LAW ON SALES SYLLABUS

1ST SEMESTER, SY 2020

WEDNESDAY 7:30-9:30PM
Professor: PROSECUTOR ELEANOR DELA PENA

Class Rules:
1. Basis of Grades
i. 25% - Recitation/Surprise Quizzes/Attendance
ii. 25% - Prelim Exam
iii. 25% - Midterm Exam
iv. 25% - Final Exam
2. No prescribed textbook but questions may be sourced from the books of De Leon, Pineda, Villanueva and Baviera - outline is the basis for
discussion flow.
3. Seat plan - Class President/Beadle is requested to provide me a seat plan with passport photos of students. (When face to face class will
resume)
4. Dress Code – as stated in the school’s Handbook.
5. Waiting time for Professor before Class may leave - up to one hour.

Syllabus/Course Outline:

I INTRODUCTION
A. Governing law
B. History of law on sales
C. Source of law on sales

II CONCEPT OF CONTRACT OF SALE1

A. Concept of Sale (Art. 1458)

B. Characteristics of contract of sale
C. Sale distinguished from other contracts
1. Donation – Arts. 725 & 1471
2. Barter and Exchange—Arts. 1468, 1638 & 1641
3. Contract for a Piece of Work – Arts. 1467, 1713-1715
4. Agency to Buy and Sell – Arts. 1466 & 1868
5. Dacion en Pago – Art. 1245
6. Lease – Arts. 1484-1485
7. Chattel Mortgage – Art. 2140
 Section 3, Chattel Mortgage Law
D. Essential elements of contract of sale: an overview (Art. 1318)
i. Consent
ii. Object
iii. Cause/ consideration
E. Natural and accidental elements
F. Stages of a contract of sale
G. Kinds of contract of sale
i. Absolute
ii. Conditional

III PARTIES TO THE CONTRACT OF SALE

A. Persons who may enter into a contract of sale (Art. 1489)
B. Type of incapacity
i. Absolute
ii. Relative
C. Rules applicable to specific sellers/buyers
i. Minors (Art. 1327, 1390; Family Code, art. 194)
- Sale to and by minors: rule and exceptions
ii. Old age and sickness (Art.24)
- Sale to and by seniors, sick persons, etc.: rule and exceptions
iii. Husband and wife (Art.1409, 1490, 1492)
- Sale between husband and wife: rule and exceptions
- Rationale for the prohibition
- Status of contract
- Persons who can question sale
iv. Persons disqualified to buy specific properties (Art.1409, 1491, 1492)
- Coverage of prohibition; rationale; status of contract
- Guardians
- Agents
- Executors and administrators
- Public officers and employees
- Judges, etc.
- Lawyers
v. Other persons (aliens, etc.)
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Except as otherwise stated, all references to "Arts." and "Articles" refer to the relevant provisions of the Civil Code of the Philippines
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 D. Exercises: parties to contract of sale
i. Husband and wife
ii. Corporation
iii. Third person

Cases:
1. Manongsong vs Estimo ([Link].136773, June 2003)
2. Fule v. Court of Appeals, 286 SCRA 698 (1998)
3. Delpher Trades Corp. vs IAC (G.R.69259, January 1998)
4. Celestino Co. vs CIR (G.R. No. L-8506, August 1956)
5. CIR vs Arnoldus Carpentry Shop (G.R. No. 71122, March 1988)
6. Engineering & Machinery Corp. v. CA, 252 SCRA 156 (1996)
7. Quiroga v. Parsons Hardware, 38 Phil. 501 (1918), G.R.L-11491
8. Victorias Milling vs CA ([Link].117356, June 2000)
9. Dao Heng Bank, Inc. v. Spouses Laigo, 571 SCRA 434 (2008)
10. SSS vs Atlantic Gulf and Pacific Co. (G.R. No.175952)
11. Lo vs KJS (G.R. No.149420, October 8, 2003)
12. PNB vs Pineda G.R. No.L-46658, May 13, 1991)
13. Filinvest Credit Corp. v. Court of Appeals, 178 SCRA 188 (1989)
14. PCI Leasing v. Giraffe-X Creative, G.R. No. 143618, 12 July 2007
15. Cook vs McMicking, 27 Phil 10 (1914) (Art.1490)
16. Ching vs Goyanko, 506 SCRA 735, G.R.165879, Nov. 10, 2006 (Art.1490)
17. Distajo vs. Court of Appeals, 339 SCRA 52, G.R. No. 112954, August 25, 2000 (Art. 1491);
18. Fiestan vs. Court of Appeals, 185 SCRA 751, G.R. 81552, May 28, 1980 (Art.1491)
19. Macariola vs. Asuncion, 114 SCRA 77, A.M. No. 133-J May 31, 1982 (Art. 1491);
20. Valencia VS. Cabanting, 196SCRA 302, A.M. No. 1302, April 26,1991 (Art. 1491);
21. Fabillo vs. Intermediate Appellate Court, 195 SCRA 28, G.R. No. L-68838, March 11, 1991 (Art. 1491):
22. Rubias vs. Batiller, 51 SCRA 120, G.R. No. L-35702, May 29, 1973 (Art. 1491)
23. Halili vs. Court of Appeals, 287 SCRA 465,G.R. No. 113539,March 12,1998 (Art.1491).
24. Polytechnic University of the Philippines vs. CA, 368 SCRA 691 (2001)
25. Carrascoso, Jr. vs. CA,477 SCRA 66 (2005)
26. Acap vs. CA,251 SCRA 30 (1995);
27. Velarde vs. CA, 361SCRA 56 (2001)
28. First Optima Realty Corp. v. Securitron Security Services, Inc., G.R. No. 199648, January 28, 2015
29. Recio v. Heirs of Sps. Agueda and Altamirano, G.R. No. 182349, July 24, 2013
30. Diego v. Diego,G.R. No. 179965, 691 SCRA 361, February 20, 2013
31. Dr. Lorna C. Formaran vs. Dr. Glenda B. Ong and Solomon S. Ong, G.R. No. 186264; July 8,2013
32. Land Bank of the Philippines v. Poblete, G.R. No. 196577, 691 SCRA 613, 25 February 2013
33. NFF Industrial Corporation v. G&L Associated Brokerage, G.R. No. 178169, January 12, 2015

IV FORMATION AND PERFECTION OF CONTRACT OF SALE

A. Consent: Offer and Acceptance
i. In general (Arts. 1319-1326)
a. Offer
-certain (Art.1319)
-fixing of terms of offer (Art.1321)
-when offer becomes ineffective (Art.1323)
-period of acceptance(Art.1324)
-when offer accepted: through telegram, letter or through agents (Art.1319, 1322)
-business advertisements (Art.1320)
b. Acceptance
-absolute vs qualified acceptance (Art.1319)
-express or implied (Art.1320)
B. Object or Subject Matter
i. General requirements
a. Things must be determinate (Arts.1318(2), 1349, 1409(6), 1458, 1460)
b. Things must be licit (Arts.1459, 1409(1))
c. Things must be within the commerce of men (Arts.1347, 1409(4))
d. Things must not be impossible (Art.1348)
ii. Types of things that may be sold (Arts.1347, 1461, 1462; but note Art.1409(3))
a. Existing goods (Art.1462)
b. Future goods (Art.1462)
c. Things having potential existence (Art.1461)
-hope or expectancy
-emptio rei speratai vs emptio spei
iii. Sale of specific things
a. Things in litigation (Art.1381(4))
b. Undivided interest in a thing (Art.1463)
c. Undivided share of a specific mass (Art.1464)
d. Things subject to a resolutory condition (Art.1465)
iv. Requirement: Seller must have the right to transfer ownership at the time of delivery (Art.1459)
v. Assignment: object or subject matter of the contract
a. Sales of shares of stocks
b. Sale of land to aliens, sale of land acquired by homestead or patent

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 c. Sale of all or substantially all of the assets (sale in bulk)
d. Sale of motor vehicles
C. Cause of Consideration (Arts.1350-1355)
i. General requirements as to price
a. Price must be certain
b. Price must be real
c. Price must be pecuniary
ii. Price certain (Art.1458, 1469, 1472, 1473, 1474)
a. When price certain (Arts.1469, 1472, 1473)
b. Effect when price is not certain (Art.1474)
iii. Lack of cause or consideration (Arts.1354, 1409(3))
a. When there is lack of cause or consideration
b. Effect of lack of cause or consideration
iv. Inadequacy of the price (Arts.1355, 1381(1), 1470)
a. When price is inadequate
b. Effect of inadequate price
-on voluntary sales (including sales with right to repurchase)
-on involuntary sales
v. Simulated price
a. When contract is simulated (Arts.1345, 1346)
-effect of simulated contract
b. When price is simulated (Art.1471)
-effect of simulated price
vi. False price
a. When price is false
b. Effect of false price
vii. Assignment: how payment is effected: cash, check. Wire transfer etc
D. Perfection of Contract (Art1475)
i. Offer and acceptance
-stages of a contract of sale
-concept of perfection; perfection in consensual contracts vs real contracts
-necessity for payment or delivery of thing
-necessity for written agreement
-requirements for offer and acceptance
-how perfection may be proved
-manner of payment as a requirement for perfection
-effect of non-payment on perfected contract
ii. Payment of earnest money (Art.1482)
iii. Perfection of sale by auction (Art.1476)
iv. Expropriation (Art.1488)
E. Consummation of Contract
Cases:
1. MANILA METAL CONTAINER CORP. vs PNB.(G.R. No. 166862, December 20, 2006)
2. SANCHEZ VS RIGOS. (G.R. No. L-25494, June 14, 1972)
3. ADELFA PROPERTIES, INC. V COURT OF APPEALS. ([Link].111238, January 25, 1995)
4. ANG YU ASUNCION ET AL VS CA (G.R. No. 109125, December 2, 1994)
5. VASQUEZ VS CA (G.R. No. 149734, November 19, 2004)
6. PARANAQUES KINGS ENTERPRISES,INCORPORATED VS CA
7. CORONEL VS CA
8. SAN LORENZO Case G.R. 124242
9. DE LEON VS ONG G.R. 170405
10. PAGADUAN VS OCUMA G.R.176308
11. CARBONELL VS CA G.R. L-29972
12. TORRECAMPO VS ALINDOGAN G.R. 156405
13. BARRERA VS CA G.R. 123935
14. INCHAUSTI & CO. V CROMWELL
15. MAPALO VS MAPALO(G.R. No. L-21489 and L-21628, May 19, 1966)
16. MODINA VS CA G.R. No. 109355 October 29, 1999
17. BAGNAS VS CA (G.R. No. L-38498 August 10, 1989)
18. ONG VS ONG (G.R. No. L-67888 October 8, 1985)
19. CATINDIG VS HEIRS OF ROQUE G.R. No. L-25777 November 26, 1976
20. NAVARRA VS PLANTERS (G.R. No. 172674, July 12, 2007)
21. SIBAL VS VALDEZ, G.R. No. L-26278, August 4, 1927
22. PICHEL VS ALONZO, G.R. No. L-36902, January 30, 1982
23. MANANZALA VS CA, G.R. 115101, March 2, 1998
24. FRENZEL VS CATITO, G.R. 143958, July 11, 2003
25. MELLIZA VS CITY OF ILOILO, G.R. No.L-24732, April 30, 1968
26. ATILANO VS ATILANO, G.R. L-22487
27. VILLONCO REALTY COMPANY VS BORMAHECO G.R.L-26872, July 1975
28. DIAMANTE VS CA G.R. No.L-51824
29. HEIRS OF Ignacio vs HOME BANKERS G.R.177783
30. OESMER VS PARAISO G.R. No.157493, February 2007

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V. OBLIGATIONS OF THE VENDOR - Arts. 1495-1506, 1536-1543
A. Transfer Ownership to the Vendee - Arts. 1459, 1477, 1478, 1487, 1496-1501, see also Art. 1164
1. General Rule – Arts. 1477, 1496, 1497
2. Exceptions
a. Sale on Approval, Trial or Satisfaction – Art. 1502
b. Executory Sales
1. Express Reservation – Art. 1478
2. Implied Reservation – Art. 1503 (1)
3. Sale by a Person Not the Owner at the Time of Delivery – Arts. 1462, 1459,1505
Exceptions:
a. Estoppel – Arts. 1431 1433, 1434; see also, 1437, 1439 and 1911
b. Factors Act, Recording Laws, Torrens System
c. Validity of the Sale under Statutory Power or Court Order to Sell
d. Sale in Merchant’s Store, Market or Fair
4. Sale by a Person Having a Voidable Title – Arts. 1506, 559
B. Delivery of the Thing with Fruits and Accessions - Arts. 1537, 1163, 1164, 1477 and 1495, see also Art. 1521
1. Place, time and Manner of Delivery – Arts. 1524, 1169, 1521,1523 (2) (3), 1537, 1164, 443
a. Reasonable Time
b. When time is of the essence
c. When Vendor not bound to deliver – Arts. 1524, 1536, 1198
d. Acceptance not a condition to delivery
2. Sale of Goods – Arts. 1522, 1537, 1480
a. Delivery of Wrong Quantity – Art. 1522
b. Delivery by Installments – Art. 1583
3. Sale of Immovables
a. Where price is at certain rate per unit of measure – Arts. 1539, 1540
b. Sale for a Lump Sum – Art. 1542
4. Inspection and Acceptance
a. Right of Inspection – Art. 1584 (2)(3)
b. Manifestation of Acceptance –Art. 1585
c. Breach of Warranty – Art. 1586
d. Refusal to Accept – Arts. 1587-1589
5. Kinds of Delivery
a. Real or Actual Delivery -- Art. 1497
b. Constructive Delivery
1. Symbolic Delivery/Delivery by Public Instrument - Art.1498
2. Traditio Longa Manu – Arts. 1498, 1499, 1513, 1514
3. Traditio Brevi Manu – Art. 1499
4. Traditio Constitutum Possessorium – Art. 1500
5. Delivery to Common Carrier – Art. 1523, 1503
C. Double Sale – Arts. 1544 (1), 526, 527
1. General Rule – prior tempore, prior jure
2. Requisites
3. Purchaser in Good Faith – Arts. 526, 527, 528
4. Sale of Movables – Arts. 1544, 1497-1501
5. Sale of Immovables – Art. 1544 (2)
6. Sale by Virtue of Execution or Attachment
7. Unregistered Land – PD 1529, Section 11
8. First Possession in Good Faith
9. Oldest Title – Art. 1544 (3)
D. Risk of Loss
1. General Rule –Art. 1263
2. Loss Before Perfection
3. Loss at the Time of Perfection –Arts. 1493, 1494
4. Loss After Perfection but Before Delivery – Arts. 1480 in relation to Arts.1163-1165; Arts. 1189 and 1262
a. General Rule – res perit domino
b. Loss by fault of a party – Arts. 1480, 1504, 1538, 1636
c. Loss by fortuitous events – Arts. 1480, 1163, 1165, 1504, 1538, 1189
d. Fruits or Improvements –Art. 1537
5. After Delivery – Art. 1504
E. Warranties
1. Express Warranties
a. Distinguished from Condition – Arts. 1545, 1599
b. Distinguished from Opinion, Dealer’s Talk – Art. 1546, 1341
c. Distinguished from False Representation
2. Implied Warranties
a. Implied Warranty of Title - 1590
1. Eviction by Judgment – Arts. 1547, 1548, 1550, 1551, 1555,1557
2. Waiver – Art. 1554
3. Effects of Eviction – Arts. 1555, 548, 1556, 1599
b. Implied Warranty Against Encumbrances or Defects –Art. 1567
[Link] Encumbrances or Defects – Arts. 1561-1580
2. Warranties in Sales of Animals/Redhibitory Defects – Arts.1574- 1580

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 3. Sale by Sample or Description/Merchantable Quality – Arts. 1574, 1481, 1562(2), 1565
c. Implied Warranty of Quality
1. Fitness for a Particular Purpose – Arts. 1562 (1), 1564, 1563
d. Consumer Act, RA 7394, Section 68 (4)

Cases:
1. Ocejo Perez & Co. v. International Bank, 37 Phil. 631 (1918) G.R. No. l-10658
2. Vallarta v. Court of Appeals, 150 SCRA 336 (1987) G.R. No. l-40195
3. Luzon Brokerage v. Maritime Bldg., 43 SCRA 93 (1972)
4. Aznar v. Yapdiangco, 13 SCRA 486 (1965)
5. Hernaez v. Hernaez, 32 Phil 214 (1915)
6. Bucton v. Gabar, 55 SCRA 499 (1974)
7. Sun Bros. v. Velasco, 54 OG 5143, January 13, 1958
8. EDCA Publishing v. Santos, 184 SCRA 614 (1990)
9. Smith Bell v. Matti, 44 Phil. 874 (1922)
10. Soler v. Chesley, 43 Phil. 529 (1922)
11. Republic v. Litton, 94 Phil. 52 (1953)
12. La Fuerza v. CA, 23 SCRA 1217 (1968)
13. Azarraga v. Gay, 52 Phil. 599 (1928)
14. Esguerra v. Trinidad, 518 SCRA 186 (2007)
15. Alfredo v. Borras, 404 SCRA 145 (2003)
16. Sarmiento v. Lesaca, 108 Phil 900 (1960) G.R. No. l-15385
17. Santos v. Santos, 366 SCRA 395 (2001)
18. Board of Liquidator v. Floro, 110 Phil. 482 (1960)
19. Abuan v. Garcia, 14 SCRA 759 (1965)
20. Heirs of Pedro Escanlar v. CA, 281 SCRA 176 (1997)
21. Amigo v. Teves, 96 Phil 252 (1954)
22. Behn Meyer v. Yangco, 38 Phil 602 (1918)
23. Express Credit v. Velasco, 473 SCRA 590 (2005)
24. Carbonell v. CA, 69 SCRA 99 (1976)
25. Tanglao v. Parungao, 535 SCRA 123 (2007)
26. Cheng v. Genato, 300 SCRA 722 (1998)
27. Paylago v. Jarabe, 22 SCRA 1247 (1968)
28. Agricultural & Home Extension v. CA, 213 SCRA 536 (1992)
29. Rivera v. Ong, 37 Phil. 355 (1917)
30. Consolidated v. CA, 448 SCRA 347 (2005)
31. Carumba v. CA, 31 SCRA 558 (1970)
32. Dagupan v. Macam, 14 SCRA 179 (1965)
33. Hanopol v. Pilapil, 7 SCRA 452 (1963)
34. Sanchez v. Ramos, 40 Phil. 614 (1919)
35. Quimson v. Rosete, 87 Phil. 159 (1950)
36. Beatingo v. Gasis, G.R. No. 179641, 9 February 2011
37. Roman v. Grimalt, 6 Phil. 96 (1906)
38. Norkis v. CA, 193 SCRA 694 (1991)
39. Sun Bros. v. Perez, 7 SCRA 977 (1963)
40. Lawyer’s Coop. v. Tabora, 13 SCRA 762 (1965)
41. Song Fo v. Oria, 33 Phil. 3 (1915)
42. Filinvest Credit Corp. v. Court of Appeals, 178 SCRA 188 (1989), supra
43. Harrison Motor Co. v. Navarro, 331 SCRA 202 (2000)
44. Guinhawa v. People, 468 SCRA 278 (2005)
45. Ang v. Court of Appeals, G.R. No. 177874, 29 September 2008
46. Songco v. Sellner, 37 Phil. 254 (1917)
47. Gochangco v. Dean, 47 Phil. 687 (1925)
48. PMC v. Go Jucco, 48 Phil. 621 (1926)
49. Power Commercial & Industrial Corp. v. CA, 274 SCRA 597
50. Engineering Machinery Corp. v. CA, 252 SCRA 156 (1996), supra
51. Nutrimix Feeds Corp. v. CA, 441 SCRA 357 (2004)
52. De Guzman v. Toyota Cubao, Inc., G.R. No. 141480, 29 November 2006
53. Rodriguez v. Findlay, 14 Phil. 294 (1909)
54. obana vs. court of appeals, 135 scra 557, g.r. no. l-36249, march 29, 1985 (art. 1477);
55. santiago vs. villamar, 686 scra 313, g.r. 168499, november 26, 2012 (art.1498);
56. power commercial and industrial corporation vs. court of appeals, 274 scra 597, g.r. no. 119745, june 20, 1997 (art. 1498);
57. villamar vs. mangaoil, 669 scra 426, g.r. no. 188661, april 11, 2012 (art.1498);
58. pasagui vs. villablanca, 68 scra 18, g.r. no. l-21998 november 10, 1975 (art.1498);
59. fil-estate gold and development, inc., et al. v. vertex sales and trading, inc., 698 scra 272, g.r. no. 202079, june 10, 2013 (art. 1501);
60. lagon vs. hooven comalco industries, inc., 349 scra 363, g.r. no. 135657, january 17, 2001 (art. 1521);
61. industrial textile manufacturing co. of the philippines vs. lpj enterprises, 217 scra 322, g.r. no. 66140, january 21, 1993 (art. 1502);
62. general foods corporation vs. national coconut corporation, 100 phil. 337, g.r. no. l-8717, november 20, 1956 (art. 1523); and
63. david vs. misamis occidental ii electric cooperative, inc., 676 scra 367, g.r. no. 194785, july 11, 2012 (art. 1523).

V. OBLIGATIONS OF THE VENDEE

A. Obligation to Accept Delivery – Arts. 1524, 1169, 1521, 1536, 1198, 1522, 1584- 1588
B. Obligation to Pay the Price
1. Liability for Interests – Arts. 1582, 1589

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 2. Suspension of Payments – Arts. 1590, 1560, 1664

Cases:
1. Torcuator v. Bernabe, 459 SCRA 439 (2005)
2. Bareng v. CA, 107 Phil. 641 (1960)
3. Spouses Mahusay v. B.E. San Diego Inc., G.R. No. 179675, 8 June 2011
4. Integrated Packaging Corporation vs. Court of Appeals, 333 SCRA 170, G.R. No. 115117, June 8, 2000 (Art. 1583); and
5. Fule vs. Court of Appeals, 286 SCRA 698, G.R. No. 112212, March 2, 1998 (Arts. 1584, 1585, 1589).

VI. Breach of Contract

A. Remedies of Unpaid Vendor – Art. 1525-1526, 1533-1534
1. Possessory Lien – Arts. 1527-1529
2. Stoppage in Transitu – Arts. 1531-1535, 1532 (2)
3. Resale – Art. 1533
4. Rescission – Art. 1534
B. Sale of Movables
1. Action for Price
a. When ownership has passed – Art. 1595 (1)
b. When ownership has not passed – Art. 1595 (2)
2. Action for Damages for Non-Acceptance – Art. 1596
3. Rescission – Arts. 1597, 1593
4. Sale of Movables on Installment (Recto Law) – Arts. 1484- 1486
C. Sale of Immovables
1. Anticipatory Breach – Art. 1591
2. PD 957, Sections 23-24
3. Maceda Law (RA 6552): Sale of Immovables on Installment
4. Rescission of Sale of Non-Residential Realty on Installment – Arts. 1191, 1560,1592
Cases:
1. Katigbak v. CA, 4 SCRA 243 (1962)
2. Borbon v. Servicewide, 258 SCRA 634 (1996)
3. Nonato v. IAC, 140 SCRA 255 (1985)
4. Delta Motor Sales v. Niu Kim Duan, 213 SCRA 259 (1992)
5. Elisco Tool Manufacturing Corp. v. CA, 307 SCRA 731 (1999)
6. PCI Leasing and Finance, Inc. v. Giraffe-X Creative Imaging, Inc., 527
SCRA 405 (2007), supra
7. Manila Banking Corp. v. Spouses Rabina, G.R. No. 145941,16 December
2008
8. Luzon Development Bank v. Enriquez, G.R. No. 168646, 12 January 2011
9. Rillo v. Court of Appeals, 274 SCRA 46 (1997)
10. Active Realty v. Daroya, 382 SCRA 152 (2002)
11. Fabrigas v. San Francisco del Monte, 475 SCRA 247 (2005)
12. Song Fo v. Hawaiian Phil., 47 Phil. 821 (1925)
13. Luzon Brokerage v. Maritime Bldg., 43 SCRA 93 (1972), supra

VII. Extinguishment of Sale

A. Causes –Arts. 1600, 1231
B. Conventional Redemption – Art. 1601
1. Distinguished from Equitable Mortgage – Arts. 1602-1604, 2088
2. Distinguished from Option to Buy – Art. 1602
3. Period of Redemption – Art. 1606
4. Exercise of Right to Redeem – Art. 1616
a. Who can exercise – Arts. 1610-1613
b. From whom to Redeem – Art. 1615
c. Effect of Redemption – Arts. 1617-1618
d. Effect of Non-redemption – Art. 1607
C. Legal Redemption – Art. 1619
1. Period to Redeem – Art. 1623
2. Instances of Legal Redemption
a. Co-owners – Art. 1620
b. Co-heirs – Art. 1088
c. Adjoining Landowners of Rural Land – Art. 1621
d. Adjoining Landowners of Urban Land – Art. 1622
e. Under the Public Land Act – CA 141,Sections 118-119
f. Under Extrajudicial Foreclosure – Act 3175, Section 6
g. Under Agrarian Land Reform Code – RA 6389, Section 12.
Cases:
1. Villarica v. CA, 26 SCRA 189 (1968)
2. Torres v. CA, 216 SCRA 287 (1992)
3. Roberts v. Papio, 515 SCRA 346 (2007) Tan v. Valdehueza, 66 SCRA 61 (1976) Arrofo v. Quino, 449 SCRA 285 (2005)
4. Adiarte v. Tumaneng, 88 Phil. 333 (1951)
5. Heirs of Arches v. Diaz, 50 SCRA 440 (1973)
6. Gargollo v. Duero, 1 SCRA 1311 (1961)
7. Doromal v. CA, 66 SCRA 575 (1975)
8. Francisco v. Boiser, 332 SCRA 305 (2000)

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 9. Misterio v. Cebu State College of Science and Technology, 461 SCRA 122
(2005)
VIII. DOCUMENTS OF TITLE (Art. 1507-1520)
A. Concept (Art. 1507)
B. Function of documents of title
C. Examples of documents of title
D. Classes of documents of title
E. Negotiable documents of title
i. who negotiates (Art. 1512)
ii. how negotiated
a. by delivery (Art. 1508)
b. by indorsement and delivery (Art. 1509)
iii. effect of negotiable documents of title marked "non-negotiable" (Art. 1510)
iv. effect of negotiation (Art. 1513)
a. rights acquired by the buyer of the negotiable document of title when properly negotiated
(Art.1513)
b. effect where negotiation impaired by breach of duty, etc. (Art.1518)
c. effect where document of title not properly negotiated (Art.1514, 1 st par., Art. 1515)
v. warranties by seller of the documents of title (Art. 1516-1517)
vi. rights of creditors against the goods (Arts. 1519-1520)
F. Non-negotiable
i. how transferred (Art. 1511)
ii. effect of transfer (Art. 1514)
IX. SPECIAL LAWS
A. The Subdivision and Condominium Buyer's Protective Decree
Presidential Decree No. 957)
B. Condominium Act (R.A. No. 4726)
C. Bulk Sales Law (Act No. 3952)
D. Philippine Lemon Law (R.A. No. 10642)

Cases:
1. Lim v. De los Santos [G.R. No. L-18137, August 31, 1963, 8 SCRA 798)
2. Consing vs. CA, G.R. No. 78272 August 29, 1989
3. Relucio vs. Brillante-Garfin, G.R. No. 76518 July 13, 1990

IX. OVERVIEW OF A TYPICAL SALE TRANSACTION/CONTRACT

A. What happens in typical sale transaction
i. Due diligence
ii. Negotiation and drafting of contract
iii. Execution of contract
iv. Compliance with (or waivers of) conditions precedent
v. Closing
vi. Performance of post-closing covenants
B. Overview: how a typical sale and purchase agreement looks like
i. Parties
ii. Recitals
iii. Operative provisions on sale
iv. Conditions for closing
v. Covenants
vi. Representations and warranties
vii. Termination
viii. Miscellaneous provisions
ix. Signature page
x. Notarization