G.R. No.

L-20435 October 23, 1923

LUIS ASIAIN, plainti-appellant,
!".
#$N%A&IN %ALAN'ONI, (een(ant-appellee.
Arroyo and Gurrea for appellant.
Francisco Soriano for appellee.

&AL)OL&, J.:
L*i" A"iain, t+e plainti-appellant in t+i" ca"e, i" t+e o,ner o t+e hacienda -no,n a" .&aria. "it*ate( in t+e
/*nicipalit0 o La )arlota, 1ro!ince o Occi(ental Ne2ro", containin2 abo*t 103 +ectare". #en4a/in %alan(oni,
t+e (een(ant-appellee, i" t+e o,ner o anot+er hacienda a(4oinin2 o A"iain.
A"iain an( %alan(oni +appenin2 to /eet no one o t+e (a0" o &a0, 1920, A"iain "ai( to %alan(oni t+at +e ,a"
,illin2 to "ell a portion o +i" hacienda or t+e "*/ o 155,000. 5it+ a ,a!e o +i" +an(, A"iain in(icate( t+e
tract o lan( in 6*e"tion, air/in2 t+at it containe( bet,een 25 an( 30 +ectare", an( t+at t+e crop o "*2ar cane
t+en plante( ,o*l( pro(*ce not le"" t+an 2,000 pic*l" o "*2ar. #*t %alan(oni, re/ainin2 (o*bt*l a" to t+e
e7tent o t+e lan( an( a" to t+e a/o*nt o crop on it, A"iain ,rote %alan(oni t+e letter ,+ic+ ollo,"8
9'A. &ARIA May, 26, 1920.
&R. #$N%A&IN %ALAN'ONI.
'$AR #$N%A&IN8 I a/ in receipt o 0o*r letter an( ,it+ re2ar( to 0o*r "tate/ent t+at parcel (oe" not contain
21 +ectare" I (o not belie!e. I bet an0t+in2 t+at part onl0 ,+ic+ i" plante( ,it+ cane contain" /ore t+an 20
+ectare", I bet 2 a2ain"t 1.
I 0o* a2ree, I ,o*l( be t+at 0o* pa0 onl0 one-+al. I a/ not a "*r!e0or, b*t t+e"e (a0" I +a( t+e plea"*re to
"*r!e0 t+e lan( an( I -no, /ore or le"" it" area. 1aph!l.net
9ere ,e are not to (ecei!e eac+ ot+er. I 0o* li-e t+at parcel an( i 0o* ,ant to b*0 it I ,ill 2i!e 0o* 2oo(
propo"ition". I (on:t -no, ,+ere an( +o, t+e0 learne( t+at I ,a" "ellin2 t+e hacienda an( t+e0 /a(e /e a 2oo(
oer, b*t a" ,e (o not ,ant to part b*t ,it+ t+at parcel, +ence /0 propo"ition" are t+e ollo,in2, in !ie, o t+e
ti/e t+at +a" elap"e( an( t+e pro2re"" o t+e cane.
I a""*re ;ase"uro< t+at t+ere are 2,000 pic*l" an( "ell on t+at ba"i", pro!i(e( t+at t+e cane i" /ille( in (*e ti/e.
In ca"e t+e "*2ar (oe" not a/o*nt to 2,000 pic*l", I ,ill pa0 in "*2ar all "*c+ a/o*nt a" ,ill be nece""ar0 to
co/plete t+e 2,000, b*t i ater /illin2 t+e cane, a" I "a0, t+ere i" an e7ce"" o!er 2,000 pic*l", all t+e e7ce""
"+all be /ine. So t+at i 0o* li-e, I /a-e t+e "ale or t+e "a/e price t+at ,e tal-e( abo*t an( t+e "a/e
con(ition", not a (i/e /ore or le"".
Since 0o* let it (i( rain, "o t+e .aloci/an. ;1+ilippine +erb< o G*i/ib /*"t (ie on t+e iel(, ,+et+er o
t+e hacienda or o t+e .la2atio.. =o* +a!e a contract or a l*/p "*/. No, t+e0 +a!e be2*n to plo, t+e ol(
plantation" ,it+in t+e bo*n(ar0 "o/e (a0" a2o an( 0o* /a0 re"t an( t+ro, one ;*nintelli2ible<, an",er 0e" or
no, "o t+at I /a0 (eci(e.
=o*r rien( LUIS ASIAIN
So/eti/e later, in %*l0 o t+e "a/e 0ear, A"iain an( %alan(oni +a!in2 /et at Iloilo, t+e0 prepare( an( "i2ne( t+e
/e/oran(*/-a2ree/ent ,+ic+ ollo,"8
1*rc+a"e o lan( o &r. L*i" A"iain an( +i" ,ie &aria )a(ena", b0 #. %alan(oni, containin2 25 +ectare" /ore
or le"" o lan( bo*n(e( b0 propert0 o t+e p*rc+a"er, ,it+ it" corre"pon(in2 crop, e"ti/ate( at 2,000 pic*l", t+e
total !al*e o ,+ic+ i" 55 t+o*"an(. >+e price i" to be pai( b0 pa0in2 30 t+o*"an( at t+e "i2nin2 o t+e
(oc*/ent, an( 25 t+o*"an( ,it+in one 0ear, ,it+ intere"t at t+e rate o 10 per cent.
&r. A"iain i" *n(er obli2ation to ta-e care o all t+e plantation *ntil t+e plantin2 i" ini"+e( an( in ca"e t+e crop
e7cee(" 2,000 pic*l", all t+e e7ce"" ,ill belon2 to &r. A"iain.
>+e a(4acent lan(o,ner on t+e nort+ an( t+e ,e"t i" t+e !en(or +i/"el, on t+e ea"t, #. %alan(oni, an( on t+e
"o*t+, #. %alan(oni an( t+e ,i(o, o Ab(on ?errer.
>+e p*rc+a"er i" *n(er obli2ation to an",er or all t+e ri2+t" an( obli2ation" o t+e lan( ,it+ t+e central o
Inc+a*"ti.
Ater t+e plantin2 o t+e cane i" co/pletel0 ini"+e(, &r. A"iain "+all !acate t+e parcel "ol( to t+e p*rc+a"er.
>+e e7pen"e" or ta-in2 care o "ai( plantation *ntil t+e plantin2 i" co/pletel0 ini"+e( ,ill be or t+e acco*nt
o t+e !en(or &r. A"iain.
;S2(.< .LUIS ASIAIN
.#$N%A&IN %ALAN'ONI.
'*rin2 all o t+e perio( o ne2otiation", %alan(oni re/aine( a (o*btin2 >+o/a" an( ,a" contin*all0 "*22e"tin2
t+at, in +i" opinion, t+e a/o*nt o t+e lan( an( o t+e crop ,a" o!ere"ti/ate(. A"iain on +i" part al,a0" 2a!e
a""*rance" in conor/it0 ,it+ t+e letter ,+ic+ +e +a( ,ritten inten(e( to con!ince %alan(oni t+at t+e latter ,a"
in error in +i" opinion. A" a re"*lt, t+e partie" e7ec*te( t+e a2ree/ent ,+ic+ ollo,"8
>+i" (oc*/ent, e7ec*te( in t+e cit0 o Iloilo, 1ro!ince o Iloilo, 1+ilippine I"lan(", b0 an( bet,een &e""r".
L*i" A"iain an( #en4a/in %alan(oni, o a2e an( re"i(ent" o t+e /*nicipalit0 o La )arlota, 1ro!ince o
Occi(ental Ne2ro", 1+ilippine I"lan(".
5itne""et+8
;1< >+at L*i" A"iain (oe" +ereb0 pro/i"e an( bin( +i/"el to "ell to #en4a/in %alan(oni a parcel o lan(
t+e hacienda .&aria. o t+e aore"ai( L*i" A"iain, "it*ate( in t+e /*nicipalit0 o La )arlota, 1ro!ince o
Occi(ental Ne2ro", 1.I.
;2< >+at #en4a/in %alan(oni (oe" +ereb0 pro/i"e an( bin( +i/"el to p*rc+a"e t+e aore"ai( parcel o lan( in
t+e "*/ 155,000 *pon certain con(ition" "peciie( in a /e/oran(*/ "i2ne( b0 t+e partie" ,+ic+ i" in t+e +an("
o Attorne0" 1a(illa @ >reAa".
;3< >+at *pon t+e "i2nin2 o t+i" a2ree/ent, t+e !en(or "+all +a!e t+e ri2+t to collect ro/ t+e p*rc+a"er part o
t+e price 2i!in2 receipt" t+ereo "i2ne( b0 "ai( !en(or.
;4< >+at in ca"e t+e !en(or "+o*l( ,it+(ra, ro/ t+e contract an( (e"i"t ro/ "i2nin2 t+e (oc*/ent o inal
"ale, t+e p*rc+a"er "+all +a!e t+e ri2+t to collect ro/ "ai( !en(or all "*c+ a/o*nt a" /a0 +a!e been a(!ance(
on acco*nt o t+i" "ale, ,it+ an in(e/nit0 o 115,000 a" penalt0.
;5< In ca"e it i" t+e p*rc+a"er ,+o "+o*l( ,it+(ra, ro/ t+e contract o "ale, t+en +e ,ill lo"e all "*c+ a/o*nt
a" /a0 +a!e been pai( in a(!ance on acco*nt o t+i" tran"action.
In ,itne"" ,+ereo, ,e +a!e +ere*nto ai7e( o*r "i2nat*re", at Iloilo, Iloilo, t+i" 12t+ (a0 o %*l0, 1920.
;S2(< .LUIS ASIAIN
.#$N%A&IN %ALAN'ONI
Si2ne( in t+e pre"ence o8
;S2(.< .$NGRA)IO 1A'ILLA
.1.>. >R$BAS.
Once in po""e""ion o t+e lan(, %alan(oni (i( t,o t+in2". 9e +a( t+e "*2ar cane 2ro*n( in La )arlota S*2ar
)entral ,it+ t+e re"*lt t+at it 2a!e an( o*tp*t o 1C00 pic*l" an( 23 cate" o centri*2al "*2ar. 5+en
opport*nit0 oere(, +e "ec*re( t+e certiicate o title o A"iain an( pro(*ce( a "*r!e0or to "*r!e0 t+e lan(.
Accor(in2 to +i" "*r!e0, t+e parcel in 6*e"tion containe( an area o 11C +ectare", 54 are", an( 22 centiare".
O t+e p*rc+a"e price o 155,000, %alan(oni +a( pai( 130,000, lea!in2 a balance *npai( o 125,000. >o reco!er
t+e "*/ o 125,000 ro/ %alan(oni or to obtain t+e certiicate o title an( t+e rent ro/ +i/, action ,a" be2*n
b0 A"iain in t+e )o*rt o ?ir"t In"tance o Occi(ental Ne2ro". >o t+e co/plaint, an an",er an( a co*nter-
co/plaint ,ere interpo"e( b0 t+e (een(ant, b0 ,+ic+ it ,a" a"-e( t+at +e be ab"ol!e( ro/ t+e co/plaint, t+at
t+e contract be ann*lle(, bot+ partie" to ret*rn ,+ate!er t+e0 +a( recei!e(, an( t+at +e reco!er ro/ t+e plainti
t+e "*/ o 13,300 ann*all0 a" (a/a2e". In a ,ell-rea"one( (eci"ion, t+e 9onorable $(*ar(o G*tierreD 'a!i(,
%*(2e o ?ir"t In"tance, (eclare( n*ll t+e (oc*/ent o p*rc+a"e an( it" relate( /e/oran(*/E ab"ol!e( t+e
(een(ant ro/ t+e pa0/ent o 125,000E or(ere( t+e plainti to ret*rn to t+e (een(ant t+e "*/ o 130,000 ,it+
le2al intere"t ro/ %*l0 12, 1920E or(ere( t+e (een(ant to t*rn o!er to t+e plainti t+e tract o lan( an( t+e
certiicate o title No. 43C, an( ab"ol!e( t+e plainti ro/ t+e co*nter-co/plaint, F all ,it+o*t "pecial in(in2
a" to t+e co"t". It i" ro/ "ai( 4*(2/ent t+at t+e plainti +a" appeale(.
>+e tr*e act" nee( not 2i!e *" pa*"e. >+e0 are a" o*n( b0 t+e trial 4*(2e an( a" praticall0 a2ree( to b0 t+e
partie". It i" onl0 nece""ar0 to -eep in /in( t+at apparentl0 t+ere ,a" al,a0" a (ierence o opinion bet,een
A"iain an( %alan(oni a" to t+e area o t+e tract an( a" to t+e crop o "*2ar caneE t+at t+e a2ree/ent bet,een
t+e/ /ention" lan( containin2 25 +ectare" /ore or le"", 2i!in2 t+e bo*n(arie", an( a crop e"ti/ate( an( in one
"en"e ,arrante( at 2,000 pic*l", an( t+at in realit0 t+e lan( containe( onl0 a little /ore t+an 1C +ectare" an(
pro(*ce( a crop o onl0 abo*t C00 pic*l". >+e le2al con"e6*ence" ari"in2 ro/ t+e"e act" are /ore (iic*lt o
(eter/ination.
O*r )i!il )o(e contain" pro!i"ion" ,+ic+ /*"t be ta-en into con"i(eration. )o(al article" 1235, 1233, an(
1239 relate to con"ent 2i!en b0 rea"on o error an( (eceit. >+e0 pro!i(e t+e r*le" ,+ic+ "+all a!oi( contract"
or t+e"e an( ot+er rea"on". #*t t+e pro!i"ion" o t+e )i!il )o(e /o"t (irectl0 pertinent are o*n( in article"
1439, 14G0, an( 14G1.
>+e ir"t t,o /entione( article", 1439 an( 14G0, are not applicable beca*"e o t+e pro!i"o relatin2 to t+e "ale
bein2 /a(e at a certain price or eac+ *nit o /ea"*re or n*/ber F ,+ic+ i" not o*r ca"e. >+e act" "ee/ to all
,it+in article 14G1. It ir"t para2rap+ pro!i(e" t+at in ca"e o t+e "ale o real e"tate or a l*/p "*/ an( not at t+e
rate o "peciie( price o eac+ *nit or /ea"*re, t+ere "+all be no increa"e or (ecrea"e o t+e price e!en i t+e area
be o*n( to be /ore or le"" t+an t+at "tate( in t+e contract. >+e ne7t para2rap+ pro!i(e" t+at t+e "a/e r*le i"
applicable ,+en t,o or /ore e"tate" are "ol( or a "in2le price. >+en co/e" t+e ollo,in28 .. . . b*t, i in
a((ition to a "tate/ent o t+e bo*n(arie", ,+ic+ i" in(i"pen"able in e!er0 con!e0ance o real e"tate, t+e area
e"tate "+o*l( be (e"i2nate( in t+e contract, t+e !en(or "+all be obli2e( to (eli!er all t+at i" incl*(e( ,it+in "*c+
bo*n(arie", e!en "+o*l( it e7cee( t+e area "peciie( in t+e contractE an(, "+o*l( +e not be able to (o "o, +e "+all
"*er a re(*ction o t+e price in proportion to ,+at i" lac-in2 o t+e area, unless the contract #e annulled #y
reason of the $endee%s refusal to accept anythin" other than that hich as stipulated..
A "t*(0 o t+e Spani"+ co//entator" (i"clo"e" t+at t+e /eanin2 o article 14G1 i" not clear a" it /i2+t be, an(
t+at t+e0 are not *nani/o*" in t+eir !ie,". &anre"a 2i!e" e/p+a"i" to t+e intention o t+e partie" an( t+e option
on t+e part o t+e p*rc+a"er to re"cin( t+e contract. >o 6*ote ro/ &anre"a8
>+e r*le in t+e latter ca"e i" o*n( in t+e "econ( para2rap+ o article 14G1, ,it+ t+e e7ception o t+e ir"t cla*"e
,+ic+ reer" to t+e or/er +0pot+e"i". >+i" r*le /a0 be or/*late( a" ollo,"8 5+et+er t+e ca"e i" one o "ale
o realt0 or a l*/p "*/ or o t,o or /ore or a "in2le price ,+ic+ i" al"o a l*/p "*/ an(, con"e6*entl0, not at
t+e rate o "peciie( price or eac+ *nit o /ea"*re or n*/ber, t+e !en(or "+all be bo*n( to (eli!er all t+at i"
,it+in t+e bo*n(arie" "tate( alt+o*2+ it /a0 e7cee( t+e area or n*/ber e7pre""e( in t+e contractE in ca"e +e
cannot (eli!er it, t+e p*rc+a"er "+all +a!e t+e ri2+t to re(*ce t+e price proportionatel0 to ,+at i" lac-in2 o t+e
area or n*/ber, or rescind the contract at his option.
7 7 7 7 7 7 7 7 7
>+e /anner in ,+ic+ t+e /atter co!ere( b0 t+i" article ,a" (i"trib*te( in it" t,o para2rap+" contrib*te" to
/a-in2 it (iic*lt to *n(er"tan(. >+e r*le /i2+t +a!e been clearl0 "tate( +a( t+e ir"t cla*"e o t+e "econ(
para2rap+ been incl*(e( in t+e ir"t para2rap+, t+e latter to en( ,it+ t+e ,or(", .>+e "a/e r*le "+all appl0 ,+en
t,o or /ore e"tate" are "ol( or a "in2le price.. An( i b0 con"tit*tin2 an in(epen(ent para2rap+, ,it+ t+e re"t o
t+e "econ( para2rap+, it ,ere /a(e to appear /ore e7pre""l0 t+at t+e r*le o t+e "econ( para2rap+ t+*" (ra,n
reerre( to all t+e ca"e" o para2rap+ one, a" ,e +a!e e7po*n(e(, na/el0, to t+e ca"e o a "ale o one "in2le
e"tate an( t+at o t,o or /ore or one "in2le price, t+e precept ,o*l( +a!e been clearer.
In o*r opinion, t+i" ,o*l( +a!e better an",ere( ,+at ,e (ee/ to be in(*bitable intention o t+e le2i"lator.
So/e e/inent co//entator" con"tr*e t+e la"t part o article 14G1 in a (ierent ,a0. >o t+e/ t+e p+ra"e .an(
"+o*l( +e not be able to (o "o. a" applie( to t+e !en(or, (oe" not /ean a" apparentl0 it (oe" ."+o*l( +e not be
able to (eli!er all t+at i" incl*(e( ,it+in t+e bo*n(arie" "tate(,. b*t t+i" ot+er t+in2, na/el0, t+at i b0 rea"on o
t+e act t+at a le"" area i" incl*(e( ,it+in t+e bo*n(arie" t+an t+at e7pre""e( in t+e contract, it i" not po""ible or
t+e !en(or to co/pl0 t+ere,it+ accor(in2 to it" literal "en"e, +e /*"t "*er eit+er t+e eect" o t+e n*llit0 o
t+e contract or a re(*ction o t+e price proportionatel0 to ,+at /a0 be lac-in2 o t+e area or n*/ber. It i" a((e(
a" a 2ro*n( or t+i" "ol*tion t+at i t+e !en(or *lill" t+e obli2ation, a" "tate( in t+e article, b0 (eli!erin2 ,+at
i" not incl*(e( ,it+in t+e bo*n(arie", t+ere can ne!er b0 an0 ca"e o proportionate re(*ction o t+e price on
acco*nt o "+orta2e o an area, beca*"e +e (oe" not 2i!e le"" ,+o (eli!er" all t+at +e bo*n( +i/"el to.
Accor(in2 to t+i" opinion, ,+ic+ ,e belie!e erroneo*", i ,it+in t+e bo*n(arie" o t+e propert0 "ol(, t+ere i"
incl*(e( /ore t+an area t+an t+at e7pre""e( in t+e title (ee(", not+in2 can be clai/e( b0 t+e !en(or ,+o lo""e"
t+e !al*e o t+at e7ce"", b*t i t+ere i" le"" area, t+en +e lo"e" al"o, beca*"e eit+er t+e price i" re(*ce( or t+e
contract i" ann*lle(. >+i" t+eor0 ,o*l( be ano/alo*" in ca"e o "ale o propertie" in b*l-, b*t, abo!e all, ,o*l(
(o 2ro"" in4*"tice ,+ic+ t+e le2i"lator ne!er inten(e(.
>+ere i" no "*c+ t+in2. So lon2 a" t+e !en(or can (eli!er, an( or t+at rea"on, (eli!er" all t+e lan( incl*(e(
,it+in t+e bo*n(arie" a""i2ne( to t+e propert0, t+ere can be no clai/ ,+at"oe!er eit+er on +i" part, alt+o*2+ t+e
area /a0 be o*n( to be /*c+ 2reater t+an ,+at ,a" e7pre""e(, nor on t+e part o t+e p*rc+a"er alt+o*2+ ,+at
area /a0 be in realit0 /*c+ "/aller. #*t a" +e "ol( e!er0t+in2 ,it+in t+e bo*n(arie" an( t+i" i" all t+e
p*rc+a"er +a" pai(, or /*"t pa0, or ,+et+er /*c+ or little, i ater,ar(", it i" o*n( t+at +e cannot (eli!er all,
beca*"e, or in"tance, a part, a b*il(in2, a !alle0, !ario*" piece" o lan(, a 2len etc., are not +i", t+ere i" no "ale
o a "peciie( t+in2, t+ere i" lon2er a "ale o t+e ob4ect a2ree( *pon, an( t+e "ol*tion 2i!en b0 t+e article i" t+en
4*"t an( lo2ical8 $it+er t+e contract i" ann*lle( or t+e price i" re(*ce( proportionatel0.. ;10 &o'entarious al
&odi"o &i$il, p. 15G.<
>+e principle i" (e(*ce( ro/ t+e )o(e, t+at i lan( "+all be "ol( ,it+in bo*n(arie" ,it+ an e7pre""ion o t+e
area an( i t+e area i" 2ro""l0 (eicient, t+e !en(ee +a" an option, eit+er to +a!e t+e price re(*ce(
proportionatel0 or to a"- or t+e re"ci""ion o t+e contract. >+e r*le o t+e ci!il la, i" /ore a!orable to t+e
p*rc+a"er t+an i" t+e co//on la,. It 2i!e" t+e e7ce"" to t+e p*rc+a"er ,it+o*t co/pen"ation to t+e !en(or,
,+ere t+e propert0 i" "ol( b0 a "peciic (e"cription ollo,e( b0 t+e /ention o t+e 6*antit0 or /ea"*re, b*t
allo," t+e p*rc+a"er eit+er to "ec*re a (e(*ction ro/ t+e price in ca"e a (eicienc0 or to ann*l t+e contract.
>+e (eci"ion o t+i" co*rt ,+ic+ 2a!e /o"t (irect con"i(eration to article 14G1 o t+e )i!il )o(e, no, c+iel0
relie( *pon b0 t+e appellant, i" o*n( in Ir*reta Go0ena $s. >a/b*ntin2 ;H1902I, 1 1+il., 490<. >+e r*le
anno*nce( in t+e "0llab*" i" t+i"8 .An a2ree/ent to p*rc+a"e a certain "peciie( lot o lan( at a certain price i"
obli2ator0 an( enorceable re2ar(le"" o t+e act t+at it" area i" le"" t+an t+at /entione( in t+e contract.. >a-en
literall0, t+i" r*le ,o*l( lea( to t+e re"*lt (e"ire( b0 t+e appellant. #*t t+e "0llab*" nat*rall0 /*"t be
*n(er"too( in relation ,+at i" o*n( in t+e (eci"ion it"elE an( t+e act ,a" t+at t+e tract o lan( ,a" /entione(
a" bein2 locate( at No. 20 )alle San %o"e, $r/ita, &anila. >+e pri!ate contract e7pre""e( a "peciic t+in2 a" t+e
ob4ect o t+e contract an( "peciie( a certain price. >+ere ,a" no "tate/ent in t+e (oc*/ent o t+e "*pericial
area an( no +int in t+e recor( t+at eit+er or bot+ partie" ,ere /i"le(. >+e act", t+ereore, are (ierent t+an
t+o"e beore *" an( t+e (octrine in t+e Ir*reta Go0ena $s. >a/b*ntin2 ca"e, can ,ell be ollo,e( an(
(i"tin2*i"+e(.
A co/parati!e "t*(0 o t+e A/erican A*t+oritie" t+ro," con"i(erable li2+t on t+e "it*ation. In !ol*/e 39 )0c.,
pa2e 1250, *n(er t+e "*b4ect .Jen(or an( 1*rc+a"er,. i" o*n( t+e ollo,in28
I, in a contract o "ale t+e 6*antit0 o t+e realt0 to be con!e0e( i" in(icate( b0 a *nit o area, a" b0 t+e acre, a
/ar-e( e7ce"" or (eicienc0 in t+e 6*antit0 "tip*late( or i" a 2ro*n( or a!oi(in2 t+e contract. Since it i" !er0
(iic*lt, i not i/po""ible, to a"certain t+e 6*alit0 o a tract ,it+ perect acc*rac0, a "li2+t e7ce"" or (eicienc0
(oe" not aect t+e !ali(it0 o t+e contract.
5+ere, +o,e!er, t+e contract i" not or t+e "ale o a "peciic 6*antit0 o lan(, b*t or t+e "ale o partic*lar tract,
or (e"i2nate( lot or parcel, b0 na/e or (e"cription, or a "*/ in 2ro"", an( t+e tran"action i" #ona fide, a /*t*al
/i"ta-e a" to 6*antit0, b*t not a" to bo*n(arie", ,ill not 2enerall0 entitle t+e p*rc+a"er to co/pen"ation, an( i"
not 2ro*n( or re"ci""ion. #*t it i" ,ell "ettle( t+at a p*rc+a"er o lan(, ,+en it i" "ol( in 2ro"", or ,it+ t+e
(e"cription, ./ore or le"". or .abo*t,. (oe" not t+ereb0 ipso facto ta-e all ri"- o 6*antit0 in t+e tract. I t+e
(ierence bet,een t+e real an( t+e repre"ente( 6*antit0 i" !er0 2reat, bot+ partie" act ob!io*"l0 *n(er a /i"ta-e
,+ic+ it i" t+e (*t0 o a co*rt o e6*it0 to correct. An( relie ,ill be 2rante( ,+en t+e /i"ta-e i" "o /aterial i
t+e tr*t+ +a( been -no,n to t+e partie" t+e "ale ,o*l( not +a!e been /a(e.
Jol*/e 2G o t+e R*lin2 )a"e La,, pa2e" 354, 434, 433, "tate" ,+at ollo,"8
A /*t*al /i"ta-e a" to t+e 6*antit0 o t+e lan( "ol( /a0 aor( 2ro*n( or e6*itable relie. A" +a" been "ai(, i,
t+ro*2+ 2ro"" an( palpable /i"ta-e, /ore or le"" lan( "+o*l( be con!e0e( t+an ,a" in t+e conte/plation o t+e
"eller to part ,it+ or t+e p*rc+a"er to recei!e, t+e in4*re( part0 ,o*l( be entitle( to relie in li-e /anner a" +e
,o*l( be or an in4*r0 pro(*ce( b0 a "i/ilar ca*"e in a contract o an0 ot+er "pecie". An( ,+en it i" e!i(ent
t+at t+ere +a" been a 2ro"" /i"ta-e " to 6*antit0, an( t+e co/plainin2 part0 +a" not been 2*ilt0 o an0 ra*( or
c*lpable ne2li2ence, nor +a" +e ot+er,i"e i/paire( t+e e6*it0 re"*ltin2 ro/ t+e /i"ta-e, +e /a0 be entitle( to
relie ro/ t+e tec+nical or le2al eect o +i" contract, ,+et+er it be e7ec*te( or onl0 e7ec*tor0. It +a" al"o been
+el( t+at ,+ere t+ere i" a !er0 2reat (ierence bet,een t+e act*al an( t+e e"ti/ate( 6*antit0 o acre" o lan(
"ol( in 2ro"", relie /a0 be 2rante( on t+e 2ro*n( o 2ro"" /i"ta-e. Relie, +o,e!er, ,ill not be 2rante( a"
2eneral r*le ,+ere it appear" t+at t+e partie" inten(e( a contract o +aDar(, a" ,+ere t+e "ale i" a "ale in 2ro""
an( not b0 acrea2e or 6*antit0 a" a ba"i" or t+e priceE an( it +a" been +el( t+at a /i"ta-e on t+e part o t+e
!en(or o a to,n lot "ol( b0 (e"cription a" to n*/ber on t+e plat, a" to it" area or (i/en"ion", in(*cin2 a "ale
t+ereo at "/aller price t+an +e ,o*l( +a!e a"-e( +a( +e been co2niDant o it" "iDe, not in an0 ,a0 occa"ione(
or conceale( b0 con(*ct o t+e p*rc+a"er, con"tit*te" no 2ro*n( or t+e re"ci""ion o t+e contract. >+e apparent
conlict an( (i"crepancie" in t+e a(4*(icate( ca"e" in!ol!in2 /i"ta-e" a" to 6*antit0 ari"e not ro/ a (enial o or
a ail*re to reco2niDe t+e 2eneral principle, b*t ro/ t+e (iic*lt0 o it" practical application in partic*lar ca"e"
in (eter/inin2 t+e 6*e"tion" ,+et+er t+e contract ,a" (one o +aDar( a" to 6*antit0 or not an( ,+et+er t+e
!ariance i" *nrea"onable. >+e relati!e e7tent o t+e "*rpl*" or (eicit cannot *rni"+, per "e, an inallible
criterion in eac+ ca"e or it" (eter/ination, b*t eac+ ca"e /*"t be con"i(ere( ,it+ reerence not onl0 to t+at b*t
it" ot+er pec*liar circ*/"tance". >+e con(*ct o t+e partie", t+e !al*e, e7tent, an( localit0 o t+e lan(, t+e (ate
o t+e contract, t+e price, an( ot+er na/ele"" circ*/"tance", are al,a0" i/portant, an( 2enerall0 (eci"i!e. In
ot+er ,or(", eac+ ca"e /*"t (epen( on it" o,n pec*liar circ*/"tance" an( "*rro*n(in2".
>+e r*le (en0in2 relie in ca"e o a (eicit or an e7ce"" i" re6*entl0 applie( in e6*it0 a" ,ell a" at la,, b*t a
co*rt o e6*it0 ,ill not interere on acco*nt o eit+er a "*rpl*" or a (eicienc0 ,+ere it i" clear t+at t+e partie"
inten( a contract o +aDar(, an( it i" "ai( t+at alt+o*2+ t+i" 2eneral r*le /a0 not carr0 into eect t+e real
intention o t+e partie" it i" calc*late( to pre!ent liti2ation. ?ro/ an earl0 (ate, co*rt" o e6*it0 *n(er t+eir
2eneral 4*ri"(iction to 2rant relie on t+e 2ro*n( o /i"ta-e +a!e in ca"e o /i"ta-e in t+e e"ti/ation o t+e
acrea2e in tract "ol( an( con!e0e( interpo"e( t+eir ai( to 2rant relie to t+e !en(or ,+ere t+ere ,a" a lar2e
"*rpl*" o!er t+e e"ti/ate( acrea2e, an( to t+e p*rc+a"er ,+ere t+ere ,a" lar2e (eicit. ?or t+e p*rpo"e o
(eter/inin2 ,+et+er relie "+all be 2rante( t+e co*rt" +a!e (i!i(e( t+e ca"e" into t,o 2eneral cla""e"8 ;1< 5+ere
t+e "ale i" o a "peciic 6*antit0 ,+ic+ i" *"*all0 (eno/inate( a "ale b0 t+e acreE ;2< ,+ere t+e "ale i" *"*all0
calle( a "ale in 2ro"". . . .
Sale" in 2ro"" or t+e p*rpo"e o e6*itable relie /a0 be (i!i(e( into !ario*" "*bor(inate cla""iication"8 ;1<
Sale" "trictl0 an( e""entiall0 b0 t+e tract, ,it+o*t reerence in t+e ne2otiation or in t+e con"i(eration to an0
(e"i2nate( or e"ti/ate( 6*antit0 o acre"E ;2< "ale" o t+e li-e -in(, in ,+ic+, t+o*2+ a "*ppo"e( 6*antit0 b0
e"ti/ation i" /entione( or reerre( to in t+e contract, t+e reerence ,a" /a(e onl0 or t+e p*rpo"e o
(e"cription, an( *n(er "*c+ circ*/"tance" or in "*c+ a /anner a" to "+o, t+at t+e partie" inten(e( to ri"- t+e
contin2enc0 o 6*antit0, ,+ate!er it /i2+t be, or +o, /*c+ "o e!er it /i2+t e7cee( or all "+ort o t+at ,+ic+
,a" /entione( in t+e contractE ;3< sales in hich it is e$ident, fro' e(traneous circu'stances o localit0, !al*e,
price, ti/e, and the conduct and con$ersations of the parties, that they did not conte'plate or intend to ris)
'ore than the usual rates of e(cess or deficit in si'ilar cases, or than such as 'i"ht reasona#ly #e calculated
on as ithin the ran"e of ordinary contin"encyE ;4< "ale" ,+ic+, t+o*2+ tec+nicall0 (ee/e( an( (eno/inate(
"ale" in 2ro"", are in act "ale" b0 t+e acre, an( "o *n(er"too( b0 t+e partie". )ontract" belon2in2 to eit+er o t+e
t,o ir"t /entione( cla""e", ,+et+er e7ec*te( or e7ec*tor0, "+o*l( not be /o(iie( b0 t+e c+ancellor ,+en
t+ere +a" been no ra*(. #*t in sales of either the third of fourth )ind, an unreasona#le surplus or deficit 'ay
entitle the in*ured party to e+uita#le relief, unless he has, #y his conduct, ai$ed or forfeited his e+uity. . . .
>+e /e/oran(*/-a2ree/ent bet,een A"iain an( %alan(oni contain" t+e p+ra"e or ./ore or le"".. It i" t+e
2eneral !ie, t+at t+i" p+ra"e or ot+er" o li-e i/port, a((e( to a "tate/ent o 6*antit0, can onl0 be con"i(ere( a"
co!erin2 incon"i(erable or "/all (ierence" one ,a0 or t+e ot+er, an( (o not in t+e/"el!e" (eter/ine t+e
c+aracter o t+e "ale a" one in 2ro"" or b0 t+e acre. >+e *"e o t+i" p+ra"e in (e"i2natin2 6*antit0 co!er" onl0 a
rea"onable e7ce"" or (eicienc0. S*c+ ,or(" /a0 in(ee( relie!e ro/ e7actne"" b*t not ro/ 2ro"" (eicienc0.
>+e apparent conlict an( (i"crepancie" in t+e a(4*(icate( ca"e" ari"e not ro/ a (enial o or a ail*re to
reco2niDe t+e 2eneral principle". >+e"e principle", a" co//onl0 a2ree( to, /a0 be "*//ariDe( a" ollo,"8 A
!en(ee o lan( ,+en it i" "ol( in 2ro"" or ,it+ t+e (e"cription ./ore or le"". (oe" not t+ereb0 ipso facto ta-e all
ri"- o 6*antit0 in t+e lan(. >+e *"e o ./ore or le"". or "i/ilar ,or(" in (e"i2natin2 6*antit0 co!er" onl0 a
rea"onable e7ce"" or (eicienc0. &*t*al /i"ta-e o t+e contractin2 partie" to "ale in re2ar( to t+e "*b4ect-/atter
o t+e "ale ,+ic+ i" "o /aterial a" to 2o to t+e e""ence o t+e contract, i" a 2ro*n( or relie an( re"ci""ion. It +a"
e!en been +el( t+at ,+en t+e partie" "a, t+e pre/i"e" an( -ne, t+e bo*n(arie" it cannot pre!ent relie ,+en
t+ere ,a" /*t*al 2ro"" /i"ta-e a" to 6*antit0. Innocent an( /*t*al /i"ta-e alone are "*icient 2ro*n(" or
re"ci""ion. ;#i2+a/ $s. &a(i"on H1C99I, 4G L. R. A., 23G< >+e (iic*lt0 co/e" ro/ t+e application o t+e
principle" in partic*lar ca"e".
A practical (e/on"tration o ,+at +a" 4*"t been "ai( i" (i"clo"e( b0 t+e note" in !ol*/e 2G o R*lin2 )a"e La,,
pa2e 439. In t+e ollo,in2 ca"e", relie ,a" (enie(8 La,"on $s. ?lo0(, 124 U. S., 10CE C S. )t., 409E 31 U. S. ;L.
e(.<, 34G ;e"ti/ate( acrea2e abo*t 1,000 acre"E "+orta2e 33C acre"<E ?re(eric- $s. =o*n2bloo(, 19 Ala., 3C0E 54
A/. 'ec., 209 ;e"ti/ate( acrea2e 500 acre" /ore or le""E "+orta2e 39 acre"<E %one" $s. 1later, 2 Gill ;&(.<, 125E
41 A/. 'ec., 40C ;"tate( acrea2e 99C acre"E "+orta2e 55 acre"<E ?renc+e $s. State, 51 N. %. $6., 324E 2G Atl.,
140E 40 A. S. R., 54C ;"tate( acrea2e 195-9CK100 be t+e "a/e /ore or le""E "+orta2e 1-3GK100<E ?a*re $s.&artin,
G N. =., 210E 5G A/. 'ec., 515 ;"tate( acrea2e 93 acre" /ore or le""E (eicit 10 acre"<E S/it+ $s. $!an", 3 #in.
;1a.<, 102E 3 A/. 'ec., 433 ;"+orta2e o CC acre" in tract con!e0e( a" containin2 991 1K4 acre" /ore or le""<E
%ollie $s. 9ite, 1 )all ;Ja.<, 301E 1 A/. 'ec., 519 ;"tate( acrea2e 5GC acre" /ore or le""E "+orta2e 33 acre"<E
1en(leton $s. Ste,art, 5 )all ;Ja.<, 1E2 A/. 'ec., 5C3 ;"tate( acrea2e 1,100 acre" /ore or le""E "+orta2e 130
acre"<E Nel"on $s. &att+e,", 2 9en. @ &. ;Ja.<, 134E 3 A/. 'ec., 320 ;"tate( acrea2e C52 acre" /ore or le""E
"+orta2e o C acre"<. In t+e ollo,in2 ca"e" relie ,a" 2rante(8 9arrel $s. 9ill, 19 Ar-., 102E 3C A/. 'ec., 202
;"tate( acrea2e 1C0 acre" /ore or le""E (eicit C4 acre"<E Solin2er $s. %e,ett, 25 In(., 4G9E CG A/. 'ec., 3G2
;"tate( acrea2e 121 acre" /ore or le""E (eicit 33 acre"<E 9a0" $s. 9a0", 123 In(., 92E 25 N.$., 300E 11 L. R. A.,
3G3 ;"tate( acrea2e 2C.4 acre" /ore or le""E (eicit 5 acre"<E #alti/ore, etc., Lan( Soc. $s. S/it+, 54 &(., 1CGE
39 A/. Rep., 3G4 ;"tate( acrea2e abo*t 35 acre"E (eicit 30 to 35 acre"<E Ne,ton $s. >olle", 33 N. 9., 133E 19
Atl., 1092E 49 A. S. R., 593E 9 L. R. A., 50 ;"tate( acrea2e abo*t 200 acre"E (eicit 35 acre"<E )o*"e $s. #o0le",
4 N. %. $6., 212E 3C A/. 'ec., 212 ;"tate( acrea2e 135 acre" /ore or le""E (eicit 30 acre"< #el-nap $s. Seale0,
14 N. =., 143E 3G A/. 'ec., 120 ;"tate( acrea2e C acre" /ore or le""E (eicit 4 acre"<E 1aine $s. Upton, CG N.=.,
32GE 41 A/. Rep., 3G1 ;"tate( acrea2e .abo*t 222 acre" be t+e "a/e /ore or le""E. "+orta2e 1C acre"<E
#i2+a/ $s.&a(i"on, 103 >enn., 35CE 52 S. 5., 10G4E 4G L. R. A., 23G ;"tate( acrea2e 25 acre" /ore or le""E
(eicit 12 acre"<E S/it+ $s. ?l0, 24 >e7., 345E G3 A/. 'ec., 109 ;"tate( acrea2e 500 acre" /ore or le""E (eicit
115 acre"<E >riplett $s. Allen, 23 Grat. ;Ja.<, G21E 21 A/. 'ec., 320 ;"tate( acrea2e 133 acre" /ore or le""E
(eicit 10 acre"<E $pe" $s. Sa*n(er", 109 Ja., 99E 33 S. $., 42CE 132 A. S. R., 904 ;"tate( acrea2e G5 acre" /ore
or le""E (eicit 22 acre"<E &c)o/b $s. Gil-e"on, 110 Ja., 403E 33 S. $., GGE 135 A. S. R., 944 ;"tate( acrea2e
245 acre" /ore or le""E (eicit 10 acre"<.
A ca"e oten cite( an( ,+ic+ on e7a/ination i" o*n( to contain a /o"t e7+a*"ti!e re!ie, o t+e (eci"ion", i"
t+at o #el-nap $s. Seale0 ;H1C53I, 14 N.=. 143E 3G A/. 'ec.,, 120< >+e act" ,ere8 .Upon t+e /erit" o t+e
contro!er"0 t+e ca"e i" 6*ite "i/ple in it" act". >+e lan( in 6*e"tion i" "it*ate( in t+e cit0 o #roo-l0nE an(
bein2 !al*able onl0 or (i!i"ion an( "ale a" cit0 lot", it" !al*able onl0 or (i!i"ion an( "ale a" cit0 lot", it" !al*e
i" preci"el0 in proportion to t+e 6*antit0. In con"i(eration o t+e 2ro"" "*/ o o*rteen t+o*"an( (ollar", o
,+ic+ one t+o*"an( (ollar" ,a" pai( (o,n, t+e (een(ant a2ree( to con!e0 t+e lan( to t+e plainti, (e"cribin2
it a" .t+e pre/i"e" con!e0e( to +i/ b0 Sa/*el >. Robert",. b0 (ee( (ate( abo*t nine /ont+" pre!io*". >+e
(ee( o Robert" containe( a (einite (e"cription b0 /eter" an( bo*n(", an( "tate( t+e 6*antit0 to be ,a#out nine
acres, 'ore or less,, e7ceptin2 a certain parcel o one acre an( "i7 perc+e". >+e 6*antit0 in act i" onl0 abo*t
+al a" /*c+ a" t+e (ee( a""erte(. >+e plainti, in a2reein2 to p*rc+a"e t+e tract at t+e "*/ na/e(, acte( *n(er
a /i"ta-e ,+ic+ aecte( t+e price nearl0 one +al, an( t+e 4*(2e +a" o*n( t+at t+e "eller ,a" /i"ta-en al"o. . . .
>+e %*(2e +a" o*n( t+at t+e act*al 6*antit0 ,a" "*b"tantiall0 an( e""entiall0 le"" t+an t+e plainti "*ppo"e( +e
,a" p*rc+a"in2E an( alt+o*2+ t+e in(in2 (oe" not "o "tate in ter/", t+ere can be no (iic*lt0, I t+in-, in
air/in2 t+at i t+e tr*e 6*antit0 +a( been -no,n, t+e contract ,o*l( not +a!e been /a(e. >+e a2ree/ent +a"
ne!er been con"*//ate( b0 a con!e0ance. >+e"e are t+e onl0 e""ential act" in t+e ca"e.. >+e learne( %*(2e
re/ar-e(8 .>+e co*n"el or t+e (een(ant i" obli2e( to conten(, an( +e (oe" not conten(, t+at /ere /i"ta-e a"
to t+e 6*antit0 o lan( aor(" no 2ro*n( o relie a2ain"t a contract in t+e ter/" o t+e pre"ent one, +o,e!er
"erio*" "*c+ /i"ta-e /a0 be, an( alt+o*2+ ,e can rea(il0 "ee t+e contract ,o*l( ne!er +a!e been /a(e i t+e
6*antit0 +a( been /a(e -no,n. >+e con!enience o "*c+ a r*le +a" been in"i"te( on, an( in t+e (enial o 4*"tice
it certainl0 +a" t+e /erit o "i/plicit0. I t+e (octrine i" tr*e a" broa(l0 a" "tate(, t+en t+ere i" one cla"" o
contract" to ,+ic+ t+e "ettle( /a7i/ t+at e6*it0 ,ill relie!e a2ain"t /i"ta-e can +a!e no application. Upon a
care*l e7a/ination o t+e ca"e" cite(, a" ,ell a" *pon principle, /0 concl*"ion i", t+at a2ree/ent" o t+i"
(e"cription are not nece""aril0 proo a2ain"t t+e /a7i/" ,+ic+ appl0 to all ot+er".. >+en ollo," a re!ie, o
t+e ca"e" not alone o t+e "tate o Ne, =or- an( ot+er "tate" in t+e A/erica Union b*t o $n2lan( a" ,ell. >+e
r*le ,a" anno*nce( t+at e6*it0 ,ill re"cin( a contract or t+e "ale o lan( or /*t*al /i"ta-e a" to t+e 6*antit0
o lan( ,+ic+ t+e bo*n(arie" 2i!en in t+e contract containe(, ,+ere t+e (eicienc0 i" /aterial. .&ore or le"",.
*"e( in t+e contract in connection ,it+ t+e "tate/ent o t+e 6*antit0, ,ill not pre!ent t+e 2rantin2 o "*c+ relie.
)oor(inatin2 /ore clo"el0 t+e la, an( t+e act" in t+e in"tant ca"e, ,e reac+ t+e ollo,in2 concl*"ion"8 >+i"
,a" not a contract o +aDar(. It ,a" a "ale in 2ro"" in ,+ic+ t+ere ,a" a /*t*al /i"ta-e a" to t+e 6*antit0 o
lan( "ol( an( a" to t+e a/o*nt o t+e "tan(in2 crop. >+e /i"ta-e o act a" (i"clo"e( not alone b0 t+e ter/" o
t+e contract b*t b0 t+e atten(ant circ*/"tance", ,+ic+ it i" proper to con"i(er in or(er to t+ro, li2+t *pon t+e
intention o t+e partie", i", a" it i" "o/eti/e" e7pre""e(, t+e eicient ca*"e o t+e concoction. >+e /i"ta-e ,it+
reerence to t+e "*b4ect-/atter o t+e contract i" "*c+ t+at, at t+e option o t+e p*rc+a"er, it i" re"cin(able.
5it+o*t "*c+ /i"ta-e t+e a2ree/ent ,o*l( not +a!e been /a(e an( "ince t+i" i" tr*e, t+e a2ree/ent i"
inoperati!e an( !oi(. It i" not e7actl0 a ca"e o o!er reac+in2 on t+e plainti:" part, or o /i"repre"entation an(
(eception, or o ra*(, b*t i" /ore nearl0 a-in to a bilateral /i"ta-e or ,+ic+ relie "+o*l( be 2rante(. Speciic
peror/ance o t+e contract can t+ereore not be allo,e( at t+e in"tance o t+e !en(or.
>+e *lti/ate re"*lt i" to p*t t+e partie" bac- in e7actl0 t+eir re"pecti!e po"ition" beore t+e0 beca/e in!ol!e( in
t+e ne2otiation" an( beore acco/pli"+/ent o t+e a2ree/ent. >+i" ,a" t+e (eci"ion o t+e trial 4*(2e an( ,e
t+in- t+at (eci"ion conor/" to t+e act", t+e la,, an( t+e principle" o e6*it0.
%*(2/ent i" air/e(, ,it+o*t pre4*(ice to t+e ri2+t o t+e plainti to e"tabli"+ in t+i" action in t+e lo,er co*rt
t+e a/o*nt o t+e rent o t+e lan( p*r"*ant to t+e ter/" o t+e co/plaint (*rin2 t+e ti/e t+e lan( ,a" in t+e
po""e""ion o t+e (een(ant, an( to obtain 4*(2/ent a2ain"t t+e (een(ant or t+at a/o*nt, ,it+ co"t" a2ain"t
t+e appellant. So or(ere(.