Torno Torno Law Office

OPEN TODAY!
Tuesday
April 28, 2026

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NOTARY PUBLIC located AT— MBP Plaza Building, 2nd Floor, Camachiles Corner, Mc Arthur Highway, Mabalacat City, Pampanga.

LANDMARK: Infront of SKYTECH building. 👍

OPEN TOMORROW!
Tuesday, April 28, 2026.
Notary starts at 10am onwards.
=))

OPEN TODAY.
MONDAY
APRIL 27, 2026

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NOTARY PUBLIC located AT— MBP Plaza Building, 2nd Floor, Camachiles Corner, Mc Arthur Highway, Mabalacat City, Pampanga.

LANDMARK: Infront of SKYTECH building. 👍

📃 "Deed of Conditional Sale" and "Contract to Sell": Both Have Conditions, But How Are They Different?

This can be confusing and some people use these two terms interchangeably — and even some real estate practitioners mix them up. But Philippine courts have repeatedly emphasized that they are 𝘯𝘰𝘵 the same.

The distinction affects one critical question: 𝘸𝘩𝘰 owns the property while the buyer is still paying?

Let's break it down.

📌 𝗪𝗛𝗔𝗧 𝗜𝗦 𝗔 𝗗𝗘𝗘𝗗 𝗢𝗙 𝗖𝗢𝗡𝗗𝗜𝗧𝗜𝗢𝗡𝗔𝗟 𝗦𝗔𝗟𝗘 (𝗗𝗖𝗦)?

A Deed of Conditional Sale is generally treated under Philippine law as a 𝘱𝘦𝘳𝘧𝘦𝘤𝘵𝘦𝘥 𝘤𝘰𝘯𝘵𝘳𝘢𝘤𝘵 𝘰𝘧 𝘴𝘢𝘭𝘦 subject to a 𝘳𝘦𝘴𝘰𝘭𝘶𝘵𝘰𝘳𝘺 𝘤𝘰𝘯𝘥𝘪𝘵𝘪𝘰𝘯. What does that mean in plain language?

It means the sale is considered 𝘢𝘭𝘳𝘦𝘢𝘥𝘺 𝘤𝘰𝘯𝘴𝘶𝘮𝘮𝘢𝘵𝘦𝘥 — ownership effectively passes to the buyer — but it can be 𝘶𝘯𝘥𝘰𝘯𝘦 if the buyer fails to fulfill the condition (usually full payment). Think of it like this: the buyer already has ownership, but that ownership can be "resolved" or cancelled if the condition is not met.

Because ownership has already passed, the seller who wants to take back the property must go through 𝘫𝘶𝘥𝘪𝘤𝘪𝘢𝘭 𝘰𝘳 𝘦𝘹𝘵𝘳𝘢𝘫𝘶𝘥𝘪𝘤𝘪𝘢𝘭 𝘳𝘦𝘴𝘤𝘪𝘴𝘴𝘪𝘰𝘯 — a formal legal process. The seller cannot simply walk away and say "deal's off."

📌 𝗪𝗛𝗔𝗧 𝗜𝗦 𝗔 𝗖𝗢𝗡𝗧𝗥𝗔𝗖𝗧 𝗧𝗢 𝗦𝗘𝗟𝗟 (𝗖𝗧𝗦)?

A Contract to Sell works very differently. Here, ownership is 𝘳𝘦𝘵𝘢𝘪𝘯𝘦𝘥 by the seller. It does not pass to the buyer at any point during the installment period. Full payment of the purchase price acts as a 𝘴𝘶𝘴𝘱𝘦𝘯𝘴𝘪𝘷𝘦 𝘤𝘰𝘯𝘥𝘪𝘵𝘪𝘰𝘯 — meaning the seller's obligation to transfer ownership only arises 𝘢𝘧𝘵𝘦𝘳 the buyer completes payment.

If the buyer defaults? The seller does 𝘯𝘰𝘵 need to rescind the contract. The obligation to sell simply never kicks in. The non-fulfillment of the condition is not even considered a breach — it just means no sale ever materialized.

The Supreme Court has affirmed this in multiple cases, holding that in a Contract to Sell, ownership is reserved by the seller and does not pass until full payment.

⚖️ 𝗪𝗛𝗬 𝗗𝗢𝗘𝗦 𝗧𝗛𝗜𝗦 𝗠𝗔𝗧𝗧𝗘𝗥?

Here's where it gets real:

𝟭. 𝗜𝗳 𝘁𝗵𝗲 𝗯𝘂𝘆𝗲𝗿 𝗱𝗲𝗳𝗮𝘂𝗹𝘁𝘀:
→ Under a DCS, the seller must go through rescission (court action or notarial act) to cancel the sale and recover the property.
→ Under a CTS, the seller's obligation to convey title simply never arises. No rescission needed.

𝟮. 𝗥𝗶𝘀𝗸 𝗼𝗳 𝗹𝗼𝘀𝘀:
→ Under a DCS, risk generally shifts to the buyer since ownership has effectively passed.
→ Under a CTS, the seller bears the risk because ownership remains with them.

𝟯. 𝗗𝗼𝘂𝗯𝗹𝗲 𝘀𝗮𝗹𝗲 𝗽𝗿𝗼𝘁𝗲𝗰𝘁𝗶𝗼𝗻 (𝗔𝗿𝘁𝗶𝗰𝗹𝗲 𝟭𝟱𝟰𝟰, 𝗖𝗶𝘃𝗶𝗹 𝗖𝗼𝗱𝗲):
→ This provision — which protects a buyer when the same property is sold to multiple people — applies to a DCS because it is a perfected sale.
→ It does 𝘯𝘰𝘵 apply to a CTS, because no sale has been perfected yet.

🔎 𝗧𝗛𝗘 𝗧𝗥𝗜𝗖𝗞𝗬 𝗣𝗔𝗥𝗧: 𝗖𝗢𝗨𝗥𝗧𝗦 𝗟𝗢𝗢𝗞 𝗕𝗘𝗬𝗢𝗡𝗗 𝗧𝗛𝗘 𝗧𝗜𝗧𝗟𝗘

Here's something critical: the Supreme Court has ruled that it doesn't matter what you 𝘤𝘢𝘭𝘭 the document. What matters is the 𝘪𝘯𝘵𝘦𝘯𝘵 of the parties and the 𝘢𝘤𝘵𝘶𝘢𝘭 𝘵𝘦𝘳𝘮𝘴 of the agreement.

In the case of Spouses Kaw vs. Heirs of Nodalo, the court ruled that a document labeled "Deed of Conditional Sale" was actually a Contract to Sell because the terms showed that ownership was not intended to pass until full payment. The label alone is not decisive.

So even if your contract says "Deed of Conditional Sale" on top, a court may still treat it as a Contract to Sell — and vice versa — depending on the actual substance.

🛡️ 𝗣𝗥𝗢𝗧𝗘𝗖𝗧𝗜𝗢𝗡 𝗙𝗢𝗥 𝗜𝗡𝗦𝗧𝗔𝗟𝗟𝗠𝗘𝗡𝗧 𝗕𝗨𝗬𝗘𝗥𝗦: 𝗠𝗔𝗖𝗘𝗗𝗔 𝗟𝗔𝗪 (𝗥𝗔 𝟲𝟱𝟱𝟮)

Regardless of whether your agreement is a DCS or a CTS, if you're buying residential real estate on installment, the Maceda Law (Republic Act No. 6552) may protect you. Key rights include:

→ If you've paid at least 2 years of installments and you default, you're entitled to a grace period of 1 month for every year of installments made.
→ If the contract is cancelled, you're entitled to a refund of at least 50% of total payments made.
→ If you've paid less than 2 years, you still get a 60-day grace period before cancellation, plus a 30-day notice requirement.

Note: The Maceda Law covers residential real estate only. It does not cover industrial lots, commercial buildings, or agricultural land.

📝 𝗤𝗨𝗜𝗖𝗞 𝗦𝗨𝗠𝗠𝗔𝗥𝗬

Deed of Conditional Sale:
→ Perfected sale, ownership passes to buyer
→ Subject to resolutory condition
→ Seller must rescind if buyer defaults
→ Article 1544 (double sale) applies

Contract to Sell:
→ Not yet a perfected sale, ownership stays with seller
→ Subject to suspensive condition (full payment)
→ No need to rescind if buyer defaults — obligation to sell simply never arises
→ Article 1544 does not apply

⚠️ Bottom line: Don't just sign. 𝘙𝘦𝘢𝘥 the terms. The title of your contract means less than what's actually written inside it. And if the stakes are high — lupa ang pinag-uusapan — best to consult a lawyer before you sign anything.

Follow Phil. Property Expert for more discussions like this.

Open tomorrow!
Monday
April 27, 2026
NOTARY available at 10am onwards.

Our office is closed every Sunday! God bless everyone.
🙏

Message us for appointment! 😃

NOTARY PUBLIC located AT— MBP Plaza Building, 2nd Floor, Camachiles Corner, Mc Arthur Highway, Mabalacat City, Pampanga.

LANDMARK: Infront of SKYTECH building. 👍

Q: Torni, I entered into a Contract to Sell involving the purchase of a real property (land). I am now paying the same via installments. Does this mean that I am now the owner of the land? When I make my full payment, can I use this Contract to Sell to transfer the title and tax declaration under my name?

Know your rights. Know the difference. 😁

⚖️

QUESTION NO. 690 - MAY BAYAD BA ANG PAG.FILE NG ISANG CRIMINAL CASE SA PROSECUTOR'S OFFICE?

Sa Pilipinas, karaniwang WALANG bayad ang pag-file ng criminal complaint sa Office of the City Prosecutor o Provincial Prosecutor’s Office.

Pero may ilang mahalagang detalye:

✅ Libre (karaniwan)
• Ang pagsampa ng reklamo (complaint-affidavit) para sa criminal case ay walang filing fee.
• Bahagi ito ng tungkulin ng gobyerno na mag-usig ng krimen sa ilalim ng Revised Penal Code at iba pang batas.

⚠️ Posibleng may gastos
Kahit libre ang filing, maaari kang gumastos sa mga sumusunod:
• Notaryo ng affidavit (kung ipapanotaryo)
• Pagkuha ng kopya ng dokumento (xerox, printing)
• Medical exam / police report (depende sa kaso)
• Abogado (kung kukuha ka ng pribadong counsel)

💡 Libre ring tulong legal
Kung wala kang kakayahang magbayad ng abogado, puwede kang humingi ng tulong sa:
• Public Attorney's Office (PAO) – nagbibigay ng libreng legal assistance sa qualified na indibidwal

🔎 Bottom line:

👉 Walang bayad ang pag-file ng criminal case sa prosecutor’s office, pero may mga kaugnay na gastusin depende sa sitwasyon.

Open today!
Friday
April 24, 2026
NOTARY available from 10am to 3pm.