Villegas vs. Ca

VILLEGAS V.
CA, 499 SCRA 276 [2006]
FACTS
 Respondent-heirs told petitioner-lessees that they had decided to sell their interest in the
property. They asked if the petitioners would like to exercise their right of pre-emption as
lessees and were given 30 days to exercise their right. Silence would mean a waiver of the
right.
 Offer #1 by P: P asked for a 30-day extension to come up with their bid for the property. Their
first proposal was a bid price of P4M, 80% payment upon signing = P3.2M, and upon delivery
of the certificate of title to each one = 20% of the balance (P800K).
 The respondents requested petitioner-lessees to increase their bid for the property but the
latter failed to make another offer so the heirs had decided to sell to another buyer who offered
a higher price. Nevertheless, R informed the P that they would wait for a reply within 15 days
and that should the period lapse without any reply from petitioner-lessees, it would mean that
petitioner-lessees were no longer interested in buying the property.
 Asking price of R (counter-offer): When P requested for their asking price, respondents
indicated 5M.
 In a conference subsequently held, the parties failed to agree on the price and terms for the
sale of the property.
 Offer #2 by P: P’s wrote another stating that after waiting for R’s reply (for 68 days) but not
receiving any, they announced their willingness to pay the P5M asking price, excluding unpaid
taxes and documentary stamps shall be for the account of the sellers.
 R’s replied that as previously informed, some of the co-owners were no longer willing to sell.
Only a few who represent 75% of the property were still willing ; thus, the offer to sell the entire
property was no longer effective. They added that the P5M was meant to be the net price,
meaning the taxes should be for the account of the buyers.
 Counter-offer by R: The respondent-heirs who were still willing to sell collectively owned
75% of the property. Their asking price was P3.8M. P were given 2 week to respond. The
petitioners did not reply so the property was sold to a third party, Lita Sy. The other heirs sold
the remaining 25% portion of the property to "Villegas brothers".
 P filed an action against respondent-heirs and Spouses Sy for Annulment of Deed of
Sale/Title.
Note: The Spouses Sy filed a complaint for Specific Performance against the heirs of Atanacio
Villegas (apparently the Spouses redeemed the 25% portion from the latter).  not so
important to the issue
 P’s insist that there was already a perfected contract of sale when the R accepted the P5M
offer for the property and that the contract of sale between R and Lita Sy should be annulled
since it violated the right of first refusal of P.
 On the other hand, R maintain that the P5M offer already lapsed because petitioner-lessees
did not accept the offer within the period granted. Instead, petitioner-lessees opted for a
conference during which the parties failed to agree on the price. There was therefore no
perfected contract of sale because there was no meeting of minds between the parties.
ISSUES:
Whether the contract of sale between respondent-heirs and Lita Sy violated the right of first refusal
of petitioner-lessees
(second issue about redemption not relevant to contracts)
RULING:
A right of first refusal is a contractual grant, not of the sale of a property, but of the first priority to
buy the property in the event the owner sells the same. The exercise of the right of first refusal is
dependent not only on the owner’s eventual intention to sell the property but also on the final
decision of the owner as regards the terms of the sale including the price.
When a lease contains a right of first refusal, the lessor has the legal duty to the lessee not to sell
the leased property to anyone at any price until after the lessor has made an offer to sell the
property to the lessee and the lessee has failed to accept it. Only after the lessee has failed to
exercise his right of first priority could the lessor sell the property to other buyers under the same
terms and conditions offered to the lessee, or under terms and conditions more favorable to the
lessor.
The records show that the heirs of Dr. Lorenzo C. Reyes did recognize the right of first refusal of
petitioner-lessees over the property. This is clear from the letter dated 19 May 1988 informing
petitioner-lessees that the property they were leasing is for sale. There was an exchange of letters
between the R and P evidencing the offer and counter-offer of both parties.
There was no meeting of the minds between the parties. Where a time is stated in an offer for
its acceptance, the offer is terminated at the expiration of the time given for its acceptance. The
offer may also be terminated when the person to whom the offer is made either rejects the offer
outright or makes a counter-offer of his own.
The offer of P5,000,000 in the letter already lapsed when petitioner-lessees failed to accept it
within the period granted. The offer was superseded by the new offer of respondent-heirs during
the conference. However, it appears from the records that no settlement was reached between
the parties during their conference.
Petitioner-lessees admit that there was an ongoing negotiation for the sale of the
property. Precisely, theP5,000,000 price for the property indicated in the letter dated 3 August
1988 was superseded by the subsequent offer of respondent-heirs during the conference. Thus,
the letter dated 18 October 1988 of petitioner-lessees is merely another counter-offer for the
property in their continuing negotiation for the property. The latest offer of respondent-heirs was
contained in their letter dated 3 November 1988 wherein only the 75% undivided interest of the
property was for sale at P3,825,000. When petitioner-lessees opted not to respond to this offer,
respondent-heirs had the right to sell the property to other buyers.
Petitioner-lessees already exercised their right of first refusal when they refused to respond to the
latest offer of respondent-heirs, which amounted to a rejection of the offer. Upon petitioner-
lessees’ failure to respond to this latest offer of respondent-heirs, the latter could validly sell the
property to other buyers under the same terms and conditions offered to petitioner-lessees. Thus,
when respondent-heirs sold the property to Lita Sy, respondent-heirs did not violate the right of
first refusal of petitioner-lessees. Indeed, petitioner-lessees were given more than ample
opportunity to purchase the property

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VILLEGAS V.

CA, 499 SCRA 276 [2006]

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