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Contracts to Sell Remain Valid Despite Initial Lack of License to Sell: Key Takeaways for Property Buyers and Developers

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TLDR: Philippine Supreme Court clarifies that a Contract to Sell for real estate is not automatically void even if the developer lacked a License to Sell at the time of signing, especially if the license is secured later and no fraud is evident. Buyers cannot simply nullify contracts based solely on this technicality, particularly if they delayed asserting their rights and the project is substantially complete.

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Spouses Howard T. Co Chien and Susan Y. Co Chien v. Sta. Lucia Realty & Development, Inc., and Alsons Land Corporation, G.R. No. 162090, January 31, 2007

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INTRODUCTION

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Imagine investing your hard-earned savings into your dream home, only to later question the very validity of your purchase agreement. This scenario is not uncommon in the Philippines, where real estate transactions are governed by specific regulations designed to protect buyers. The case of Spouses Co Chien v. Sta. Lucia Realty addresses a critical question: What happens when a property developer sells lots without the required government license? This Supreme Court decision provides crucial insights into the validity of Contracts to Sell and the importance of regulatory compliance in the Philippine real estate market, offering clarity for both buyers and developers alike.

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In this case, Spouses Co Chien sought to invalidate their Contract to Sell with Sta. Lucia Realty and Alsons Land Corporation because the developers lacked a License to Sell and Certificate of Registration from the Housing and Land Use Regulatory Board (HLURB) at the time the contract was signed. The Supreme Court ultimately ruled in favor of the developers, upholding the contract’s validity. Let’s delve into the details of this landmark case and understand its implications.

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LEGAL CONTEXT: PRESIDENTIAL DECREE NO. 957 AND PROTECTING PROPERTY BUYERS

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The legal backbone of this case is Presidential Decree No. 957 (PD 957), also known as the Subdivision and Condominium Buyers’ Protective Decree. This law was enacted to safeguard the interests of property buyers from unscrupulous developers. Recognizing the alarming rise of fraudulent practices in real estate, PD 957 mandates strict regulations for subdivision and condominium projects.

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Two key provisions of PD 957 are central to the Co Chien case: Sections 4 and 5. Section 4 mandates the registration of subdivision and condominium projects with the HLURB. Crucially, Section 5 explicitly requires developers to obtain a License to Sell before they can market and sell lots or units.

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To understand the weight of these requirements, let’s look at the exact wording of these sections:

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Section 4. Registration of Projects

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“The owner or the real estate dealer interested in the sale of lots or units, respectively, in such subdivision project or condominium project shall register the project with the Authority by filing therewith a sworn registration statement containing the following information… The subdivision project of the condominium project shall be deemed registered upon completion of the above publication requirement. The fact of such registration shall be evidenced by a registration certificate to be issued to the applicant-owner or dealer.”

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Section 5. License to Sell

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“Such owner or dealer to whom has been issued a registration certificate shall not, however, be authorized to sell any subdivision lot or condominium unit in the registered project unless he shall have first obtained a license to sell the project within two weeks from the registration of such project. The Authority, upon proper application therefor, shall issue to such owner or dealer of a registered project a license to sell the project if, after an examination of the registration statement filed by said owner or dealer and all the pertinent documents attached thereto, he is convinced that the owner or dealer is of good repute, that his business is financially stable, and that the proposed sale of the subdivision lots or condominium units to the public would not be fraudulent.”

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These provisions are designed to ensure that developers are legitimate, financially sound, and their projects are properly vetted before they can offer properties to the public. A Certificate of Registration signifies that the project itself is registered with HLURB after meeting certain requirements. A License to Sell, on the other hand, authorizes the developer to actually sell lots or units within that registered project, confirming their reputability and the project’s viability.

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CASE BREAKDOWN: THE CO CHIEN’S QUEST FOR A REFUND

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In December 1995, Spouses Howard and Susan Co Chien entered into a Contract to Sell with Sta. Lucia Realty and Alsons Land Corporation for a lot in Eagle Ridge Golf and Residential Estates. They paid a significant down payment after receiving a 10% discount. However, at the time of the contract, Sta. Lucia and Alsons did not possess the required License to Sell and Certificate of Registration from HLURB. These licenses were only issued in July 1997, about a year and a half later.

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In January 1998, the developers informed the Spouses Co Chien that the title was ready for delivery and demanded the remaining balance. Instead of paying, the Spouses Co Chien attempted to renegotiate the deal, seeking a bigger discount or a better lot. When negotiations failed and they didn’t pay the balance within the stipulated seven days, the developers forfeited the 10% discount, as per their agreement.

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Fast forward to June 1999, the Spouses Co Chien, now armed with the knowledge that the developers lacked the licenses at the time of the contract, demanded a refund of their down payment. They argued that the Contract to Sell was void from the beginning due to this regulatory lapse. When Sta. Lucia and Alsons refused, the Spouses Co Chien filed a complaint with the HLURB.

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Initially, the HLURB Arbiter sided with the Spouses Co Chien, ordering a refund with interest and attorney’s fees, declaring the contract null and void. However, this decision was overturned on appeal by the HLURB Board of Commissioners, which validated the Contract to Sell but fined the developers for operating without the necessary licenses initially.

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The legal battle continued through the Office of the President and the Court of Appeals, both of which affirmed the HLURB Board’s decision. Finally, the case reached the Supreme Court. The central question before the Supreme Court was: Does the absence of a License to Sell and Certificate of Registration at the time of contract execution automatically render a Contract to Sell void?

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The Supreme Court ruled decisively against the Spouses Co Chien. Justice Puno, writing for the First Division, emphasized that while PD 957 penalizes selling without a license, it does not explicitly state that contracts entered without such licenses are automatically void. The Court highlighted the principle that