nonnegotiable Promissory Note) by Assignor
and Negotiation of Negotiable Instruments by a General Indorser