Distinguishing a Contract to Sell from a Contract of Sale: Why It Matters

TLDR: This case clarifies the crucial distinction between a contract to sell and a contract of sale in Philippine property law. The key takeaway is that in a contract to sell, ownership remains with the seller until full payment, offering more protection to the seller compared to a contract of sale where ownership transfers upon delivery.

G.R. NO. 139173, February 28, 2007: SPOUSES ONNIE SERRANO AND AMPARO HERRERA, PETITIONERS, VS. GODOFREDO CAGUIAT, RESPONDENT.

Introduction

Imagine you’re selling a valuable piece of land. You receive a partial payment, and the buyer promises to pay the rest soon. But what happens if they don’t? Does ownership automatically transfer, or do you still have control? This scenario highlights the critical importance of understanding the difference between a contract to sell and a contract of sale, a distinction that can have significant legal and financial consequences.

In the case of Spouses Onnie Serrano and Amparo Herrera vs. Godofredo Caguiat, the Supreme Court of the Philippines tackled this very issue. The case revolved around a dispute over a piece of land in Las Piñas, Metro Manila, and whether the initial agreement between the seller and buyer constituted a perfected contract of sale or merely a contract to sell. The outcome hinged on this distinction, impacting the rights and obligations of both parties.

Legal Context: Contract to Sell vs. Contract of Sale

Philippine law recognizes two primary types of agreements for the transfer of property: the contract of sale and the contract to sell. Understanding their differences is paramount in real estate transactions. The Civil Code of the Philippines defines a contract of sale in Article 1458:

“By the contract of sale one of the contracting parties obligates himself to transfer the ownership of and to deliver a determinate thing, and the other to pay therefore a price certain in money or its equivalent. A contract of sale may be absolute or conditional.”

In a contract of sale, ownership is transferred to the buyer upon delivery of the property. Non-payment of the price acts as a resolutory condition, meaning the contract can be undone if the buyer fails to pay. However, the seller must take legal action to recover ownership.

A contract to sell, on the other hand, is different. Here, the seller retains ownership until the buyer has fully paid the purchase price. This is a crucial distinction, as full payment becomes a positive suspensive condition. If the buyer fails to pay, the seller is not obligated to transfer ownership. The Supreme Court has consistently emphasized this distinction, as seen in Sing Yee v. Santos:

“[A] distinction must be made between a contract of sale in which title passes to the buyer upon delivery of the thing sold and a contract to sell x x x where by agreement the ownership is reserved in the seller and is not to pass until the full payment, of the purchase price is made. In the first case, non-payment of the price is a negative resolutory condition; in the second case, full payment is a positive suspensive condition.”

Earnest money, as defined under Article 1482 of the Civil Code, is relevant but not always conclusive: “Whenever earnest money is given in a contract of sale, it shall be considered as part of the price and as proof of the perfection of the contract.” However, the Supreme Court clarifies that this applies specifically to a contract of sale, not a contract to sell.

Case Breakdown: Serrano vs. Caguiat

The story begins in March 1990 when Godofredo Caguiat offered to buy a lot owned by Spouses Onnie and Amparo Herrera for P1,500 per square meter. Caguiat made a partial payment of P100,000, and the Herreras issued a receipt stating that Caguiat promised to pay the balance by March 23, 1990. The receipt was titled “RECEIPT FOR PARTIAL PAYMENT OF LOT NO. 23 COVERED BY TCT NO. T-9905, LAS PIÑAS, METRO MANILA.”

However, Caguiat’s lawyer contacted the Herreras on March 28, 1990, expressing readiness to pay the balance and requesting the preparation of the final deed of sale. The Herreras, through their lawyer, responded on April 4, 1990, informing Caguiat of their decision to cancel the transaction and offering to return the P100,000. The Herreras even sent a manager’s check for P100,000 to Caguiat’s counsel.

Feeling aggrieved, Caguiat filed a complaint for specific performance and damages with the Regional Trial Court (RTC) of Makati City. The RTC ruled in favor of Caguiat, finding a perfected contract of sale and ordering the Herreras to execute the final deed of sale. The RTC heavily relied on the fact that earnest money was paid, indicating a perfected contract under Article 1482 of the Civil Code. The Herreras appealed to the Court of Appeals (CA), which affirmed the RTC’s decision. The CA agreed that the payment of earnest money proved the perfection of the sale.

The Supreme Court, however, reversed the lower courts’ decisions. The Court emphasized that the document in question was a “Receipt for Partial Payment,” and the agreement was for Caguiat to pay the remaining balance by a specific date. The court stated:

“[T]here can be no other interpretation than that they agreed to a conditional contract of sale, consummation of which is subject only to the full payment of the purchase price.”

The Supreme Court outlined three key reasons for classifying the agreement as a contract to sell:

• Ownership was retained by the sellers (Herreras) until full payment.
• The absence of a formal deed of sale indicated no immediate transfer of ownership was intended.
• The sellers retained possession of the certificate of title.

Because Caguiat failed to pay the balance by the agreed-upon date, the Court ruled that the Herreras were not obligated to transfer ownership. The Supreme Court emphasized that Article 1482 applies only to contracts of sale, not contracts to sell.

“In this case, the earnest money was given in a contract to sell. The earnest money forms part of the consideration only if the sale is consummated upon full payment of the purchase price. Now, since the earnest money was given in a contract to sell, Article 1482, which speaks of a contract of sale, does not apply.”

Practical Implications: Protecting Your Interests

This case serves as a crucial reminder of the importance of clearly defining the terms of a property transaction. Sellers can protect themselves by structuring the agreement as a contract to sell, ensuring they retain ownership until full payment is received. This provides a safeguard against buyers who fail to meet their financial obligations.

For buyers, understanding the nature of the contract is equally vital. They should be aware that in a contract to sell, they do not acquire ownership until the full purchase price is paid. This underscores the need to secure financing and meet payment deadlines to avoid losing the property.

Key Lessons:

• Clearly Define the Agreement: Explicitly state whether the agreement is a contract of sale or a contract to sell.
• Payment Terms: Specify the payment schedule and consequences of non-payment.
• Formal Deed of Sale: The absence of a deed of sale can indicate a contract to sell.
• Possession of Title: Retention of the certificate of title by the seller suggests a contract to sell.

Frequently Asked Questions

Q: What is the main difference between a contract to sell and a contract of sale?

A: In a contract of sale, ownership transfers to the buyer upon delivery, while in a contract to sell, ownership remains with the seller until full payment of the purchase price.

Q: Does paying earnest money automatically mean there’s a perfected contract of sale?

A: Not necessarily. Article 1482 of the Civil Code states that earnest money is proof of perfection in a contract of sale. However, if the agreement is a contract to sell, the earnest money is contingent upon full payment.

Q: What happens if the buyer fails to pay the full purchase price in a contract to sell?

A: The seller is not obligated to transfer ownership, and the buyer may lose any payments already made.

Q: How can a seller protect themselves when selling property?

A: Structure the agreement as a contract to sell, retaining ownership until full payment. Clearly define payment terms and consequences of non-payment in the contract.

Q: What should a buyer be aware of when entering into a contract to sell?

A: Buyers should understand that they do not acquire ownership until they have fully paid the purchase price. They need to ensure they can meet payment deadlines to avoid losing the property.

Q: Is a written contract always required for real estate transactions?

A: Yes, under the Statute of Frauds, contracts for the sale of real property must be in writing to be enforceable.

Q: What factors do courts consider when determining whether an agreement is a contract of sale or a contract to sell?

A: Courts look at the intention of the parties, the terms of the agreement, whether a deed of sale was executed, and who possesses the certificate of title.

ASG Law specializes in real estate law and contract disputes. Contact us or email hello@asglawpartners.com to schedule a consultation.