The antecedent facts are as follows: Petitioner Yolanda In the case at bar, while it is true that private respondent
Palattao entered into a lease contract whereby she leased informed petitioner that he is accepting the latters offer to
to private respondent a house and a 490-square-meter lot sell the leased property, it appears that they did not reach
located in 101 Caimito Road, Caloocan City, covered by an agreement as to the extent of the lot subject of the
Transfer Certificate of Title No. 247536 and registered in the proposed sale. This is evident from the April 15, 1993 reply-
name of petitioner. The duration of the lease contract was letter of private respondent to petitioner.
for three years, commencing from January 1, 1991, to
December 31, 1993, renewable at the option of the parties. The foregoing letters reveal that private respondent did not
The agreed monthly rental was P7,500.00 for the first year; give his consent to buy only 413.28 square meters of the
P8,000.00 for the second year; and P8,500.00 for the third leased lot, as he desired to purchase the whole 490 square-
year. The contract gave respondent lessee the first option meter-leased premises which, however, was not what was
to purchase the leased property.[6] exactly proposed in petitioners offer. Clearly, therefore,
During the last year of the contract, the parties began private respondents acceptance of petitioners offer was not
negotiations for the sale of the leased premises to private absolute, and will consequently not generate consent that
respondent. In a letter dated April 2, 1993, petitioner would perfect a contract.
offered to sell to private respondent 413.28 square meters
of the leased lot at P7,800.00 per square meter, or for the Even assuming that the parties reached an agreement as to
total amount of P3,223,548.00.[7] Private respondent the size of the lot subject of the sale, the records show that
replied on April 15, 1993 wherein he informed petitioner there was subsequently a mutual withdrawal from the
that he shall definitely exercise [his] option [to buy] the contract.[30] The period within which to pay the down
leased property.[8] Private respondent, however, payment is a new term or a counter-offer in the contract
manifested his desire to buy the whole 490-square-meter which needs acceptance by private respondent. The latter,
leased premises and inquired from petitioner the reason however, failed to pay said downpayment, or to at least
why only 413.28 square meters of the leased lot were being manifest his conformity to the period given by petitioner.
offered for sale. In a letter dated November 6, 1993, Neither did private respondent ask for an extension nor
petitioner made a final offer to sell the lot at P7,500.00 per insist on the sale of the subject lot. Evidently, there was a
square meter with a downpayment of 50% upon the signing subsequent mutual backing out from the contract of sale.
of the contract of conditional sale, the balance payable in Hence, private respondent cannot compel petitioner to sell
one year with a monthly lease/interest payment of the leased property to him.
P14,000.00 which must be paid on or before the fifth day of Considering that the lease contract was not renewed after
every month that the balance is still outstanding.[9] On its expiration on December 31, 1991, private respondent
November 7, 1993, private respondent accepted petitioners has no more right to continue occupying the leased
offer and reiterated his request for clarification as to the premises. Consequently, his ejectment therefrom must be
size of the lot for sale.[10] Petitioner acknowledged private sustained.
respondents acceptance of the offer in his letter dated
November 10, 1993.
Petitioner gave private respondent on or before November
24, 1993, within which to pay the 50% downpayment in
cash or managers check. Petitioner stressed that failure to
pay the downpayment on the stipulated period will enable
petitioner to freely sell her property to others. Petitioner
likewise notified private respondent that she is no longer
renewing the lease agreement upon its expiration on
December 31, 1993.[11]
Private respondent did not accept the terms proposed by
petitioner. Neither was there any documents of sale nor
payment by private respondent of the required
downpayment. Private respondent wrote a letter to
petitioner on November 29, 1993 manifesting his intention
to exercise his option to renew their lease contract for
another three years, starting January 1, 1994 to December
31, 1996.[12] This was rejected by petitioner, reiterating
that she was no longer renewing the lease. Petitioner
demanded that private respondent vacate the premises,
but the latter refused.
the respondents were made to sign four promissory notes Under the Usury Law, no person shall receive a rate of
covering the total amount of the loan, P235,000.00. The interest, including commissions, premiums, fines and
promissory notes were to be paid in equal quarterly penalties, higher than twelve percent (12%) per annum or
amortizations and were secured by a mortgage contract the maximum rate prescribed by the Monetary Board for a
covering real and personal properties.[5]. loan secured by a mortgage upon real estate the title to
which is duly registered.[37]
Due to the respondents' failure to comply with their
amortization payments, the petitioner decided to foreclose In this case, by specific provision in the new promissory
the mortgages that secured the obligation. However, Mrs. note, the restructured loan continued to be secured by the
Perez requested for a restructuring of their account due to same mortgage contract executed on May 18, 1978 which
difficulties they were encountering in collecting receivables. covered real and personal properties of the respondents.
We, therefore, find the eighteen percent (18%) interest rate
the petitioner informed the respondents that it had plus the additional interest and penalty charges of eighteen
approved the restructuring of their accounts.[9] The loan percent (18%) and eight percent (8%), respectively, to be
was restructured, and on May 6, 1982, the respondents highly usurious.
signed another promissory note in the amount of
P231,000.00 at eighteen percent (18%) interest per annum, In usurious loans, the entire obligation does not become
payable quarterly at P12,553.27, over a period of ten years. void because of an agreement for usurious interest; the
The promissory note stated in part: unpaid principal debt still stands and remains valid, but the
stipulation as to the usurious interest is void. Consequently,
This Promissory Note supersedes the Promissory Note dated the debt is to be considered without stipulation as to the
May 18, 1978 and stands secured by a mortgage contract interest.[38] In the absence of an express stipulation as to
executed by the above parties on the same date, subject to the rate of interest, the legal rate at twelve percent (12%)
the following terms and conditions.[10] per annum shall be imposed.[39]
This failure to meet the quarterly amortization of the loan Finally, we find that the records are insufficient to enable us
prompted the petitioner to institute foreclosure proceedings to determine the total amount of the respondents
on the mortgages. The sale of the properties covered by obligation. It is not even clear how much the respondents
the mortgage contract was scheduled on October 30, 1985. have already paid on the restructured loans and when such
[15] payments were made. Moreover, considering our previous
conclusion that the interest rates prescribed under the new
In the instant case, there was no evidence showing that the promissory note are usurious, the statement of account
respondents signed the new promissory note through presented by the petitioner is no longer pertinent. It must
mistake, violence, intimidation, undue influence, or fraud. be stressed that such statement of account was arrived at
The respondents merely alleged that they were forced to based on the usurious interest rates. Hence, the total
restructure their loan for fear of having their mortgaged amount of the obligation must necessarily be recomputed.
properties foreclosed. However, it is axiomatic that this
would not amount to vitiated consent. The last paragraph of
Article 1335 of the New Civil Code specifically states that a
threat to enforce ones claim through competent authority,
if the claim is just or legal, does not vitiate consent.
Foreclosure of mortgaged properties in case of default in
payment of a debtor is a legal remedy afforded by law to a
creditor. Hence, a threat to foreclose the mortgage would
not, per se, vitiate consent.