Impossible Promises
A promise to do what could not be done was not binding impossibilium nulla obligatio est. A thing was impossible when it was something that no one could do, not merely something which the promisor could not do. The promise might be to do an act physically impossible as a promise to give something that does not or cannot exist, as a slave that has died, or a "hippocentaur" or legally impossible, as to give something which could not be privately owned, as a forum, theatre or burial place.
So if one agreed to buy what, unknown to him, was already his own, there was no contract, for what is a man's own cannot be given to him. But if a man agreed to give something which, although he did not own it, was yet in existence and capable of being given by the owner, for example, 100 pounds of copper, the contract was valid, for the impossibility existed only when none could perform the promise.
An impossible promise was not binding though neither party or both parties knew of the impossibility. But if a person knowingly made an impossible promise to a person ignorant of the impossibility, the promisor was liable to the promisee in an action of deceit for any loss sustained. And if the promisee knew of the impossibility but the promisor did not, the promisee was bound on his part.
Thus if the vendee of a house knew that at the time of the sale the house was burnt, but the vendor did not know, the sale was good and the vendee liable for the price1.
1 William Alexander Hunter. A Systematic and Historical Exposition of Roman Law in the Order of a Code. p.598.