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}{\fs20\insrsid2385324  1999 Guam 13, Opinion\tab Page }{\field{\*\fldinst {\fs20\insrsid2385324 PAGE }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid8798459 6}}}{\fs20\insrsid2385324  of 8
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid2385324\charrsid4802603 IN THE SUPREME COURT OF GUAM}{\b\insrsid4802603 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 SUZANNE KALKHOFF PORTER, as Trustee of THE RUTH
\par KALKHOFF LIVING TRUST and RUTH KALKHOFF by and
\par through her guardian ad litem, SUZANNE KALKHOFF PORTER,
\par }{\insrsid2385324\charrsid4802603 Plaintiffs-Appellants
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 EUVILLA MASSEY NOEL}{\insrsid2385324\charrsid4802603 
\par Defendant-Appellee}{\insrsid4802603 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 Supreme Court Case No. CVA97-061
\par Superior Court Case No. CV1004-94
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 Filed: April 30, 1999
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 Cite as:}{\b\insrsid4802603  }{\b\insrsid2385324\charrsid4802603 1999 Guam 13
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 Appeal from the Superior Court of Guam 
\par Argued and submitted on October 13, 1998
\par Hag\'e5t\'f1a, Guam
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\par }{\ul\insrsid2385324\charrsid4802603 Appearing for the Plaintiffs-Appellants}{\insrsid2385324\charrsid4802603 : 
\par Howard Trapp, Esquire
\par Howard Trapp Incorporated
\par 200 Saylor Building
\par 139 Chalan Santo Papa
\par Hag\'e5t\'f1a, Guam 96910
\par 
\par \cell 
\par }{\ul\insrsid2385324\charrsid4802603 Appearing for the Defendant-Appellee:}{\insrsid2385324\charrsid4802603 
\par Mark E. Cowan, Esquire 
\par Arriola, Cowan & Arriola
\par 259 Martyr Street, Suite 201
\par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid2385324\charrsid4802603 \trowd \irow0\irowband0\lastrow 
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\par }{\insrsid2385324\charrsid4802603 BEFORE: PETER C. SIGUENZA, Chief Justice}{\cs15\super\insrsid2385324\charrsid4802603 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid2385324 \chftn }{\fs20\insrsid2385324 The signatures in this opinion reflect the titles of the justices at the time this matter was considered and determined.}}}{
\insrsid2385324\charrsid4802603 ; JANET HEALY WEEKS, and BENJAMIN J. F. CRUZ, Associate Justices.
\par 
\par }{\b\insrsid2385324\charrsid8798459 SIGUENZA, C.J.:
\par }{\insrsid2385324\charrsid4802603 
\par }{\b\insrsid2385324\charrsid4802603 [1]}{\insrsid2385324\charrsid4802603 \tab Suzanne Kalkhoff Porter, on behalf of Ruth Kalkhoff (collectively }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid2385324\charrsid4802603 Porter}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 
) appeal from an amended judgment reflecting a decision and order issued by the Superior Court granting Euvilla Massey Noel}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 s (hereinafter }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Noel}{\insrsid2385324\charrsid4802603 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 ) motion to amend findings and amend judgment, denying Porter}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s post-trial motions to amend findings and amend judgment, and denying Porter}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s motion for a new trial. Porter challenges the determination made by the trial court that Noel is the sole holder of a leasehold interest in real property located in Tamuning, Gu
am, and a finding that no equitable assignment of that leasehold interest was created in favor of Ruth Kalkhoff.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Upon review of the record, the findings of the trial court are affirmed.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 I.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid4802603 
\par }{\b\insrsid2385324\charrsid4802603 [2]}{\insrsid2385324\charrsid4802603 \tab On November 12, 1971, Lon Massey (}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 Massey}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 )}{\cs15\super\insrsid2385324\charrsid4802603 \chftn {\footnote 
\pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid2385324 \chftn }{\fs20\insrsid2385324 
The defendant-appellee, Euvilla Noel, is the widow of Lon Massey and is the successor in interest to the subject property. }{\i\fs20\insrsid2385324 See In the Matter of the Estate of Lon Massey}{\fs20\insrsid2385324 
, Probate Case No. 0258-90 (Super.Ct.Guam 26 Sept. 1990).
\par }}}{\insrsid2385324\charrsid4802603  entered into a lease agreement with the Guam Economic Development Authority (}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 GEDA}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 ), whereby Massey leased 
from GEDA Lot Nos. 11 and 12 in E.T. Calvo Memorial Park, Tamuning, Guam for a term of ninety (90) years.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Subsequently, on April 1, 1973, Massey entered into an agreement (}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Document One}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 ) with Ruth Kalkhoff (}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Kalkhoff}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 ) which provides in relevant part:}{\insrsid8798459 
\par 
\par }\pard \qj \fi720\li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 I, LON MASSEY, HEREBY agree to give to RUTH E. KALKHOFF, subject to conditions cont
ained in this agreement, one-half interest in the Soule Building, consisting of 9,600 square feet, more or less, being erected on Lot Nos. 11 and 12, Block 4, situated in the E. T. Calvo Memorial Park, Tamuning, Guam, and shown on ESCO International Drawi
ng No. 3099-1, titled }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Tract-259,}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  approved by the Department of Land Management on October 30, 1970, and containing a total area of 11,200 square feet, more or less, pr
oviding she RUTH E. KALKHOFF, pays one half of the cost of the building and the erection thereof, and one half of all rentals to GUAM ECONOMIC DEVELOPMENT AUTHORITY, and property taxes and insurance, and any other expense during the term of the lease;}{
\insrsid8798459 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid8798459 {\insrsid8798459 
\par }\pard \qj \fi720\li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 TO H
AVE AND TO HOLD the said premises and improvements, and all necessary easements the rights of way, including parking spaces upon the premises for the term of the lease I have with GUAM ECONOMIC DEVELOPMENT AUTHORITY. . .}{\insrsid4802603  }{
\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid8798459 {\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 [3]}{\insrsid2385324\charrsid4802603 \tab On August 1, 1973, a second document was executed between Massey and Kalkhoff, labeled a }{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Contract Agreement}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  (}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Document Two}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 
). This agreement was contingent upon compliance with the earlier agreement and provided that Kalkhoff had the }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 authority to use and lease her half of the building herein described as she desires,
 to have and to hold for her heirs, executors, and administrators for the length of the term of the lease I have with GUAM ECONOMIC DEVELOPMENT AUTHORITY.}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [4]}{\insrsid2385324\charrsid4802603 \tab A third document, in the form of a letter not specifically addressed to anyone, executed by Massey on August 13, 1973 (}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst 
SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 Document Three"), proclaimed that Kalkhoff had a one-half interest in the Soule Building, that she had paid in full her part of the building, an
d that she was free to lease one half of the building, specifically the portion on the right side.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [5]}{\insrsid2385324\charrsid4802603 \tab Massey passed away on May 14, 1990.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
Subsequently, disputes arose as to the character of the interest held by Kalkhoff in the property.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
Porter filed an action for declaratory relief to determine the interests of the parties in the ground lease held with GEDA and for monetary damages for breach of contract.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
A bench trial was conducted and the trial court issued}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 a written Decision and Order on July 18, 1997.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
The trial court entered a judgment on the docket on August 28, 1997.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Noel filed a motion to amend the Findings of Fact and Conclusions of Law which was granted by the trial court.}{\insrsid4802603  }{
\insrsid2385324\charrsid4802603 Porter also filed several post-trial motions which were denied by the trial court.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 An amended final judgment was subsequently entered on the docket on January 2, 1998.}{
\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [6]}{\insrsid2385324\charrsid4802603 \tab Porter filed a Notice of Appeal on December 29, 1997.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
Subsequently, an amended Notice of Appeal was filed on January 16, 1998, after the entry of a final amended judgment.}{\insrsid8798459 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid8798459 {\b\insrsid2385324\charrsid4802603 II.}{\b\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 [7]}{\insrsid2385324\charrsid4802603 \tab This court has jurisdiction pursuant to 7 GCA }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL
 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  3107 and 3108 (1994).}{\insrsid4802603  }{\insrsid8798459 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid8798459 {\b\insrsid2385324\charrsid4802603 III.}{\b\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 [8]}{\insrsid2385324\charrsid4802603 \tab The parties submit that the issues before the Court involve matters of law that should be reviewed }{
\i\insrsid2385324\charrsid4802603 de novo}{\insrsid2385324\charrsid4802603 .}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 The parties also assert that the issues in this case involve contract interpretation and contract ambiguity.}{\insrsid4802603 
 }{\insrsid2385324\charrsid4802603 However, we believe the present dispute revolves around equitable relief, or the denial thereof.}{\cs15\super\insrsid2385324\charrsid4802603 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid2385324 \chftn }{\fs20\insrsid2385324 
The trial court noted both parties admitted that a legal assignment of the subject property did not occur.  The trial court focused upon  the existence of a partial equitable assignment or a constructive trust.  It is unclear whether  appella
nts are revisiting the occurrence of a legal assignment.  However, this court does not believe the issue of a legal assignment has been properly raised either in the trial court or on appeal.  Therefore, we decline to address this issue at this time.     
}}}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 The issuance of equity relief is a matter of discretion that is reviewed for an abuse of discretion by the trial court. }{\i\insrsid2385324\charrsid4802603 Time Oil Co. v. Wolverton}{
\insrsid2385324\charrsid4802603 , 491 F.2d 361, 365 (9}{\super\insrsid2385324\charrsid4802603 th}{\insrsid2385324\charrsid4802603  Cir. 1974)(citations omitted).}{\insrsid8798459 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid8798459 {\b\insrsid2385324\charrsid4802603 IV.}{\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 [9]}{\insrsid2385324\charrsid4802603 \tab The dispositive issue before the court is wh
ether Massey intended to equitably assign one-half of the leasehold interest held by Massey with GEDA to Kalkhoff.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
Porter contends the trial court erred in its failure to find that in light of the documents executed by Massey evidencing such an intention, an equitable assignment had occurred between Massey and Kalkhoff.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [10]}{\insrsid2385324\charrsid4802603 \tab An equitable assignment is one that, although unenforceable in a court of law, is recognized and enforceable in a court of equity. }{\i\insrsid2385324\charrsid4802603 
See K. Woodmere Associates, L.P., et al. v. Menk Corp.}{\insrsid2385324\charrsid4802603 ,}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 720 A.2d 386 (N.J.Super.Ct.App.Div. 1998).}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 It is recognized solely because the assignee is a purchaser for value.}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  }{\i\insrsid2385324\charrsid4802603 Id. }{\insrsid2385324\charrsid4802603 (citing }{\i\insrsid2385324\charrsid4802603 Sheeran v. Sitren,}{\insrsid4802603  }{
\insrsid2385324\charrsid4802603 403 A.2d 53, 59}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 (N.J.Super.Ct.Law Div. 1979).}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
An assignment becomes enforceable in equity in order to balance the inequities where no enforceable legal remedy exists..}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid2385324\charrsid4802603 [E]quity disregards mere form, [thus] no particular words or particular form of instrument is necessary to effect an equitable assignment.}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  }{\i\insrsid2385324\charrsid4802603 C.L. Carr v. Dorenkamper,}{\insrsid2385324\charrsid4802603  556 N.E.2d 1333, 1336 (Ind.Ct.App. 1990)(citations omitted).}{
\insrsid4802603  }{\insrsid2385324\charrsid4802603 Therefore, any language, however informal, t
hat sufficiently demonstrates the intention of the owner of the property in question to transfer it so that it will become the property of the transferee, is sufficient to effect an equitable assignment.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [11]}{\insrsid2385324\charrsid4802603 \tab Although no particular form is necessary to con
stitute an equitable assignment, the following essential elements must be present to justify a finding of an equitable assignment: }{\insrsid8798459 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 a) the intention of the assignor must be to transfer a present interest in an existing fund or subject matter; }{\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 b) there mu
st be an absolute appropriation of the fund or subject matter by the assignor and an intention to vest a present right in the assignee; }{\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 c) the assignor must relinquish all control over the fund or subject matter; if any control is retained the assignment will be invalid; and }{
\insrsid8798459 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid8798459 {\insrsid8798459 
\par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid8798459 {\insrsid2385324\charrsid4802603 d) the assignment must also be based on valuable consideration. }{\i\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459\charrsid8798459 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\i\insrsid2385324\charrsid4802603 Sheeran v. Sitren}{\insrsid2385324\charrsid4802603 , 403 A.2d at 59 (citations omitted).}{\insrsid4802603  }{\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459 
\par }{\insrsid2385324\charrsid4802603 Of these, intent of an assignor seems to outweigh the other factors.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Whether a transaction constitutes an equi
table assignment is to be decided from the circumstances and equities involved. }{\i\insrsid2385324\charrsid4802603 Id.}{\i\insrsid4802603  }{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [12]}{\insrsid2385324\charrsid4802603 \tab Porter argues that the only interpretation that can be derived from the documents executed by Massey is that Massey intended to assign one-half of the premises, creat
ed by the GEDA lease, to Kalkhoff.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Porter specifically points out that the references used in Document One, such as }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 the said premises and improvements,}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603  indicate the intention to}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
transfer was not just the building, but also the land on which the building was erected. Porter further argues that the area referenced in Document One,}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 containing a total area of 11,200 square feet,}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603  equals exactly one half of the property leased from GEDA, and only bolsters their assertion of Massey}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 s intent.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Porter proclaims that }{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid2385324\charrsid4802603 [t]here is no [other] possible interpretation.}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
We disagree.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [13]}{\insrsid2385324\charrsid4802603 \tab The subject matter referenced in Document One is specifically the Soule Building.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
The portions of Document One noted by Porter, when read as a whole, simply provide a description of the location of the building.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
It is not apparent to this court that Massey intended to assign a one-half interest based upon the language of Document One.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 The important factor to note is that the reference of }{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 containing a total area of 11,200 square feet}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603  is set forth in the portion of Document One}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 describing location, which is in turn denoted by the words }{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 being erected on.}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [14]}{\insrsid2385324\charrsid4802603 \tab In addition, the language contained in Document Two does not suggest the transfer of any interest in the GEDA lease.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
In that document, which references the earlier agreement (Document One), Massey simply grants authority to Kalkhoff to lease one half of the Soule building.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
The granting language of Document Two is as follows; }{\insrsid8798459 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 I, LON MASSEY, . . . do hereby give
 RUTH E. KALKHOFF all authority to use and lease her half of the building herein described as she desires, to have and to hold for her heirs, executors, and administrators for the length of the term of the lease I have with GUAM ECONOMIC DEVELOPMENT AUTHO
RITY.}{\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid8798459 
\par }{\insrsid2385324\charrsid4802603 Again, it is the language of this document that leads us to believe that the intent of Massey was to transfer a one-half interest in the Soule Building and not the premises of the GEDA lease.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [15]}{\insrsid2385324\charrsid4802603 \tab Document Three is a general letter advising any party of Ruth Kalkhoff}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s ability to lease one half of the Soule Building.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 This document only provides additional support to the trial court}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s conclusions that Massey did not intend to transfer a one half interest in the GEDA lease.}{
\insrsid4802603  }{\insrsid2385324\charrsid4802603 As in Document One, the reference to the GEDA lease is used for purposes of identification of the building.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 We do not find any granting language
 regarding the GEDA lease nor do we find any language even suggesting such a proposition.}{\insrsid8798459 
\par 
\par }{\b\insrsid2385324\charrsid4802603 [16]}{\insrsid2385324\charrsid4802603 \tab Porter}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 
s contention that Massey intended to transfer a one-half interest in the property leased from GEDA, is unsupported by the documents purportedly evidencing this intent.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
Even if Massey may have intended to assign the property as alleged by Porter, the evidence presented to the trial court did not provide a basis for such a finding.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 The trial court}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s analysis regarding Massey}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s intent is a pivotal factor in determining the existence of an equitable assignment because the absence of intent weighs heavily against finding an equitable
 assignment.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 It is}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 
this lack of intent on the part of Massey to assign an interest to Kalkhoff that leads us to find no abuse of discretion in the decision of the trial court.}{\insrsid8798459 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 V.}{\insrsid8798459 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid8798459 {\insrsid8798459 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\b\insrsid2385324\charrsid4802603 [17]}{\insrsid2385324\charrsid4802603 \tab After reviewing the record below and the findings of the trial court,
 we find no reason to disturb the conclusions of the trial court.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 We find no error in the trial court}{\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 s analysis of the issue brought before this court.}{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Therefore, the decision of the Superior Court denying Porter}{
\insrsid2385324\charrsid4802603 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid2385324\charrsid4802603 
s request for equitable relief, in its refusal to find the existence of an equitable assignment, is AFFIRMED.}{\insrsid4802603 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid8798459 {\insrsid8798459 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid8798459 {\insrsid2385324\charrsid4802603 JANET HEALY WEEKS\tab \tab \tab \tab BENJAMIN J.F. CRUZ
\par Associate Justice\tab \tab \tab \tab }{\insrsid4802603  }{\insrsid2385324\charrsid4802603 Associate Justice}{\insrsid4802603 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid8798459 {\insrsid4802603 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4802603 {\insrsid2385324\charrsid4802603 PETER C. SIGUENZA
\par Chief Justice}{\insrsid4802603 
\par }}