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Deng}{\fs20\insrsid4667148 , Opinion\tab Page }{\field{\*\fldinst {\fs20\insrsid4667148 PAGE }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid14045341 9}}}{\fs20\insrsid4667148 of 13 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 \par }\pard \qj \li0\ri0\sl-9\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\lang1024\langfe1024\noproof\insrsid14045341 {\shp{\*\shpinst\shpleft1440\shptop0\shpright10800\shpbottom9\shpfhdr1\shpbxpage\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt1\shpz0\shplockanchor\shplid2049{\sp{\sn shapeType}{\sv 1}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn fillColor}{\sv 0}}{\sp{\sn fillBackColor}{\sv 0}}{\sp{\sn fFilled}{\sv 1}}{\sp{\sn lineWidth}{\sv 0}}{\sp{\sn fLine}{\sv 0}}{\sp{\sn fShadow}{\sv 0}}{\sp{\sn posrelh}{\sv 1}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fBehindDocument}{\sv 1}} {\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxpage\dobypara\dodhgt0\dprect\dpx1440\dpy0\dpxsize9360\dpysize9\dpfillfgcr0\dpfillfgcg0\dpfillfgcb0\dpfillbgcr0\dpfillbgcg0\dpfillbgcb0\dpfillpat1\dplinehollow}}}}{\fs20\insrsid4667148 \par }\pard \ql \li0\ri0\sl-240\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid4667148\charrsid14045341 IN THE SUPREME COURT OF GUAM}{\b\insrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 FRANKLIN J.K. LEONG,}{\b\insrsid12010466\charrsid14045341 \par }{\v\insrsid4667148\charrsid14045341 GUAM BAR ETHICS COMMITTEE}{\insrsid4667148\charrsid14045341 \par Plaintiff-Appellant \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 vs.}{\b\insrsid4667148\charrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 \par }\pard \qc \li0\ri0\keep\keepn\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 JUN HUA DENG AND UNITED CORPORATION, LTD. }{\insrsid4667148\charrsid14045341 \par Defendants-Appellees}{\insrsid14045341 \par }\pard \ql \li0\ri0\keep\keepn\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qc \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 OPINION}{\insrsid14045341 \par }\pard \ql \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qc \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 Supreme Court Case No.:CVA00-027}{\v\insrsid4667148\charrsid14045341 Supreme Court Case No.:CVA00\_011}{\insrsid4667148\charrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 Superior Court Case No.:CV0837-99}{\insrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 Cite as:}{\b\insrsid14045341 }{\b\insrsid4667148\charrsid14045341 2002 Guam 2 }{\insrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 Filed:}{\b\insrsid14045341 }{\b\insrsid4667148\charrsid14045341 March 8, 2002}{\insrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 Appeal from the Superior Court of Guam \par Argued and submitted on September 4, 2001 \par Hag\'e5t\'f1a, Guam}{\insrsid14045341 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid14045341 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par }{\ul\insrsid4667148\charrsid14045341 Appearing for Plaintiff-Appellant}{\insrsid4667148\charrsid14045341 : \par Peter F. Perez, Esq. \par Suite 216 Union Bank Bldg. \par Hag\'e5t\'f1a, Guam 96910 \par 194 Hernan Cortes Ave. \par Hag\'e5t\'f1a, Guam 96910\cell \par }{\ul\insrsid4667148\charrsid14045341 Appearing for Defendants-Appellees}{\insrsid4667148\charrsid14045341 : \par Jon A. Visosky, Esq. \tab \tab \par Dooley Lannen Roberts & Fowler LLP \par Suite 201, Orlean Pacific Plaza \par 865 South Marine Drive \par Tamuning, Guam 96911\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid4667148\charrsid14045341 \trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid14045341 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\row }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }{\insrsid4667148\charrsid14045341 BEFORE:}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 PETER C. SIGUENZA, JR., Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; BENJAMIN J.F. CRUZ, Justice Pro Tempore.}{\insrsid14045341 \par \par }{\b\insrsid4667148\charrsid14045341 CARBULLIDO, J.:}{\b\insrsid4667148 \par }{\insrsid14045341\charrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [1]}{\insrsid4667148\charrsid14045341 \tab This appeal originated from a breach of contract action brought by Plaintiff-Appellant Franklin J.K. Leong (hereinafter }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 ) against Defendants-Appellees Pacific United Corp., Ltd. and its president, Jun Hua Deng (hereinafter collectively referred to as }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Deng}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 The trial court entered a judgment in favor of Deng and held that there was no enforceable agreement between Leong and Deng.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong appeals the trial court}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s holding and challenges the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding of an agency relationship between him and Ernie Baldeviso (hereinafter }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ), and the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s admission of parol evidence regarding a condition precedent to the enforceability of the contract between Leong and Deng.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We agree with the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding of an agency relationship and the admission of the parol evidence.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Accordingly, we affirm the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s holding that there was no enforceable agreement between Leong and Deng. \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 I.}{\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [2]}{\insrsid4667148\charrsid14045341 \tab Leong, a former resident of Guam and a resident of Hawaii, was the owner of real property described as Lot 2403, Mangilao, Guam (hereinafter }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Property}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong, an experienced real estate broker contacted a longtime friend on Guam, Jose Pegarido (hereinafter }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Pegarido}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ), to help him market and sell the Property.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 To aid Pegarido in the promotion of the Property, Leong sent him the following materials: a vicinity map, a }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 Relocation Sketch,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 a proposed development study of the Property conducted years earlier by Duenas & Associates, an environmental impact statement also prepared by Duenas & Associates, and a }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Deposit Receipt, Offer, and Acceptance}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 form offering to sell the Property at $1.3 million. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [3]}{\insrsid4667148\charrsid14045341 \tab Pegarido then contacted Baldeviso, a distant relative and civil engineer familiar with potential buyers and developers, to market and sell the Property.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Pegarido informed Leong that Baldeviso was trying to sell the Property and that Baldeviso now had the Property-related materials that Leong gave him.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 After Leong became aware of Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s participation, he spoke to Baldeviso several times on the phone.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Moreover, Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\insrsid4667148\charrsid14045341 s involvement with Leong extended beyond the Property and included two other Leong-owned properties that were also on the market. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [4]}{\insrsid4667148\charrsid14045341 \tab Baldeviso originally contemplated developing the Property with Pegarido.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 However, Baldeviso was unable to develop the Property with Pegarido, and instead approached and marketed the Property to Deng, with whom Baldeviso had previously shared a business relationship.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Baldeviso created and provided Deng with a project analysis of the Property.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The analysis assumed that the terrain on the Property was flat, and included an estimation of the costs of development based on that assumption}{\insrsid14045341 .}{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [5]}{\insrsid4667148\charrsid14045341 \tab On July 18, 1998, Baldeviso presented a form entitled }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 Firm Counter Offer to Purchase Real Property}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 (hereinafter }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Counter Offer}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ) to Deng for his signature.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 In Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s presence, Deng signed the Counter Offer and filled in the purchase price of $1,000,000.00, the down payment amount of $200,000.00, the balance amount of $800,000.00, and the closing and occupancy date of August 31, 1998.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Notwithstanding an }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Agreement to Buy}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}} {\insrsid4667148\charrsid14045341 clause}{\cs15\super\insrsid4667148\charrsid14045341 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\insrsid4667148 \chftn }{\insrsid4667148 }{\fs20\insrsid4667148 The clause provided the following: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 \par }\pard \qj \li1440\ri720\nowidctlpar\faauto\rin720\lin1440\itap0 {\fs20\insrsid4667148 Agreement to Buy: Buyer agrees to buy the property and the terms and conditions contained herein, and that this counter offer to purchase shall be binding if accepted by Seller. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 Appellant}{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 s Excerpts of Record, p. 26 (Firm Counter Offer to Purchase Real Property)}}}{\insrsid4667148\charrsid14045341 contained in the Counter Offer, Deng testified that he understood and that Baldeviso represented to him that the Counter Offer was only a letter of intent subject to his inspection and approval of the Property, since he had never seen the Property.}{ \insrsid4667148 \par }{\insrsid14045341\charrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [6]}{\insrsid4667148\charrsid14045341 \tab Shortly thereafter, Baldeviso faxed the signed Counter Offer to Leong in Hawaii.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Without discussing the terms of the Counter Offer with Deng, Leong signed the Counter Offer and faxed it back to Guam on July 20, 1998.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 When Deng finally inspected the Propert y on August 27, 1998, he discovered that contrary to Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s project analysis, the terrain on the Property was not flat.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 To develop the Property according to Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s analysis, significant grading and additional expenses would be necessary.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 On September 8, 1998, Deng sent a letter to Leong informing him that Pacific United was declining the purchase of the Property because of the unsuitability of the terrain. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [7]}{\insrsid4667148\charrsid14045341 \tab On April 26, 1999, Leong filed a First Amended Complaint alleging breach of contract and requesting specific performance for the purchase of the Property.}{\insrsid14045341 } {\insrsid4667148\charrsid14045341 Subsequently, Leong sold the Property to Yo Shin Corporation for $760,000.00 on January 11, 2000.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 On October 3, 2000, after a bench trial, the trial court issued its Findings of Fact and Conclusions of Law and a Judgment in favor of Deng.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The trial court found that Baldeviso was acting as an agent on behalf of Leong and that the }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 evidence of agency and the condition of viewing the property prior to the purchase are admissible to dispute the intent of the parties to enter into an enforceable agreement at the time of the execution of the agreement.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Excerpts of Record, p. 16 (Findings of Fact and Conclusions of Law, Oct. 3, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong filed a timely Notice of Appeal on October 26, 2000. \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 II.}{\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [8]}{\insrsid4667148\charrsid14045341 \tab This court has jurisdiction over an appeal from a final judgment pursuant to Title 7 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 3107, 3108 (1998).}{\insrsid4667148 \par }{\insrsid14045341\charrsid14045341 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 III.}{\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [9]}{\insrsid4667148\charrsid14045341 \tab The essence of this appeal is to determine the enforceability of the Counter Offer, signed by both Leong and Deng.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Underlying the determination of the Counter Offer}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s enforceability are two dispositive issues that must be initially resolved: first, whether the trial court clearly erred in finding that an agency relationship existed between Leong and Baldeviso, and second, whether the trial court erred in admitting parol evidence regarding a condition precedent to the Counter Offer. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 A.\tab Agency Relationship}{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [10]}{\insrsid4667148\charrsid14045341 \tab Whether a person is the agent of another is a question of fact}{\i\insrsid4667148\charrsid14045341 .}{\i\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Tedtaotao v. One-Eighth Undivided Interest in Lot 98, }{\insrsid4667148\charrsid14045341 CV95-00147A, 1996 WL 879472, at * 4 (D. Guam App. Div. Sept. 30, 1996); }{\i\insrsid4667148\charrsid14045341 Penthouse Int}{\i\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid4667148\charrsid14045341 l, Ltd. v. Barnes}{\insrsid4667148\charrsid14045341 , 792 F.2d 943, 947 (9th Cir. 1986) (citation omitted).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 We review findings of fact made by the trial court under a clearly erroneous standard.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Apana v. Rosario}{\insrsid4667148\charrsid14045341 , 2000 Guam 7, }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 9 (citation omitted); }{\i\insrsid4667148\charrsid14045341 Yang v. Hong, }{ \insrsid4667148\charrsid14045341 1998 Guam 9, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 4.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 A finding is clearly erroneous when, even though some evidence supports it, the entire record produces the definite and firm conviction that the court below committed a mistake.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid4667148\charrsid14045341 Yang, }{\insrsid4667148\charrsid14045341 1998 Guam 9 at }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\insrsid4667148\charrsid14045341 7.}{\i\insrsid14045341 }{\insrsid4667148\charrsid14045341 Therefore, we will examine the record to determine whether the trial court clearly erred in finding that Baldeviso was Leong}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s agent with the authority to sell the Property a nd to agree that the sale of the Property was conditioned upon Deng}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s inspection and approval. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [11]}{\insrsid4667148\charrsid14045341 \tab Title 18 of the Guam Code Annotated characterizes an agency relationship as either actual or ostensible.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 See}{ \insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20104 (1992).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 The distinction between actual and an ostensible agency depends on whose perspective is examined.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 In contrast to an actual agency, which examines the agent}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s viewpoint, an ostensible agency examines a third person}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s perspective.}{\cs15\super\insrsid4667148\charrsid14045341 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid4667148 \chftn }{\insrsid4667148 }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 An agency is actual when the agent is really employed by the principal.}{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 Title 18 GCA }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 20105 (1992). }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 An agency is ostensible when the principal intentionally, or by want of ordinary care, causes a third person to believe another to be his agent who is not really employed by him.}{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 Title 18 GCA }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 20106 (1992). \par }}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 This distinction is reflected from the following definitions of both actual and ostensible authority: \par }{\insrsid14045341 \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 20213 }{\insrsid14045341 defines an actual authority as:}{\insrsid4667148 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid14045341\charrsid14045341 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Actual authority is such as a principal intentionally confers upon the agent, or intentionally, or by want of ordinary care, }{\i\insrsid4667148\charrsid14045341 allows the agent to believe himself to possess}{\insrsid4667148\charrsid14045341 .}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20213 (1992) (emphasis added).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20214 defines ostensible authority as: \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Ostensible authority is such as a principal intentionally, or by want of ordinary care, causes or }{\i\insrsid4667148\charrsid14045341 allows a third person to believe the agent to posses.}{\i\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par }{\insrsid4667148\charrsid14045341 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20214 (1992) (emphasis added). \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [12]}{\insrsid4667148\charrsid14045341 \tab In either an actual or ostensible agency, the }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 principal need not expressly confer authority upon the agent.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{ \i\insrsid4667148\charrsid14045341 Tedtaotao}{\insrsid4667148\charrsid14045341 , 1996 WL 879472 at * 4 (citing}{\i\insrsid4667148\charrsid14045341 Tomerlin v. Canadian Indem. Co.}{\insrsid4667148\charrsid14045341 , 394 P. 2d 571, 575, 61 Cal. 2d 638, 644 (1964)).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Consequently, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 both actual and ostensible authority may be implied if the principal}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s conduct causes anyone to believe that authority has been conferred upon the agent.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{ \i\insrsid4667148\charrsid14045341 Id}{\insrsid4667148\charrsid14045341 .}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The significance of finding an agency relationship is that the agent}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s acts and representations to a third party are imputed to his or her principal.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 See }{ \insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20301 (1992); }{\i\insrsid4667148\charrsid14045341 see also Middlekauff v. Lake Cascade, Inc}{\insrsid4667148\charrsid14045341 ., 719 P.2d 1169, 1174 (Idaho 1986) (quoting}{\i\insrsid4667148\charrsid14045341 Branom v. Smith Frozen Foods of Idaho, Inc}{\insrsid4667148\charrsid14045341 ., 365 P.2d 958, 963 (Idaho 1961)) (stating that the principal }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 is bound by the acts of their agents which fall within the apparent scope of the authority of the agents. . . .}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 ). \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [13]}{\insrsid4667148\charrsid14045341 \tab In the instant case, the trial court found that }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 Baldeviso, for the purposes of his conduct involving the Property, was an agent for the Plaintiff.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid14045341 }{\insrsid4667148\charrsid14045341 Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Excerpts of Record, p. 13 (Findings of Fact and Conclusions of Law, Oct. 3, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding was based on evidence that Leong communicated with Baldeviso regarding the sale of the Property and that Deng believed Baldeviso had authority to sell the Property.}{ \insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Id}{\insrsid4667148\charrsid14045341 . at 16.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The court further found evidence that Deng relied on Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s assertions that the alleged contract to buy the Property was not enforceable until Deng could inspect and approve the Property.}{ \insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Id.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Thus, the trial court concluded that Leong }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 by want of ordinary care conferred actual authority upon Baldeviso to act as his agent, and that . . . [Deng}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s] reliance on Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 s representations are such that Baldeviso possessed actual authority to act on . . . }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s behalf.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 From our examination of the record, we hold that the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding that an actual agency relationship existed between Leong and Baldeviso was not clearly erroneous.}{\insrsid4667148 \par }{\insrsid14045341\charrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [14]}{\insrsid4667148\charrsid14045341 \tab Although Leong does not acknowledge that Baldeviso was his agent, as reflected above, the finding of an agency relationship requires an examination of either the agent}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s or the third person}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s perspective based on the principal}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 s actions.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 See}{\insrsid4667148\charrsid14045341 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 20213- 14.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Because the trial court found an actual agency relationship, the focus of our examination is on Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s actions, as the principal, and how his actions may have been perceived by Baldeviso, the alleged agent.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Based on our examination of Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s actions, we find that it was reasonable for Baldeviso to believe that he was Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s agent.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong was aware that Pegarido handed over the Property-related materials to Baldeviso and that Baldeviso was }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 advertising}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 the Property on Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s behalf.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 45 (Bench Trial, March 9, 2000).}{ \insrsid14045341 }{\insrsid4667148\charrsid14045341 Not only did Leong fail to oppose Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s receipt of the materials, Leong admitted }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 that . . . [he] felt comfortable with}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s participation in the sale of the Property.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 48 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Even though Leong could not }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 recall how many times he spoke with Baldeviso . . . ,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 he admits to speaking with Baldeviso regarding the Property.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 46 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Moreover, Leong also knew that Baldeviso created a project analysis of the Property and that Baldeviso was therefore making representations regarding the Property}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s potential for development.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 46 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [15]}{\insrsid4667148\charrsid14045341 \tab In his brief, Leong implies that Baldeviso was working as a consultant for Deng and not as an agent for him as evidenced by Baldeviso and Deng}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s previous business relationship.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Appellant}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Opening Brief, p. 21; Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Reply Brief, p. 3.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We find such implications unpersuasive in the face of Baldeviso}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s admission that he was also helping Leong market two other Leong properties.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Transcript vol. II, p. 70-72 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Moreover, with respect to the subject Property, it was Baldeviso who initiated the contact with Deng.}{ \insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. II, p. 3 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Although Leong was cognizant that negotiations were being conducted on Guam regarding the Property, he never made any effort to contact Deng, a prospective buyer in this million-dollar transaction.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, pp. 48, 57 (bench trial, March 9, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 When Leong received the facsimile regarding the Counter Offer, he was not at all }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 curious}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 as to whom the agreement was with.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, pp. 49-53 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s seemingly lack of desire to contact the potential buyer of his Property, whom he had no previous relationship, reflects Leong}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s reliance on Baldeviso in the sale and representation of the Property.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Therefore, the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding that Leong and Baldeviso had an actual agency relationship was not clearly erroneous.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 From Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s actions, it was reasonable for Baldeviso to believe that he was conferred the authority to sell the Property on Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s behalf.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Consequently, representations that Baldeviso may have made to Deng regarding the Property would be imputed to Leong.}{\b\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 B.\tab Parol Evidence}{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [16]\tab }{\insrsid4667148\charrsid14045341 Whether parol evidence was properly admitted is a conclusion of law.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 See Craftworld Interiors, Inc. v. King Enter.}{ \insrsid4667148\charrsid14045341 , 2000 Guam }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 17.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 The existence of a condition precedent is a question of fact.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 D}{\i\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\i\insrsid4667148\charrsid14045341 Angelo v. Schultz}{\insrsid4667148\charrsid14045341 , 823 P.2d 997, 1001 (Or. Ct. App. 1992) (citations omitted).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We review a mixed question of fact and law }{\i\insrsid4667148\charrsid14045341 de novo}{\insrsid4667148\charrsid14045341 .}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Town House Dep}{\i\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid4667148\charrsid14045341 t. Store v. Ahn}{\insrsid4667148\charrsid14045341 , 2000 Guam 29, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 6 (citations omitted). \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [17]}{\insrsid4667148\charrsid14045341 \tab The general rule is that a written contract }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 supercedes all the negotiations or stipulations concerning its matter which preceded or accompanied the execution of the instrument.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 86107 (1992).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 In interpreting such a contract,}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 the intention of the parties is to be ascertained from the writing alone, if possible . . . .}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Title 18 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 87105 (1992).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 An exception to this general rule is when }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 the taking effect of the contract, or any of its provisions, [is] contingent upon the happening of a future event . . . . }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Paratore v. Scharetg}{\insrsid4667148\charrsid14045341 , 128 P.2d 560, 561, 53 Cal. App. 2d 710, 713 (Ct. App. 1942).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 In that situation, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 [p]arol evidence may be admitted to show the cause of [the contracts] nonperformance either in whole or in part . . . [and] may necessitate the admission in evidence of a preceding or contemporaneous oral agreement.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Id}{\insrsid4667148\charrsid14045341 . \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [18]}{\insrsid4667148\charrsid14045341 \tab Although }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 parol evidence may be used to show a condition precedent}{\cs15\super\insrsid4667148\charrsid14045341 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs15\super\insrsid4667148 \chftn }{\insrsid4667148 }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 A condition precedent is one which is to be performed before some right dependent thereon accrues, or some act dependent thereon is performed.}{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{ \fs20\insrsid4667148 Title 18 GCA }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 80403 (1992). \par }}}{\insrsid4667148\charrsid14045341 to a contract,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 }{\i\insrsid4667148\charrsid14045341 United States v. Everett Monte Cristo Hotel, Inc.}{\insrsid4667148\charrsid14045341 , 524 F.2d 127, 130 (9th Cir. 1975) (c itation omitted) (footnote added), in determining whether parol evidence of a condition precedent is admissible, some courts have made a distinction between a condition precedent challenging the validity of a contract and a condition precedent changing th e terms of the agreement}{\i\insrsid4667148\charrsid14045341 .}{\i\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Hirsch v. S. Berger Imp. & Mfg. Corp.}{\insrsid4667148\charrsid14045341 , 414 N.Y.S.2d 324, 326-327 (1979).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 While parol evidence may be admitted to show the existence of a condition to the legal effectiveness of a written agreement, parol evidence may not be admit ted to show a condition precedent, which contradicts, varies, or negates the terms of the written agreement. }{\i\insrsid4667148\charrsid14045341 See Hicks v. Bush, }{\insrsid4667148\charrsid14045341 180 N.E. 2d 425, 427 (N.Y. 1962); }{ \i\insrsid4667148\charrsid14045341 see also Meadow Brook Nat}{\i\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid4667148\charrsid14045341 l Bank v. Bzura}{ \insrsid4667148\charrsid14045341 , 247 N.Y.S. 2d 787, 789-790 (1964); }{\i\insrsid4667148\charrsid14045341 In re Prior Bros., Inc.}{\insrsid4667148\charrsid14045341 , 632 P.2d 522, 526 (Wash. Ct. App. 1981) (citing to}{\i\insrsid4667148\charrsid14045341 Nelson Equip. Co. v. Goodman}{\insrsid4667148\charrsid14045341 , 254 P.2d 727, 729 (Wash. 1953)) (}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 [P]arol evidence may be admitted to show there is a condition precedent to the contract coming into existence.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 ).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Because a condition precedent that challenges the validity of the contract does }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 not constitute an oral contradiction or variation of the written instrument,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 parol evidence of such a condition is admissible.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 Haraka v. Datry}{\insrsid4667148\charrsid14045341 , 252 S.E. 2d 71, 72 (Ga. Ct. App. 1979) (citations omitted); }{\i\insrsid4667148\charrsid14045341 see also Smilow v. Dickerson}{\insrsid4667148\charrsid14045341 , 54 A.2d 883, 886 (Pa. 1947).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Guam}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s version of the parol evidence rule codifies the condition precedent exception to the general parol evidence rule.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Title 6 GCA }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 2511 (1994) states in pertinent part: \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid14045341 {\insrsid14045341 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 When the terms of an agreement have been reduced to writing by the parties, it is to be considered as containing all those terms, and therefore there can be between the parties and their representatives, or succe ssors in interest, no evidence of the terms of the agreement other than the contents of the writing, }{\i\insrsid4667148\charrsid14045341 except}{\insrsid4667148\charrsid14045341 in the following cases: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 1.\tab Where a mistake or imperfection of the writing is put in issue by the pleadings; or \par 2.\tab Where the }{\i\insrsid4667148\charrsid14045341 validity}{\insrsid4667148\charrsid14045341 of the agreement is the fact in dispute. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 But this Section does not exclude other evidence of the circumstances under which the agreement was made or to which it relates, as defined in }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\insrsid4667148\charrsid14045341 2515}{\cs15\super\insrsid4667148\charrsid14045341 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs15\super\insrsid4667148 \chftn }{\insrsid4667148 }{\fs20\insrsid4667148 Title 6 GCA }{\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid4667148 2515 provides: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid4667148 For the proper construction of an instrument, the circumstances under which it is made, including the situation of the subject of the instrument and of the parties to it, may also be shown so that the judge or jury be placed in the position of those whose language he is or they are to interpret. \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4667148 Title 6 GCA }{\b\fs20\insrsid4667148 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\b\fs20\insrsid4667148 }{\fs20\insrsid4667148 2515 (1994).}}}{\insrsid4667148\charrsid14045341 [Circumstances to be Considered], or to explain an extrinsic ambiguity, or to establish illegality or fraud. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 \par Title 6 G.C.A. }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 2511 (1994)}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 (}{ \i\insrsid4667148\charrsid14045341 emphasis}{\insrsid4667148\charrsid14045341 and footnote added).}{\insrsid4667148 \par }{\insrsid14045341\charrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [19]}{\insrsid4667148\charrsid14045341 \tab In the case at bar, the trial court held that the }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 enforceability of the contract was contingent upon an inspection and approval by . . . [Deng].}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Excerpts of Record, p. 16 (Findings of Fact and Conclusions of Law, Oct. 3, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s holding was grounded on its finding that }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 evidence of agency and the condition of viewing the property prior to the purchase [were] admissible to dispute the intent of the parties to enter into an enforceable agreement at the time of the execution of the contract. }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Excerpts of Record, p. 16 (Findings of Fact and Conclusions of Law, Oct. 3, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We agree. \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [20]}{\insrsid4667148\charrsid14045341 \tab Although Deng signed the Counter Offer, an examination of the testimony of the three key players (Deng, Baldeviso, and Leong) in this transaction supports Deng}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s contention that the Counter Offer would not become valid until he inspected and approved the Property.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We begin with Deng, who testified that he told Baldeviso that notwithstanding his signature in the Counter Offer, he needed to look at the Property before he }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 decide[d] anything.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Transcript vol. II, p. 5 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Deng further testified that Baldeviso told him, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 No problem.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 After you see the property then you}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ll decide to pay or not to pay.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 Transcript vol. II, p. 5 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Because neither Deng nor Baldeviso had ever seen the Property, Deng also claims that after he signed the Counter Offer, he rushed and pushed Baldeviso }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 to make arrangement to look at the property.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Transcript vol. II, p. 5 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [21]}{\insrsid4667148\charrsid14045341 \tab Next, we examine Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 s testimony, which contains much ambiguity as reflected in the following: }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 My understanding is, [Deng] signed this, he wants to buy the property but he wants to see the property as scheduled so I did the scheduling.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 But I don}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 t know what}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s in his mind.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 If he will - - it will turn around he will go ahead, I have no idea of that.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. II, pp. 78-79 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Although Baldeviso}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s responses were ambiguous, he did admit to two important points that would support Deng}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s assertion that Baldeviso had the authority to agree to the inspection and approval condition and that Baldeviso did in fact agree to such a condition.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 First, Baldeviso testified that Leong did not try to limit Baldeviso in what he was }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 trying to do in order to market or sell the property,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 which implies that Baldeviso would have the authority to agree to the inspection and approval condition.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. II, pp. 66-67 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Second, Baldeviso also testified that, }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 [b]efore Mr. Deng signed this counter offer, he mentioned to me that if I can schedule to see the property together,}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 which reflects Deng}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s intent to see the Property even before he signed the Counter Offer.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. II, p. 77 (Bench Trial, March 10, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [22]}{\insrsid4667148\charrsid14045341 \tab Lastly, we review the testimony of Leong, who admitted that he was an experienced real estate agent on Guam.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Leong testified that it would be normal for the buyer to inspect the property prior to purchasing it.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 31-32 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Leong further admitted that he was aware that no one saw the Property before July 18, 1998, and that he had never participated in a sale or known anyone to have bought a }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 million-dollar piece of property without seeing it first.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Transcript vol. I, p. 59 (Bench Trial, March 9, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 In light of Leong}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s experience, Leong}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s testimony evidences the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \insrsid4667148\charrsid14045341 s finding that Leong did not have a }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 reasonable [reliance] on the agreement knowing that . . . [Deng] had not had an opportunity to view the Property.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Appellant}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s Excerpts of Record, p. 13 (Findings of Fact and Conclusions of Law, Oct. 3, 2000).}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 \par }{\b\insrsid14045341 \par }{\b\insrsid4667148\charrsid14045341 [23]}{\insrsid4667148\charrsid14045341 \tab In essence, an examination of the record, with a special focus on the testimonies of Deng, Baldeviso, and Le ong, reveals that the inspection and approval of the Property by Deng was a condition precedent of the Counter Offer taking effect.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Because the condition precedent was of the type that affected the validity of the contract, we hold that the trial court did not err when it admitted parol evidence of that condition precedent.}{\insrsid14045341 }{\i\insrsid4667148\charrsid14045341 See}{ \insrsid4667148\charrsid14045341 }{\i\insrsid4667148\charrsid14045341 Prior Bros. }{\insrsid4667148\charrsid14045341 632 P.2d at 526 (citations omitted) (finding that }{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 parol evidence may be admitted to determine the issue of the validity of a contract or to impeach its creation.}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 ). \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 IV.}{\insrsid4667148\charrsid14045341 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\b\insrsid4667148\charrsid14045341 [24]}{\insrsid4667148\charrsid14045341 \tab We hold that the trial court}{\insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s finding that an agency relationship existed between Leong and Baldeviso was not clearly erroneous.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 We also hold that the trial court did not err when it admitted parol evidence with respect to the condition precedent that disputed the validity of the Counter Offer.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Consequently, since Deng}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s disapproval of the Property is not disputed, the condition precedent requiring Deng}{ \insrsid4667148\charrsid14045341 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid4667148\charrsid14045341 s prior approval of the Property was not satisfied.}{\insrsid14045341 }{ \insrsid4667148\charrsid14045341 Therefore, the Counter Offer was not enforceable.}{\insrsid14045341 }{\insrsid4667148\charrsid14045341 The trial court is }{\b\insrsid4667148\charrsid14045341 AFFIRMED.}{\cs15\super\insrsid4667148\charrsid14045341 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid4667148 \chftn }{\fs20\insrsid4667148 Justice }{\i\fs20\insrsid4667148 Pro Tempore}{ \fs20\insrsid4667148 Benjamin J.F. Cruz dissents from the majority opinion and will file his dissent at a later date.}}}{\b\insrsid14045341 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 F. PHILIP CARBULLIDO\tab \tab \tab \tab }{\insrsid14045341 }{\insrsid4667148\charrsid14045341 PETER C. SIGUENZA, JR. \par }\pard \qj \fi1440\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14045341 {\insrsid4667148\charrsid14045341 Associate Justice\tab \tab \tab \tab \tab }{\insrsid14045341 }{\insrsid4667148\charrsid14045341 Chief Justice \par }}