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Jones}{\fs20\insrsid10186537 , Opinion\tab \tab Page }{\field{\*\fldinst {\fs20\insrsid10186537 PAGE }}{\fldrslt { \fs20\lang1024\langfe1024\noproof\insrsid9982256 6}}}{\fs20\insrsid10186537 of 8}{\insrsid10186537 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\insrsid10186537 \par }\pard \qj \li0\ri0\sl-19\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\lang1024\langfe1024\noproof\insrsid9982256 {\shp{\*\shpinst\shpleft1440\shptop0\shpright10800\shpbottom19\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\dpysize19\dpfillfgcr0\dpfillfgcg0\dpfillfgcb0\dpfillbgcr0\dpfillbgcg0\dpfillbgcb0\dpfillpat1\dplinehollow}}}}{\insrsid10186537 \par }\pard \ql \li0\ri0\sl-240\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\insrsid10186537 \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\pararsid9982256 \f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\f0\insrsid10186537\charrsid9982256 IN THE SUPREME COURT OF GUAM}{\f0\insrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 PETER WILKINSON AND ELLEN WILKINSON,}{\f0\insrsid10186537\charrsid9982256 \par Plaintiffs-Appellants, \par }{\b\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 v.}{\b\f0\insrsid10186537\charrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 LUCHIE JONES AND ANGELITA A. MELTON,}{\f0\insrsid10186537\charrsid9982256 \par Defendants-Appellees.}{\f0\insrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 OPINION}{\f0\insrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 Filed:}{\b\f0\insrsid9982256 }{\b\f0\insrsid10186537\charrsid9982256 August 2, 2004}{\f0\insrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 Cite as: 2004 Guam 14}{\f0\insrsid9982256 \par \par }{\f0\insrsid10186537\charrsid9982256 Supreme Court Case No.: CVA97-019 \par Superior Court Case No.: CV1821-94}{\f0\insrsid9982256 \par \par }{\f0\insrsid10186537\charrsid9982256 Appeal from the Superior Court of Guam \par Submitted on the Briefs on July 1, 2002 \par Hag\'e5t\'f1a, Guam}{\f0\insrsid9982256 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\f0\insrsid10186537\charrsid9982256 \par }\trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrs\brdrw15\brdrcf1 \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrs\brdrw15\brdrcf1 \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid9982256 {\f0\insrsid10186537\charrsid9982256 \par }{\f0\ul\insrsid10186537\charrsid9982256 Appearing for Plaintiffs-Appellants:}{\f0\insrsid10186537\charrsid9982256 \par Lawrence J. Teker, }{\i\f0\insrsid10186537\charrsid9982256 Esq}{\f0\insrsid10186537\charrsid9982256 . \par Teker Torres & Teker, PC \par Ste. 2A, 130 Aspinall Ave. \par Hag\'e5t\'f1a, Guam 96910 \par \cell \par }{\f0\ul\insrsid10186537\charrsid9982256 Appearing for Defendants-Appellees:}{\f0\insrsid10186537\charrsid9982256 \par Paul J. Vernier, }{\i\f0\insrsid10186537\charrsid9982256 Esq}{\f0\insrsid10186537\charrsid9982256 . \par Vernier & Maher, LLP \par 115 Hesler Place, Grd. Fl. \par Gov. Joseph Flores Bldg. \par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\f0\insrsid10186537\charrsid9982256 \trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrs\brdrw15\brdrcf1 \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt \clbrdrt\brdrnone \clbrdrl\brdrs\brdrw15\brdrcf1 \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\row }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\f0\insrsid9982256 \par \par }{\f0\insrsid10186537\charrsid9982256 BEFORE: F. PHILIP CARBULLIDO, Chief Justice, FRANCES TYDINGCO-GATEWOOD, Associate Justice, PETER C. SIGUENZA}{\b\f0\insrsid10186537\charrsid9982256 , }{\f0\insrsid10186537\charrsid9982256 Justice }{ \i\f0\insrsid10186537\charrsid9982256 Pro Tempore}{\f0\insrsid10186537\charrsid9982256 .}{\f0\insrsid9982256 \par \par }{\b\f0\insrsid10186537\charrsid9982256 PER CURIAM:}{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [1]}{\f0\insrsid10186537\charrsid9982256 \tab After closing on the purchase of a new home, Appellants Peter and Ellen Wilkinson (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 Wilkinsons}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 ) discovered that the seller, Angelita Melton (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 Melton}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ), was the mother of real estate broker Appellee Luchie Jones (}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ), and that Melton had purchased the home from the original owner for $100,000 less than the price the Wilkinsons paid.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 The Wilkinsons then filed suit against Jones and Melton, alleging fraud, breach of fiduciary duty, and conspiracy.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The trial court gra nted summary judgment in favor of Jones and Melton.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 We reverse and remand this case back to the trial court.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid10186537\charrsid9982256 I.}{\f0\insrsid10186537\charrsid9982256 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [2]}{\f0\insrsid10186537\charrsid9982256 \tab The following facts are as alleged in the pleadings and other papers filed in the lower court.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Barrigada Townhouse Partnership (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 Developers}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ) gave Jones exclusive authorization to sell sixteen units of the Colina de Barrigada condominium development in December 1991.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 This exclusive authorization was thereafter extended.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 By December 1993, several of the units had been sold.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 The Developers indicated that they were willing to sell the remaining eleven units at $450,000 each if they could sell them all to a single purchaser.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [3]}{\f0\insrsid10186537\charrsid9982256 \tab Robert and Liesl McKnight (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 McKnights}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ), Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s son-in-law and daughter, agreed to initially purchase all eleven units.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The McKnights were to then immediately re-convey seven of the units to people who had agreed in advance to purchase them.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Developers and the McKnights entered into a contract for the sale of the eleven units at the price of $460,000 per unit.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The sales of the seven units from the McKnights to the people who had agreed in advance to purchase them closed on March 11, 1994.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 At the closing, the McKnights transferred one of the units, House No. 13, to Melton, Jones}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s mother. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [4]}{\f0\insrsid10186537\charrsid9982256 \tab In early 1994, the Wilkinsons contacted Jones about buying one of the units.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons had approached Jones previously about purchasing a unit but had not made an offer.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 When the Wilkinsons contacted Jones in March of 1994, they inquired whether the price of the units had been reduced to around $450,000, as they had heard from various sources.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Jones denied that any of the units were being sold for less than $550,000.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons signed a contract to buy Melton}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s unit, House No. 13, for $560,000 on March 11, 1994, the same day that the McKnights transferred the unit to Melton.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The sale from Melton to the Wilkinsons closed on June 2.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Subsequent to the June 2 closing, the Wilkinsons discovered that Melton was Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s mother. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [5]}{\f0\insrsid10186537\charrsid9982256 \tab The Wilkinsons filed a complaint on December 9, 1994 against Jones and Melton, alleging fraud and conspiracy, and against Jones for breach of fiduciary duty.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 After r equesting supplemental memoranda from the parties regarding the scope of duty that a real estate broker owes to a buyer of property, the trial court granted a motion for summary judgment in favor of Jones and Melton in a written Decision and Order, filed on April 15, 1997.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The trial court held that no genuine issues of material fact existed and that the Wilkinsons failed to provide evidence to establish the essential elements of fraud or breach of fiduciary duty.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons appealed the trial court}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s decision.}{ \cs15\f0\super\insrsid10186537\charrsid9982256 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid10186537 \chftn }{ \fs20\insrsid10186537 The Wilkinsons filed a notice of appeal on May 13, 1997. That appeal was dismissed because, although the Decision and Order was filed on April 15, 1997, the judgment was not entered until January 28, 1998. The Wilkinsons filed an amended notice of appeal on February 24, 1998. Oral arguments were heard on May 8, 1998. No opinion was issued. Following a status hearing on July 1, 2002, the parties agreed to allow a second panel to decide the case wi thout hearing arguments.}}}{\f0\insrsid10186537\charrsid9982256 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid10186537\charrsid9982256 II.}{\f0\insrsid10186537\charrsid9982256 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [6]}{\f0\insrsid10186537\charrsid9982256 \tab This court has jurisdiction over a final judgment of the Superior Court pursuant to Title 7 GCA }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 3107 (2002) (amended by P.L. 27-31 (Oct. 31, 2003)).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The parties appeal from a grant of summary judgment.} {\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 This court reviews the grant of summary judgment }{\i\f0\insrsid10186537\charrsid9982256 de novo}{\f0\insrsid10186537\charrsid9982256 .}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Iizuka Corp. v. Kawasho Int}{\i\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\f0\insrsid10186537\charrsid9982256 l (Guam), Inc.}{ \f0\insrsid10186537\charrsid9982256 , 1997 Guam 10, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 7. \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid10186537\charrsid9982256 III.}{\f0\insrsid10186537\charrsid9982256 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [7]}{\f0\insrsid10186537\charrsid9982256 \tab The Wilkinsons appeal from the trial court}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s grant of summary judgment in favor of Jones.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Under Rule 56 of the Guam Rules of Civil Procedure, summary judgment is appropriate }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Guam R. Civ.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 P. 56.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 A genuine issue exists if there is sufficient evidence establishing a factual dispute that requires resolution by a fact-finder.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Iizuka,}{\f0\insrsid10186537\charrsid9982256 1997 Guam 10 at }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 7.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 A fact is material when it }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 is relevant to an element of a claim or defense and [its] existence might affect the outcome of the suit.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Id}{\f0\insrsid10186537\charrsid9982256 . (quoting }{\i\f0\insrsid10186537\charrsid9982256 T.W. Elec. Serv., Inc. v. Pacific Elec. Contractors, Ass}{\i\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \i\f0\insrsid10186537\charrsid9982256 n}{\f0\insrsid10186537\charrsid9982256 , 809 F.2d 626, 630 (9th Cir. 1987)).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 [T]he court must view the evidence and draw inferences in the light most favorable to the non movant.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Id}{\f0\insrsid10186537\charrsid9982256 . at }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 8.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 If the record shows no genuine dispute of material fact, then summary judgment is properly granted.}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 See Kim v. Hong}{\f0\insrsid10186537\charrsid9982256 , 1997 Guam 11, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 8. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [8]}{\f0\insrsid10186537\charrsid9982256 \tab Here, the trial court held that as a matter of law, Jones did not commit fraud or breach any duty to the Wilkinsons.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 The trial court further found no evidence of conspiracy.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons argue that Jones committed fraud and breached either a fiduciary duty or a duty of honesty and fair dealing that she owed to them as a real estate agent.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 A.}{\b\f0\insrsid9982256 }{\b\f0\insrsid10186537\charrsid9982256 Broker}{\b\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \b\f0\insrsid10186537\charrsid9982256 s Duty to Principal}{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [9]}{\f0\insrsid10186537\charrsid9982256 \tab The general rule is that }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 a real estate broker or salesperson is an agent for his principal, with incumbent fiduciary duties to that person alone.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Proctor v. Holden}{\f0\insrsid10186537\charrsid9982256 , 540 A.2d 133, 142 (Md. Ct. Spec. App. 1988).}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 Those duties include disclosing to the principal any personal interest the agent has in the property.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See Vining v. Smith}{ \f0\insrsid10186537\charrsid9982256 , 343 So. 2d 871, 872 (Fla. Dist. Ct. App. 1977) (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 The law does not permit a broker to advance his own personal interest by discharging the duties of his position in such a manner as to make a secret profit for himself.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Thus, a b roker cannot sell to or purchase from his principal without a full disclosure of all the facts and circumstances relevant to the transaction.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See id}{\f0\insrsid10186537\charrsid9982256 .}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Certain familial or marital relationships between the agent and a prospective buyer are considered material facts subject to disclosure.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 An agent}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s relationship to a prospective buyer is a material fact if the agent }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 occupies with him such blood [or] marital . . . relati onship which would suggest a reasonable possibility that the agent could be indirectly acquiring an interest in the property himself . . . .}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Loughlin v. Idora Realty Co.}{\f0\insrsid10186537\charrsid9982256 , 66 Cal. Rptr. 747, 754 (Ct. App. 1968); }{\i\f0\insrsid10186537\charrsid9982256 see also Sierra Pacific Indus. v. Carter}{\f0\insrsid10186537\charrsid9982256 , 163 Cal. Rptr. 764, 766 (Ct. App. 1980) (following }{\i\f0\insrsid10186537\charrsid9982256 Loughlin}{\f0\insrsid10186537\charrsid9982256 , }{ \i\f0\insrsid10186537\charrsid9982256 supra}{\f0\insrsid10186537\charrsid9982256 , and determining that the agent has a duty to disclose to the seller that the buyers of the property were the agent}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s daughter and son-in-law);}{\i\f0\insrsid10186537\charrsid9982256 Ross v. Perelli}{\f0\insrsid10186537\charrsid9982256 , 538 P.2d 834, 836 (Wash. Ct. App. 1975) (explaining that the duty of full disclosure of any personal interest includes an obligation of an agent }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 to clearly, expressly, and timely reveal to his principal any familial relationship between the broker or participating subagent and the prospective buyer}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [10]}{\f0\insrsid10186537\charrsid9982256 \tab In the present case, the Wilkinsons argue that the trial court erred in granting summary judgment in favor of Jones on their breach of fiduciary duty claim.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons do not base their claim on the existence of an agency relationship between themselves and Jones.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Rather, the Wilkinso ns argue that Jones owed them a duty based on Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s position as a real estate broker.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The question on appeal is whether Jones, as a real estate broker, owed a duty to the Wilkinsons, as buyers.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The existence of a duty is a question of law.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Nissan Motor Corp. v. Sea Star Group Inc.}{\f0\insrsid10186537\charrsid9982256 , 2002 Guam 5, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 10 (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 [T]he existence of a legal duty in a given factual situation is a question of law. . . .}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 ) (quoting }{\i\f0\insrsid10186537\charrsid9982256 Andrews v. Wells}{\f0\insrsid10186537\charrsid9982256 , 251 Cal. Rptr. 344, 347 (Ct. App. 1988)).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 B.}{\b\f0\insrsid9982256 }{\b\f0\insrsid10186537\charrsid9982256 Broker}{\b\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \b\f0\insrsid10186537\charrsid9982256 s Duty to Third Party Buyer.}{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [11]}{\f0\insrsid10186537\charrsid9982256 \tab Although the duty that a real estate broker owes to his principal to disclose a personal interest in the property is clear, whether that duty extends to someone who is not the agent}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s principal is not settled. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [12]}{\f0\insrsid10186537\charrsid9982256 \tab Some courts have held that where an agency relationship exists only between the broker and the seller, the broker owes no duty to the buyer.}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 See}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Proctor}{\f0\insrsid10186537\charrsid9982256 , 540 A.2d at 142 (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 We reiterate the general rule that a real estate broker or salesperson is an agent for his principal, with incumbent fiduciary duties to that person alone.}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The broker cannot act for both the seller and buyer in the same transaction because of the potential conflict of interest.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Other courts have recognized that although the broker is the agent of the seller, the broker in fact owes a duty of }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 honesty and fairness}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 to the buyer.}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 See Nguyen v. Scott}{\f0\insrsid10186537\charrsid9982256 , 253 Cal. Rptr. 800, 806 (Ct. App. 1988).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 We adopt the latter rule.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [13]}{\f0\insrsid10186537\charrsid9982256 \tab It certainly is true that }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 the interest of seller and buyer are adverse.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Nguyen}{\f0\insrsid10186537\charrsid9982256 , 253 Cal. Rptr. at 808}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 66 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 09.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Furthermore, the various duties the seller}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s broker owes to the seller, such as the }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 duties of loyalty, diligence, and disclosure,}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 inure from the agency relationship between those parties.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Id}{\f0\insrsid10186537\charrsid9982256 .}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 However, the absence of an agency relationship between the buyer and the broker does not indicate that a real estate broker owes no duty at all to the buyer.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See id.}{ \f0\insrsid10186537\charrsid9982256 at 806; }{\i\f0\insrsid10186537\charrsid9982256 Stortroen v. Beneficial Fin. Co.}{\f0\insrsid10186537\charrsid9982256 , 736 P.2d 391, 400-01 (Colo. 1987) (stating that }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 [t]he absence of an agency relationship between the purchaser and the selling broker does not leave the purchaser unprotected in his dealings with the selling broker or salesperson[,]}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 and noting that }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 Colorado courts have consistently held a license or salesperson accountable where the licensee failed to deal fairly and honestly with the purchaser . . . .}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 Real estate brokers occupy a position of trust with respect to the purchasers with whom they are negotiating.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Sawyer Realty Group, Inc. v. Jarvis Corp., }{\f0\insrsid10186537\charrsid9982256 432 N.E.2d 849, 852 (Ill. 1982).}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 The broker often spends many hours with the buyer and has access to confidential information through the process of negotiating a sale.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See Walter v. Moore}{ \f0\insrsid10186537\charrsid9982256 , 700 P.2d 1219, 1225 (Wyo. 1985). Thus, the buyer is justified in expecting the broker to deal with him honestly and fairly.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Id}{ \f0\insrsid10186537\charrsid9982256 .; }{\i\f0\insrsid10186537\charrsid9982256 see also Nguyen}{\f0\insrsid10186537\charrsid9982256 , 253 Cal. Rptr. at 808}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 66 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 09 (Cal. Ct. App. 1988) (}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 Ma ny buyers in fact }{\i\f0\insrsid10186537\charrsid9982256 justifiably }{\f0\insrsid10186537\charrsid9982256 believe the seller}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s broker is also protecting their interest in securing and acting upon accurate information and rely upon him.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 ) (brackets and ellipsis omitted) (quoting }{\i\f0\insrsid10186537\charrsid9982256 Easton v. Strassburger}{\f0\insrsid10186537\charrsid9982256 , 199 Cal. Rptr. 383 (Ct. App. 1984)). \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [14]}{\f0\insrsid10186537\charrsid9982256 \tab Furthermore, the law requires brokers to be licensed before they can perform the duties of a real estate broker.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 Title 21 GCA }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 104101 (2000 Update).}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 The purpose for requiring licensed brokers to meet high standards of honesty and trustworthiness is to safeguard the public.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Stevens v. Jayhawk Realty Co.}{ \f0\insrsid10186537\charrsid9982256 , 677 P.2d 1019, 1025 (Kan. Ct. App. 1984).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 In }{\i\f0\insrsid10186537\charrsid9982256 Holland Realty Investment Co. v. State Department of Commerce}{ \f0\insrsid10186537\charrsid9982256 , the Nevada Supreme Court upheld the revocation of a real estate license, holding that the broker acted unethically because even without a fiduciary duty to the buyer, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 once [the agent] discussed the question whether a lower price was attainable he had to }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 speak the whole truth and not by partial suppression or concealment make the utterance untruthful and misleading.}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Holland Realty Inv. Co. v. State Dep}{\i\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \i\f0\insrsid10186537\charrsid9982256 t of Commerce}{\f0\insrsid10186537\charrsid9982256 , 436 P.2d 422, 426 (Nev. 1968) (quoting }{\i\f0\insrsid10186537\charrsid9982256 Am. Trust Co. v. Cal. W. States, Life Ins. Co.}{\f0\insrsid10186537\charrsid9982256 , 98 P.2d 497, 508 (Cal. 1940); }{\i\f0\insrsid10186537\charrsid9982256 Rattray v. Scudder}{\f0\insrsid10186537\charrsid9982256 , 169 P.2d 371, 377 (Cal. 1946)).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Accordingly, anyone dealing with a licensed broker }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 may naturally assume that he possesses the requisites of an honest, ethical man; and where a real estate broker is acting as agent for the seller, he nevertheless owes a duty to the buyer.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 United Homes Inc. v. Moss}{\f0\insrsid10186537\charrsid9982256 , 154 So.2d 351, 354 (Fla. Dist. Ct. App. 1963); }{ \i\f0\insrsid10186537\charrsid9982256 see also Funk v. Tifft}{\f0\insrsid10186537\charrsid9982256 , 515 F.2d 23, 25 (9th Cir. 1975), }{\i\f0\insrsid10186537\charrsid9982256 Hughey v Rainwater Partners}{\f0\insrsid10186537\charrsid9982256 , 661 S.W.2d 690, 691 (Tenn. Ct. App. 1983). \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [15]}{\f0\insrsid10186537\charrsid9982256 \tab Thus, we hold that the seller}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s broker owes the buyer a duty of honesty and fair dealing.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 A broker can breach the duty of honesty and fair dealing }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 by failing to convey a prospective purchaser}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s offer to the seller and by secretly competing with the purchaser.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Nguyen}{\f0\insrsid10186537\charrsid9982256 , 253 Cal. Rptr. at 806.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Because of the position of trust that a real estate broker occupies with respect to the buyer, when brokers are interested in acquiring the same property as prospective buyers, they owe the buyers a duty }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 to exercise good faith and disclose any personal interest they have in property they list for sale.}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Sawyer Realty Group}{ \f0\insrsid10186537\charrsid9982256 , 432 N.E.2d at 852.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 A broker}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s failure to disclose that he is also bidding on the property is unfair to all purchasers because }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 the broker is likely to have an advantage over other bidders because of his knowledge of their offers and the owner}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s desires }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 89 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 [and] his contacts with other purchasers may easily lead them to rely on his assistance and forego their own efforts to negotiate for the property.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 Nguyen}{\f0\insrsid10186537\charrsid9982256 , 253 Cal. Rptr. at 806. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [16]}{\f0\insrsid10186537\charrsid9982256 \tab Whether Jones breached their duty to the Wilkinsons is a question for the trier-of-fact.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Thi s case is not one that is appropriate for summary judgment because questions of fact exist regarding whether Jones was competing with the Wilkinsons for the property and whether she realized secret profits from the transaction, regardless that she was not an agent for the Wilkinsons. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 C.}{\b\f0\insrsid9982256 }{\b\f0\insrsid10186537\charrsid9982256 Fraud}{\f0\insrsid10186537\charrsid9982256 \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [17]}{\f0\insrsid10186537\charrsid9982256 \tab The Wilkinsons argue that the trial court erred by making factual findings in reaching its conclusion that the elements of fraud had not been met.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 According to the Wilkinsons, the trial court made improper findings that Jones did not make any false statements, and that the Wilkinsons did not justifiably rely on Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s statements.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The Wilkinsons argue that, contrary to the trial court}{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s conclusion, they were harmed by Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s misrepresentation despite their continuing occupation of House No. 13 because they paid $100,000 more for the property than they would have if it were not for Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s alleged misrepresentation. \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [18]}{\f0\insrsid10186537\charrsid9982256 \tab The trial court granted summary judgment based on its determination that the Wilkinsons failed to establish the required elements of fraud.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 The elements of fraud include: 1) a misrepresentation; 2) knowledge of falsity (or scienter); 3) intent to defraud to induce reliance; 4) justifiable reliance; 5) resulting damages.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The absence of any of these required elements will preclude recovery.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Trans Pacific Export Co. v. Oka Towers Corp.}{\f0\insrsid10186537\charrsid9982256 , 2000 Guam 3, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 23 (citations omitted). \par }{\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [19]}{\f0\insrsid10186537\charrsid9982256 \tab Whether Jones committed fraud is a question of fact.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See}{\f0\insrsid10186537\charrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Perez v. Gutierrez}{\f0\insrsid10186537\charrsid9982256 , 2001 Guam 9, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 23.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 In granting summary judgment, a court is required to view the facts in the light most favorable to the nonmoving party.}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Villalon v. Hawaiian Rock Prods., Inc.}{\f0\insrsid10186537\charrsid9982256 , 2001 Guam 5, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 8.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 From a review of the trial court}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s April 15, 1997 Decision and Order, it is apparent that the trial court considered the factual allegations offered by both parties.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The trial court recognized the following facts: the Wilkinsons heard rumors that the homes were being sold for reduced prices; Jones informed the Wilkinsons that the price for each unit had n ot gone down from $550,000; the units were in fact sold in bulk for around $450,000 each; and Melton became the owner of House No. 13 immediately preceding the sale to the Wilkinsons.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 These facts were relevant to the elements of the Wilkinsons}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 fraud claim.}{\f0\insrsid9982256 } {\f0\insrsid10186537\charrsid9982256 Rather than viewing the facts in a light favorable to the Wilkinsons, the trial court determined several factual issues in favor of Jones.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 The trial court held that Jones did not make a false statement, that the Wilkinsons did not justifiably rely on Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s statements, and that the Wilkinsons were not harmed because they received what they had bargained for.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Because the facts recognized by the trial court in its Decision and Order evidenced a dispute as to these issues, a determination of the claim for fraud }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 requir[ed] resolution by a fact-finder.}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid9982256 }{ \i\f0\insrsid10186537\charrsid9982256 Guam Hous. & Urban Renewal Auth. v. Pacific Superior Enter. Corp.}{\f0\insrsid10186537\charrsid9982256 , 2001 Guam 8, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 11 (quoting }{\i\f0\insrsid10186537\charrsid9982256 Iizuka}{\f0\insrsid10186537\charrsid9982256 , 1997 Guam 10 at }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 7).}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Accordingly, the trial court}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s grant of Jones}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 s motion for summary judgment was in error.}{\f0\insrsid9982256 }{\i\f0\insrsid10186537\charrsid9982256 See Gutierrez v. Charfauros}{\f0\insrsid10186537\charrsid9982256 , 2002 Guam 7, }{ \f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 12, 19, 36 (reversing a grant of summary judgment because }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 the record at the time of summary judgment was insufficient to allow the trial court to make its finding}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{ \f0\insrsid10186537\charrsid9982256 ); }{\i\f0\insrsid10186537\charrsid9982256 Guam Hous. & Urban Renewal Auth. v. Dongbu Ins. Co.}{\f0\insrsid10186537\charrsid9982256 , 2001 Guam 24, }{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 24, 26 (finding the trial court}{\f0\insrsid10186537\charrsid9982256 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\f0\insrsid10186537\charrsid9982256 s grant of summary judgment inappropriate because the there existed a genuine issue of material fact for resolution by the jury).}{ \f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid10186537\charrsid9982256 IV.}{\f0\insrsid10186537\charrsid9982256 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9982256 {\b\f0\insrsid9982256 \par }{\b\f0\insrsid10186537\charrsid9982256 [20]}{\f0\insrsid10186537\charrsid9982256 \tab We hold that a real estate broker owes a duty of honesty and fair dealing to a third party buyer.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Whether Jones breached that duty cannot be determined from the undisputed facts of this case.}{\f0\insrsid9982256 }{\f0\insrsid10186537\charrsid9982256 Whether Jones committed fraud also must be resolved by the trier-of-fact.}{\f0\insrsid9982256 }{ \f0\insrsid10186537\charrsid9982256 Accordingly, we }{\b\f0\insrsid10186537\charrsid9982256 REVERSE}{\f0\insrsid10186537\charrsid9982256 the grant of summary judgment and }{\b\f0\insrsid10186537\charrsid9982256 REMAND}{ \f0\insrsid10186537\charrsid9982256 this case back to the trial court. \par }}