FACTS: On March 16, 1998, petitioner DKC Holdings Corporation (DKC) entered into a Contract of Lease with Option to Buy with Encarnacion Bartolome, decedent herein, whereby petitioner was given the option to lease or lease with purchase the subject land. Encarnacion died. Thereafter, petitioner coursed its payment to private respondent Victor Bartolome, being the sole heir of Encarnacion. Victor, however, refused to accept these payments. On March 14, 1990, petitioner served upon Victor, via registered mail, notice that it was exercising its option to lease the property, tendering the amount of P15,000.00 as rent. Again, Victor refused to accept the tendered rental fee and to surrender possession of the property to petitioner. On April 23, 1990, petitioner filed a complaint for specific performance and damages against Victor and the Register of Deeds ISSUE: Whether or not the rights under a Contact of Lease with Option to Buy were transmissible