Professional Documents
Culture Documents
Jona Notes in Sales - Finalssalwe
Jona Notes in Sales - Finalssalwe
Jona Notes in Sales - Finalssalwe
Lydia Bun da c) |1
Alcazar, JMM.
POINTERS IN SALES:
1) Obligations of the Seller
2) Types of Delivery
3) Rule on Double Sale
4) Purchaser in good faith
5) Obligations of the buyer
Under Article 1560 of the Civil Code, the warranty shall apply only when the following conditions are
present:
(a) The immovable sold is encumbered with any non-apparent burden or servitude, not mentioned in
the agreement; and
(b) The nature of such non-apparent burden or servitude is such that it must presumed that the buyer
would not have acquired it had he been aware thereof.
When Warranty Not Applicable
The warranty does not apply:
(a) If the servitude is mentioned in the agreement;
(b) If the non-apparent burden or servitude is recorded in the Registry of Deeds, unless there is an
express warranty that the thing is free from all burdens and encumbrances.
The buyer may either bring an action for rescission or sue for damages only if he does so within one (1)
year computed from the execution of the deed.
o
Article 1561, CC. The vendor shall be responsible for warranty against the hidden defects which the
thing sold may have, should they render it unfit for the use for which it is intended, or should they
diminish its fitness for such use to such an extent that, had the vendee been aware thereof, he would
not have acquired it or would have given a lower price for it; but said vendor shall not be answerable for
patent defects or those which may be visible, or for those which are not visible if the vendee is an expert
who, by reason of his trade or profession, should have known them.
Article 1576,CC. If the hidden defect of animals, even in case a professional inspection has been made,
should be of such a nature that expert knowledge is not sufficient to discover it, the defect shall be
considered as redhibitory.
But if the veterinarian, through ignorance or bad faith should fail to discover or disclose it, he shall be
liable for damages.
Article 1578, CC. If the animal should die within three days after its purchase, the vendor shall be liable
if the disease which cause the death existed at the time of the contract.
There is no warranty against hidden defects of animals sold at fair, or public auctions, or of livestock sod
as condemned.
Warranty as to Fitness and Quality
Article 1562, CC. In a sale of goods, there is an implied warranty or condition as to the quality or fitness
of the goods, as follows:
(1) Where the buyer, expressly or by implication, makes known to the seller the
particular purpose for which the goods are acquired, and it appears that the buyer relies
on the seller's skill or judgment (whether he be the grower or manufacturer or not),
there is an implied warranty that the goods shall be reasonably fit for such purpose;
(2) Where the goods are brought by description from a seller who deals in goods of that
description (whether he be the grower or manufacturer or not), there is an implied
warranty that the goods shall be of merchantable quality.
TYPES OF DELIVERY
Actual or real Delivery
Article 1497,CC. The thing sold shall be understood as delivered, when it is placed in the control
and possession of the vendee.
Article 1498,CC. When the sale is made through a public instrument, the execution
thereof shall be equivalent to the delivery of the thing which is the object of the
contract, if from the deed the contrary does not appear or cannot clearly be inferred.
With regard to movable property, its delivery may also be made by the delivery of the
keys of the place or depository where it is stored or kept.
Traditio Symbolica - to effect delivery, parties use a token or symbol to represent the
thing delivered
Tradition Longa Manu delivery of a thing by mere agreement, seller points the
property without actually delivering it
Tradition Brevi Manu - before the sale, the would-be buyer was already in possession of
the would-be subject matter of the sale, say as a lessee, and pursuant to sale, he would
now hold possession in the concept of an owner
Tradition Constitutum Possessorium - takes effect when at the time of the perfection of
the sale, the seller held possession of the subject matter in the concept of owner, and
pursuant to the contract, the seller continues to hold physical possession thereof no
longer in the concept of an owner, but as a lessee or any other form of possession other
than in the concept of owner
Quasi Tradition - placing of titles of ownership in the possession of the buyer, or the
use by the buyer of his rights, with the sellers consent
Article 1501. With respect to incorporeal property, the provisions of the first paragraph
of article 1498 shall govern. In any other case wherein said provisions are not applicable,
the placing of the titles of ownership in the possession of the vendee or the use by the
vendee of his rights, with the vendor's consent, shall be understood as a delivery
Tradition by Operation of Law
Article 1434. When a person who is not the owner of a thing sells or alienates and
delivers it, and later the seller or grantor acquires title thereto, such title passes by
operation of law to the buyer or grantee.
In case of movable property, buyer in good faith who is able to effect registration of his purchase is
preferred over the other. The ownership is deemed to be transferred to the vendee who has first taken
possession of it in good faith. Prior possession and good faith must concur. Apply primus tempore,
portior jure first in time, stronger in right.
In case of immovable or real property
a. To the vendee who first registered or recorded his deed of sale in good faith with the proper
Registry of Property even if the other buyer who did not register his sale is in possession
b. If there is no inscription or recording, the ownership shall pertain to the vendee who first took
possession of the property in good faith
c. If the vendees have taken in possession of the property at the same time and both in good faith,
the ownership shall pertain to the one who represents the oldest title, provided there is good
faith.
PURCHASER IN GOOD FAITH
Definition:
One who buys the property of another without the notice that some other person has a right to or
interest in such property and pays a full and fair price for the same at the time of such purchase or
before he has notice of the claim or interest of some other person in the property.
Mere registration of deed of sale is not enough. Good faith is a mandatory requirement. Additionally,
the possession in good faith must continue until the vendees contract had ripen to ownership by
tradition or registration.
OBLIGATIONS OF THE BUYER
To pay the price
Buyer is obliged to pay for the price at the time and place stipulated in the contract.
Article 1240,CC. Payment shall be made to the person in whose favor the obligation has been
constituted, or his successor in interest, or any person authorized to receive it.
Non-payment of the consideration in the sale does not prove simulation, at most, it gives the
seller the right to sue for collection. Generally, in a sale, payment of the price is a resolutory
condition and the remedy of the seller is to exact fulfillment or, in case of substantial breach, to
rescind the contract.
Article 1191,CC. The power to rescind obligations is implied in reciprocal ones, in case one
of the obligors should not comply with what is incumbent upon him.
The injured party may choose between the fulfillment and the rescission of the obligation,
with the payment of damages in either case. He may also seek rescission, even after he has
chosen fulfillment, if the latter should become impossible.
The court shall decree the rescission claimed, unless there be just cause authorizing the
fixing of a period.
This is understood to be without prejudice to the rights of third persons who have acquired
the thing, in accordance with articles 1385 and 1388 and the Mortgage Law.
to accept delivery of the thing bought
the buyer is deemed to have accepted the goods when he intimates to the seller that he has
accepted them, or when the goods have beedn delivered to him, and he does any act in relation
to them which is inconsistent with the ownership of the seller, or when after the lapse of a
reasonable time, he retains the goods without intimating to the seller that he has rejected them.
REMEDIES OF SELLER (FOR MOVABLES AND IMMOVABLES)
In case of Movables (in General)
automatic rescission
Article 1593,CC. With respect to movable property, the rescission of the sale shall of right take
place in the interest of the vendor, if the vendee, upon the expiration of the period fixed for the
delivery of the thing, should not have appeared to receive it, or, having appeared, he should not
have tendered the price at the same time, unless a longer period has been stipulated for its
payment.
In case of Sale of Goods
a. Non-Payment of Price by Buyer
Ownership Transferred to Buyer Where the ownership of the goods has passed to the buyer
who wrongfully neglects or refuses to pay for them according to the terms of the contract, the
seller may maintain an action against him for the price of the goods, i.e., an action for specifi c
performance.
No Transfer of Ownership to Buyer When the ownership in the goods has not passed, if they
cannot readily be resold for a reasonable price, the seller may offer to deliver the goods to the
buyer, and, if the buyer refuses to receive them, may notify the buyer that the goods are
thereafter held by the seller as bailee for the buyer; thereafter, the seller may treat the goods as
the buyers and may maintain an action for the price.
When Price Payable on Certain Day Where the price is payable on a certain day, irrespective
of delivery or of transfer of title, and the buyer wrongfully neglects or refuses to pay such price,
the seller may maintain an action for the price although the ownership in the goods has not
passed.
b. When Buyer Wrongfully Neglects/Refuses to Accept Goods
Where the buyer wrongfully neglects or refuses to accept and pay for the goods, the seller may maintain
an action against him for damages for non-acceptance, in accordance with the following rules:
a. Damages shall cover the estimated loss directly and naturally resulting in the ordinary course of
events from the buyers breach of contract;
b. Where there is an available market for the goods in question, in the absence of special
circumstances showing proximate damage of a different amount, the measure of damages is the
difference between the contract price and market or current price at the time or times when the
goods ought to have been accepted, or, if no time was fixed for acceptance, then at the time of
the refusal to accept;
c. If the buyer repudiates the contract or notifies the seller to proceed no further, buyer shall be
liable for labor performed or expenses of material amount is necessary on the part of the seller
to enable him to fulfill his obligations under the sale made before receiving notice of the buyers
repudiation or countermand; and
d. The profits the seller would have made if the contract or the sale had been fully performed shall
be considered in awarding damages
Unpaid Seller
Article 1525. The seller of goods is deemed to be an unpaid seller within the meaning of this Title:
(1) When the whole of the price has not been paid or tendered;
(2) When a bill of exchange or other negotiable instrument has been received as
conditional payment, and the condition on which it was received has been broken by
reason of the dishonor of the instrument, the insolvency of the buyer, or otherwise.
In articles 1525 to 1535 the term "seller" 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.
Remedies of an Unpaid Seller
Possessory Lien
When it may be exercised:
Article 1527. Subject to the provisions of this Title, the unpaid seller of goods who is in
possession of them is entitled to retain possession of them until payment or tender of the
price in the following cases, namely:
(1) Where the goods have been sold without any stipulation as to credit;
(2) Where the goods have been sold on credit, but the term of credit has expired;
(3) Where the buyer becomes insolvent.
The seller may exercise his right of lien notwithstanding that he is in possession of the goods
as agent or bailee for the buyer.
When unpaid seller loses his lien:
Article 1529. The unpaid seller of goods loses his lien thereon:
(1) When he delivers the goods to a carrier or other bailee for the purpose of
transmission to the buyer without reserving the ownership in the goods or the right to
the possession thereof;
(2) When the buyer or his agent lawfully obtains possession of the goods;
(3) By waiver thereof.
The unpaid seller of goods, having a lien thereon, does not lose his lien by reason only that
he has obtained judgment or decree for the price of the goods.
Stoppage of goods in transit
Requisites:
1. Seller must be unpaid
2. Buyer must be insolvent
3. Goods must be in transit
4. Seller must either actually take possession of the goods sold or give notice of his claim
to the carrier or other person in possession of the goods
When goods are considered / no longer in transit:
Article 1531, CC. Goods are in transit within the meaning of the preceding article:
a. From the time when they are delivered to a carrier by land, water, or air, or other
bailee for the purpose of transmission to the buyer, until the buyer, or his agent in
that behalf, takes delivery of them from such carrier or other bailee;
b. 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.
Goods are no longer in transit within the meaning of the preceding article:
i. If the buyer, or his agent in that behalf, obtains delivery of the goods before their
arrival at the appointed destination;
ii. If, after the arrival of the goods at the appointed destination, the carrier or other
bailee acknowledges to the buyer or his agent that he holds the goods on his behalf
and continues in possession of them as bailee for the buyer or his agent; and it is
immaterial that further destination for the goods may have been indicated by the
buyer;
iii. If the carrier or other bailee wrongfully refuses to deliver the goods to the buyer or
his agent in that behalf.
2. If the goods are delivered to a ship, freight train, truck, or airplane chartered by the
buyer, it is a question depending on the circumstances of the particular case,
whether they are in the possession of the carrier as such or as agent of the buyer.
If part delivery of the goods has been made to the buyer, or his agent in that behalf, the
remainder of the goods may be stopped in transitu, unless such part delivery has been under
such circumstances as to show an agreement with the buyer to give up possession of the whole
of the goods.
Special right of Resale
When right can be exercised:
a. The goods are of perishable nature;
b. Where the seller has been expressly reserved in case the buyer should make
default; or
c. Where the buyer has been in default in the payment of the price for an
unreasonable time
Effect of having exercised the right: when the unpaid seller has exercised his right of resale, he
shall not thereafter be liable to the original buyer upon the sale or for any profit made by such
resale, but may recover from the buyer damages for any loss occasioned by the breach of the
sale.
Special right of rescission
When right can be exercised:
a. Where the right to rescind on default has been expressly reserved
b. Where the buyer has been in default for an unreasonable time
The special rights to resell and rescind can be availed of by the unpaid seller only when two prior rights
of possessory lien or stoppage in transit have been exercised by the unpaid seller.
In case of Immovables
1. When there is anticipatory breach
Article 1591, par1, CC. Should the vendor have reasonable grounds to fear the loss of
immovable property sold and its price, he may immediately sue for the rescission of the sale.
2. Failure of Buyer to Pay Price
Article 1592, CC. In the sale of immovable property, even though it may have been stipulated
that upon failure to pay the price at the time agreed upon the rescission of the contract shall of
right take place, the vendee may pay, even after the expiration of the period, as long as no
demand for rescission of the contract has been made upon him either judicially or by a notarial
act. After the demand, the court may not grant him a new term.
The seller has the option to rescind the sale upon judicial or notarial demand.
Applies only to conditional sales of real property, does not cover contracts to sell.
N o t e s o n S A L E S ( A t t y . L y d i a B u n d a c ) | 10
Alcazar, JMM.
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the disturbance or danger to cease, unless the latter gives security for the return of the price in a
proper case, or it has been stipulated that, notwithstanding any such contingency, the vendee shall
be bound to make the payment. A mere act of trespass shall not authorize the suspension of the
payment of the price.
b.In case of subdivision or condominium projects
Section 23, PD957 (Regulating The Sale Of Subdivision Lots And Condominiums, Providing
Penalties For Violations Thereof) . Non-Forfeiture of Payments. No installment payment made by a
buyer in a subdivision or condominium project for the lot or unit he contracted to buy shall be
forfeited in favor of the owner or developer when the buyer, after due notice to the owner or
developer, desists from further payment due to the failure of the owner or developer to develop the
subdivision or condominium project according to the approved plans and within the time limit for
complying with the same. Such buyer may, at his option, be reimbursed the total amount paid
including amortization interests but excluding delinquency interests, with interest thereon at the
legal rate.
c.Right to grace period stipulated
When a grace period is provided for in the contract of sale, it should be construed as a right, not an
obligation of the debtor, and when unconditionally conferred, the grace period is effective without
further need of demand either calling for the payment of the obligation or for honoring the right.
RECTO LAW (Act. No. 4122 / Installment Sales Law)
Provides for remedies of vendor in sale of personal property by installments
The Recto Law comprises Articles 1484 to 1486 of the Civil Code. It was added to the Civil Code to
prevent abuses in the foreclosure of chattel mortgages, such as when mortgagee-creditors foreclosed
mortgaged property, bought them at a low price (on purpose,) then prosecuted the mortgagor-debtors
to recover the deficiencies. It was meant to remedy the abuses committed in connection with the
foreclosure of chattel mortgages and to prevent mortgagees from seizing the mortgaged property,
buying it at foreclosure sale for a low price and then bringing suit against the mortgagor for a defi ciency
judgment. The invariable result of such a procedure was that the mortgagor found himself minus the
property and still owing practically the full amount of his original indebtedness.
Requisites to apply Recto Law:
A. Contract of sale
B. Personal property
C. Payable in installments
D. In the case of the second and third remedies, that there has been a failure to pay two or more
installments
Article 1484,CC. In a contract of sale of personal property the price of which is payable in installments,
the vendor may exercise any of the following remedies:
1. Exact fulfillment of the obligation, should the vendee fail to pay;
2. Cancel the sale, should the vendee's failure to pay cover two or more installments;
3. Foreclose the chattel mortgage on the thing sold, if one has been constituted, should
the vendee's failure to pay cover two or more installments. In this case, he shall have no
further action against the purchaser to recover any unpaid balance of the price. Any
agreement to the contrary shall be void.
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(b) To pay in advance any installment or the full unpaid balance of the purchase price any time without
interest and to have such full payment of the purchase price annotated in the certificate of title covering
the property.