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SECOND DIVISION
[
G.R. No. 118347.
VICENTE LIM and MICHAEL LIM, Petitioners, v. COURT OF APPEALS and LIBERTY H. LUNA, Respondents.
D E C I S I O N
MENDOZA, J.:
Private respondent Liberty Luna is the owner of a piece of land
located at the corner of G. Araneta Avenue
and Quezon Avenue in Quezon
City. The land,
consisting of 1,013.6 square meters, is covered by TCT No. 193230 of Registry
of Deeds of Quezon City. On P3,547,600.00. As prepared by petitioners broker, Atty.
Rustico Zapata of the Zapata Realty Company, the receipt embodying the
agreement
1
read as follows:
R E C E I P T
RECEIVED from ZAPATA REALTY CO. INC., through Mr. Edmundo Kaimo of
101 Kaimo Building, Metrobank Cashiers Check No. 020583, Dasmarias branch, in
the sum of TWO HUNDRED THOUSAND (P200,000.00) PESOS, as earnest money
for the purchase of a parcel of land at the corner of G. Araneta Avenue and
Quezon Avenue, Quezon City, with an area of 1,013.6 sq. m. covered by TCT
193230, Registry of Deeds for Quezon City, at the price of P3,547,600.00,
subject to the following conditions:
1. This sum of P200,000.00 shall form
part of the purchase price;
2. The balance of P3,347,600.00 shall be
paid in full after the squatters/occupants have totally vacated the premises;
3. The seller
assumes full responsibility to eject the squatters/occupants within a period of
sixty (60) days from the date of receipt of the earnest money; and in case the
seller shall fail in her commitment to eject the squatters/occupants within
said period, the seller shall refund to the buyer this sum of P200,000.00
[plus another sum of ONE HUNDRED THOUSAND (P100,000.00) PESOS as
liquidated damages]; however, if the buyer shall fail to pay the balance after
the seller has ejected the squatters/occupants, this sum of P200,000.00
shall be forfeited by the seller;
4. Capital gains tax, documentary stamps tax and brokers commission shall be for sellers account while transfer and registration fees shall be for buyers account.
5. That Zapata Realty Co. Inc. and Edmundo F. Kaimo are the exclusive brokers of the buyers Vicente & Michael Lim.
6. Buyer assumes responsibility of the premises immediately upon eviction of the squatters.
Quezon City,
(SGD.) LIBERTY H. LUNA
(Seller)
WITNESSED BY:
(SGD.) EDMUNDO KAIMO
However, when private respondent signed
the receipt, she crossed out the bracketed portion in paragraph 3 providing for
the payment by private respondent of the amount of P100,000.00 as
liquidated damages in the event she failed to eject the squatters sixty (60)
days after the signing of the agreement.
Thereafter, a check for P200,000.00 was given to private
respondent as earnest money, leaving a balance of P3,347,600.00 to be
paid in full after the squatters are ejected.
Private respondent Luna failed to eject the squatters from the land despite her alleged efforts to do so. It appears that private respondent asked the help of a building official and a city engineers to effect ejectment. 2 Nonetheless, petitioners did not demand the return of their earnest money.
On P500.00 per square meter, by
rounding off the total purchase price to P4,000,000.00, with the remaining
13.6 square meters of the 1.013.6 square meters given as a discount. Less the P200,000.00 given as earnest
money, the balance to be paid by petitioners was P3,800,000.00.
After a few days, private respondent tried to return the earnest
money alleging her failure to eject the squatters. She claimed that as a result of her failure
to remove the squatters from the land, the contract of sale ceased to exist and
she no longer had the obligation to sell and deliver her property to
petitioners. As petitioners had refused
to accept the refund of the earnest money, private respondent wrote them on
Private respondent alleged that it was her obligation to return the earnest money under paragraph 3 of the receipt since the condition of ejecting the squatters had not been fulfilled but petitioners unjustly refused to accept the refund. She claimed that although she tried her best to eject the squatters, she failed in her efforts.
Petitioners, on the other hand, argued in their answer that the legal requisites for a valid consignation were not present and, therefore the consignation was improper. They claimed that private respondent never really intended to eject the squatters, as evidence by the absence of a case for ejectment. Petitioners charged that private respondent has used her own failure as an excuse to get out of her contract.
Private respondent testified that she had wanted to return the
earnest money after realizing that she could not successfully eject the
squatters but that she was not able to do so because petitioners broker,
Zapata Realty Company, refused to give her petitioners address.
3
In her cross examination, she claimed that
the primary reason for the
Testifying in their turn, petitioner Vicente Lim denied that the
On
WHEREFORE, under cool reflection and prescinding from the foregoing, judgment is rendered in favor of the defendants and against plaintiff:
1. The complaint is dismissed.
2. Perforce, plaintiff is
ordered to comply with the Receipt Agreement dated P3,800,000.00.
3. Plaintiff is ordered to
pay the defendants the sum of P500,000.00 as moral damages.
4. Plaintiff to pay
defendants the sum of P50,000.00 by way of attorneys fees.
5. Plaintiff to pay the cost.
SO ORDERED.
The private respondent appealed to the Court of Appeals, which reversed 9 the trial court and allowed the complaint for consignation. It held that as a result of the nun-fulfillment of the condition of ejecting the squatters, petitioners lost the right to demand from the private respondent the sale of the land to them. The appellate court described the sale in this case as a "contract with a conditional obligation" whereby the private respondents obligation to sell and deliver and the petitioners obligation to pay the balance of the purchase price depended on the fulfillment of the condition that the squatters be removed within 60 days.
The Court of Appeals held:
Under such conditions, upon the ejectment of the squatters plaintiff would acquire the right to demand that defendants proceed with the sale and pay the balance of the purchase price; and, on the other hand, should the event not happen, defendants would lose the right they had acquired by giving the earnest money to plaintiff to demand that the latter sell said land to them.
It also ruled that consignation was proper as the obligation to refund earnest money was a clear debt and that contrary to the finding of the trial court, the facts show that private respondent exerted earnest efforts to eject the squatters and was, therefore, not in bad faith.
The petitioners filed this petition for review on the following grounds.
I. THE RULING OF THE COURT OF APPEALS THAT "THE NON-FULFILLMENT OF THE CONDITION OF EJECTING THE SQUATTERS RESULTED IN DEFENDANTS LOSING THE RIGHT (ACQUIRED BY VIRTUE OF THE EARNEST MONEY) TO DEMAND THAT PLAINTIFF SELL THE LAND TO THEM" IS PATENTLY AGAINST THE SPECIFIC LAW ON SALES, AND IS A DISTORTED AND CLEARLY ERRONEOUS APPLICATION OF THE GENERAL PROVISIONS OF THE LAW ON OBLIGATIONS AND CONTRACTS.
II. THE RULING OF THE COURT OF APPEALS IS A DISTORTION OF THE CONTRACT BETWEEN THE PARTIES, WAY OF JUSTICE ITSELF BECAUSE IT REWARDS RATHER THAN SANCTIONS THE NON-PERFORMANCE OF A CONTRACTED OBLIGATION.
III. THE QUESTION OF WHETHER OR NOT RESPONDENT LUNA EXERTED EARNEST EFFORTS TO EJECT THE SQUATTERS DOES NOT PERTAIN TO THE ISSUE OF THE PROPRIETY OF CONSIGNATION BUT REFERS TO THE MATTER OF WHETHER OR NOT RESPONDENT LUNA WAS IN BAD FAITH AND IS THEREFORE LIABLE FOR DAMAGES INFLICTED UPON THE PETITIONERS; AND THE RULING THAT SUCH EARNEST EFFORTS WAS PRESENT IS CONTRARY TO UNCONTRADICTED EVIDENCE.
The petition is well taken.
The first question is whether as a result of private respondents
failure to eject the squatters from the land, petitioners, as the Court of
Appeals ruled, lost the right to demand that the land be sold to them. We hold that they did not and that the
appellate court erred in holding otherwise.
The agreement, as quoted, shows a perfected contract of sale. Under Art. 1475 of the Civil Code, there is a
perfected contract of sale if there is a meeting of the minds on the subject
and the price. A sale is a consensual
contract requiring only the consent of the parties on these two points. In this case, the parties agreed on the
subject, the 1,013.6 square meter lot and on the purchase price of P4,000,000.00. No particular form is required for the validity
of their contract and, therefore, upon its perfection. The parties can
reciprocally demand performance of their respective obligations.
10cräläwvirtualibräry
Indeed, the earnest money given is proof of the perfection of the
contract. As Art. 1482 of the Civil Code
states, "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." This perfected contract
imposed reciprocal obligations on the parties.
Petitioners obligation was to pay the balance of the price, while
private respondents obligation was to deliver the property to petitioners upon
payment of the price. It is true that
private respondent undertook to eject the squatters before the delivery of the
property within a certain period and that for her failure to carry out her
obligation she could be ordered to refund the P200,000.00 earnest
money. But whether she would be obliged
to do so depends on petitioners who can waive the condition and opt to proceed
with the sale instead.
Private respondent Luna contends that as the condition of ejecting the squatters was not met, she no longer has an obligation to proceed with the sale of her lot. This contention is erroneous. Private respondent fails to distinguish between a condition imposed on the perfection of the contract and a condition imposed on the performance of an obligation. Failure to comply with the first condition results in the failure of a contract, while failure to comply with the second condition only gives the other party the option either to refuse to proceed with the sale or to waive the condition. Thus, Art. 1545 of the Civil Code states:
ART. 1545. Where the obligation of either party to a contract of sale is subject to any condition which is not performed, such party may refuse to proceed with the contract or he may waive performance of the condition. If the other party has promised that the condition should happen or be performed, such first mentioned party may also treat the nonperformance of the condition as a breach of warranty.
Where the ownership in the things has not passed, the buyer may treat the fulfillment by the seller of his obligation to deliver the same as described and as warranted expressly or by implication in the contract of sale as a condition of the obligation of the buyer to perform his promise to accept and pay for the thing. (Emphasis added)
In this case, there is already a perfected contract. The condition was imposed only on the
performance of the obligation. Hence,
petitioners have the right to choose whether to demand the return of P200,000.00
which they have paid as earnest money or to proceed with the sale. They have chosen to proceed with the sale and
private respondent cannot refuse to do so.
Indeed, private respondent is not the injured party. She cannot rescind the contract without violating the principle of mutuality of contracts, which prohibits allowing the validity and performance of contracts to be left to the will of one of the parties. 11 Thus in a case 12 on all fours with this case, this Court held:
Under the agreement, private respondent is obligated to evict the squatters on the property. The ejectment of the squatters is a condition the operative act of which sets into motion the period of compliance by petitioner of his own obligation, i.e., to pay the balance of the purchase price. Private respondents failure "to remove the squatters from the property" within the stipulated period gives petitioner the right to either refuse to proceed with the agreement or waive that condition in consonance with Article 1545 of the Civil Code. This option clearly belongs to petitioner and not to private respondent. [13
. . . .
In any case, private respondents action for rescission is not warranted. She is not the injured party. The right of resolution of a party to an obligation under Article 1191 of the Civil Code is predicated on a breach of faith by the other party that violates the reciprocity between them. It is private respondent who has failed in her obligation under the contract. 14cräläwvirtualibräry
The second question is whether private respondent is liable for damages to petitioners. The trial court correctly found private respondent guilty of breach of contract and awarding moral damages and attorneys fees to petitioners. The court held:
The failure of the plaintiff (Luna) to eject the squatters which is her "full responsibility" and "commitment" under the contract of sale, aggravated by her persistence in evading the obligation to deliver the property on the basis of her very own failure, the persistence culminating in the instant case for consignation, show not just a breach of contract but a breach in bad faith. . . .
The Court finds that the defendant may be awarded moral
damages in the amount they prayed for, which is P500,000.00 considering
that it was the same amount which the parties have determined as the cost of
the removal of the squatters. The clear
absence of merit of plaintiffs position, which at [the] bottom is an attempt
to profit from ones own breach, compels this court to award attorneys fees,
defendants having been unnecessary dragged into a litigation.
Indeed, the evidence shows that private respondent made little
more than token effort to seek the ejectment of squatters from the land,
revealing her real intention to be finding a way of getting out of her
contract. Her failure to eject the
squatters despite sufficient time and funds given to her by petitioners, her
offer to return the earnest money only a month after their meeting on January
17, 1989 in which she agreed to proceed with the sale in consideration of which
the purchase price was increased by almost P500,000.00 and her
consignation of the earnest money despite petitioners insistence that the sale
should go on even if she had failed to eject the squatters all these betray
private respondents failure to comply with her obligation. Private respondents lack of intention to
really comply with her obligation under the contract is underscored by her failure
to seek the assistance of courts in ejecting the squatters. It might be granted that, at first, she
thought going to the city engineers office was the expedient way of ejecting
the squatters. However, having seen the
futility of such recourse and having been given money, private respondent had
no excuse for filing the action below.
Her failure to make use of her resources and her insistence on
rescinding the sale shows quite clearly that she was indeed just looking for
away to get out of her contractual obligation by pointing to her own abject
failure to rid the land of squatters.
The Court of Appeals erred in holding that private respondent had made earnest efforts in discharging her obligation, relying for this purpose on the testimony of Domingo Tapay, Building Official of Quezon City. Edgardo C. Julian, Civil Engineer in charge of demolition in the Office of the Building Official of Quezon City, testified that though a request for demolition had been made by private respondent Luna, no demolition actually took place and that the attempt to do so was made only sometime in mid-1989. 15 This confirms the letter dated April 24, 1989 of the City Engineers Office of Quezon City to petitioner that as of that date there was no record in that office of any request for the ejectment of squatters from the land. 16cräläwvirtualibräry
The trial court awarded P500,000.00 to petitioners as
moral damages for suffering, delay and inconvenience they experienced as a
result of private respondents failure in bad faith to proceed under the
contract. This amount corresponds to the
price increase agreed to be paid to private respondent to facilitate the
ejectment of the squatters.
The award of moral damages is in accordance with Art. 2220 of the
Civil Code which provides that moral damages may be awarded in case of a breach
of contract where the defendant acted fraudulently or in bad faith. However, the amount awarded is in our opinion
excessive. To be sure the amount to be
awarded depends upon the discretion of the court based on the circumstances of
each case but, having regard for the purposes for awarding such damages, we
think that fixing the amount equivalent to the increase given to private
respondent would be contrary to the rule that moral damages are not intended to
enrich the complainant at the expense of the defendant
17
or to penalize the defendant.
18
Under the circumstance an award of P100,000.00
would be fair and reasonable.
This Court also agrees with the award of attorneys fees by the trial court. As found by the trial court, there was clear absence of merit in private respondents position thus unnecessarily forcing petitioners to litigate. Under Art. 2208(4)(5) of the Civil Code, attorneys fees may be recovered when the civil action or proceeding against the plaintiff is clearly unfounded and where defendant acted in gross and evident bad faith in refusing to satisfy the plaintiffs claim.
WHEREFORE,the decision of the Court of Appeals is
REVERSED and that of the Regional Trial Court is REINSTATED, with the MODIFICATION
that private respondent is ordered to pay the sum of P100,000.00 as
moral damages and P50,000.00 as attorneys fees to petitioners.
SO ORDERED.
Regalado (Chairman), Romero, Puno, and Torres, Jr., JJ., concur.
Endnotes:
1 Records, p. 5 Par. 5 was written on the left margin, while par. 6 was written on the right margin of the document and initialed by private respondent.
2 TSN, pp. 8-20, Nov. 17, 1989.
3 TSN, p. 24, Nov. 17, 1989.
4 TSN, pp. 7-9, March 8, 1990.
5 Id., p. 26.
6 TSN, pp. 7-8, Aug. 2, 1990.
7 TSN, pp. 19-20, Aug. 20, 1992.
8 Presided over by Judge Efren N. Ambrosio.
9 Penned by Justice Jesus M. Elbinias and concurred in by Justices Lourdes K. Tayao-Jaguros and Jose C. De la Rama.
10 Dalion v. Court of Appeals, 182 SCRA 872 (1990).
11 ART. 1191. "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."
4A. TOLENTINO, COMMENTARIES AND JURISPRUDENCE ON THE CIVIL CODE OF THE PHILIPPINES 410 (1991).
12 Romero v. Court of Appeals, 250 SCRA 223 (1995).
13 Id., at 234.
14 Id., at 235.
15 TSN, pp. 4-6. Aug. 6, 1992.
16 Records, p. 13.
17 Korean Airlines Co., Ltd. v. Court of Appeals, 234 SCRA 717, 724 (1994).