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On Dec 1991, private respondent wrote petitioner informing The period of lease contracts is deemed to have been set for
her of the increase in the rent to P1,576.58 effective Jan 1992 the benefit of both parties. Renewal of contract may be had only
pursuant to Rent Control Law. Petitioner, however tendered checks upon mutual agreement. Since private respondents were not
for only P400 each, payable to Jose Tiangco. Private respondents amenable to a renewal, they cannot be compelled to execute a new
refused to accept the same. contract. It is the owner-lessor’s prerogative to terminate lease at its
expiration. The continuance, effectivity and fulfillment of a contract
On Aug1993, Petitioner filed with RTC of Manila a complaint
of lease cannot be made to depend exclusively upon the choice of the
for specific performance with prayer for consignation. She prayed
lessee, completely depriving the owner of any say in the matter.
that the respondents be ordered to accepts the rentals in accordance
with the lease contract and to respect the lease of 15 years, which
was renewable for another 10 yrs, at the rate of P200 per month.
ISSUE: W/N the parties agreed that the petitioner should have a
reasonable time to perform its part of the obligation
CENTRAL PHIL. UNIVERSITY vs. CA could not be considered as having failed to comply with its part of the
bargain. Thus, the appellate court rendered its decision reversing the
FACTS: In 1939, the late Don Ramon Lopez, Sr., executed a deed of appealed decision and remanding the case to the court of origin for
donation in favor of the latter of a parcel of land with the ff the determination of the time within which petitioner should comply
conditions: (1) that the land shall be utilized by the CPU exclusively with the first condition annotated in the certificate of title.
for the establishment and use of a medical college with all its
buildings as part of the curriculum; (2). The said college shall not sell, ISSUE: W/N there is a need to fix the period for compliance of the
transfer or convey to any third party nor in any way encumber said condition?
land; and (3) The said land shall be called "RAMON LOPEZ CAMPUS",
and the said college shall be under obligation to erect a cornerstone HELD: Under Art. 1197, when the obligation does not fix a period but
bearing that name. Any net income from the land or any of its parks from its nature & circumstance it can be inferred that the period was
shall be put in a fund to be known as the "RAMON LOPEZ CAMPUS intended, the court may fix the duration thereof because the
FUND" to be used for improvements of said campus and erection of fulfillment of the obligation itself cannot be demanded until after the
a building thereon. court has fixed the period for compliance therewith & such period has
arrived. However, this general rule cannot be applied in this case
On May 1989, private respondents, who are the heirs of Don Ramon considering the different set of circumstances existing more than a
Lopez, Sr., filed an action for annulment of donation, reconveyance reasonable period of 50 yrs has already been allowed to petitioner to
and damages against CPU alleging that since 1939 up to the time the avail of the opportunity to comply but unfortunately, it failed to do
action was filed the latter had not complied with the conditions of so. Hence, there is no need to fix a period when such procedure
the donation. would be a mere technicality & formality & would serve no purpose
than to delay or load to unnecessary and expensive multiplication of
In its answer petitioner alleged that the right of private respondents suits.
to file the action had prescribed; that it did not violate any of the
conditions in the deed of donation. Under Art. 1191, when one of the obligors cannot comply
with what is incumbent upon him, the obligee may seek rescission
On 31 May 1991, the trial court held that petitioner failed to comply before the court unless there is just cause authorizing the fixing of a
with the conditions of the donation and declared it null and void. The period. In the absence of any just cause for the court to determine
trial court directed petitioner to execute a deed of the reconveyance the period of compliance there is no more obstacle for the court to
of the property in favor of the heirs of the donor. decree recission.
The appellate court also found that while the first condition The petitioner has slept on its obligation for an unreasonable
mandated petitioner to utilize the donated property, the donor did length of time. It is only just to declare the subject donation already
not fix a period within which the condition must be fulfilled, hence, ineffective.
until a period was fixed for the fulfillment of the condition, petitioner
MILLARE vs HERNANDO ISSUE: W/N the court may order the renewal of Contract of Lease
for another 5 years
FACTS: A five-year contract was executed between petitioner as
lessor and respondent as lessee. Under the written agreement, the HELD: The court ruled that the court cannot order the renewal of the
lessor agreed to rent out to the lessee at a monthly rate of P350 the lease. Par. 13 of the contract can only mean that the lessor and lessee
“People’s Restaurant” a commercial establishment located at the may agree to renew the contract upon reaching their agreement on
corner of McKinley and Pratt Streets in Abra. the terms and conditions to be embodied in such renewal of contract.
Failure to reach agreement on the terms and conditions of the
According to the Co spouses, sometime during the last week renewal contract will of course prevent the contract from being
of May 1980, the lessor informed them that they could continue renewed at all.
leasing the property so long as they were amenable to paying
increased rentals of P1,200 a month. A counter-offer of P700 a month The lessor and lessee failed to reach agreement both on the
was made by the Co spouses. At this point, Millare allegedly stated amount of rental to be payable during the renewal term, and on the
that the amount of monthly rentals could be resolved at a later time term of the renewed contract.
since “the matter is simple among us”, which alleged remark was
supposedly taken by the spouses Co to mean that the Contract of The parties do not pretend that the continued occupancy of
Lease had been renewed, prompting them to continue occupying the the leased premises after 31 May 1980, the date of expiration of the
subject premises and to forego their search for a substitute place to contract, was with the acquiescence of the lessor. The implied new
rent. In contrast, the lessor flatly denied ever having considered, lease could not possibly have a period of five years, but rather would
much less offered, a renewal of the Contract of Lease. have been a month-to-month lease since the rentals (under the
original contract) were payable on a monthly basis. At the latest, an
On July 22 and 28, 1980, Millare sent demand letters implied new lease (had one arisen) would have expired as of the end
requesting them to vacate as she had no intention of renewing the of July 1980 in view of the written demands served by the petitioner
Contract of Lease, which had expired. The spouses Co signified their upon the private respondents to vacate the previously leased
intention to deposit the P700 monthly rental in court, in view of Mrs. premises.
Millare’s refusal to accept their counter-offer.
The respondent judge’s decision requiring renewal of lease
The spouses Co filed a complaint with the CFI of Abra, and has no basis in law or in fact.
Millare filed an ejectment case against the spouses Co.
HELD: The court ruled that the act of leaving blank the due date of the first
installment did not necessarily mean that the debtors were allowed to pay
as when they could. If this was the intention of the parties, they should have
indicated in the promissory note. However, it did not reflect any intention.
ISSUE: W/N one of the two solidary creditors sue by himself alone for the
recovery of amounts due to both of them without joining the other creditor
as a co-plaintiff?
HELD: The court ruled that it did not matter who as between them filed the
complaint because the private respondents were liable to either of the two
as a solidary creditor for the full amount of the debt. Full satisfaction of a
judgment obtained against them by Quiombing would discharge their
obligation to Biscocho, and vice versa; hence, it was not necessary for both
creditors Quiombing and Biscocho to file the complaint. Inclusion of
Biscocho as a co-plaintiff when Quiombing was competent to sue by himself
alone, would be a useless formality.
INCIONG JR. vs. CA property of the principal debtor has been exhausted, retains all the other
rights, actions and benefits which pertain to him by reason of the fiansa;
FACTS: Petitioner liability resulted from the Promissory note in the amount while a solidary co-debtor has no other rights than those bestowed upon
of 50K which he signed with Naybe and Pantanosas, holding themselves him.
jointly and severally liable to PBC. The note was due on May 5, 1983.
Because the promissory note involved in this case expressly states that the
Said due date expired without the promisors having paid their three signatories therein are jointly and severally liable, any one, some or all
obligaton. PBC sent telegrams demanding payments. PBS also sent by of them may be proceeded against for the entire obligation. The choice is
registered mal a final letter of demand to Naybe. Since obligors did not left to the solidary creditor (PBC) to determine against whom he will enforce
respond to the demands made, PBC filed a complaint for collection of the collection. Consequently, the dismissal of the case against Pontanosas may
sum against the three obligors.The lower court dismissed the case against not be deemed as having discharged Inciong from liability as well. As regards
Pantanosas and Naybe. Only the summons addressed to Inciong Jr. was Naybe, suffice it to say that the court never acquired jurisdiction over him.
made. Petitioner alleged that he was approached by his friend, who told him Inciong, therefore, may only have recourse against his co-makers, as
that he was a partner of Pio Tio, in the falacta logs operations business. provided by law.
Campos then persuaded him to act as a co-maker in a loan. He acceded with
the understanding that he would only be a co-maker for the loan of P5,000.
Petitioner alleged that 5 blank copies of note were brought to him, he
affixed his signature and indicated in one copy that he bound himself for
only 5k. Thus, it was by trickery, fraud, and misrepresentation that he was
made liable for 50k .
A guarantor who binds himself in solidum with the principal debtor does not
become a solidary co-debtor to all intents and purposes. There is a
difference between a solidary co-debtor and a fiador in solidum (surety).
The latter, outside of the liability he assumes to pay the debt before the