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G.R. No. 97347 July 6, 1999JAIME G. ONG,petitioner,vs.THE HONORABLE COURT OF APPEALS, SPOUSES MIGUEL K. ROBLES and ALEJANDRO M. ROBLES,respondents.YNARES-SANTIAGO,J.:Before us is a petition for review oncertiorarifrom the judgment rendered by the Court of Appeals which, except as to the award of exemplary damages, affirmed the decision of the Regional Trial Court of Lucena City, Branch 60, setting aside the "Agreement of Purchase and Sale" entered into by herein petitioner and private respondent spouses in Civil Case No. 85-85.1wphi1.ntOn May 10, 1983, petitioner Jaime Ong, on the one hand, and respondent spouses Miguel K. Robles and Alejandra Robles, on the other hand, executed an "Agreement of Purchase and Sale" respecting two parcels of land situated at Barrio Puri, San Antonio, Quezon. The terms and conditions of the contract read:"1. That for and in consideration of the agreed purchase price of TWO MILLION PESOS (P2,000,000.00), Philippine currency, the mode and manner of payment is as follows:A. The initial payment of SIX HUNDRED THOUSAND PESOS (P600,000.00) as verbally agreed by the parties, shall be broken down as follows:1. P103,499.91 shall be paid, and as already paid by theBUYERto theSELLERSon March 22, 1983, as stipulated under theCertification of undertakingdated March 22, 1983 and covered by a check of even date.2. That the sum of P496,500.09 shall be paid directly by theBUYERto the Bank of Philippine Islands to answe

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