Alejandra Bugarin Vda. de Sarmiento vs. Josefa R. Lesaca - GR L-15385 - June 30, 1960

G.R. No.
L-15385
June 30, 1960
ALEJANDRA BUGARIN VDA. DE SARMIENTO, plaintiff-appellee,

vs.
JOSEFA R. LESACA, defendant-appellant.
Juan R. Arbizo for appellee.
Pastor de Castro for appellant.
BAUTISTA ANGELO, J.:
On December 31, 1949, plaintiff filed a complaint in the Court of First Instance of
Zambales praying for the rescission of the contract of sale executed between her and
defendant for failure of the latter to place the former in the actual physical possession of
the lands she bought.
After issues were joined, the parties submitted the case for decision upon the following
stipulation of facts: that on January 18, 1949, plaintiff bought from defendant two
parcels of land for P5,000; that after the sale, plaintiff tried to take actual physical
possession of the lands but was prevented from doing so by one Martin Deloso who
claims to be the owner thereof; that on February 1, 1949, plaintiff instituted an action
before the Tenancy Enforcement Division of the Department of Justice to oust said
Martin Deloso from the possession of the lands, which action she later abandoned for
reasons known only to her; that on December 12, 1949, plaintiff wrote defendant asking
the latter either to change the lands sold with another of the same kind and class or to
return the purchase price together with the expenses she had incurred in the execution
of the sale, plus 6 per cent interest; and that since defendant did not agree to this
proposition as evidenced by her letter dated December 21,1949, plaintiff filed the
present action.
On April 11, 1957, the trial court rendered judgment declaring the deed of sale entered
into between plaintiff and defendant rescinded, and ordering the latter to pay the former
the sum of P5,000, representing the purchase price of the lands, plus the amount of
P50.25 which plaintiff spent for the execution and registration of the deed of sale, with
legal interest on both sums from January 18, 1949. Defendant, in due time, appealed to
the Court of Appeals, but the case was certified to us on the ground that the questions
involved are purely legal.
The issue posed by appellant is whether the execution of the deed of sale in a public
document (Exhibit A) is equivalent to delivery of possession of the lands sold to
appellee thus relieving her of the obligation to place appellee in actual possession
thereof.
Articles 1461 and 1462 of the old Civil Code provide:
ART. 1461. The vendor is bound to deliver and warrant the thing which is the
subject-matter of the sale.
ART. 1462. The thing sold shall be deemed delivered when the vendee is placed
in the control and possession thereof.
If the sale should be made by means of a public instrument, the execution

thereof shall be equivalent to the delivery of the thing which is the subject-matter
of the contract unless the contrary appears or is clearly to be inferred from such
instrument.
From the above it is clear that when a contract of sale is executed the vendor is bound
to deliver to the vendee the thing sold by placing the vendee in the control and
possession of the subject-matter of the contract. However, if the sale is executed by
means of a public instrument, the mere execution of the instrument is equivalent to
delivery unless the contrary appears or is clearly to be inferred from such instrument.
The question that now arises is: Is there any stipulation in the sale in question from
which we can infer that the vendor did not intend to deliver outright the possession of
the lands to the vendee? We find none. On the contrary, it can be clearly seen therein
that the vendor intended to place the vendee in actual possession of the lands
immediately as can be inferred from the stipulation that the vendee "takes actual
possession thereof ... with full rights to dispose, enjoy and make use thereof in such
manner and form as would be most advantageous to herself." The possession referred
to in the contract evidently refers to actual possession and not merely symbolical
inferable from the mere execution of the document.
Has the vendor complied with this express commitment? she did not. As provided in
Article 1462, the thing sold shall be deemed delivered when the vendee is placed in the
control and possession thereof, which situation does not here obtain because from the
execution of the sale up to the present the vendee was never able to take possession of
the lands due to the insistent refusal of Martin Deloso to surrender them claiming
ownership thereof. And although it is postulated in the same article that the execution of
a public document is equivalent to delivery, this legal fiction only holds true when there
is no impediment that may prevent the passing of the property from the hands of the
vendor into those of the vendee. This is what we said in a similar case:
The Code imposes upon the vendor the obligation to deliver the thing sold. The
thing is considered to be delivered when it is placed "in the hands and
possession of the vendee." (Civ. Code, art. 1462.) It is true that the same article
declares that the execution of a public instrument is equivalent to the delivery of
the thing which is the object of the contract, but in order that this symbolic
delivery may produce the effect of tradition, it is necessary that the vendor shall
have such control over the thing sold that, at the moment of the sale, its material
delivery could have been made. It is not enough to confer upon the purchaser the
ownership and right of possession. The thing sold must be placed in his control.
When there is no impediment whatever to prevent the thing sold passing into the
tenancy of the purchaser by the sole will of the vendor, symbolic delivery through
the execution of a public instrument is sufficient. But if, notwithstanding the
execution of the instrument, the purchaser cannot have the enjoyment and
material tenancy of the thing and make use of it himself or through another in his
name, because such tenancy and enjoyment are opposed by the interposition of
another will, then fiction yields to reality the delivery has not been effected.
(Addison vs. Felix and Tioco, 38 Phil., 404; See also Garchitorena vs. Almeda, 48
Off. Gaz., No., 8, 3432; 3437)
The next question to resolve is: Can plaintiff rescind the contract of sale in view of
defendant's failure to deliver the possession of the lands?
We are inclined to uphold the affirmative. While defendant contends that rescission can
be availed of only in the cases enumerated in Articles 1291 and 1292 of the old civil
Code and being a subsidiary remedy (Article 1294) it can only be resorted to when no
other remedy is available, yet we agree with plaintiff's contention that this action is
based on Article 1124 of the same Code, which provides:
Art 1124. The right to resolve reciprocal obligations, in case one of the obligors
should fail to comply with that which is incumbent upon him, is deemed to be
implied.
The person prejudiced may choose between exacting the fulfillment of the
obligation or its resolution with indemnity for losses and payment of interest in
either case. He may also demand the resolution of the obligation even after
having elected its fulfillment, should the latter be found impossible.
Undoubtedly in a contract of purchase and sale the obligation of the parties is
reciprocal, and, as provided by the law, in case one of the parties fails to comply with
what is incumbent upon him to do , the person prejudiced may either exact the
fulfillment of the obligation or rescind the sale. Since plaintiff chose the latter alternative,
it cannot be disputed that her action is in accordance with law.
We agree with the trial court that there was no fraud in the transaction in question
but rather a non-fulfillment by the plaintiff-appellee C.N. Hodges of his obligation,
as vendor, to deliver the things, which were the subject-matter of the contract, to
the defendant-appellant Alberto Granada, as purchaser thereof (article 1461,
Civil Code), and place them in the latter's control and possession (article 1462,
Civil Code) which was not done. Inasmuch as the obligations arising from the
contract of purchase and sale, Exhibit A, which was entered into by the plaintiffappellee and the defendant-appellant, are reciprocal and the former had failed to
comply with that which was incumbent upon him, the latter has the implied right
to resolve them, and he may choose between exacting from the vendor the
fulfillment of the obligation or its resolution with indemnity for damages and
payment of interest in either case (article 1124, Civil Code). Inasmuch as the
defendant-appellant had chosen to rescind the aforesaid contract of purchase
and sale in his cross-complaint, there arose the necessity on the part of the
plaintiff-appellee, to return the purchase price with interest thereon, and on the
part of the defendant-appellant, to restore the things which were the subjectmatter thereof, in case he had received them (article 1295, Civil Code). (Hodges
vs. Granada, 59 Phil., 429, 432; See also Pabalan vs. Velez, 22 Phil., 29;
Addison vs. Felix and Tioco, supra; Rodriguez vs. Flores, 43 Off. Gaz., No. 6,
2247.)
Wherefore the decision appealed from is affirmed, with costs against defendantappellant.
Paras, C.J, Bengzon, Padilla, Montemayor, Concepcion, Reyes, J.B.L., Barrera, and
Gutierrez David, JJ., concur.

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G.R. No.

June 30, 1960

ALEJANDRA BUGARIN VDA. DE SARMIENTO, plaintiff-appellee,

If the sale should be made by means of a public instrument, the execution

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