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\f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid10447135 Mobil Oil v. Tendido}{\fs20\insrsid10447135 , Opinion\tab \tab Page }{\field{\*\fldinst {\fs20\insrsid10447135 PAGE }}{\fldrslt {
\fs20\lang1024\langfe1024\noproof\insrsid4025728 13}}}{\fs20\insrsid10447135  of 19
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\f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\f0\insrsid10447135\charrsid6828002 IN THE SUPREME COURT OF GUAM}{\f0\insrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 MOBIL OIL GUAM INC.,
\par A GUAM CORPORATION,}{\f0\insrsid10447135\charrsid6828002 
\par Plaintiff-Appellee,}{\b\f0\insrsid10447135\charrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 EMILIANA G. TENDIDO aka EMILINE G. TENDIDO,}{\f0\insrsid10447135\charrsid6828002 
\par Defendant-Appellant.}{\f0\insrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 Supreme Court Case No.: CVA03-006
\par Superior Court Case No.: CV1214-01}{\f0\insrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 OPINION}{\f0\insrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 Filed:}{\b\f0\insrsid6828002  }{\b\f0\insrsid10447135\charrsid6828002 May 7, 2004}{\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 Cite as:}{\b\f0\insrsid6828002  }{\b\f0\insrsid10447135\charrsid6828002 2004 Guam 7}{\f0\insrsid6828002 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 Appeal from the Superior Court of Guam
\par Argued and submitted on November 21, 2003
\par Hag\'e5t\'f1a, Guam}{\f0\insrsid6828002 
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\par }{\f0\ul\insrsid10447135\charrsid6828002 Appearing for Plaintiff-Appellee:}{\f0\insrsid10447135\charrsid6828002 
\par Richard L. Johnson, }{\i\f0\insrsid10447135\charrsid6828002 Esq.}{\f0\insrsid10447135\charrsid6828002 
\par Klemm, Blair, Sterling & Johnson
\par A Professional Corp.
\par Ste. 1008, Pacific News Bldg.
\par 238 Archbishop F.C. Flores St.
\par Hag\'e5t\'f1a, GU}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 96910\cell 
\par }{\f0\ul\insrsid10447135\charrsid6828002 Appearing for Defendant-Appellant:}{\f0\insrsid10447135\charrsid6828002 
\par Jacques-Alain G. Bronze, }{\i\f0\insrsid10447135\charrsid6828002 Esq}{\f0\insrsid10447135\charrsid6828002 .
\par Law Offices of Bronze & Tang
\par A Professional Corp.
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\par }{\f0\insrsid10447135\charrsid6828002 BEFORE: F. PHILIP CARBULLIDO, Chief Justice; FRANCES M. TYDINGCO-GATEWOOD, Associate Justice; and MIGUEL S. DEMAPAN, Justice }{\i\f0\insrsid10447135\charrsid6828002 Pro Tempore}{\f0\insrsid10447135\charrsid6828002 .}{
\f0\insrsid6828002 
\par 
\par }{\b\f0\insrsid10447135\charrsid6828002 CARBULLIDO, C.J.:}{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [1]}{\f0\insrsid10447135\charrsid6828002 \tab The Defendant-Appellant, Emiliana G. Tendido (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 Tendido}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ), appeals a Superior Court decision granting summary judgment to the Plaintiff-Appellee, Mobil Oil Guam Inc. (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 Mobil}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ), in a declaratory judgment action brought by Mobil to determine whether an enforceable contract existed between Mobil and Tendido for the purchase of property.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 The lower court determined that the right of first refusal clause in the parties}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
 lease contract gave Mobil the irrevocable option to purchase the leased premises in the event Tendido presented Mobil with an acceptable offer to purchase the premises received from a third party.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 The lower court found t
hat because Tendido presented Mobil with an acceptable offer from a third party, which Mobil accepted within the time period set forth in the right of first refusal clause, an enforceable agreement existed between the parties for the sale of the property.
}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 On appeal, Tendido argues that the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s decision is deficient because it lacks adequate reasons supporting summary judgment.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Tendido also argues that the lower court erroneously interpreted the right of first refusal provision as granting Mobil an irrevocable option to purchase the property.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Further, Tendido contends that summary judgment was inappropriate because there remains 
a genuine issue of material fact on whether there existed a valid offer to purchase the property in light of an outstanding mortgage on the property which was not addressed in the offer.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Finally, Tendido challenges the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s award of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees for Mobil.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 We reject Tendido}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s arguments and affirm the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s judgment
 on the merits and its judgment awarding attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 I.}{\f0\insrsid10447135\charrsid6828002 
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\par }{\b\f0\insrsid10447135\charrsid6828002 [2]}{\f0\insrsid10447135\charrsid6828002 \tab This dispute arose out of a contract between Mobil and Tendido for the lease of a service station property in Dededo (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 Premises}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s predecessor in interest, Mobil Int}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 l Petroleum Corp., entered into a contract with Tendido and her now deceased husband for a ten-year lease of the Premises (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 Mobil Lease}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) commencing on August 24, 1984. The Mobil Lease contained an option to renew for another ten years, which Mobil exercised on June 29, 1994.}{
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\fs20\insrsid10447135  The Mobil Lease was amended twice, but the provision of the lease in dispute in the instant case (Paragraph 6 of the Mobil Lease) was not affected thereby.}}}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Paragraph 6 of the Lease gave Mobil, as lessee, the preemptive right (or right of first refusal) to purchase the Premises should Tendido decide to sell it to a third party during the term of the lease.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Paragraph 6 provided that should Tendido receive an ac
ceptable offer from a third party, she shall notify Mobil of the offer and Mobil would thereafter have ninety days to elect to purchase the property under the terms of the offer.
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [3]}{\f0\insrsid10447135\charrsid6828002 \tab On January 29, 2001, Tendido sent a letter to Mobil advising Mobil of her intent to sell the Premises and acknowledging Mobil}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s right of first refusal should she receive an acceptable offer.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 On February 5, 2001, Tendido sent Mobil another letter enclosing what she asserted was an acc
eptable offer from a third party, ACIE Corp. (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ACIE}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ), for the purchase of the Premises.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Under the terms of the ACIE offer, contained in a letter dated February 1, 2001
, ACIE agreed to purchase the Premises for $1.6 million, with monthly payments in the amount of $11,187.43 to be paid over a term of thirty years.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [4]}{\f0\insrsid10447135\charrsid6828002 \tab On February 13, 2001, Mobil sent a letter to Tendido confirming that they received the offer made by ACIE to Tendido to purchase the Premises.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 In the letter, Mobil expressed concern that the ACIE offer did not take into consideration a mortgage on the Premises securing a $500,000 loan from the Bank of Hawaii.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Mobil requested that Tendido clarify what would happen to the mortgage with both ACIE and the Bank of Hawaii.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See }{\f0\insrsid10447135\charrsid6828002 
Excerpts of Record, p. 93 (Ltr. from Mobil to Tendido, Feb. 13, 2001) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
We would assume that either the Bank of Hawaii wants to be paid in full at any closing of the sale or that it will require an assignment of the proceeds of any installment contract of sale such as that proposed by ACIE.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 I would appreciate it if you could clarify this with ACIE and the Bank of Hawaii.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
In response to Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s letter, Tendido apparently raised the matter with ACIE, and ACIE responded with a letter stating
 that they were well aware of the Bank of Hawaii mortgage, and that it would be premature to notify Bank of Hawaii of the proposed sale.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
ACIE further stated that the details concerning the disposition of the outstanding mortgage would be resolved at closing.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See }{\f0\insrsid10447135\charrsid6828002 
Excerpts of Record, p. 96 (Ltr. from ACIE to Tendido, Feb. 21, 2001).
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [5]}{\f0\insrsid10447135\charrsid6828002 \tab On April 26, 2001, Tendido sent Mobil a letter informing Mobil that ACIE withdrew its offer due to ACIE}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s contention that the original offer did not take into account certain legal issues.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido also informed Mobil that ACIE would forward an amended offer, addressing these legal issues, by May 10, 2001. 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [6]}{\f0\insrsid10447135\charrsid6828002 \tab On April 30, 2001, Mobil sent a letter to Tendido advising Tendido that i
t elected to purchase the Premises on the terms and conditions set forth in the ACIE offer pursuant to its rights under Paragraph 6 of the Mobil Lease.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Tendido refused to sell Mobil the Premises.

\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [7]}{\f0\insrsid10447135\charrsid6828002 \tab On July 16, 2001, Mobil filed the instant action for declaratory relief against Tendido.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Mobil requested that the court declare that an enforceable sales contract existed between Mobil and Tendido pursuant to Paragraph 6 of the Mobil Lease.}{\cs15\f0\super\insrsid10447135\charrsid6828002 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 \f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\fs20\super\insrsid10447135 \chftn }{\fs20\insrsid10447135 
 Mobil also sued Goodwin Corp, who in 1989 entered into a lease with Tendido (}{\fs20\insrsid10447135 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f40\fs20}}}{\fs20\insrsid10447135 Goodwin Lease}{\fs20\insrsid10447135 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f40\fs20}}}{\fs20\insrsid10447135 ) which was set to commence after the expiration of the Mobil Lease.  The G
oodwin Lease contained a provision which stated that should Mobil purchase the Premises under Paragraph 6 of the Mobil Lease, then the Goodwin Lease would extinguish.  In the underlying declaratory judgment action, Mobil requested a declaration that under
 the facts and circumstances of this case, the Goodwin Lease was in fact extinguished.  Issues regarding the Goodwin Lease were not raised in this appeal.  }}}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Mobil made a motion for summary judgment, which the lower court granted in a Decision and Order filed on March 13, 2003.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Mobil thereafter filed a motion for attorney}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s fees and costs, which the lower court granted in a separate judgment for fees and costs filed on July 2, 2003.
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [8]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido filed notices of appeal of both the summary judgment and the judgment regarding fees and costs.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
In its Appellee}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s Brief, Mobil requests that this court grant it attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees on appeal.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 II.}{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [9]}{\f0\insrsid10447135\charrsid6828002 \tab This court has jurisdiction over appeals of final summary judgments pursuant to Title 7 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP Ty
pographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  3107(b) (1994).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [10]}{\f0\insrsid10447135\charrsid6828002 \tab Furthermore, an order granting attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees after judgment on the merits is a final appealable order so long as the order sets a definite amount of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See }{
\f0\insrsid10447135\charrsid6828002 Title 7 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  25102 (a), (b) (1993) (}{\f0\insrsid11339213 "
}{\f0\insrsid10447135\charrsid6828002 An appeal in a civil action or proceeding may be taken from the Superior Court in the following cases: (a) From a judgment, . . . . [and] (b) From }{\i\f0\insrsid10447135\charrsid6828002 an order made after a judgment
}{\f0\insrsid10447135\charrsid6828002  made appealable by subdivision (a) . . . .}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ); }{\i\f0\insrsid10447135\charrsid6828002 Obin v. Dist. No. 9 of Int}{\i\f0\insrsid11339213 '}{
\i\f0\insrsid10447135\charrsid6828002 l Ass}{\i\f0\insrsid11339213 '}{\i\f0\insrsid10447135\charrsid6828002 n of Machinists & Aerospace Workers}{\f0\insrsid10447135\charrsid6828002 , 651 F.2d 574, 584 (8th Cir
. 1981) (stating that an order granting attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees after judgment is an appealable order).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
In its Judgment for Fees and Costs entered on the docket on July 3, 2003, the lower court granted Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s motion for attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees in the amount of $6,640.00.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Accordingly, we have jurisdiction over the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s judgment awarding attorney}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees and costs. 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [11]}{\f0\insrsid10447135\charrsid6828002 \tab The lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s judgment on Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s claim for attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees is separately appealable as a final judgment, and }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
may be consolidated with any pending appeal on the merits of the action.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Obin}{\f0\insrsid10447135\charrsid6828002 , 651 F.2d at 584.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Thus, the underlying summary judgment and the judgment awarding attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees may be reviewed together in this appeal.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 III.}{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid6828002 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 A.}{\b\f0\insrsid6828002  }{\b\f0\insrsid10447135\charrsid6828002 Sufficiency of the Lower Court}{\b\f0\insrsid11339213 '}{
\b\f0\insrsid10447135\charrsid6828002 s Decision.}{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [12]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido appeals the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s decision granting summary judgment in favor of Mobil.}{\f0\insrsid6828002 
 }{\f0\insrsid10447135\charrsid6828002 We review the grant of summary judgment de novo.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See Iizuka Corp. v. Kawasho Int'l (Guam), Inc.}{\f0\insrsid10447135\charrsid6828002 , 1997 Guam 10, }{
\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  7.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Summary judgment is proper }{
\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
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 and that the moving party is entitled to a judgment as a matter of law.}{
\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Guam R. Civ. P. 56(c); }{\i\f0\insrsid10447135\charrsid6828002 see also}{\f0\insrsid10447135\charrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 
Guam Hous. & Urban Renewal Auth. (GHURA) v. Dongbu Ins. Co.}{\f0\insrsid10447135\charrsid6828002 , 2001 Guam 24, }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{
\f0\insrsid10447135\charrsid6828002  8, }{\i\f0\insrsid10447135\charrsid6828002 on reh}{\i\f0\insrsid11339213 '}{\i\f0\insrsid10447135\charrsid6828002 g}{\f0\insrsid10447135\charrsid6828002 , 2002 Guam 3.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par 
\par }{\b\f0\insrsid10447135\charrsid6828002 [13]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido first argues that the decision granting summary judgment is inadequate because it does not contain a statement of reasons for granting summary judgment.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Appellant}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s Brief, p. 6 (July 18, 2003).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Specifically, Tendido argues that the lower court erred in determining that Tendido clearly formed the }{\i\f0\insrsid10447135\charrsid6828002 intent}{\f0\insrsid10447135\charrsid6828002 
 to sell the property without specifying how the court arrived at the conclusion.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [14]}{\f0\insrsid10447135\charrsid6828002 \tab We reject Tendido}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s argument.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
In its Decision and Order granting Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s summary judgment motion, the lower court provided an explanation of the reasons supporting its decision.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Furthermore, on our de novo review, we find that the issue of whether Tendido }{\i\f0\insrsid10447135\charrsid6828002 intended}{\f0\insrsid10447135\charrsid6828002 
 to sell the property is unnecessary to the disposition of this case.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Rather, as will be shown later in this Opinion, the Mobil Lease only required a determination of whether Tendido forwa
rded to Mobil an acceptable offer from a third-party to purchase the Premises.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 This latter fact was not in dispute in the lower court.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 

\par }{\b\f0\insrsid6828002 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 B.}{\b\f0\insrsid6828002  }{\b\f0\insrsid10447135\charrsid6828002 Merits of the Lower Court}{\b\f0\insrsid11339213 '}{
\b\f0\insrsid10447135\charrsid6828002 s Decision.}{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [15]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido further argues that the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s award of summary judgment for Mobil was nonetheless improper because the lease contract did not contain an irrevocable option to purchase the Premises, therefore, the trial court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s decision to the contrary was erroneous as a matter of law.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido also contends that the offer for the sale of the Premises did not contain a material term relating to an outstanding mortgage on the Premises and thus was incapable of acceptance or enforcement.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Tendido argues that, in any event, the issue of whether certain terms in the contract were material is a question of fact which cannot be resolved on summary judgment. 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [16]}{\f0\insrsid10447135\charrsid6828002 \tab Where there are no disputes as to the relevant facts, the interpretation of a contract is a question of law which we review de novo.}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 B.M. Co. v. Avery}{\f0\insrsid10447135\charrsid6828002 , 2001 Guam 27, }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{
\f0\insrsid10447135\charrsid6828002  9 (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 When the trial court looks merely to the contract language in interpreting the contract, and not to extraneous facts, the court}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s interpretation is a legal conclusion and is thus reviewed }{\i\f0\insrsid10447135\charrsid6828002 de novo}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ); }{
\i\f0\insrsid10447135\charrsid6828002 see also}{\f0\insrsid10447135\charrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Pesino v. Atlantic Bank}{\f0\insrsid10447135\charrsid6828002 , 709 A.2d 540, 545 (Conn. 1998) (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 [W]here there is definitive contract language, [the] determination of what [the] parties intended by their contractual commitments is a question of law.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
) (citation omitted).
\par }{\b\f0\insrsid6828002 
\par }\pard \qj \fi1440\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 1.}{\b\f0\insrsid6828002  }{\b\f0\insrsid10447135\charrsid6828002 Paragraph 6 of the Mobil Contract.}{\f0\insrsid10447135\charrsid6828002 

\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [17]}{\f0\insrsid10447135\charrsid6828002 \tab The primary dispute in this case relates to the interpretation of Paragraph 6 of the Mobil Contract, which provides in full:
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6828002 {\f0\insrsid6828002 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 6. }{\f0\ul\insrsid10447135\charrsid6828002 Purchase Offers}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
Should the Lessor, at any time during the term of this lease or any renewal or extension hereof, receive an acceptable offer for the purchase of the leased premises from any third party, Lessor shall forthwith submit such offer to the Lessee and the Lesse
e shall be entitled for a period of ninety (90) days after receipt of the offer within which to elect whether or not Lessee will purchase the leased premises on the terms and conditions set forth in the offer.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 All offers and notices must be in writing.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Shou
ld the Lessee elect not to purchase the leased premises on the terms and conditions specified in the offer then Lessor shall be free to sell the leased premises but only on the express terms noticed and offered to Lessee.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Any sale to a third party shall shall [sic] be subject in all events to the terms of this lease. 
\par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 Excerpts of Record, p. 23 (Lease Agreement).
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [18]}{\f0\insrsid10447135\charrsid6828002 \tab Mobil argues, and the trial court agreed, that Paragraph 6 created an irrevocable option, to be held open for a period of ninety days, to pu
rchase the Premises in the event that Tendido transmitted an acceptable offer for the purchase of the Premises from a third party.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Thus, once the irrevocable option was created, Tendido had no power to revoke the offer during the ninety-day period.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Mobil a
rgues that because it exercised its option within ninety days of the date Tendido notified Mobil of the third-party offer, an enforceable agreement existed between Mobil and Tendido for the sale of the Premises. 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [19]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido argues that Paragraph 6 did n
ot create an irrevocable option to purchase the Premises, but rather, it is merely a provision giving Mobil the right of first refusal in the event Tendido decides to sell the Premises.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido argues that viewed this way, Tendido}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s decision not to sell the Premises would extinguish Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s right of first refusal.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Tendido argues that because, in a letter dated April 26, 2003, she informed Mobil that ACIE withdrew its off
er for the purchase of the Premises, Mobil could not claim the benefit of its right of first refusal contained in Paragraph 6, and has no present right to purchase the property.
\par }{\b\f0\insrsid10447135\charrsid6828002 
\par [20]}{\f0\insrsid10447135\charrsid6828002 \tab The parties have identified two lines of authority regarding the interpretation of Paragraph 6.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
We agree with Mobil that Paragraph 6 gives Mobil a right of first refusal which ripens into an irrevocable option to purchase the Premises in the event the conditions set forth in Paragraph 6 are triggered.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [21]}{\f0\insrsid10447135\charrsid6828002 \tab }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 A right of first refusal, as a preemptive right, requires the property owner to first }{
\i\f0\insrsid10447135\charrsid6828002 offer}{\f0\insrsid10447135\charrsid6828002  the property to the person holding the right of first refusal at the stipulated price and terms in the event the owner decides to sell the property.}{\f0\insrsid11339213 "}{
\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Riley v. Campeau Homes (Texas)}{\f0\insrsid10447135\charrsid6828002 ,}{\i\f0\insrsid10447135\charrsid6828002  Inc.}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d 184, 187 (Tex. App. 1991); }{
\i\f0\insrsid10447135\charrsid6828002 Polemi v. Wells}{\f0\insrsid10447135\charrsid6828002 , 759 P.2d 796, 798 (Colo. Ct. App. 1988) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
[A] preemptive right . . . . requires the owner, if he should decide to sell, to offer the property first to the lessee for the price at which the owner is willing to sell to a third party.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Under a preemptive right provision,}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6828002 {\f0\insrsid6828002 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
[a]n owner does not have to sell and, until the owner decides to sell, there is nothing to exercise and it is not possible to fix a certain purchase price.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
However, once an owner decides to sell, there is an obligation to offer the holder of the right of first refusal the opportunity to buy the burdened property on the terms offered by a bona fide purchaser.
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 187.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [22]}{\f0\insrsid10447135\charrsid6828002 \tab While the parties agree that Paragraph 6 is a right of first refusal provision, they disagree as to whether Paragraph 6 }{\i\f0\insrsid10447135\charrsid6828002 also}{
\f0\insrsid10447135\charrsid6828002  conferred an irrevocable option to purchase the property in favor of Mobil.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 The source of the dispute in the present case revolves around the effect of Tendido
}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s revocation of the offer to purchase the property prior to Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s acceptance of the offer.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Mobil argues that because Paragraph 6 created an irrevocable option to purchase the property, Tendido was not permitted to revoke that offer within the time set forth in Paragraph 6.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Tendido argues that Paragraph 6 did not create an irrevocable option; therefore, her withdrawal of the offer prior to Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s acceptance cancelled Mobil}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s power of acceptance thereby thwarting Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s claim that an enforceable contract exists between the parties for the sale of the property.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
The determinative issue in this case, therefore, is whether Paragraph 6 gave Mobil an irrevocable option to purchase the property.
\par 
\par }{\b\f0\insrsid10447135\charrsid6828002 [23]}{\f0\insrsid10447135\charrsid6828002 \tab }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 Defined at its most basic level, an option is simply a contract to keep an offer open.}{
\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 RICHARD A. LORD, 1 WILLISTON ON CONTRACTS, }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{
\f0\insrsid10447135\charrsid6828002 5:15 (4th ed. 1990) (footnote omitted); }{\i\f0\insrsid10447135\charrsid6828002 SD Invs., Inc. v. Michael-Paul, L.L.C.}{\f0\insrsid10447135\charrsid6828002 , 90 S.W.3d 75, 82 (Mo. Ct. App. 2002)}{
\i\f0\insrsid10447135\charrsid6828002  }{\f0\insrsid10447135\charrsid6828002 (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 [A]n option is merely a continuing offer to sell property.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ); }{\i\f0\insrsid10447135\charrsid6828002 Matrix Props. Corp. v. TAG Invs.}{\f0\insrsid10447135\charrsid6828002 , 609 N.W.2d 737, 742 (N.D. 2000) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
An option agreement is a contract where the owner of property (optionor or option-giver) gives another (optionee or option-holder) the right to buy the property at a fixed price within a specified time on agreed terms.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
Option contracts have two components: (1) an underlying contract that is not binding until accepted; and (2) a covenant to hold open to the optionee the opportunity to accept.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 188; }{\i\f0\insrsid10447135\charrsid6828002 see also JWS Refrigeration & Air Conditioning, Ltd. v. Charles Young Constr. Co.}{
\f0\insrsid10447135\charrsid6828002 , Civ. No. 86-0059A, 1987 WL 109891, at *2 (D. Guam App. Div. July 16, 1987) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 An option is an irrevocable offer.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Like an offer, an option may be accepted or exercised only in strict compliance with its terms, and the optionor can prescribe any mode of acceptance he pleases.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ) (citation omitted); }{\i\f0\insrsid10447135\charrsid6828002 Matrix Props.,}{\f0\insrsid10447135\charrsid6828002  609 N.W.2d at 742 (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
The owner does not sell the property, but sells to the other party the right, at the optionee}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s election, to demand the conveyance in the manner specified.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ) (citation omitted).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [24]}{\f0\insrsid10447135\charrsid6828002 \tab An option, which is a continuing offer to sell, may be revoked prior to being accepted }{\i\f0\insrsid10447135\charrsid6828002 unless}{
\f0\insrsid10447135\charrsid6828002  the option is supported by consideration.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 188.}{\f0\insrsid6828002  }{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 If no consideration has passed, the option is revocable during its term . . . .}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Id}{\f0\insrsid10447135\charrsid6828002 .; }{
\i\f0\insrsid10447135\charrsid6828002 see also}{\f0\insrsid10447135\charrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 SD Invs., Inc.}{\f0\insrsid10447135\charrsid6828002 , 90 S.W.3d at 82 (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 Consideration is only necessary to make it irrevocable.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 );}{\i\f0\insrsid10447135\charrsid6828002  I.R. Kirk Farms, Inc. v. Pointer}{
\f0\insrsid10447135\charrsid6828002 , 897 S.W.2d 183, 185 (Mo. Ct. App. 1995) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
Contract law clearly holds that consideration is only necessary in an option situation to make the offer (option) irrevocable.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
However, even if consideration is not tendered, an option, though not irrevocable, is a continuing offer to sell.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (emphasis in original omitted);}{\i\f0\insrsid10447135\charrsid6828002 
 Matter of Estate of Jorstad}{\f0\insrsid10447135\charrsid6828002 , 447 N.W.2d 283, 285 (N.D. 1989) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 It is general hornbook law that an option is a continuing offer which, if supported by
 consideration, becomes a legally binding promise to keep the offer open through the time specified in the option.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Thus, an option supported by consideration is irrevocable for the life of the offer.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (internal citation omitted).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [25]}{\f0\insrsid10447135\charrsid6828002 \tab There is a distinction between a right of first refusal and an option.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Polemi}{
\f0\insrsid10447135\charrsid6828002 , 759 P.2d at 798 (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 [A]n option to purchase differs materially from a preemptive right.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{
\f0\insrsid6828002  }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 Unlike an option contract, a right of first refusal does not give the lessee the power to compel an unwilling owner to sell.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 187; }{\i\f0\insrsid10447135\charrsid6828002 Polemi}{\f0\insrsid10447135\charrsid6828002 , 759 P.2d at 798 (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 [A] preemptive right does not give the lessee the power to require an unwilling owner to sell.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
It merely requires the owner, if he should decide to sell, to offer the property first to the lessee for the price at which the owner is willing to sell to a third party.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  
}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
On the other hand, by acquiring an option to purchase property, the holder of the option purchases the right to compel a sale of the property on the stated terms before the expiration of the option.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 188; }{\i\f0\insrsid10447135\charrsid6828002 Polemi}{\f0\insrsid10447135\charrsid6828002 , 759 P.2d at 798 (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 When [an option] . . . is exercised according to its terms, there is a binding contract to sell, and the owner cannot refuse to convey the property.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ); }{
\i\f0\insrsid10447135\charrsid6828002 Stuart v. D}{\i\f0\insrsid11339213 '}{\i\f0\insrsid10447135\charrsid6828002 ascenz}{\f0\insrsid10447135\charrsid6828002 , 22 P.3d 540, 541-42}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
(Colo. Ct. App. 2000)}{\cs15\f0\super\insrsid10447135\charrsid6828002 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 \f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\cs15\fs20\super\insrsid10447135 \chftn }{\fs20\insrsid10447135  There, the court explained:
\par }\pard \qj \li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid10447135 
\par }\pard \qj \li1440\ri1440\sl-242\slmult0\nowidctlpar\faauto\rin1440\lin1440\itap0 {\fs20\insrsid10447135 
The distinction in law between an option and a right of first refusal is this: an option to purchase gives the holder the power to compel the owner to sell the property regardless of the owner}{\fs20\insrsid11339213 '}{\fs20\insrsid10447135 
s desire to do so; in contrast, a right of first refusal does not give the holder the power to compel the owner to sell but merely requires the owner, when and if he or she decides to sell, to offer the property first to the holder.
\par }\pard \qj \li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid10447135 
\par }\pard \qj \li0\ri0\sa240\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\i\fs20\insrsid10447135 Stuart}{\fs20\insrsid10447135 , 22 P.3d at  541-42.}}}{\f0\insrsid10447135\charrsid6828002 .
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [26]}{\f0\insrsid10447135\charrsid6828002 \tab 
The trial court found that Paragraph 6 in the Mobil Lease embodied a right of first refusal which was capable of ripening into an irrevocable option at the point Tendido decided to sell the property.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 This interpretation is consistent with the majority view on the issue.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 According to the majority view, the contractual }{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 right of first refusal ripens into an option when the owner elects to sell.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.
W.2d at 188; }{\i\f0\insrsid10447135\charrsid6828002 see Chapman v. Mutual Life Ins. Co. of New York}{\f0\insrsid10447135\charrsid6828002 , 800 P.2d 1147, 1150 (Wyo. 1990) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
We agree with the view that when the condition precedent of the owner}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s intention to sell is met the right of first refusal }{\f0\insrsid4025728 '}{\f0\insrsid10447135\charrsid6828002 ripens}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002  into an option and contract law pertaining to options applies.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (citations omitted); }{\i\f0\insrsid10447135\charrsid6828002 
Vorpe v. Key Island, Inc.}{\f0\insrsid10447135\charrsid6828002 , 374 So. 2d 1035, 1036-37 (Fla. Dist. Ct. App. 1979) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 [Upon the] manifestation of intent to sell . . . .}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 [a] right of first refusal [is] converted into an irrevocable option to purchase.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ); }{\i\f0\insrsid10447135\charrsid6828002 Gilmore v. Letcher}{
\f0\insrsid10447135\charrsid6828002 , 508 S.W.2d 257, 262 (Mo. Ct. App. 1974) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 When the owner does arrive at a decision to sell the property, then . . . the pre-emptive right}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 . . . ripens into a full option.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 );}{\i\f0\insrsid10447135\charrsid6828002  Henderson v. Nitschke}{\f0\insrsid10447135\charrsid6828002 
, 470 S.W.2d 410, 413 (Tex. Civ. App. 1971) (finding that at the point that the lessor sends that notice pursuant to the contract provision, }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
the two, the provision and the notice, become an option, and a mutual contract arises when, and only when, the offer to sell is accepted by the optionee under the terms of the lease.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ); }{
\i\f0\insrsid10447135\charrsid6828002 G.G.A., Inc. v. Leventis}{\f0\insrsid10447135\charrsid6828002 , 773 P.2d 841, 846 (Utah Ct. App. 1989).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Specifically, when a first refusal provision in a lease requires the owner 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid1520568 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 to notify the holder of a right of first refusal of the owner[}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s] election to sell, }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 the right matures into an enforceable option when the owner gives the required notice.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
If no consideration has passed, the option is revocable during its term; however, once consideration passes, the option becomes irrevocable.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Generally, the consideration for the privilege of purchasing property under an option }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
is not separate from the consideration for the lease as a whole, and where the lease is sufficiently supported by a consideration the provision for the privilege of purchasing the property is adequately supported.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\i\f0\insrsid10447135\charrsid6828002 Riley}{\f0\insrsid10447135\charrsid6828002 , 808 S.W.2d at 188 (citation omitted); }{\i\f0\insrsid10447135\charrsid6828002 see also Henderson}{
\f0\insrsid10447135\charrsid6828002 , 470 S.W.2d at 413.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [27]}{\f0\insrsid10447135\charrsid6828002 \tab On appeal, Tendido argues that the court should not follow this line of cases because the interpretation posited by these authorities is contrary
 to the plain language of Paragraph 6 as well as the general principle of contract law that offers are revocable prior to acceptance.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
We disagree and decline to adopt the interpretation of Paragraph 6 advanced by Tendido.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [28]}{\f0\insrsid10447135\charrsid6828002 \tab Paragraph 6 explicitly gives Mobil ninety days to accept Tendido}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s offer.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 The inclusion of this time limitation indicates that Mobil would be given the full ninety days to decide whether to purchase the Premises under the terms of the third-party offer.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Tendido argues that the specification of ninety days does not make the right of first refusal clause an irrevocable offer.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Tendido cites }{
\i\f0\insrsid10447135\charrsid6828002 LIN Broadcasting Corp. v. Metromedia, Inc.}{\f0\insrsid10447135\charrsid6828002 , 542 N.E.2d 629 (N.Y. App. Div. 1989), wherein the court found that the fact }{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 that a first refusal clause contains a specific time limitation has no bearing on whether it should be given the effect of a binding option.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 LIN}{\f0\insrsid10447135\charrsid6828002 , 542 N.E.2d at 634.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 The }{\i\f0\insrsid10447135\charrsid6828002 LIN }{\f0\insrsid10447135\charrsid6828002 
court explained that }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
[s]uch time limit merely provides a definite date beyond which the first refusal offer, if still outstanding, may no longer be accepted so that the parties may know when they are free to go forward with the contemplated third-party sale.}{
\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Id}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 We are not persuaded by this reasoning.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [29]}{\f0\insrsid10447135\charrsid6828002 \tab 
Courts interpreting right of first refusal clauses which do not contain a time period within which to accept, have held that the offer to purchase the property may be revoked prior to an unconditional acceptance.}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 See}{\f0\insrsid10447135\charrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Anderson v. Stewart}{\f0\insrsid10447135\charrsid6828002 
, 32 N.W.2d 140, 145 (Neb. 1948). However, when the language of a first refusal clause gives the lessee a specific time to elect to purchase the property, the opportunity for the lessee to exercise 
its right of first refusal must be held open for the stated amount of time.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See Henderson}{\f0\insrsid10447135\charrsid6828002 , 470 S.W.2d at 413-14.}{\i\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Thus, by including a definite time period wherein the lessee may exercise the right of first refusal, an option, which is a contract to hold an offer open, is thereby created.}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 Id. }{\f0\insrsid10447135\charrsid6828002 at 413.}{\i\f0\insrsid10447135\charrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [30]}{\f0\insrsid10447135\charrsid6828002 \tab Furthermore, options which are supported by consideration are irrevocable during their stated terms.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
The fact that the first refusal clause does not state that it shall be irrevocable is immaterial.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid1520568 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
Implicit in the terms of an option given for a valuable consideration is a binding promise by the optionor to keep his or her offer open for the prescribed length of time; accordingly, it is immaterial that the instrument does not in express terms provide
 that the offer remains open and cannot be revoked within that time.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par 77 AM. JUR. 2d, }{\i\f0\insrsid10447135\charrsid6828002 Vendor and Purchaser}{\f0\insrsid10447135\charrsid6828002 , }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{
\f0\insrsid10447135\charrsid6828002  41 (1997) (footnote omitted).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [31]}{\f0\insrsid10447135\charrsid6828002 \tab In the present case, because Paragraph 6 gave Mobil ninety days to exercise its preemptive right to purchase the Premises, Paragraph 6 gave Mobil the first right }{
\i\f0\insrsid10447135\charrsid6828002 and option}{\f0\insrsid10447135\charrsid6828002  to purchase the property in the event Tendido transmitted to Mobil an acceptable third-party offer.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido notified Mobil of the ACIE offer, therefore, Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s right of first refusal transformed into an option to purchase the property for a period of ninety days as specified in Paragraph 6.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Further, because the underlying lease was supported by consideration, the option was supported by consideration and was thus irrevocable during the ninety days specified in Paragraph 6.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [32]}{\f0\insrsid10447135\charrsid6828002 \tab Mobil notified Tendido of its decision to accept the offer to purchase the property in accordance with the terms of ACIE}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s offer within the ninety days; therefore, Mobil has a right, under Paragraph 6, to purchase the property and to compel Tendido to sell the property under those terms.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 This is so notwithstanding that ACIE, and arguably Tendido, purported to revoke the offer prior to the time Mobil notified Tendido of its acceptance or intent to exercise its option.}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 See e.g}{\f0\insrsid10447135\charrsid6828002 . }{\i\f0\insrsid10447135\charrsid6828002 G.G.A.}{\f0\insrsid10447135\charrsid6828002 , 773 at 846; }{\i\f0\insrsid10447135\charrsid6828002 Henderson}{
\f0\insrsid10447135\charrsid6828002 , 470 S.W.2d at 413.
\par }\pard \qj \li0\ri1440\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx1800\tx2880\faauto\rin1440\lin0\itap0\pararsid1520568 {\b\f0\insrsid1520568 
\par }\pard \qj \fi-360\li1800\ri1440\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx1800\tx2880\faauto\rin1440\lin1800\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 2.\tab 
Whether the lower court erred in declaring that an enforceable contract existed between Mobil and Tendido because ACIE}{\b\f0\insrsid11339213 '}{\b\f0\insrsid10447135\charrsid6828002 s offer was incapable of acceptance.}{
\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [33]}{\f0\insrsid10447135\charrsid6828002 \tab Tendido also argues that because ACIE}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s offer omitted reference to a $500,000 mortgage held by the Bank of Hawaii on the Premises, the offer was incapable of acceptance.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Mobil counters this by arguing that this is a non-issue.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 We agree with Mobil that the inclusion of reference to the mortgage was not necessary to the formation of the contract to purchase the Premises.
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [34]}{\f0\insrsid10447135\charrsid6828002 \tab The three recognized elements of a contract are an offer, acceptance, and consideration.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See}{
\f0\insrsid10447135\charrsid6828002  Title 18 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  85102 (1992) (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 It is essential to the existence of a contract that there should be: 1) Parties capable of contracting; 2) Their consent; 3) A lawful object; and 4) A sufficient cause or consideration.}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ); }{\i\f0\insrsid10447135\charrsid6828002 Ex parte Grant}{\f0\insrsid10447135\charrsid6828002 , 711 So. 2d 464, 465 (Ala. 1997) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
The requisite elements of [a contract] include: an offer and an acceptance, consideration, and mutual assent to terms essential to the formation of a contract.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
) (quotation marks and citation omitted) (alteration in original); }{\i\f0\insrsid10447135\charrsid6828002 Magill v. Nelbro Packing Co., }{\f0\insrsid10447135\charrsid6828002 43 P.3d 140, 142 (Alaska 2001) (}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 In order to meet their burden in establishing the existence of a contract, . . . plaintiffs must show: }{\f0\insrsid4025728 '}{\f0\insrsid10447135\charrsid6828002 
an offer encompassing all essential terms, unequivocal acceptance by the offeree, consideration, and an intent to be bound.}{\f0\insrsid11339213 '"}{\f0\insrsid10447135\charrsid6828002 ) (citation and footnote omitted).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [35]}{\f0\insrsid10447135\charrsid6828002 \tab }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
An offer is a manifestation of willingness to enter into a bargain, so made as to justify another person in understanding that his assent to that bargain is invited and will conclude it.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 RESTATEMENT (SECOND) OF CONTRACTS, }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  24 (1979); }{
\i\f0\insrsid10447135\charrsid6828002 O}{\i\f0\insrsid11339213 '}{\i\f0\insrsid10447135\charrsid6828002 Brien v. Nationwide Mut. Ins. Co.}{\f0\insrsid10447135\charrsid6828002 , 689 A.2d 254, 258 (Pa. Super. 1997); }{\i\f0\insrsid10447135\charrsid6828002 
Architectural Metal Sys., Inc. v. Consol. Sys., Inc.}{\f0\insrsid10447135\charrsid6828002 , 58 F.3d 1227, 1229 (7th Cir. 1995) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
The test for an offer is whether it induces a reasonable belief in the recipient that he can, by accepting, bind the sender.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri720\nowidctlpar\tx-1440\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid1520568 
\par }\pard \qj \li720\ri720\nowidctlpar\tx-1440\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 [I]n order for there to be an offer which may ripen into a contract by a simple acceptance, the offer must be reasonably defi
nite in its terms and must sufficiently cover the essentials of the proposed transaction so that, with an expression of assent, there will be a completed and definite agreement on all essential details.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin0\itap0\pararsid1520568 {\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\i\f0\insrsid10447135\charrsid6828002 Edmunds v. Houston Lighting & Power Co.}{\f0\insrsid10447135\charrsid6828002 , 472 S.W.2d 797, 798-99 (Tex. Civ. App. 1971); }{
\i\f0\insrsid10447135\charrsid6828002 see also Magill}{\f0\insrsid10447135\charrsid6828002 ,}{\i\f0\insrsid10447135\charrsid6828002  }{\f0\insrsid10447135\charrsid6828002 43 P.3d at 142 (stating that an offer must encompass }{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 all essential terms}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 To create the power of acceptance, ess
ential terms in the offer need only be reasonably certain.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See Charbonnages de France v. Smith}{\f0\insrsid10447135\charrsid6828002 , 597 F.2d 406, 417 (4th Cir. 1979).}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Where an offer does not include an essential term, the contract is unenforceable.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See Smith v. House of Kenton Corp.}{\f0\insrsid10447135\charrsid6828002 
, 209 S.E.2d 397, 399-400 (N.C. Ct. App. 1974) (holding that a party could not recover damages for breach of a rental contract where the offer and agreement did not contain essential terms such as the time and manner of payment of rent); }{
\i\f0\insrsid10447135\charrsid6828002 UFG, LLC v. Southwest Corp}{\f0\insrsid10447135\charrsid6828002 ., 784 N.E.2d 536, 544-45 (Ind. Ct. App. 2003) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
[O]nly essential terms are necessary to make a contract enforceable.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (citation omitted).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [36]}{\f0\insrsid10447135\charrsid6828002 \tab }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 In a real property transaction, the }{\f0\insrsid4025728 '}{\f0\insrsid10447135\charrsid6828002 
material factors to be ascertained from the written contract are the seller, the buyer, the price to be paid, the time and manner of payment, and the property to be transferred, describing it so it may be identified.}{\f0\insrsid11339213 '"}{
\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Doryon v. Salant}{\f0\insrsid10447135\charrsid6828002 , 142 Cal. Rptr. 378, 380 (Cal. Ct. App. 1977) (citation omitted); }{\i\f0\insrsid10447135\charrsid6828002 Lang v.
 Oregon-Idaho Annual Conf. of United Methodist Church}{\f0\insrsid10447135\charrsid6828002 , 21 P.3d 1116, 1122 (Or. Ct. App. 2001) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
In every agreement for the sale of land, the essential terms include the designation of the parties, the identificat
ion of the property, the promise to sell and buy, the purchase price and how it will be paid, and a fixed time and place for the delivery of the deed or }{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 closing.}{\f0\insrsid11339213 '"}{
\f0\insrsid10447135\charrsid6828002 ) (quotation mark and citation omitted); }{\i\f0\insrsid10447135\charrsid6828002 UFG}{\f0\insrsid10447135\charrsid6828002 
, 784 N.E.2d at 544-45 (agreeing that the acceptance letter contained the essential terms for an enforceable contract because it identified the parties, the property to be 
sold, the closing date, down payment, purchase price, terms and conditions of financing, and the amortization schedule).
\par 
\par }{\b\f0\insrsid10447135\charrsid6828002 [37]}{\f0\insrsid10447135\charrsid6828002 \tab The offer from ACIE to Tendido, which was forwarded to Mobil, contained the names of the parties, the description of the lot, the
 purchase price of $1.6 million and that the payment would be over the course of thirty years at a set interest rate.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Excerpts of Record, p. 51 (Ltr. from ACIE to Tendido, Feb. 1, 2001) (containing the terms of ACIE}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s offer).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido argues that the Bank of Hawaii mortgage was an essential and material term which was required to be placed in the offer.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 We disagree.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 While the question of }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 [w]hether additional terms are material will vary depending on the }{\f0\insrsid4025728 '}{\f0\insrsid10447135\charrsid6828002 
particular circumstances of the property or the parties,}{\f0\insrsid11339213 '"}{\f0\insrsid10447135\charrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Lang}{\f0\insrsid10447135\charrsid6828002 
, 21 P.3d at 1122 (citation omitted), outstanding mortgages are not generally recognized as a necessary term for contracts for the sale of real property.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Cf. Doryon}{
\f0\insrsid10447135\charrsid6828002 , 142 Cal. Rptr. at 380; }{\i\f0\insrsid10447135\charrsid6828002 Lang}{\f0\insrsid10447135\charrsid6828002 , 21 P.3d at 1122.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 In }{
\i\f0\insrsid10447135\charrsid6828002 Epdee Corp. v. Richmond}{\f0\insrsid10447135\charrsid6828002 , 75 N.E.2d 238 (Mass. 1947), the court noted:
\par }\pard \qj \li0\ri720\nowidctlpar\tx-1440\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid1520568 
\par }\pard \qj \li720\ri720\nowidctlpar\tx-1440\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
The effectiveness of a contract for the sale and purchase of real [property] is not impaired by the absence of the elaborate stipulations often found in such contracts providing for the kind of deed to be given, the division o
f charges against the property, }{\i\f0\insrsid10447135\charrsid6828002 the disposition of mortgages and other encumbrances}{\f0\insrsid10447135\charrsid6828002 , and similar matters.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
A simple agreement to sell and to buy is enough if it identifies the parties and the land and fixes the price.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par }{\i\f0\insrsid10447135\charrsid6828002 Id}{\f0\insrsid10447135\charrsid6828002 . at 239 (emphasis added); }{\i\f0\insrsid10447135\charrsid6828002 see also Reed v. Wadsworth}{\f0\insrsid10447135\charrsid6828002 
, 553 P.2d 1024, 1033 (Wyo. 1976) (rejecting the seller}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s argument that the contract contained a fatal uncertainty because there was no agreement that the buyer would assume and pay the existing 
mortgage); }{\i\f0\insrsid10447135\charrsid6828002 Barry M. Dechtman, Inc. v. Sidpaul Corp.}{\f0\insrsid10447135\charrsid6828002 , 446 A.2d 518, 522 (N.J. 1982) (}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
[W]hether the first mortgage would be subsequently foreclosed was not an essential term of the contract.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (citation and footnote omitted); }{\i\f0\insrsid10447135\charrsid6828002 
F&S Pharmacy, Inc. v. Dandra Realty Corp.}{\f0\insrsid10447135\charrsid6828002 , 754 N.Y.S.2d 256, 258 (N.Y. App. Div. 2003) (finding that because the option clause contained in the lease stated simply that the lessee had the option to p
urchase the property for $600,000, and did not contain a mortgage contingency, the terms of the mortgage to purchase the property }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 cannot be considered material}{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 ).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [38]}{\f0\insrsid10447135\charrsid6828002 \tab Accordingly, we reject Tendido}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s contention that the disposition of the outstanding mortgage was a material term necessary to the formation of a contract between the parties.
\par }\pard \qj \li0\ri1800\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx1800\tx2880\faauto\rin1800\lin0\itap0\pararsid1520568 {\b\f0\insrsid1520568 
\par }\pard \qj \fi-360\li1800\ri1800\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx1800\tx2880\faauto\rin1800\lin1800\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 3.\tab The Superior Court erred in granting Mobil}{\b\f0\insrsid11339213 '}{
\b\f0\insrsid10447135\charrsid6828002 s Motion for Attorney}{\b\f0\insrsid11339213 '}{\b\f0\insrsid10447135\charrsid6828002 s Fees and Costs.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid10447135\charrsid6828002 [39]}{\f0\insrsid10447135\charrsid6828002 \tab Finally, Tendido challenges the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s award of attorney}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s fees in favor of Mobil.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 An order granting attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees is generally reviewed for an abuse of discretion.}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Fleming v. Quigley}{\f0\insrsid10447135\charrsid6828002 , 2003 Guam 4, }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL
 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  14.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 However, }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
a determination of the legal basis for an award of attorney fees is reviewed de novo as a question of law.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Id}{\f0\insrsid10447135\charrsid6828002 
. (citation and internal brackets omitted).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [40]}{\f0\insrsid10447135\charrsid6828002 \tab 
Tendido argues that Paragraph 10 of the Mobil Lease governs the award of attorney fees, and only allows the recovery of fees in the event that the Mobil is required to cure a defect in title to the Premises.}{
\cs15\f0\super\insrsid10447135\charrsid6828002 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 \f41\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\fs20\super\insrsid10447135 \chftn }{
\fs20\insrsid10447135  Paragraph 10 of the Mobil Lease provides:
\par }\pard \qj \li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid10447135 
\par }\pard \qj \li1440\ri1440\sl-242\slmult0\nowidctlpar\faauto\rin1440\lin1440\itap0 {\fs20\ul\insrsid10447135 Warranty of Title}{\fs20\insrsid10447135 
.  Lessor hereby declares and warrants full title and fee simple ownership of the leased premises and that the leased premises are free from any prior liens and encumbrances except easements o
f record which do not materially impair the use of the property.  Lessor also covenants and warrants the right of the Lessee under this lease to possess and quietly enjoy the leased premises and will defend Lessee}{\fs20\insrsid11339213 '}{
\fs20\insrsid10447135 s right to possession and leasehold title.  In the event any claim against the Lessor}{\fs20\insrsid11339213 '}{\fs20\insrsid10447135 
s title or the leased premises should arise in any manner or in the event an encumbrance is or shall be filed against Lessor}{\fs20\insrsid11339213 '}{\fs20\insrsid10447135 
s interest, the Lessee may at its option upon notice to Lessor institute necessary proceedings to cure any defect in title and to pay any encumbrance or otherwise make good the Lessor}{\fs20\insrsid11339213 '}{\fs20\insrsid10447135 
s obligations, and the cost thereof shall be paid by Lessee and Lessor may offset the cost thereof against any rents payable hereunder.  }{\fs20\ul\insrsid10447135  }{\fs20\insrsid10447135 
\par }\pard \qj \li0\ri0\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid10447135 
\par }\pard \qj \li0\ri0\sa240\sl-242\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid10447135 Excerpts of Record, pp. 24-25 (Mobil Lease).}}}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Tendido contends that the instant dispute did not relate to a claim regarding the right to possession and quiet enjoyment of the property, and that Mobil is therefore not entitled to fees in this case.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [41]}{\f0\insrsid10447135\charrsid6828002 \tab Mobil argues that Paragraph 8 of the Mobil Lease in fact authorized the award of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees in this case.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 During oral argument, Tendido elected not to dispute Mobil}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s contention that fees were authorized under 
Paragraph 8.
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [42]}{\f0\insrsid10447135\charrsid6828002 \tab We agree that Paragraph 8 permitted the award of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees for Mobil at the trial level.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 We further find that the contract provision authorizes the recovery of fees incurred in defending this appeal.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [43]}{\f0\insrsid10447135\charrsid6828002 \tab With regard to litigation expenses, Guam follows the American Rule, which holds that }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
parties bear their own litigation expenses, including attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Fleming}{
\f0\insrsid10447135\charrsid6828002 , 2003 Guam 4 at }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  7 (footnote omitted).}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 One recognized exception to the American Rule is where attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees are allowed by contract.}{\f0\insrsid6828002  }{
\i\f0\insrsid10447135\charrsid6828002 Id}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Paragraph 8 of the Mobil Lease provides:
\par }\pard \qj \li0\ri720\nowidctlpar\tx-1440\faauto\rin720\lin0\itap0\pararsid1520568 {\f0\insrsid1520568 
\par }\pard \qj \li720\ri720\nowidctlpar\tx-1440\faauto\rin720\lin720\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
In the event of judicial proceedings by either parties against the other to enforce any of its rights hereunder, the party in default will pay the other party}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s reasonable attorney}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees and cost of suit.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\f0\insrsid10447135\charrsid6828002 
\par Excerpts of Record, p. 24 (Mobil Lease).
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [44]}{\f0\insrsid10447135\charrsid6828002 \tab We first note that under Paragraph 8, attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees are recoverable in the event of a judicial proceeding 
}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 to }{\i\f0\insrsid10447135\charrsid6828002 enforce}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002  any of the rights under the lease.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 The term }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 enforce}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002  means }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 
(1) to give force or effect to (a law, etc.); to compel obedience to. (2) Loosely, to compel a person to pay damages for not complying with (a contract).}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 BLACK}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 S LAW DICTIONARY, 549 (7th ed., 1999).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Paragraph 8 further provides that the party in }{\f0\insrsid11339213 "}{
\i\f0\insrsid10447135\charrsid6828002 default}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002  is responsible to pay the other party}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s attorney}{\f0\insrsid11339213 '}{
\f0\insrsid10447135\charrsid6828002 s fees.}{\f0\insrsid6828002  }{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 Default}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002  is defined as }{\f0\insrsid11339213 "}{
\f0\insrsid10447135\charrsid6828002 [t]he omission or failure to perform a legal or contractual duty; esp., the failure to pay a debt when due.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Id}{
\f0\insrsid10447135\charrsid6828002 .}{\i\f0\insrsid10447135\charrsid6828002  }{\f0\insrsid10447135\charrsid6828002 at 428.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [45]}{\f0\insrsid10447135\charrsid6828002 \tab It is clear that in an action for breach of contract would be an action seeking to }{\i\f0\insrsid10447135\charrsid6828002 enforce}{\f0\insrsid10447135\charrsid6828002 
 a party}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s rights under the lease, and whereby one party may be held to be in }{\i\f0\insrsid10447135\charrsid6828002 default}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 In such circumstance, attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees would be available to the prevailing party under Paragraph 8.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
The instant case, however, is an action for declaratory relief.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [46]}{\f0\insrsid10447135\charrsid6828002 \tab Title 7 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{
\f0\insrsid10447135\charrsid6828002  26801 authorizes actions for declaratory relief.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 It provides that }{\f0\insrsid4025728 "}{\f0\insrsid10447135\charrsid6828002 
any person interested . . . under a contract . .}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 may, in cases of actual controversy relating to the legal rights and duties of the respective parties, bring an ac
tion in the court having jurisdiction for a declaration of his rights and duties in the premises, including a determination of any question of construction or validity arising under such . . . contract.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 7 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  26801.}{\f0\insrsid6828002  }{\f0\insrsid4025728 "}{
\f0\insrsid10447135\charrsid6828002 Declaratory judgments are equitable in nature.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Exec. View Estate, Inc. v. Look}{\f0\insrsid10447135\charrsid6828002 
, Civ. No. 93-00062A, 1994 WL 129748, at *2 (D. Guam App. Div. March 15, 1994) (citation omitted).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 They are a }{\f0\insrsid4025728 "}{\f0\insrsid10447135\charrsid6828002 
binding adjudication that establishes the rights and other legal relations of the parties }{\i\f0\insrsid10447135\charrsid6828002 without providing for or ordering enforcement}{\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid11339213 "}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 BLACK}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 S LAW DICTIONARY, 846 (7th ed., 1999).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [47]}{\f0\insrsid10447135\charrsid6828002 \tab Declaratory judgments do not provide for or order }{\i\f0\insrsid10447135\charrsid6828002 enforcement}{\f0\insrsid10447135\charrsid6828002 , therefore, attorney}{
\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees incurred in actions for declaratory relief are arguably not authorized under Paragraph 8 of the Mobil Lease because such actions are not brought to }{\i\f0\insrsid10447135\charrsid6828002 
enforce}{\f0\insrsid10447135\charrsid6828002  a party}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s rights under a contract.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 In fact, there is authority to this effect.}{
\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 See Oliver v. Schene}{\f0\insrsid10447135\charrsid6828002 
, 6 Cal. Rptr. 461, 468 (Cal. Dist. Ct. App. 1960) (agreeing with the trial court that because the lease provision allowed the recovery of fees }{\f0\insrsid4025728 "}{\f0\insrsid10447135\charrsid6828002 incurred to enforce the obligations of the lease,}{
\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002  the landlord was not entitled to attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees incurred in an action for declaratory relief filed to determine whether a lease was void or terminated).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [48]}{\f0\insrsid10447135\charrsid6828002 \tab We decline, however, to adopt such a narrow interpretation of Paragraph 8.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
In order to pursue a declaratory judgment action, there must exist an }{\f0\insrsid4025728 "}{\f0\insrsid10447135\charrsid6828002 actual controversy relating to the legal rights and duties of the respective parties.}{\f0\insrsid11339213 "}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Title 7 GCA }{\f0\insrsid10447135\charrsid6828002 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f40\fs24}}}{\f0\insrsid10447135\charrsid6828002  26801 (1994).}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Therefore, because a controversy must exist, we believe that for purposes of a contractual attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees provision, an action seeking declaratory relief is tantamount to an action to enforce a party}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s rights under the contract so long as the action arose out of the contract and the contract is central to the controversy.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Here, because the Mobil Lease was the source of the underlying action for declaratory relief, and was central to the dispute, attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees are recoverable pursuant to Paragraph 8.}{
\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
\par }{\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [49]}{\f0\insrsid10447135\charrsid6828002 \tab Mobil also requests attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees incurred in this appeal.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 We find that Mobil is entitled to appellate attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees pursuant to Paragraph 8 of the Mobil Lease.}{\f0\insrsid6828002  }{\f0\insrsid4025728 "}{
\f0\insrsid10447135\charrsid6828002 [C]ontractual provisions providing for the allowance of attorney[}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s] fees to the winning party are construed to include fees incurred both at the trial level and on appeal.}{\f0\insrsid11339213 "}{\f0\insrsid6828002  }{\i\f0\insrsid10447135\charrsid6828002 Gamble v. Northshore P}{\i\f0\insrsid11339213 '}{
\i\f0\insrsid10447135\charrsid6828002 ship}{\f0\insrsid10447135\charrsid6828002 , 28 P.3d 286, 290 (Alaska 2001) (footnote omitted) (agreeing with this general rule); }{\i\f0\insrsid10447135\charrsid6828002 Humphries v. Ables}{
\f0\insrsid10447135\charrsid6828002 , 789 N.E.2d 1025, 1036 (Ind. Ct. App. 2003) (}{\f0\insrsid4025728 "}{\f0\insrsid10447135\charrsid6828002 When a contract provision provides that attorney fees are r
ecoverable, appellate attorney fees may also be awarded.}{\f0\insrsid11339213 "}{\f0\insrsid10447135\charrsid6828002 ) (citation omitted); }{\i\f0\insrsid10447135\charrsid6828002 Wheeler v. T.L. Roofing, Inc.}{\f0\insrsid10447135\charrsid6828002 
, 74 P.3d 499, 506 (Colo. Ct. App. 2003), }{\i\f0\insrsid10447135\charrsid6828002 reh}{\i\f0\insrsid11339213 '}{\i\f0\insrsid10447135\charrsid6828002 g denied }{\f0\insrsid10447135\charrsid6828002 July 3, 2003; }{\i\f0\insrsid10447135\charrsid6828002 
Morris v. Roley}{\f0\insrsid10447135\charrsid6828002 , 31 P.3d 400, 402 (Okla. Civ. App. 2001);}{\i\f0\insrsid10447135\charrsid6828002  Villinger/Nicholls Dev. Co. v. Meleyco}{\f0\insrsid10447135\charrsid6828002 , 37 Cal. Rptr. 2d 36, 40 (App. Ct. 1995); 
}{\i\f0\insrsid10447135\charrsid6828002 Dennison v. Marlowe}{\f0\insrsid10447135\charrsid6828002 , 775 P.2d 726, 728-29 (N.M. 1989); }{\i\f0\insrsid10447135\charrsid6828002 Mgmt. Servs. Corp. v. Dev. Assoc.}{\f0\insrsid10447135\charrsid6828002 
, 617 P.2d 406, 408-09 (Utah 1980);}{\i\f0\insrsid10447135\charrsid6828002  Steele v. Vanderslice}{\f0\insrsid10447135\charrsid6828002 , 367 P.2d 636, 643 (Ariz. 1961) (}{\i\f0\insrsid10447135\charrsid6828002 In Banc}{\f0\insrsid10447135\charrsid6828002 
).}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Accordingly, this case is remanded to the trial court to determine and award Mobil the attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees associated with this appeal.

\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid10447135\charrsid6828002 IV.}{\f0\insrsid10447135\charrsid6828002 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid6828002 {\b\f0\insrsid1520568 
\par }{\b\f0\insrsid10447135\charrsid6828002 [50]}{\f0\insrsid10447135\charrsid6828002 \tab 
In light of the foregoing, we hold that Paragraph 6 of the Mobil Lease was a right of first refusal provision which ripened into an irrevocable option to purchase the property at the point that Tendido gave Mob
il notice of an acceptable third party offer to purchase the Premises.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 
Thus, because Mobil informed Tendido of its intent to exercise its option within ninety days of the date Tendido informed Mobil of an acceptable third-party offer, an enforceable contract exists between Mobil and Tendido for the purchase of the Premises.}
{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 We further find that the omission of reference to the disposition of an outstanding mortgage on the Premises did not render the offer incapable of acceptance.}{\f0\insrsid6828002  }{
\f0\insrsid10447135\charrsid6828002 Finally, we agree that the lower court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s award of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees for Mobil was authorized under Paragraph 8 of the Mobil Lease.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Mobil is similarly entitled to attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees on appeal pursuant to Paragraph 8.}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 Accordingly, the trial court}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s decision granting summary judgment on the merits and its judgment awarding Mobil attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 s fees and costs are hereby }{\b\f0\insrsid10447135\charrsid6828002 AFFIRMED}{
\f0\insrsid10447135\charrsid6828002 .}{\f0\insrsid6828002  }{\f0\insrsid10447135\charrsid6828002 The case is remanded for a determination of the amount of attorney}{\f0\insrsid11339213 '}{\f0\insrsid10447135\charrsid6828002 
s fees incurred by Mobil in this appeal.
\par }}