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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid13706911 Hemlani v. Flaherty}{\fs20\insrsid13706911 , Opinion\tab \tab Page }{\field{\*\fldinst {\fs20\insrsid13706911 PAGE }}{\fldrslt {
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid13706911\charrsid9718611 IN THE SUPREME COURT OF GUAM}{\insrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 P.D. Hemlani}{\insrsid13706911\charrsid9718611 ,}{\insrsid13706911\charrsid9718611 
\par Plaintiff-Appellant,
\par 
\par }{\b\insrsid13706911\charrsid9718611 vs.}{\insrsid13706911\charrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 Michael Flaherty, Anao Point Estates, 
\par a Guam Limited Partnership,}{\insrsid13706911\charrsid9718611 
\par Defendants-Appellees}{\insrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 OPINION}{\insrsid9718611 
\par 
\par }{\insrsid13706911\charrsid9718611 Supreme Court Case No. CVA02-009
\par Superior Court Case No. CV0343-00}{\insrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 Filed:}{\b\insrsid9718611  }{\b\insrsid13706911\charrsid9718611 August 7, 2003}{\insrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 Cite as:}{\b\insrsid9718611  }{\b\insrsid13706911\charrsid9718611 2003 Guam 17}{\insrsid9718611 
\par 
\par }{\insrsid13706911\charrsid9718611 Appeal from the Superior Court of Guam
\par Argued and submitted on February 11, 2003
\par Hag\'e5t\'f1a, Guam}{\insrsid9718611 
\par 
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\ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid9718611 {\ul\insrsid13706911\charrsid9718611 Appearing for Plaintiff-Appellant}{\insrsid13706911\charrsid9718611 :
\par  Ross E. Putnam, Esq.
\par 153 Martyr St.
\par Hag\'e5t\'f1a, Guam 96910
\par \cell }{\ul\insrsid13706911\charrsid9718611 Appearing for Defendants-Appellees}{\insrsid13706911\charrsid9718611 :
\par Ron Moroni, Esq.
\par Law Offices of Tarpley & Moroni
\par 137 Murray Building, Suite 201
\par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid13706911\charrsid9718611 \trowd \irow0\irowband0\lastrow 
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\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 BEFORE: F. PHILIP CARBULLIDO, Chief Justice; FRANCES M. TYDINGCO-GATEWOOD, Associate Justice; RICHARD H. BENSON, Justice }{
\i\insrsid13706911\charrsid9718611 Pro Tempore}{\insrsid13706911\charrsid9718611 .}{\insrsid9718611 
\par 
\par }{\b\insrsid13706911\charrsid9718611 CARBULLIDO, C.J.:}{\b\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [1]}{\insrsid13706911\charrsid9718611 \tab Plaintiff-Appellant P.D. Hemlani (}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611 Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
) filed suit for fraud, intentional misrepresentation, and negligent misrepresentation against Defendant-Appellee Michael Flaherty (}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611 Flaherty}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 ) arguing that Fl
aherty failed to disclose a mortgage on real property sold by Flaherty to Hemlani and transferred through a grant deed.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Flaherty moved for and was granted summary judgment by the trial court.}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 We affirm.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 I.}{\b\insrsid13706911 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid9718611\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 [2]}{\insrsid13706911\charrsid9718611 \tab This is an appeal from a summary judgment.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Although the facts underlying the real property conveyance were disputed by the parties, Flaherty, in his summary judgment motion, accepted Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid13706911\charrsid9718611 s version of the facts.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Thus, the facts as alleged by Hemlani control this analysis.
\par }{\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [3]}{\insrsid13706911\charrsid9718611 \tab Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s Complaint alleged the following facts.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 In May 1998, Flaherty offered to sell a parcel of real property located in Yigo, Guam for $30,000.00.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani accepted the offer and tendered a check for $30,000.00 in exchange for a grant deed to the property.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani attempted to record the grant deed at the Department of Land Management but was denied because he did not have affidavits of transferee and true consideration from Flaherty.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani subsequently ordered a title report on the property and discovered a mortgage that had been recorded on December 6, 1993 and another mortgage that was recorded on December 30, 1998.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani made repeated requests for delivery of free and clear title, but Flaherty failed to comply.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [4]}{\insrsid13706911\charrsid9718611 \tab In March 2000, Hemlani filed suit against Flaherty for fraud, intentional misrepresentation, and negligent misrepresentation.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 Hemlani sought Flaherty}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s specific performance in the execution of a deed which was free and clear of all liens and encumbrances, and compensation in the form of}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 general, special, consequential and punitive damages.
\par }{\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [5]}{\insrsid13706911\charrsid9718611 \tab In July 2001, Flaherty filed a motion for summary judgment.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 The trial court granted this motion.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 In March 2002, the remaining issue on specific performance went to bench trial.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Hemlani did not appear and the trial court entered judgment of dismissal.}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 Hemlani appealed.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 II.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [6]}{\insrsid13706911\charrsid9718611 \tab This court has jurisdiction over this appeal from a final judgment of the Superior Court.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Title 7 GCA }{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 3107(b) (1993).
\par }{\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [7]}{\insrsid13706911\charrsid9718611 \tab A grant of summary judgment is reviewed }{\i\insrsid13706911\charrsid9718611 de novo}{\insrsid13706911\charrsid9718611 .}{\insrsid9718611  }{
\i\insrsid13706911\charrsid9718611 Iizuka Corp. v. Kawasho Int}{\i\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid13706911\charrsid9718611 l (Guam), Inc}{
\insrsid13706911\charrsid9718611 ., 1997 Guam 10, }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611  7.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 Summary judgment is proper "if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that t
here is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law."}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Guam R. Civ. P. 56(c).
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 III.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [8]}{\insrsid13706911\charrsid9718611 \tab Flaherty presented three arguments in his summary judgment motion: (1) the undisputed
 facts showed that no fraud, or intentional or negligent misrepresentation occurred; (2) the alleged encumbrance on the property did not exist; and (3) Hemlani suffered no damages in removing any encumbrance and therefore cannot recover damages.}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 The trial court}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s Order granting summary judgment offered no analysis other than to state that }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
Defendant is entitled to judgment as a matter of law for the reasons stated in Defendant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s memorandum of points and authorities which accompanied Defendant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s motion of summary judgment.}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Appellant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Excerpts of Record, p. 22 (Order).}{\cs15\super\insrsid13706911\charrsid9718611 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid13706911 \chftn }{\insrsid13706911  }{\fs20\insrsid13706911 
The format of this order violates Rule 5(G) of the Superior Court of Guam Rules of Court which requires the prevailing party to prepare an orde
r consistent with the ruling of the court and submit the order to the opposing party for review.  The format of the order is a disservice to the non-movant and this court, especially considering that it granted summary judgment and ended Hemlani's case in
 chief, and is discouraged.  We are not confronted in this case with the effect, if any, of a violation of Rule 5 (G).  We reserve this issue for another case."}}}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Our determination of whether Flaherty is entitled to summary judgment based upon his three arguments begins with a }{\i\insrsid13706911\charrsid9718611 de novo}{\insrsid13706911\charrsid9718611  examination of Hemlani}{\insrsid13706911\charrsid9718611 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Complaint and causes of action.
\par }{\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [9]}{\insrsid13706911\charrsid9718611 \tab The Complaint presents causes of action for fraud, intentional misrepresentation and negligent misrepresentation.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 The ele
ments of fraud are: }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
(1) a misrepresentation; (2) knowledge of falsity (or scienter); (3) intent to defraud to induce reliance; (4) justifiable reliance; and (5) resulting damages.}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 Transpacific Export Co. v. Oka Towers Corp}{\insrsid13706911\charrsid9718611 ., 2000 Guam 3 }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 38 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611  23.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 The tort of intentional misrepresentation has the same elements as fraud.}{\insrsid9718611  }{
\i\insrsid13706911\charrsid9718611 See}{\insrsid13706911\charrsid9718611  }{\i\insrsid13706911\charrsid9718611 Lim v. The.TV Corp. Int}{\i\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}
}{\i\insrsid13706911\charrsid9718611 l}{\insrsid13706911\charrsid9718611 , 121 Cal. Rptr. 2d 333, 339 (Ct. App. 2002).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 The elements of a cause of action for negligent misrepresentation are: }{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 (1) a misrepresentation of a past or existing material fact; (2) without reas
onable grounds for believing it to be true; (3) with intent to induce another's reliance on the fact misrepresented; (4) ignorance of the truth and justifiable reliance thereon by the party to whom the misrepresentation was directed, and (5) damages.}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 Fox v. Pollack}{\insrsid13706911\charrsid9718611 
, 226 Cal. Rptr. 532, 537 (Ct. App. 1986).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 The first element of all three causes of action requires a complainant to prove, }{\i\insrsid13706911\charrsid9718611 prima facie}{
\insrsid13706911\charrsid9718611 , that a misrepresentation occurred.
\par }{\b\insrsid9718611 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 A.}{\b\insrsid9718611  }{\b\insrsid13706911\charrsid9718611 The Alleged Misrepresentation.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [10]}{\insrsid13706911\charrsid9718611 \tab With respect to the cause of action for fraud, Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}
{\insrsid13706911\charrsid9718611 s Complaint alleges t}{\insrsid9718611 he following misrepresentation.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid9718611 {\insrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 On or about May 7, 1998, the defendant, with intent to defraud plaintiff and induce plainti
ff to buy property described in paragraph 5 for the sum of $30,000.00 represented to plaintiff that the property was free and clear of all liens and encumbrances and that he would deliver marketable title.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 The representation was false and defendant knew it to be false at the time it was made, and at all times mentioned in this complaint.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par Appellant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Excerpts of Record, p. 3,}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL
 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611  13 (Complaint).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 With respect to the cause 
of action for intentional misrepresentation, the Complaint states:}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
Defendant Michael P. Flaherty represented to plaintiff that the property was free and clear of all liens and encumbrances and that he would deliver marketable title.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 In addition, defendant
 Michael P. Flaherty represented to plaintiff that he would execute all the necessary documents to deliver such marketable title.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par Appellant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Excerpts of Record, p. 5, }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL
 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611  24 (Complaint).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Finally, with respect to the cause of action for negligent misrepresentation, the Complaint states:}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
Defendant Flaherty with the intent to induce plaintiff to purchase the aforementioned property, represented to plaintiff that the property was free and clear of all liens and encumbrances and that he would deliver marketable title.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 In addition, defendant Flaherty represented that he would execute all the necessary documents to consummate the conveyance of said property, which he failed to do so [sic].
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par Appellant}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Excerpts of Record, p. 6, }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL
 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611  30 (Complaint).}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 [11]}{\insrsid13706911\charrsid9718611 \tab Flaherty}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s summary judgment motion argued that he made no express statements to Hemlani that the property title was free and clear.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Upon review of Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s Opening Brief, it becomes clear that he now admits that misrepresentation was not an express statement, but that it was implied.}{\cs15\super\insrsid13706911\charrsid9718611 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid13706911 \chftn }{\fs20\insrsid13706911 
  It is problematic that the Complaint fails to allege these specifics as a complaint for fraud must be pled with particularity.  Guam R. Civ. P. 9(b) (}{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f36\fs20}}}{\fs20\insrsid13706911 In all averments of fraud or mistake, the circumstances constituting fraud or mistake shall be stated with particularity. Malice, intent, knowledge, and other conditions of mind of a person may be averred generally.}{
\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 
).   Notwithstanding  Rule 9, Flaherty did not challenge the Complaint on sufficiency grounds and this court must decide the propriety of Hemlani}{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\fs20\insrsid13706911 s argument.}}}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Hemlani makes two arguments: (1) pursuant to Title 21 GCA }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid13706911\charrsid9718611 4210, Flaherty made an implied statement that the property title was free and clear, and (2) Flaherty had a duty to disclose the mortgages and failed to do so to Hemlani}{\insrsid13706911\charrsid9718611 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s detriment.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 B.}{\b\insrsid9718611  }{\b\insrsid13706911\charrsid9718611 21 GCA }{\b\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\b\insrsid13706911\charrsid9718611 4210.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [12]}{\insrsid13706911\charrsid9718611 \tab Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s a
rgument here is correct.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Section 4210 provides:
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
From the use of the word grant in any conveyance by which an estate of inheritance or fee simple is to be passed, the following covenants, and none other, on the part of the grantor for himself and his heir
 to the grantee, his heirs, and assigns, are implied, unless restrained by express terms contained in such conveyance:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par }\pard \qj \fi-720\li1440\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin1440\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 1.\tab 
That previous to the time of the execution of such conveyance, the grantor has not conveyed the same estate, or any right, title, or interest therein, to any person other than the grantee.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par }\pard \qj \fi-720\li1440\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin1440\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 2.\tab 
That such estate is at the time of the execution of conveyance free from encumbrance done, made, or suffered by the grantor, or any person claiming under him.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 Such covenants may be sued upon in the same manner as if they had been expressly inserted in the conveyance.}{\insrsid13706911 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid9718611 {\insrsid9718611\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 Title 21 GCA }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611  4210 (1994).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 This section states that, unless otherwise expressly provided, a grantor who conveys property 
by a grant deed warrants or represents that the grantor has not conveyed the same estate, or any right, title, or interest to any person other than the grantee.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Further, at the time of the conveyance the property is free of any encumbrance made by the grantor or any person claiming under him.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
However, in and of itself, section 4210, and the implied statement therefrom, does not give rise to a cause of action for fraud or misrepresentation.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [13]}{\insrsid13706911\charrsid9718611 \tab Section 4210 was taken from California and is identical to section 1113 of the Civil Code of California.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Actions normally taken pursuant to section 1113 are to remedy breaches of implied warranties.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\tx-720\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 When th
ere is a breach of one of the implied covenants in a grant deed, the grantee can rescind the conveyance or recover the purchase price in quasi-contract.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
The grantee can recover damages caused by the breach of an implied covenant from the grantor, but the grantee cannot recover damages unless he or she has suffered some loss as a result of the breach.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Thus, the grantee cannot recover damages if the encumbrance can be removed before he or she suffers injury.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par H}{\insrsid13706911\charrsid9718611 ARRY}{\insrsid13706911\charrsid9718611  D. M}{\insrsid13706911\charrsid9718611 ILLER}{\insrsid13706911\charrsid9718611  & M}{\insrsid13706911\charrsid9718611 ARVIN}{\insrsid13706911\charrsid9718611  B. S}{
\insrsid13706911\charrsid9718611 TARR}{\insrsid13706911\charrsid9718611 , M}{\insrsid13706911\charrsid9718611 ILLER}{\insrsid13706911\charrsid9718611  }{\insrsid13706911\charrsid9718611 AND}{\insrsid13706911\charrsid9718611  S}{
\insrsid13706911\charrsid9718611 TARR}{\insrsid13706911\charrsid9718611  C}{\insrsid13706911\charrsid9718611 ALIFORNIA}{\insrsid13706911\charrsid9718611  R}{\insrsid13706911\charrsid9718611 EAL}{\insrsid13706911\charrsid9718611  E}{
\insrsid13706911\charrsid9718611 STATE}{\insrsid13706911\charrsid9718611  }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
 8:10 (3D ED. 2003) (footnotes omitted).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 By basing his claims in section 4210, it is necessarily Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s contention that Flaherty breached an implied warranty.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
When there is a breach of an implied covenant in a grant deed, the grantee can rescind the conveyance or recover the purchase price in quasi-contract.}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 Id.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 Suing for fraud or misrepresentation is not a remedy available to Hemlani under section 4210.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 In the case of }{\i\insrsid13706911\charrsid9718611 
Gustafson v. Dunham, Inc}{\insrsid13706911\charrsid9718611 ., 22 Cal. Rptr. 161 (Ct. App. 1962), the plaintiffs sued for breach of warranty in the sale of a residence.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Plaintiff}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s complaint alleged that the fai
lure of the grantor to disclose that the land was filled would sustain an action for fraud and for breach of warranty.}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 See id.}{\insrsid13706911\charrsid9718611  at 163.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 The court disagreed stating: }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 It is an untenable contention. . . .}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 The causes of action are entirely independent.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Fraud is not an element of a liability for breach of warranty, which is based upon breach of contract.}
{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 Id.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Thus, section 4210 does not provide the basis for causes of action for fraud, intentional misrepresentation or negligent misrepresentation.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani nonetheless argues that Flaherty breached a duty to disclose the mortgages.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 C.}{\b\insrsid9718611  }{\b\insrsid13706911\charrsid9718611 Duty to Disclose}{\insrsid13706911\charrsid9718611 .
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [14]}{\insrsid13706911\charrsid9718611 \tab Hemlani argues that Flaherty had a separate duty to disclose material facts known to him, which were not accessible to Hemlani.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 The general rule Hemlani cites is }{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }\pard \qj \li720\ri720\nowidctlpar\tx-1440\faauto\rin720\lin720\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
where the seller knows of facts materially affecting the value or desirability of the property which are known or accessible only to him and a
lso knows that such facts are not known to, or within the reach of the diligent attention and observation of the buyer, the seller is under a duty to disclose them to the buyer.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\insrsid13706911\charrsid9718611 
\par }{\i\insrsid13706911\charrsid9718611 Lingsch v. Savage}{\insrsid13706911\charrsid9718611 , 29 Cal. Rptr. 201, 204 (Cal. Ct. App. 1963).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 However, the
 cases which resort to this rule, including the cases cited by Hemlani, indicate that the duty is to disclose physical or structural defects in buildings or property being sold.}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 See}{
\insrsid13706911\charrsid9718611  }{\i\insrsid13706911\charrsid9718611 Herzog v. Capital Co}{\insrsid13706911\charrsid9718611 . 164 P.2d 8, 9 (Cal. 1945) (involving a failure to d
isclose serious leaks in a house caused by defective materials and improper bracing); }{\i\insrsid13706911\charrsid9718611 Rothstein v. Janss Inv. Corp}{\insrsid13706911\charrsid9718611 .,}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
113 P.2d 465, 467 (Cal. Dist. Ct. App. 1941) (involving a failure to disclose that the property was filled); }{\i\insrsid13706911\charrsid9718611 Shapiro v. Sutherland}{\insrsid13706911\charrsid9718611 , 76 Cal
. Rptr. 2d 101, 111 (Ct. App. 1998) (involving a failure to disclose a noise problem); }{\i\insrsid13706911\charrsid9718611 Lingsch}{\insrsid13706911\charrsid9718611 
, 29 Cal. Rptr. at 207 (failure to disclose that a building on the property had been condemned); }{\i\insrsid13706911\charrsid9718611 Karoutas v. HomeFed Bank}{\insrsid13706911\charrsid9718611 , 283 Cal. Rptr. 809, 911 (Ct. App. 1991)
 (involving a failure to disclose soil conditions and other defects).}{\insrsid9718611  }{\i\insrsid13706911\charrsid9718611 Barder v. McClung}{\insrsid13706911\charrsid9718611 
, 209 P.2d 808, 809 (Cal. Dist. Ct. App. 1949) (involving a failure to disclose violations of zoning ordinances).}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [15]}{\insrsid13706911\charrsid9718611 \tab These cases are distinguishable from the one before this court.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani has failed to offer, and this court could not find, case law to support his contention that a grantor has a duty to disclose an encumbrance such as a mortgage when property is transferred by grant deed.}{\insrsid9718611  }{
\insrsid13706911\charrsid9718611 In fact, whether a grantor d
iscloses or fails to disclose the existence of a mortgage is rendered irrelevant by use of a grant deed because the statute provides an implied covenant against such an encumbrance, unless otherwise expressly provided in the conveyance document.}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 Thus, Hemlani has failed to prove that Flaherty had a separate duty to disclose the mortgages in addition to the implied covenants of a grant deed.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [16]}{\insrsid13706911\charrsid9718611 \tab Moreover, because the subject mortgage was duly recorded at the Department of Land Management, Hemlani had constructive notice of it.}{\insrsid9718611  }{
\i\insrsid13706911\charrsid9718611 See}{\insrsid13706911\charrsid9718611  Title 21 GCA }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 37101 (1993) (
}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 Every conveyance of real property acknowledged or proved and certified and recorded as prescribed
 by law from the time it is filed with the Director of Land Management is constructive notice of the contents thereof to subsequent purchasers and mortgagees.}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 ); }{\i\insrsid13706911\charrsid9718611 see also }{\insrsid13706911\charrsid9718611 Title 18 GCA }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 36115 (1992).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 (}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611 An assignment of a mortgage may be recorded in like manner as a mortgage, and such record operates as notice to all persons subsequently deriving title to the mortgage from the assignor.}{\insrsid13706911\charrsid9718611 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 ).}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Because}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Hemlani had constructive notice of the mortgage he cannot claim that Flaherty misrepresented the existence of the mortgage.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Thus, the first two essential elements of Hemlani}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s claim of fraud are defeated.}{\cs15\super\insrsid13706911\charrsid9718611 \chftn {\footnote 
\pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid13706911 \chftn }{\fs20\insrsid13706911  This finding is based on Hemlani}{\fs20\insrsid13706911 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 s claim of fraud.  A grantee, such as Hemlani, is still entitled to rely on the implied covenants in a grant dee
d and may recover damages in removing encumbrances.  H}{\fs16\insrsid13706911 ARRY}{\fs20\insrsid13706911  D. M}{\fs16\insrsid13706911 ILLER}{\fs20\insrsid13706911  & M}{\fs16\insrsid13706911 ARVIN}{\fs20\insrsid13706911  B. S}{\fs16\insrsid13706911 TARR}
{\fs20\insrsid13706911 , M}{\fs16\insrsid13706911 ILLER}{\fs20\insrsid13706911  }{\fs16\insrsid13706911 AND}{\fs20\insrsid13706911  S}{\fs16\insrsid13706911 TARR}{\fs20\insrsid13706911  C}{\fs16\insrsid13706911 ALIFORNIA}{\fs20\insrsid13706911  R}{
\fs16\insrsid13706911 EAL}{\fs20\insrsid13706911  E}{\fs16\insrsid13706911 STATE}{\fs20\insrsid13706911  }{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 
 8:8 (3D ED. 2003) (}{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 If the encumbrance
 is a cloud on the title that may be recorded but is not apparent by viewing the property, such as a deed of trust or a lease, the grantee is entitled to rely on the implied covenant contained in the deed, even if he or she had actual knowledge of the enc
umbrance before the deed was received.  In such cases, any exception from the implied covenant must be expressed in the deed, and in the absence of an express or implied agreement between the grantor and grantee, the grantee}{\fs20\insrsid13706911 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 s knowledge of the breach of the covenant does not preclude recovery of damages by the grantee.}{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 ) (footnotes omitted).  Hemlani may have used the grant deed}{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\fs20\insrsid13706911 s implied warranties to seek removal of the mortgage.  As stated above, 21 GCA }{\fs20\insrsid13706911 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid13706911 
4210 and the implied warranties in a grant deed do not provide a cause of action for fraud. }}}{\insrsid13706911\charrsid9718611 
\par }{\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [17]}{\insrsid13706911\charrsid9718611 \tab Under the facts of this case, Title 21 GCA }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611 4210 does not provide a basis for the implied misrepresentation as alleged by Hemlani in his Complaint and on appeal.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Further, and because Hemlani has conceded that there was no express misrepresentation, we find that there is no genuine issue of material fact that Flaherty made no misrepresentation, express or implied, to sustain Hemlani}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s causes of action for fraud, intentional misrepresentation or negligent misrepresentation.}{
\insrsid9718611  }{\insrsid13706911\charrsid9718611 Accordingly, Flaherty is entitled to judgment as a matter of law.}{\insrsid13706911 
\par }{\insrsid9718611\charrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [18]}{\insrsid13706911\charrsid9718611 \tab Because we decide that Flaherty is entitled to summary judgment based upon his first argument we need not address the remaining 
issues of whether the mortgage, as alleged, existed}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 or whether Hemlani suffered no damages.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Further, although Hemlani appealed from the trial court}{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s judgment dismissing the remaining count of specific performance, this issue was not argued in Hemlani
}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 s Opening or Reply Briefs and was therefore abandoned.}{\insrsid9718611  }{
\i\insrsid13706911\charrsid9718611 See Seafood Grotto v. Leonardi}{\insrsid13706911\charrsid9718611 , 1999 Guam 30, }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid13706911\charrsid9718611  13; }{\i\insrsid13706911\charrsid9718611 Rinehart v. Rinehart}{\insrsid13706911\charrsid9718611 , 2000 Guam 14, }{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid13706911\charrsid9718611  23.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid13706911\charrsid9718611 IV.}{\insrsid13706911\charrsid9718611 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid9718611 {\b\insrsid9718611 
\par }{\b\insrsid13706911\charrsid9718611 [19]}{\insrsid13706911\charrsid9718611 \tab Hemlani}{\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 
s claims for fraud, intentional misrepresentation and negligent misrepresentation were based upon an alleged implied misrepresentation or omission by Flaherty and the implied covenants and alleged duty imposed by Title 21 GCA }{
\insrsid13706911\charrsid9718611 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid13706911\charrsid9718611 4210.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
We find under the facts of this case that section 4210 does not provide the basis for causes of action for fraud, intentional misrepresentation or negligent misrepresentation.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
Further, under the facts of this case, Flaherty did not have a separate}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 common law duty to disclose the existence of a mortgage.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 
We find that there is no genuine issue of material fact that Flaherty made no express or implied misrepresentation, and that Flaherty is entitled to judgment as a matter of law.}{\insrsid9718611  }{\insrsid13706911\charrsid9718611 Th
erefore, summary judgment and the judgment of dismissal are }{\b\insrsid13706911\charrsid9718611 AFFIRMED}{\insrsid13706911\charrsid9718611 .}{\insrsid9718611 
\par }}