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Republic of the Philippines
SUPREME COURT
Manila

EN BANC

G.R. No. L-9160             April 30, 1957

ADRIANO GOLEZ, plaintiff-appellee,
vs.
CARMELO S. CAMARA, defendant-appellant.

Hilado and Coruña, Jose P. Laurel, Marciano Almario for appellee.
Benedicto, Sumbingco and Associates for appellant.

CONCEPCION, J.:

On appeal from a decision of the Court of First Instance of Negros Occidental, dated October 6, 1950, in the case at bar, this Court rendered, on October 3, 1953, a decision (G.R. No. L-446O) the dispositive part of which reads as follows:

WHEREFORE, it being understood that the appellant is indebted to the appellee upon account of the repurchase price of the land in question only in the sums of P1,956.00, with twelve percent compound interest from January, 1932, and P296.18 with compound interest of twelve percent from January 24, 1945, which indebtedness should first be settled by the appellant before he is entitled to a conveyance of the land in question, the appealed judgment is in all other respects affirmed, except further that the 90-day period fixed therein shall be computed from the date this decision becomes final. So ordered without costs. (Record on Appeal, pp. 30-31.)

When the records of the case were returned to the court of origin, or on March 26, 1954, plaintiff Adriano Golez deposited the sum of P25,386,33 (P386.33 in cash and P25,00 in P.N.B. Manager's check No. 444021) with said court and prayed that defendant Carmelo S. Camara be ordered to make the conveyance directed in our aforementioned decision. Presently, an issue arose on whether Camara should convey to Golez seven (7) parcels of land, as claimed by the former, or twenty-four (24) lots, as urged by the latter. Thereafter, Camara assailed the validity of said deposit, upon the ground that it had been made in check. The lower court upheld the legality of the deposit, but, it sustained Camara's pretense, as regards the number of lots he should assign to Golez. After several motions for reconsideration filed by the latter, which were, at first, denied, the court by an order dated March 1, 1955, eventually accepted plaintiff's contention, to the effect he is entitled to a deed of conveyance of said twenty four (24) lots. Hence the present appeal taken by defendant Camara.

The first question for determination is the effect of the judicial consignation aforementioned, which Camara challenges as ineffective, because it, or most of it (P25,000) had not been made in cash. Article 1249 of the Civil Code of the Philippines, on which Camara relies in support of his aforesaid pretense, provides:

The payment of debts in money shall be made in the currency stipulated and if it is not possible to deliver such currency, then in the currency which is legal tender in the Philippines.

The delivery of promissory notes payable to order, or bills of exchange or other mercantile documents shall produce the effect of payment only when they have been cashed, or when through the fault of the creditor they have been impaired.

In the meantime, the action derived from the original obligation shall be held in abeyance.

It will be noted, however, that even the delivery of bills of exchange and hence, of checks, shall — pursuant to the second paragraph of said Article 1249 — "produce the effect of payment . . . when they have been cashed". In the case at bar, the manager's check deposited by Golez had, in fact, been cashed, for, upon its receipt, the clerk of court indorsed the check to the Provincial Treasurer of Negros Occidental, who deposited it with the Philippine National Bank, and the latter honored the check and placed the amount thereof (P25,000 or P25,396.33) to the credit of the Provincial Treasurer. The effect of these facts, in contemplation of law, was the same as if the aforementioned amount had been deposited, in cash, with the clerk of court, for, thereafter, said sum became available to him in cash.

Besides, Camara had, in effect, accepted said deposit as good, not only by not objecting thereto or questioning it from March 26, 1954, to December 11, 1954, but, also by praying in a motion dated October 16, 1954, that he be allowed to withdraw the amount of said deposit, despite the fact that plaintiff's motion of April 6, 1954 — copy of which had been duly served on defendant's counsel — explicitly stated that the deposit had been made in a manager's check. Although, in a subsequent motion dated December 11, 1954, Camara prayed, among other things, that his aforesaid motion of October 16, 1954 be deemed withdrawn, because no cash deposit had been made, it is apparent that this move was prompted, not by any objection to said manager's check, he being aware of it long before he filed said motion dated October 16, 1954, but by the fact that, in an opposition filed by the plaintiff on October 23, 1954, he asserted that defendant should convey to him, not seven (7) lots, but twenty-four (24) lots.

At any rate, said Article 1249 deals with a mode of extinction of debts and Golez is not indebted to Camara. The former merely had, under our decision of October 3, 1953, a right to demand the conveyance of the property in dispute, provided he paid the sum stated in said decision to the later. In other words, Golez had, for all intents and purposes, an option — valid for the period set forth in said decision — to acquire, for the amount fixed therein, the property in dispute. He had no obligation to pay said amount, if he did not care to get said property. In fact, Camara does not regard Golez bound to make said payment. What is more, the former does not want the latter to make it, and holds that he (Golez) cannot now legally make it, even if he (Golez) should wish to do so.

Perhaps the nature of the judicial relation between Golez and Camara could be visualized with greater precision, if we remembered that said relation is essentially and objectively an outgrowth of the fact that Golez is the ultimate beneficiary of the right of redemption of Isidoro Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson, except that this right has been broadened, in point of time for its exercise, as well as with respect to the properties subject thereto, as held in the order appealed from and hereinafter demonstrated. Surely, there is no legal obligation to exercise the right of redemption (Cordero vs. Siosoco, 43 Off. Gaz., 4664; Rosales vs. Reyes y Ordoveza, 25 Phil., 495).

In connection with said option or right of redemption, no judicial consignation is, however, necessary. A bona fide tender of payment suffices. Such tender was validly and effectively made when, on March 26, 1954, Golez made the deposit aforementioned and prayed that Camara be ordered to make the conveyance in question. (Paez vs. Magno, 83 Phil., 403, 46 Off. Gaz., 5425, 5427; Javellana vs. Mirasol, 40 Phil., 761.)

In short, Article 1249 of the Civil Code of the Philippines is inapplicable to Golez, for he is not indebted to Camara (Salvante vs. De la Cruz 88 Phil., 236; Del Rosario vs. Sandico, 85 Phil., 170, 47 Off. Gaz., 2886; Arzaga vs. Rumbaboa, et al., 91 Phil., 4999.) But even if he were, the judicial deposit made by Golez would be valid and effective, not only because Camara had already accepted it (Gutierrez vs. Carpio, 53 Phil., 334), but, also, because the manager's check in question has been cashed.

The next issue is: What lots must be conveyed by Camara to Golez? In order to settle this question, a brief review of the background of this case is necessary.

It appears that two (2) haciendas known as Aurelia and Buenavista, both situated in the Municipality of Isabela, province of Negros Occidental, belonged to Adriano Golez, Jose Locsin, Augusto Locsin, Isidro Jiminez, Filomena Jimenez, Aurelia Jimenez, and Vicente Jimenez Yanson, as co-owners thereof. Prior to December, 1930, judgment was rendered in Civil Case NO. 4912 of the Court of First Instance of Negros Occidental, entitled "Philippine National Bank vs. Vicente Jimenez Yanson, Isidro Jimenez and Aurelia Jimenez," sentencing the defendants therein to pay a sum of money to said Bank. In order to satisfy this judgment, the Provincial Sheriff of said province sold at public auction the interest of said defendants in the aforementioned haciendas, which interest was purchased by the Bank, subject to the usual right of redemption of the judgment debtors. Not being, apparently, in a financial condition to pay the redemption price and, at the same time, being unwilling to give up their interest in the haciendas, said judgment debtors sought the assistance of Golez, who, seemingly, did not have, as yet, the means necessary therefore. Said judgment debtors and Golez, accordingly, contacted Camara, and these three (3) parties, in turn, entered into a negotiations with the Bank. As a consequence of said negotiations, two (2) deeds were executed, namely:

a. The first, notarized on December 29, 1931, was a "compromiso de venta," executed by the Philippine National Bank, Carmelo S. Camara and Isidoro Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson, whereby the Bank promised to sell to Camara, its interest, not only in the seven (7) lots, constituting the Haciendas Aurelia and Buenavista, but, also in seventeen (17) lots, specifically described in said instrument, situated in the Municipalities of Isabela, La Carlota and Bago, Negros Occidental. The agreed price was P55,160.00, payable as follows: P5,516, on or before March 31, 1932, and the balance, of P49,644, by an annual delivery of 1,000 piculs of centrifugal sugar, the proceeds of the sale of which shall be applied to the satisfaction first, of the stipulated interests, and then of said price, beginning from the crop year 1932-1933. Likewise, Isidro Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson, assigned, sold and conveyed to Camara the right to redeem their respective interests in said haciendas from the Bank.

b. The second was a deed, dated December 31, 1931, and entitled "Escritura de Arrendamiento." It was executed by three (3) parties, viz: Vicente Jimenez Yanson, as attorney-in-fact for Adriano Golez, and Jose J. Locsin and Augusto Locsin, as lessors, and parties of the first part; Carmelo S. Camara and Antero Mijares as lessees, and parties of the second part; and Isidoro Jimenez, Filomena Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson (this time in his own behalf), as parties of the third part. The stipulations in said instrument are prefaced with several whereas, pertinent parts of which read:

Por CUANTO consta otorgada y estipulada en escritura de compromiso de venta concluida por el Banco Nacional Filipino como vendedor y el Sr. Carmelo. de la SEGUNDA PARTE de este contrato, comprador, escritura en la cual dio su conformidad la TERCER PARTE de este contrato, . . . que dicho Banco Nacional Filipino se compromente y se obliga a vender y a traspasar . . . ciertos y determinados terrenos de la propiedad de dicho Banco Nacional Filipino . . . .

Por Cuanto en dicho compromiso de venta arriba dicho el Sr. Carmelo S. Camara, ... adquire derecho sobre parte solamente de los menciados terrenos, sucendiendole al Banco Naciocanal Filipino segun solamente los derechos de este, . . . y en virtud que dicha parte objeto del compromiso de venta del Banco Nacional Filipino a favor del susodicho Sr. Carmelo S. Camara de la segunda parte, de este contrato, de los citados terrenos es como sigue:

Lotes	Cadastro	Extension	Participacion
1. No. 552	Isabela	277,088 sq. m.	8/10
2. No. 559	Isabela	1,237,756 sq. m.	8/10
3. No. 597-A	Isabela	376,151 sq. m.	8/10
4. No. 914	La Carlota	155,352 sq. m.	Total
5. No. 915	La Carlota	134,511 sq. m.	Total
6. No. 916	La Carlota	11,162 sq. m.	Total
7. No. 999	La Carlota	165,521 sq. m.	Total
8. No. 1138	La Carlota	492,791 sq. m.	Total
9. No. 920	La Carlota	277,861 sq. m.	Total
10. No. 1001	La Carlota	40,156 sq. m.	Total
11. No. 904	La Carlota	143,960 sq. m.	Total
12. No. 903	La Carlota	148,638 sq. m.	Total
13. No. 902	La Carlota	63,213 sq. m.	Total
14. No. 1000	La Carlota	17,905 sq. m.	Total
15. No. 913	La Carlota	151,546 sq. m.	Total
16. No. 1377	Isabela	732,856 sq. m.	1/10
17. No. 547	Isabela	156,888 sq. m.	3/10
18. No. 443	Isabela	1,429 sq. m.	8/10
19. No. 1208	Isabela	352 sq. m.	3/10
20. No. 1209	Isabela	1,483 sq. m.	3/10
21. No. 511	Isabela	1,800 sq. m.	8/10
22. No. 219	Isabela	140,432 sq. m.	8/10
23. No. 1215	Isabela	141,432 sq. m.	Total
24. No. 2245	Bago	301 sq. m.	Total

POR CUANTO ha sido convenido, concluido y estipulado entre todas las partes de este contrato, . . . en virtud del referido compromiso de venta arriba descrito . . . que los derechos de recompra de los Sres. Isidoro Jimenez, Vicente Jimenez Yanson, Filomena Jimenez y Aurelia Jimenez de la participacion o, participaciones los mismos sobre los susodichos terrenos que son de la propiedad en parte ahora deI Banco Nacional Filipino, sean renunciados a favor del Sr. Adriano Clolez, . . . con la conformidad y consentimiento de los Sres. Jose Locsin y Augusto J. Locsin, pero con mediacion de la compra establecida en el repetido compromiso de venta por el Sr. Carmelo S. Camara, . . . y que ello de dicho modo se verifique y se lleve a efecto por y para dicho Sr. Adriano Golez solamente, o en consideracion y a favor del mismo; y

Por Cuanto entre los supradichos terrenos objecto de la citada escritura con el Banco Nacional Filipino . . . estan los lotes Nos. 547, 1208, 1209 y 1377, de la medicion cadastral de Isabela, que constituyen la hacienda azucarera denominada hacienda buenavista, . . ." y los lotes Nos. 443, 511 y 597, de la misma medicion cadastral de Isabela, que constituyen la hacienda azucarera denominada hacienda aurelia, (Record on Appeal, pp. 106-110.)

Then the instrument goes on to say that, in consideration of the facts thus stated and of the mutual advantages that the parties expected to drive therefrom and from the lease agreement set forth in said document, the party of the first part thereby leased their respective shares in Haciendas Aurelia and Buenavista to the party of the second part, for a period of eight (8) years, beginning for the crop-year 1932-1933, extendible for two (2) years, subject to the terms and conditions therein stated, among which are the following:

7.a Que como condicion sine-qua-non de que este contrto en toda su fuerza y vigor, . . . la SEGUNDA PARTE, pagara . . . al Banco Nacional Filipino en o antes del mes de Marzo de 1932 la cantidad de cinco mil quinientos diez y seis, moneda filipina, como primer pago a cuenta de la compra estipulada por el Sr. Carmelo S. Camara, . . . de los terrenos tales como se describen al comienzo de esta presente escritura, y que se hallan mas detalladamente descritas en la escritura de compromiso de venta de dicho senor con el Banco Nacional Filipino como al principio de este mismo entrato se hace constar, para adquirir la propiedad de los que no lo son del Sr. Adriano Golez, de la primera parte de este contrato, como en este misma escritura al comienzo igualmente se hace constar; y que una vez hecho el pago de la cantidad dicha al citado Banco Nacional Filipino dichas propiedades cubiertas por dicho escritura de compromiso de venta con al precitado Banco Nacional Filipino, estaran todas entregadas y en posesion del mismo Sr. Adriano Golez, . . . (Emphasis ours.)

9.a Que los alquileres de las fincas o haciendas, Buenavista y Aurelia aqui objeto de este arrendamiento, seran pagados por la Segunda Parte, a razon de mil picos (1,000 pp.) de azucar centrifugado cada ano de las dos primera zafras correspondientes a los años agricolas a 1932-1933 y 1933-1934 de este arrendamiento, y cada año sucesivo despues durante el tiempo de este contrato . . . .

10.a Que la forma de pago de dichos alquileres provisto en la condicion o clausula 9.a de este contrato, . . . sera de conformidad con los mismos plazos, tiempo y condiciones todos convenidos con el Banco Nacional Filipino por el Sr. Carmelo S. Camara, . . . . en eI compromiso de venta de que se hace meneion repetidas veces en esta escritura, . . . que dicho pago de parte del Sr. Carmelo S. Camara, . . . del precio estipulado de la venta concluida en virtud del compromiso de venta otorgado por dicho Sr. Carmelo S. Camara con el Banco Nacional Filipino . . . es el mismo pago de los alquileres debidos y por deber, que veneran y seran pagaderos por la SEGUNDA PARTE para todos los efectos, fines legales y contractuales de este contrato, y para la recompra de las fincas segun aqui se conviene estiptula y otorga en esta escritura por y para el Sr. Adriano Golez, . . . y que dicha SEGUNDA PARTE de este contrato se compromete y se obliga a hacer y verificar el expresado pago y todos los pagos debidos al Banco Nacional Filipino, exactamente, como en el mismo compromiso de venta se express el Banco Nacional Filipino en cumplimiento de dicho compromiso de venta, para cumplir y obtener la compra definitiva de las propiedades objeto del repetido compromiso de venta, por y para el Sr. Adriano Golez, en y durante todo el tiempo de la vigencia de este contrato. Entendiendose sin embargo, que CIENTO VEINTE PICOS (120 pp.) de AZUCAR CENTRIFUGADO de los dos CIENTOS PICOS (200 pp.) de Azucar Centrifugado que se pagare con arreglo a esta clausula y todas las condiciones de este contrato, anualmente por alquileres por la SEGUNDA PARTE a favor de la PRIMERA PARTE, corresponderan y seraii entregados y pagados en cualquier año y en todos los años en que tales alquileres segun la condirion o clausula 9.a de este contrato fuesen del 1,200 pp. anuales, a los Sres. Jose J. Locsin y Augusto J. Locsin, de la primera parte de este contrato, no obstante cualquier otra provision en contrario.

11.a Que la cantidad de CINCO MIL QUINIENTOS DIEZ Y SEIS (P5,516,00,) moneda filipina, que hubiere pagado con arreglo a la condicion o clausula 7.a de este contrato al Banco Nacional Filipino la SEGUNDA PARTE, de este contrato, seri obligacion y deuda del Sr. Adriano Golez, de la PRIMERA PARTE del presente, personalmente, a favor del Sr. Carmelo S. Camara, de la SEGUNDA PARTE de este mismo contrato, que devengara para dicho acreedor un interes anual de doce por ciento (120%) a liquidar anualimente desde que al mismo Banco Nacional Filipino sea pagada (dicha suma de P5,516.00) y, que del mismo modo, sera una deuda y obligacion del mismo Sr. Adriano Golez a favor del Sr. Carmelo S. Camara toda otra cantidad remanente y balance no cubierto despues por la aplicacion a los ingresos de los mil picos (1,000 pp.) y de los OCHENTA PICOS (80 pp.) de AZUCAR CETRIFUGADO anuales provistos bajo la condicion 9.a en relacion con la de 10.a de este contrato, tambien con intereses que correspondeiran bajo el mismo tipo de doce por ciento (12%) anual, y todo ellomientras la deuda no fuese enteramente pagada, o totalmente saldada por el Sr. Adriano Golez a favor del Sr. Carmelo S. Camaran.

14.a Que una vez terminado el arrendamiento con arreglo a los terminos y condiciones de este contrato, con su proroga de los dos anos que estipula la condicion 13.a en su caso, independinte de cualquiera obligacion que aun resultare remanente del Sr. Adriano Golez bajo las estipulaciones aqui en este contrato puestas, la SEGUNDA PARTE tendra, los terrenos y propiedades todas cubiertas por el compromiso de venta del Banco Nacional Filipino, de que se hace mencion repetidas veces en esta escritura, completamente liberadas de deuda y obligacion para con dicho Banco; y tan pronto entonces como fuere factible sus titulos de propiedad seran por dicha SEGUNDA PARTE transferidos, saneados, exentos y libres de toda carga y gravamen al susodicho Sr.Adriano Golez en lo que corresponde al mismo, segon los derechos adquiridos del Banco Nacional Filipino, y todo lo cual sera corao obligacion de dicha SEGUNDA PARTE; y, entonces la PRIMERA PARTE, y el Sr. Adriano Golez en particular, convendra con dicha SEGUNDA PARTE la forma de pago de cualquiera obligacion remanente que a la sazon hubeire proveniente de la transaccion que en virtud de este contrato y sus estipulaciones de lugar a la adquisicion de dichas propiedades para el mencionado Sr. Adriano Golez la cual transaccion por la presente repetidamente se hace constar forma parte integrante y es condicion esencial de este contrato de arrendamiento siendo la consideracion bajo la cual el mismo se cede y se estipula con la Segunda Parte. Entendiendose que entonces, cuando esto se hiciera los gastos de propiedad seran por cuenta de la Primera Parte. (Emphasis ours.)

15.a Que el presente contrato se otorga por ambas partes Primera Parte y Segunda Parte, y en todas sus estipulaciones se conforma y a las mismas da su consentimiento expreso la Tercera Parte, para tener efecto y ser obligatorio en todas sus partes y para todos los respectos, despues de las mismas partes, sobre las mismas propiedades, para los herederos, sucesores causahabientes, cesionarios, administradores, albaceas y ejecutores testamentarios de todas las mismas partes aqui otorgantes, en todas y en cada una de sus estipulaciones, condiciones y terminos aqui pactados y estipulados.

It should be noted, at this juncture, that although said escritura de arrendamiento" names Carmelo S. Camara and Antero Mijares Jr. as lessees, Camara is, and has been, considered as the only lessee under said agreement. The record suggests no explanation therefor and none has been offered by the parties. But, since all of them are seemingly aggregated on the status of Camara as the sole lessee, under said "escritura, de arrendamiento," we will regard him as such for the purpose of this decision.

Pursuant to the provisions of said two (2) contracts, Camara paid P5,516 to the Philippine National Bank in March, 1932, and delivered to said Bank, 1,000 piculs of sugar, each year thereafter, up to the outbreak of the war in the Pacific. In January, 1945, while Negros Occidental was still under Japanese occupation, Camara paid the Bank P35,541.18 in Japanese military notes, balance of the price stipulated in the aforementioned "Compromiso de venta", after deducting the partial payments thus made by Camara. Thereafter, Golez and Camara failed to agree on the amount to be paid by the former in order that the latter could be required to make the conveyance stipulated in the contract of lease. The main point of disagreement was then the amount which would be subject to the payment of interests, compounded annually. Camara claimed that said interests were due on any and all sums paid by him to the Bank, including the value of the centrifugal sugar delivered to the latter by the former whereas Golez contended that interests were chargeable only on the initial cash payment of P5,516, and on such other sums as he may have paid to the Bank, in excess of the price of said centrifugal sugar. Such disagreement led to the institution of the present case, which culminated in a decision of the Court of First Instance of Negros Occidental — dated October 6, 1950, and mentioned at the beginning of this decision — favoring Camara's pretense, but, which, on appeal, was modified in our aforementioned decision of October 3, 1953, which adopted the theory of Golez. The pertinent of said decision of this Court reads:

There is now no question as to the right of the appellant to redeem the properties in question from the appellee, the latter not having appealed, and the only point that arises refers to the amount which the appellant has to pay. From the foregoing observations we are inclined to hold that the appellant should pay to the appellee the sum of P5,516, less P3,560 already paid on said item, or P1,956 with 12 per cent interest compounded annually from January, 1932 (it being admitted under appellant's evidence — transcript, pp. 37-38 — that the sum of P3,560 was paid at the commencement of the lease contract executed on December 31, 1931),plus the sum of P35,541.38. The latter amount, which was paid by the appellee on January 24, 1945, in Japanese military notes must be reduced to actual Philippine Currency under the Ballantyne Scale, since said disbursement could have been rapid in the same currency by the appellant during the Japanese occupation. After being so reduced, it shall also bear compound interest of twelve per cent per annum from January 24, 1945.

It is clear from the foregoing facts that Camara is bound to convey to Golez, not only the interest of Isidro Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson in the seven (7) lots constituting the Haciendas Aurelia and Buenavista, but, also, the other seventeen (17)lots described in the "'promise to sell" and in the, contract of lease" above-mentioned.

It is true that the sale at public auction of the share of Isidoro Jimenez, Aurelia Jimenez and Vicente Jimenez Yanson, in said haciendas, was the factor responsible for the intervention of Camara in the contracts already adverted to. This fact, and the circumstances that the property leased to Camara were said haciendas, explain the emphasis given thereto in the pleadings and in the former decision of the Court of First Instance and of this Court. Again, the issues then submitted for determination revolved on the amount to be paid by Golez to Camara, which hinged primarily on the interpretation of said "escritura de arrendamiento" thus focusing attention on said contract of lease and on the property leased — Haciendas Aurelia and Buenavista.

However, neither said "compromiso de venta", nor the aforementioned "escritura de arrendamiento," was limited to a promise to sell or to a contract of lease. The former involved, also, a cession of the right of redemption, which, although ostensibly made (in the promise to sell) in favor of Camara, turns out, in the language of the contract of lease — which was part of one whole scheme agreed upon by the parties — to be "por y para el Sr. Adriano Golez". The latter (contract of lease) contained, also, a promise to assign or sell in favor of Golez. In any event, said "compromiso de venta" expressly referred, not only to said haciendas, but also, to the seventeen (17) other lots therein describe. Similarly, the aforementioned "escritura de arrendamiento," explicitly states that one of the considerations therefor is said "compromiso de venta" of twenty-four (24) lots, the identification number of, and the location, area, and the interest held in each of which are specified therein. Said deed of lease, moreover, stipulates clearly that "una vez hecho el pago de la cantidad dicha al citado Banco Nacional Filipino, dischas propiedades cubiertas por dicha escritura de compromiso de venta . . . estaran todas entergados y en posesion del . . . Sr. Adriano Golez." In the light of the foregoing, and considering that the decision of this Court of October 3, 1953, and that of the former decision of the lower court, fixing the amount to be paid by Golez, obviously regarded that payment thereof is a condition precedent to, or the consideration for the conveyance undertaken to be made by Camara, there is no doubt in our mind that the phrase "land in question" used in the dispositive part of our aforementioned decision, referred to the twenty-four (24) lots to Golez.

Wherefore, the order appealed from is hereby affirmed with costs against the appellant, Carmelo S. Camara. It is so ordered.

Bengzon, Montemayor, Reyes, A., Bautista Angelo, Labrador, Endencia and Felix, JJ., concur.

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