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header;}{\s106\ql \li0\ri0\nowidctlpar\tqc\tx4320\tqr\tx8640\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext106 \styrsid15540455 footer;}}{\*\rsidtbl \rsid201697 \rsid931687\rsid1598656\rsid6640545\rsid9193889\rsid9262053\rsid10173755\rsid12917530\rsid15540455}{\*\generator Microsoft Word 10.0.6764;}{\info{\title IN THE SUPREME COURT OF GUAM}{\author Supreme Court of Guam}{\operator blake_r} {\creatim\yr2006\mo3\dy31\hr8\min17}{\revtim\yr2006\mo3\dy31\hr8\min17}{\version3}{\edmins1}{\nofpages13}{\nofwords4548}{\nofchars25927}{\*\company }{\nofcharsws30415}{\vern16391}}\margl1440\margr1440\margt1627\margb1080 \widowctrl\ftnbj\aenddoc\hyphhotz936\notabind\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\subfontbysize\lytprtmet\hyphcaps0\horzdoc\dghspace120\dgvspace120\dghorigin1701\dgvorigin1984\dghshow0\dgvshow3 \jcompress\viewkind4\viewscale100\nolnhtadjtbl\rsidroot15540455 \fet0{\*\ftnsep \pard\plain \ql 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DPW}{\fs20\insrsid15540455 , Opinion}{\fs20\insrsid6640545 \tab Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid6640545 NUMPAGES \\* ARABIC }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid10173755 17}}}{ \fs20\insrsid6640545 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }{\lang1024\langfe1024\noproof\insrsid931687 {\shp{\*\shpinst\shpleft0\shptop0\shpright0\shpbottom0\shpfhdr0\shpbxmargin\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz0\shplid2049 {\sp{\sn shapeType}{\sv 20}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}}{\sp{\sn lineColor}{\sv 2}}{\sp{\sn lineWidth}{\sv 12192}}{\sp{\sn fLine}{\sv 1}} {\sp{\sn posrelh}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxmargin\dobypara\dodhgt8192\dpline\dpptx0\dppty0\dpptx0\dppty0\dpx0\dpy0\dpxsize0\dpysize0\dplinew19\dplinecor2\dplinecog0\dplinecob0}}} {\shp{\*\shpinst\shpleft0\shptop7\shpright9360\shpbottom7\shpfhdr0\shpbxmargin\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz1\shplid2050{\sp{\sn shapeType}{\sv 20}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn lineColor}{\sv 2}}{\sp{\sn lineWidth}{\sv 12192}}{\sp{\sn fLine}{\sv 1}}{\sp{\sn posrelh}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxmargin\dobypara\dodhgt8193\dpline\dpptx0\dppty0\dpptx9360\dppty0 \dpx0\dpy7\dpxsize9360\dpysize0\dplinew19\dplinecor2\dplinecog0\dplinecob0}}}}{\insrsid6640545 \par }}{\*\pnseclvl1\pndec\pnstart1 {\pntxta .}}{\*\pnseclvl2\pnlcltr\pnstart1 {\pntxta .}}{\*\pnseclvl3\pnlcrm\pnstart1 {\pntxta .}}{\*\pnseclvl4\pndec\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl5\pnlcltr\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl6 \pnlcrm\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pndec\pnstart1 {\pntxta .}}{\*\pnseclvl8\pnlcltr\pnstart1 {\pntxta .}}{\*\pnseclvl9\pnlcrm\pnstart1 }\pard\plain \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid6640545\charrsid1598656 IN THE SUPREME COURT OF GUAM}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 RICARDO A. LIZAMA, and CLARE A.C. LIZAMA,}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Plaintiffs-Appellees,}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 vs.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid12917530 DEPARTMENT OF PUBLIC WORKS, \par }{\b\insrsid6640545\charrsid1598656 Government of Guam,}{\b\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Defendant,}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 and}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 FRANCIS X. PRESTO,}{\b\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 I}{\insrsid12917530 ntervening Defendant-Appellant,}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 vs.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 THERESE SANTOS, }{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Cross-Defendant-Appellee.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 Supreme Court Case No.:}{\insrsid1598656\charrsid1598656 }{\insrsid931687 CVA04-012}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Superior Court Case No.: CV2016-00}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 OPINION}{\b\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 Filed: August 24, 2005}{\b\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 Cite as:}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 2005 Guam 12}{\b\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 Appeal from the Superior Court of Guam}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Argued and submitted on March 2, 2005}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Hag\'e5t\'f1a, Guam}{\insrsid6640545 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656\charrsid1598656 \par }\trowd \irow0\irowband0\lastrow \ts11\trgaph120\trleft0\trkeep\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx4500\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx9360\pard \ql \li0\ri0\sb120\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\ul\insrsid6640545\charrsid1598656 Attorney for Plaintiffs-Appellees:}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\insrsid6640545\charrsid1598656 David Rivera, Esq.}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Law Office of Terrence M. Brooks, P.C.}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 259 Martyr Street}{\insrsid1598656 \par }\pard \ql \li0\ri0\sa57\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\insrsid6640545\charrsid1598656 Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\sb120\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\ul\insrsid6640545\charrsid1598656 Attorney for Intervening Defendant-Appellant}{\insrsid6640545\charrsid1598656 :}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\insrsid6640545\charrsid1598656 Phillip Torres, Esq.}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 TEKER TORRES & TEKER, P.C.}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Suite 2A, 130 Aspinall Avenue}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Hag\'e5t\'f1a, Guam 96910}{\insrsid1598656 \par \par }{\ul\insrsid6640545\charrsid1598656 Attorney for Cross-Defendant-Appellee}{\insrsid6640545\charrsid1598656 :}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Vincent E. Leon Guerrero, Esq.}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 KLEMM, BLAIR, STERLING & JOHNSON}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 Suite 1008, Pacific News Building}{\insrsid1598656 \par }{\insrsid6640545\charrsid1598656 238 Archbishop F.C. Flores Street}{\insrsid1598656 \par }\pard \ql \li0\ri0\sa57\nowidctlpar\intbl\faauto\rin0\lin0\pararsid1598656 {\insrsid6640545\charrsid1598656 Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid6640545\charrsid1598656 \trowd \irow0\irowband0\lastrow \ts11\trgaph120\trleft0\trkeep\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx4500\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx9360\row }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 BEFORE: FRANCES M. TYDINGCO-GATEWOOD, Presiding Justice}{\super\insrsid6640545\charrsid1598656 1{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 1}{\fs20\insrsid6640545 Associate Justice Tydingco-Gatewood, as the senior member of the panel, was designated as the Presiding Justice.}}}{\insrsid6640545\charrsid1598656 ; ROBERT J. TORRES, Associate Justice; and JOHN A. MANGLONA, }{\i\insrsid6640545\charrsid1598656 Justice Pro Tempore}{\insrsid6640545\charrsid1598656 .}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 TORRES, J.:}{\b\insrsid1598656 \par }{\insrsid1598656 \par }{\b\insrsid6640545\charrsid1598656 [1]}{\insrsid6640545\charrsid1598656 \tab Intervening Defendant-Appellant Francis X. Presto appeals from the trial court judgment declaring that Presto did not have an easement over the properties of Plaintiff-Appellees Ricardo A. and Clare A.C. Lizama and Cross-Defendant-Appellee Therese Santos, and enjoining Presto and}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Defendant Department of Public Works from further interfering with the Lizamas\rquote and Santos\rquote quiet use and enjoyment of their properties.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 We affirm.}{\insrsid1598656 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 I.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [2]}{\insrsid6640545\charrsid1598656 \tab Juan M. Mendiola was the owner of Basic Lot No. 7-REM-NEW-R (\'93Mendiola Tract\'94 ), located in Agana Heights (formerly Sinajana) which was later subdivided to create what ultimately became Lot 7-REM-3 (\'93Presto Property\'94), Lot 7-REM-NEW-B1 (\'93 Lizama Property\'94) and Lot 7-REM-NEW-A (\'93Santos Property\'94). }{ \insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [3]}{\insrsid6640545\charrsid1598656 \tab On May 23, 1957, Mendiola conveyed the Presto Property to Juanito and Leonisa M. Presto.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Attached to the 1957 deed to the property is a Property Map depicting a \'9340\rquote PROPOSED ROAD.\'94}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Presto Property was thereafter conveyed to Francis X. and Catherine Presto, who are the current owners of the Presto Property.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Presto claim s that the area designated in the map as a Proposed Road is an easement granted by Mendiola to the Prestos in 1957.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Appellant\rquote s Excerpts of Record (\'93Appellant\rquote s ER\'94 ), Tab 13 (Property Map attached to Presto Deed of 1957).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [4]}{\insrsid6640545\charrsid1598656 \tab On June 15, 1959, Mendiola conveyed the Lizama property to his cousin, Veronica M. Villareal, by deed of gift, which describes the property as 1014.44 square meters.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Villareal conveyed the Lizama property to Frances and David Camacho, her daughter and son-in-law, on December 9, 1963.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Camachos obtained permission from DPW to erect a concrete fence on the property, which was built in 1983.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The fence is constructed partially on the area in which Presto claims an easement exists.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 In 1992, the Camachos conveyed the Lizama Property, desc ribed as 1014.44 square meters, to their daughter and son-in-law, Clare and Ricardo Lizama.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Lizamas are the current owners of the Lizama Property.}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [5]}{\insrsid6640545\charrsid1598656 \tab Therese Carlos Santos is the current owner of the Santos Property.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Santos also owns Lot 7-4-REM-NEW- REM-2NEW-R1 (\'93Santos Property No. 2\'94), which is not part of the Mendiola Tract. }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [6]}{\insrsid6640545\charrsid1598656 \tab Twenty feet of the forty-foot-wide proposed road runs through, and along, the southern portion of the Lizama Property and Santos Property.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 The remaining twenty feet width of the Proposed Road runs along the northern}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 portion of Santos Property No. 2.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 Appellant\rquote s ER (Plaintiff\rquote s Ex. PP, Attached to Superior Court Findings of Fact and Conclusions of Law).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [7]}{\insrsid6640545\charrsid1598656 \tab On December 27, 2000, the Department of Public Works (\'93DPW\'94 ) ordered the Lizamas to demolish a portion of a concrete fence located on their property, claiming that the fence was partially built on an easement belonging to Presto. }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [8]}{\insrsid6640545\charrsid1598656 \tab The Lizamas filed suit against DPW, seeking declaratory and injunctive relief.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Specifically, the Lizamas requested that the court declare that no valid easement exists over their property, as claimed by DPW, and enjoin DPW from attempting to remove the concrete fence built on their property or from otherwise interfering with the Liz amas\rquote quiet use and enjoyment of their property. }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [9]}{\insrsid6640545\charrsid1598656 \tab Presto filed a motion to intervene as a defendant and to join Santos as an additional party.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Presto thereafter filed a Counterclaim against the Lizamas and a Cross-claim against Santos.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Lizamas and Santos deny the existence of a valid easement.}{ \insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [10]}{\insrsid6640545\charrsid1598656 \tab After a bench trial, the trial court granted judgment in favor of the Lizamas and Santos, holding that there was no valid easement granted to the Prestos in th e 1957 Deed, and granting the declaratory and injunctive relief requested by the Lizamas.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The trial court specifically found that there was no easement by express grant and no easement by implication under the reference-to-a-map rule.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Presto appealed.}{\insrsid1598656 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 II.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid201697 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [11]}{\insrsid6640545\charrsid1598656 \tab This court has jurisdiction over this appeal from a final judgment.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 48 U.S.C. \'a7 1424-1(a)(2) (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Pub. L. 109-20 (2005); Title 7 GCA \'a7\'a7 3107, 3108(a) (West, }{ \scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005)).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [12]}{\insrsid6640545\charrsid1598656 \tab \'93What constitu tes an easement or a right thereto is a question of law, but whether the facts necessary to the existence of the right have been proved is a question of fact. . . .\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 State v. Deal}{ \insrsid6640545\charrsid1598656 , 233 P.2d 242, 251 (Or. 1951) (quoting 28 C.J.S. }{\i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 71) (n.d.); 28A C.J.S. }{\i\insrsid6640545\charrsid1598656 Easements}{ \insrsid6640545\charrsid1598656 \'a7 142 (2004).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [13]}{\insrsid6640545\charrsid1598656 \tab We review a trial judge\rquote s findings of facts after a bench trial for clear error. }{\i\insrsid6640545\charrsid1598656 Yang v. Hong,}{\insrsid6640545\charrsid1598656 1998 Guam 9, \'b6 4.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 A trial judge\rquote s conclusions of law, however, are reviewed }{\i\insrsid6640545\charrsid1598656 de novo}{\insrsid6640545\charrsid1598656 .}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Craftworld Interior, Inc. v. King Ent.}{\insrsid6640545\charrsid1598656 , 2000 Guam 17, \'b6 6.}{\insrsid1598656 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 III.}{\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid201697 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [14]}{\insrsid6640545\charrsid1598656 \tab Presto argues on appeal that the trial court erred in finding that the Property Map attached to the 1957 Presto Deed did not constitute a grant of an easement, either express or implied.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Presto further maintains that the trial court erred in failing to find, in the alternative, that an easement by necessity was created in his favor.}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [15]}{\insrsid6640545\charrsid1598656 \tab The Lizamas and Santos insist that the trial court properly determined that the map attached to the Presto Deed, in itself, did not gran t an easement, express or implied, to Presto.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Lizamas and Santos further contend that Presto cannot raise the issue of necessity for the first time on appeal.}{ \insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 A.}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 Easements in General}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [16]}{\insrsid6640545\charrsid1598656 \tab An easement is defined as \'93an interest in land created by grant or agreement, express or implied, which confers on its owners a right to some profit or benefit, dominion, or lawful use out of or over the estate of another.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Costa Mesa Union School Dist. v. Security First Nat. Bank, }{\insrsid6640545\charrsid1598656 62 Cal. Rptr. 113, 118 (Ct. App. 1967).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 There are two estates involved in every easement: \'93 the dominant, to which the right belongs, and the servient, upon which the obligation rests.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Childrens\rquote Home, Inc. v. State Highway Bd.}{\insrsid6640545\charrsid1598656 211 A.2d 257, 260 (Vt. 1965) (quoting }{\i\insrsid6640545\charrsid1598656 Payne v. Sheets}{\insrsid6640545\charrsid1598656 , 55 A. 656, 659 (Vt. 1963)); Title 21 GCA \'a7 7103 (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{ \insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005))}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 (stating that \'93 [t]he land to which an easement is attached is called the dominant tenement; the land upon which a burden or servitude is laid is called the servient tenement.\'94).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Under the facts of the case }{\i\insrsid6640545\charrsid1598656 sub judice}{\insrsid6640545\charrsid1598656 , the Presto Property is the claimed dominant tenement, and the Lizama and Santos Properties are the claimed servient tenements. }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [17]}{\insrsid6640545\charrsid1598656 \tab While an easement is an interest in land, it does not confer title to the servient land.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Jacobsen v. Inc. Vill. of Russell Gardens}{\insrsid6640545\charrsid1598656 , 201 N.Y.S.2d 183, 186-87 (Sup. Ct. 1960) (noting that an easement \'93 is always distinct from the occupation and enjoyment of the land itself, and does not confer title to the land, or constitute a lien thereon, [although] an easement is property, and partakes of the nature of land.\'94) (quoting 28 C.J.S. }{ \i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 1 (n.d.)).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [18]}{\insrsid6640545\charrsid1598656 \tab Moreover, an easement is either appurtenant or in gross.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 An easement is appurtenant \'93when it is attache d to the }{\i\insrsid6640545\charrsid1598656 land}{\insrsid6640545\charrsid1598656 of the owner, which is the dominant tenement, and burdens the land of another, the servient tenement.\'94}{\insrsid1598656\charrsid1598656 }{ \i\insrsid6640545\charrsid1598656 Cushman v. Davis}{\insrsid6640545\charrsid1598656 , 145 Cal. Rptr. 791, 793 (Ct. App. 1978) (emphasis added).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Because an easement appurtenant runs with the land, subsequent owners of the lands equally enjoy or are burdened by the easement.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id.}{\insrsid6640545\charrsid1598656 at 794.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 By contrast, an easement in gross belongs to a particular person, is not attached to the dominant land, and therefore does not pass with subsequent conveyances.}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id. }{\insrsid6640545\charrsid1598656 at 793.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Ever y easement is presumed to be appurtenant unless proved otherwise by clear evidence.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id}{\insrsid6640545\charrsid1598656 .; }{\i\insrsid6640545\charrsid1598656 see also Elliott v. McCombs}{\insrsid6640545\charrsid1598656 , 109 P.2d 329 (Cal. 1941).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [19]}{\insrsid6640545\charrsid1598656 \tab Presto\rquote s assertions that the trial court should have determined an easement was created by express grant, by implication, or by necessity, will now be addressed.}{ \super\insrsid6640545\charrsid1598656 2{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 2}{\fs20\insrsid6640545 An easement may also arise by prescription, but an easement by prescription is not relevant to the facts of this case and is not discussed in this opinion.}}}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 B.}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 Easement by Express Grant}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [20]}{\insrsid6640545\charrsid1598656 \tab Easements by express grant are \'93created by }{\i\insrsid6640545\charrsid1598656 express words}{\insrsid6640545\charrsid1598656 . . . usually by deed . . . .\'94 }{ \i\insrsid6640545\charrsid1598656 Cushman}{\insrsid6640545\charrsid1598656 , 145 Cal. Rptr. at 793 (emphasis added).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 An express grant of an easement \'93 may be created by an instrument clearly evincing such intent provided the instrument complies with the formalities necessary for the conveyance of an interest in land.\'94}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 28A C.J.S. }{ \i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 53 (2004).}{\super\insrsid6640545\charrsid1598656 3{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 3}{\fs20\insrsid6640545 With respect to the formalities required to convey an interest in land, Title 21 GCA \'a7 4101 states: \'93 An estate in real property, other than an estate at will or for a term not exceeding one year, can be transferred only by operation of law, or by an instrument in writing, subscribed by the party disposin g of the same, or by his agent thereunto authorized by writing.\'94 21 GCA \'a7 4101 (West, }{\scaps\fs20\insrsid6640545 Westlaw }{\fs20\insrsid6640545 through Guam Pub. L. 28-037 (Apr. 22, 2005)).}}}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 \'93There must be language in the writing manifesting a clear intent to create a servitude.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Forge v. Smith}{\insrsid6640545\charrsid1598656 , 580 N.W .2d 876, 880-81 (Mich. 1998).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The writing must contain \'93plain and direct language evincing the grantor\rquote s intent to create a right in the nature of an easement . . .\'94}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 24 }{\scaps\insrsid6640545\charrsid1598656 Am. Jur. }{\insrsid6640545\charrsid1598656 2d. }{\i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 15 (2005).}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The intent as gleaned from the face of the writing must be \'93so manifest . . . . that no other construction can be placed on it.\'94}{\insrsid1598656\charrsid1598656 }{ \i\insrsid6640545\charrsid1598656 Id.}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [21]}{\insrsid6640545\charrsid1598656 \tab In addition, while \'93no particular words\'94 are required to create an express easement, the writing \'93must identify with reasonable certainty the easement created and the dominant and servient tenements.\'94 }{\i\insrsid6640545\charrsid1598656 Dunlap Investors, Ltd. v. Hogan,}{\insrsid6640545\charrsid1598656 650 P.2d 432, 434 (Ariz. 1982) (quoting }{\i\insrsid6640545\charrsid1598656 Oliver v. Ernul,}{ \insrsid6640545\charrsid1598656 178 S.E.2d 383, 396 (N.C. 1971); }{\i\insrsid6640545\charrsid1598656 Parkinson v. Bd. of Assessors}{\insrsid6640545\charrsid1598656 , 481 N.E.2d 491, 493 (Mass. 1985); }{\i\insrsid6640545\charrsid1598656 Hynes v. Lakeland, }{\insrsid6640545\charrsid1598656 451 So.2d 505, 511 (Fla. Dist. Ct. App. 1984) (observing that \'93 no particular form and language are necessary to create an easement; rather, any words clearly showing the intention of the parties to create a servitude on a sufficiently identifiable estate is sufficient.\'94); }{\i\insrsid6640545\charrsid1598656 see also}{\insrsid6640545\charrsid1598656 Title 21 GCA \'a7 4102 (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005)).}{\super\insrsid6640545\charrsid1598656 4{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 4}{\fs20\insrsid6640545 Title 21 GCA \'a7 4102 illustrates the proper form a grant of an estate in real property. It states: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0 {\fs20\insrsid6640545 A grant of an estate in real property may be made in substance as follows: \par I, }{\i\fs20\insrsid6640545 A.B}{\fs20\insrsid6640545 ., grant to }{\i\fs20\insrsid6640545 C.D.}{\fs20\insrsid6640545 , all that real property situated in (insert location), bounded (or described) as follows: \par }\pard \qj \li2160\ri2160\nowidctlpar\faauto\rin2160\lin2160\itap0 {\fs20\insrsid6640545 (Here insert description, or if the land sought to be conveyed has a descriptive name, it may be described by the name, as for instance, }{\i\fs20\insrsid6640545 The Norris Ranch}{\fs20\insrsid6640545 .) \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0 {\fs20\insrsid6640545 Witness my hand this (insert day) day of (insert month and year.) \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\i\fs20\insrsid6640545 A.B.}{\fs20\insrsid6640545 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 21 GCA \'a7 4102.}}}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 In other words, not only must the grantor\rquote s intent be clearly shown in the deed, the description must be certain to the extent that \'93a surveyor can go upon the land and locate the easement from such description.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Vrabel v. Donahoe Creek Watershed Auth.}{\insrsid6640545\charrsid1598656 , 545 S.W.2d 53, 54 (Tex. Civ. App. 1976).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 If the instrument of conveyance does not describe the servient property sufficiently, so that the servient property is incapable of identification, \'93the conveyance is an absolute nugatory.\'94 }{\i\insrsid6640545\charrsid1598656 Parkinson, }{ \insrsid6640545\charrsid1598656 481 N.E.2d at 493 (quoting }{\i\insrsid6640545\charrsid1598656 McHale v. Treworgy}{\insrsid6640545\charrsid1598656 , 90 N.E.2d 908 (Mass. 1950)).}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 See}{ \insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Germany v. Murdock,}{\insrsid6640545\charrsid1598656 662 P.2d 1346, 1348 (N.M. 1983) (\'93An [express] easement requires the same accuracy of description as other conveyances.\'94);}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 but see}{\insrsid6640545\charrsid1598656 Title 21 \'a7 31101 (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005)).}{\super\insrsid6640545\charrsid1598656 5{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \super\insrsid6640545 5}{\fs20\insrsid6640545 If the deed or grant conveys to a governmental agency an easement over real property for public purposes, Guam law further requires that the consent of the grantee be evidenced by its acceptance attached to the deed or grant in order to for such deed or grant to be recorded. 21 GCA \'a7 31101. \par }}}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [22]}{\insrsid6640545\charrsid1598656 \tab The trial court determined that there was no express grant of an easement under the facts of this case.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The court found that the Presto Deed does not contain any express words or language clearly evincing an intent to create an easement.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Moreover, the deed does not identify the burdened property.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The map attached to the Presto Deed does not sufficiently describe the burdened property so as to identify the easement.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 In fact, the length of the forty foot proposed road continues past the Mendiola Tract.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 We do not believe the trial court \rquote s findings were clearly erroneous.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Accordingly, we therefore hold that the trial court properly found that no express grant of an easement exists in favor of Presto.}{ \insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [23]}{\insrsid6640545\charrsid1598656 \tab We next address the trial court\rquote s ruling that no easement by implication was created in favor of Presto.}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 C.}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 Easement by Implication}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 1.}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 Easement by Reference to a Map}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [24]}{\insrsid6640545\charrsid1598656 \tab An easement by implication may arise where a deed or instrument of conveyance makes reference to a map or plat which shows lots and streets, including the claimed easement.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The long-standing rule is succinctly stated by a California court:}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 When a lot conveyed by a deed is described by reference to a map, such map becomes a part of the deed. If the map exhibits streets and alleys it neces sarily implies or expresses a design that such passageway shall be used in connection with the lots and for the convenience of the owners in going from each lot to any and all the other lots in the tract so laid off. The making and filing of such a plat d u ly signed and acknowledged by the owner, . . . is equivalent to a declaration that such right is attached to each lot as an appurtenance. A subsequent deed for one of the lots, referring to the map for the description, carries such appurtenance as inciden t to the lot.}{\insrsid1598656 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid201697 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\i\insrsid6640545\charrsid1598656 Danielson v. Sykes}{\insrsid6640545\charrsid1598656 , 109 P. 87, 88 (Cal. 1910);}{\i\insrsid6640545\charrsid1598656 Tract Dev. Serv., Inc. v. Kepler }{\insrsid6640545\charrsid1598656 , 246 Cal. Rptr. 469, 474 (Ct. App. 1988).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Stated more simply with respect to the facts of the case at bar, \'93 [w]here land is conveyed with reference to a map or plat showing streets, there is an implied grant of easements with respect to such streets.\'94}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 28A C.J.S. }{ \i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 82 (2004).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The reference to a map rule has been recognized in a majority of jurisdictions as a method of creating an easement by implication.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 See, e.g., Boucher v. Boyer}{ \insrsid6640545\charrsid1598656 , 484 A.2d 630, 636 (Md. 1984);}{\i\insrsid6640545\charrsid1598656 Day v. Robison,}{\insrsid6640545\charrsid1598656 281 P.2d 13, 13-14 (Cal. Dist. Ct. App. 1955);}{\insrsid1598656\charrsid1598656 }{ \i\insrsid6640545\charrsid1598656 Stankiewicz v. Miami Beach Ass\rquote n,}{\insrsid6640545\charrsid1598656 464 A.2d 26, 28-29 (Conn. 1983); }{\i\insrsid6640545\charrsid1598656 Bonifay v. Garner,}{\insrsid6640545\charrsid1598656 445 So. 2d 597, 603 (Fla. Dist. Ct. App. 1984); }{\i\insrsid6640545\charrsid1598656 Smith v. Clay,}{\insrsid6640545\charrsid1598656 236 S.E.2d 346, 346 (Ga. 1977); }{\i\insrsid6640545\charrsid1598656 Monaco v. Bennion,}{\insrsid6640545\charrsid1598656 585 P.2d 608, 612 (Idaho 1978); }{\i\insrsid6640545\charrsid1598656 Reiman v. Kale,}{\insrsid6640545\charrsid1598656 403 N.E.2d 1275, 1278-79 (Ill. App. Ct. 1980); }{\i\insrsid6640545\charrsid1598656 Callahan v. Ganneston Park Dev. Corp.,}{ \insrsid6640545\charrsid1598656 245 A.2d 274, 278}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 (Me. 1968); }{\i\insrsid6640545\charrsid1598656 Gagnon v. Moreau,}{\insrsid6640545\charrsid1598656 225 A.2d 924, 925-26 (N.H. 1967); }{ \i\insrsid6640545\charrsid1598656 Stupnicki v. Southern N.Y. Fish & Game Ass\rquote n,}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 244 N.Y.S.2d 558, 563 (Sup. Ct. 1962), }{\i\insrsid6640545\charrsid1598656 aff\rquote d.}{ \insrsid6640545\charrsid1598656 , 245 N.Y.S.2d 333 (1963); }{\i\insrsid6640545\charrsid1598656 Strickland v. Shew,}{\insrsid6640545\charrsid1598656 134 S.E.2d 137, 139 (N.C. 1964); }{\i\insrsid6640545\charrsid1598656 Immanuel Baptist Church v. Barnes,}{ \insrsid6640545\charrsid1598656 264 S.E.2d 142, 144 (S.C. 1980); }{\i\insrsid6640545\charrsid1598656 Knierim v. Leatherwood,}{\insrsid6640545\charrsid1598656 542 S.W.2d 806, 811 (Tenn.1976); }{\i\insrsid6640545\charrsid1598656 Barron v. Phillips,}{ \insrsid6640545\charrsid1598656 544 S.W.2d 752, 755 (Tex. Civ. App. 1976); }{\i\insrsid6640545\charrsid1598656 Reger v. Wiest,}{\insrsid6640545\charrsid1598656 310 S.E.2d 499, 502-03 (W.Va. 1983).}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 Once an easement is created by an }{\i\insrsid6640545\charrsid1598656 initial}{\insrsid6640545\charrsid1598656 reference to the subdivision map , the easement is appurtenant, and passes with subsequent conveyances, even if the subsequent conveyances do not similarly reference the map.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Title 21 GCA \'a7 4201}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005));}{\super\insrsid6640545\charrsid1598656 6{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 6}{\fs20\insrsid6640545 Title 21 GCA \'a7 4201states: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid6640545 A transfer of real property transfers all easements attached thereto, and creates in favor thereof an easement to use other real property of the person whose estate is transferred in the same manner and to the same extent as such property was obviously and permanently used by the person whose estate is transferred, for the benefit thereof, at the time when the transfer was agreed upon or completed. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 21 GCA \'a7 4201.}}}{\insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Kepler}{\insrsid6640545\charrsid1598656 , 246 Cal. Rptr. at 475.}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [25]}{\insrsid6640545\charrsid1598656 \tab An easement by implication gives effect to the presumed intent of the parties.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 More specifically, \'93 [t]he method of creating an easement by implication by reference to a plat or map presupposes an intent on the part of the original grantor, by depicting a street on a map and by referring to the map in the deed, to create an easement.\'94}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 28A C.J.S. }{\i\insrsid6640545\charrsid1598656 Easements}{\insrsid6640545\charrsid1598656 \'a7 82 (2004).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Such rule is therefore \'93based on an inference as to the intention of the parties . . . at the time of the conveyance.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id.}{\insrsid6640545\charrsid1598656 (footnote omitted).}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 In particular, \'93[t]he ultimate determination of whether an easement by implication is created depends on the intention of the parties at the time of the conveyance with the most important indicators of the grantor\rquote s intent being the appearance of the subdivision map and the language of the original deeds.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Firsty v. De Thomasis}{\insrsid6640545\charrsid1598656 , 576 N.Y.S.2d 454, 456 (App. Div. 1991) (quoting }{\i\insrsid6640545\charrsid1598656 Coccio v. Parisi}{\insrsid6640545\charrsid1598656 , 542 N.Y.S.2d 405, 407 (N.Y. App. Div. 1989)).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [26]}{\insrsid6640545\charrsid1598656 \tab In the case before us, the Presto Deed itself does not, by words, reference any map or plan, recorded or unrecorded.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 However, }{\i\insrsid6640545\charrsid1598656 attached}{\insrsid6640545\charrsid1598656 to the Presto Deed is a \'93Property Map.\'94}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Property Map depicts a \'9340\rquote PROPOSED ROAD\'94 which intersects with a 20\rquote Right of Way abutting the Presto Property.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The Property Map is signed by Mendiola and Presto \rquote s predecessors in interest.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Both the Presto Deed and attached Property Map have been filed at the Department of Land Management under the same document number.}{ \insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [27]}{\insrsid6640545\charrsid1598656 \tab Under the facts of most cases which discuss the reference to a map}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 rule, an implied easement is found where the deed }{\i\insrsid6640545\charrsid1598656 expressly references }{\insrsid6640545\charrsid1598656 the map, and under the general rule discussed above, the map and the easements that are depicted therein, become a part of the deed.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 We have found scant case law on the issue of}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 what constitutes an adequate reference for purposes of the above rule.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 See generally}{\insrsid6640545\charrsid1598656 }{\scaps\insrsid6640545\charrsid1598656 Jon W. Bruce & James W. Ely, Jr., The Law of Easements & Licenses in Land}{\insrsid6640545\charrsid1598656 \'a7 4:32}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 found at}{ \insrsid6640545\charrsid1598656 Westlaw, LELL \'a7 4:32 (2004).}{\insrsid1598656 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid201697 {\b\insrsid6640545\charrsid1598656 [28]}{\insrsid6640545\charrsid1598656 \tab In a California case, the plaintiff\rquote s deed did not expressly reference a map or a plat.}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Prescott v. Edwards}{\insrsid6640545\charrsid1598656 , 49 P. 178, 179 (Cal. 1897).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 However, prior to the sale of the plaintiff\rquote s property, the original grantor brought the plaintiff to the land and physically pointed out, by reference to stakes in the ground, a right of way which would be appurtenant to the land.}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The court, affirming the trial court judgment finding an easement by implication, stated:}{\insrsid1598656 \par }\pard \qj \li0\ri0\sa120\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 Again, by the deeds the lands were described by metes and bounds, and no reference is found therein to any street, but at the time of sale the defendant pointed out these strips of land as streets, and the land sold bordered on such strips. The purchaser \rquote s condition was thus the same as if the land had been sold by a recorded or unrecorded plat. Under the circumstances we have depicted, it would be a gross injustice for the owner to deprive a purchaser of the privilege of using such strips of land as streets, and an injustice which the law does not countenance. While the case, in its facts, is out of the ordinary, upon principle it is analogous, as we have shown, to all those cases where plats have been used in the making of sales; and we know of no case of that kind where relief has been refused when sought in courts of justice. While courts may not all have agreed upon the legal principle to be invoked in administering relief, yet the result has always been the same,--relief has always been granted.}{\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\i\insrsid6640545\charrsid1598656 Id.}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [29]}{\insrsid6640545\charrsid1598656 \tab By contrast, in }{\i\insrsid6640545\charrsid1598656 Pyper v. Whitman}{\insrsid6640545\charrsid1598656 , 80 A. 6, 7 (R.I. 1911), the plaintiffs similarly claimed that an implied easement existed because a map of the subdivision, depicting the claimed easement, was shown to them at the time of the sale by the original grantor.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 There, the court found that because the map was not expressly referenced }{\i\insrsid6640545\charrsid1598656 in the deed}{\insrsid6640545\charrsid1598656 to the plaintiff, there could be }{\i\insrsid6640545\charrsid1598656 no easement}{\insrsid6640545\charrsid1598656 arising by implication.}{\super\insrsid6640545\charrsid1598656 7{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 7}{\fs20\insrsid6640545 The Rhode Island court, while finding no easement, stated that an action for damages would likely apply under the facts of the case. The court stated: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid6640545 [I]f the plan should be merely exhibited at a sale of land, and there should be no reference to it in the conveyance, it is difficult to see by what precise means the purchaser could become entitled to a right. It scarcely seems there could be any grant implied; for to imply such a grant would be like adding a term to a written contract by parol e vidence. Nor is it likely that there could be any right by estoppel; for there is nothing in the deed whereby the vendor could be estopped. The probability is, therefore, that the purchaser would acquire no right to a way at all; but possibly he could sue the vendor for damages. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid6640545 \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\i\fs20\insrsid6640545 Pyper v. Whitman}{\fs20\insrsid6640545 , 80 A. 6, 8 (R.I. 1911) (quoting Goddard\rquote s Law of Easements (Bennett\rquote s Ed.)).}}}{\insrsid1598656\charrsid1598656 }{ \i\insrsid6640545\charrsid1598656 Id.}{\insrsid6640545\charrsid1598656 ; }{\i\insrsid6640545\charrsid1598656 see also}{\insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Stankiewicz v. Miami Beach Ass\rquote n, Inc.}{ \insrsid6640545\charrsid1598656 , 464 A.2d 26, 29 (Conn. 1983) (\'93An implied easement in such roadways may exist only, if it exists at all, when the grantor owns the fee to the roadways and makes reference }{\i\insrsid6640545\charrsid1598656 in the grantee\rquote s deed}{\insrsid6640545\charrsid1598656 to a map which depicts the roadways.\'94) (emphasis added).}{\super\insrsid6640545\charrsid1598656 8{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 8}{\fs20\insrsid6640545 Although the court in }{\i\fs20\insrsid6640545 Pyper}{ \fs20\insrsid6640545 found no easement despite the fact that the plaintiffs were shown the map at the time of sale, in dicta, the court also stated: \'93if a plan showing streets }{\i\fs20\insrsid6640545 be shown and annexed to a deed}{ \fs20\insrsid6640545 , or referred to in a deed, the vendor would probably be estopped from denying an easement. . . .\'94 }{\i\fs20\insrsid6640545 Pyper}{\fs20\insrsid6640545 , 80 A. at 8 (quoting Goddard/s Law of Easements (Bennett's Ed.)).}}}{ \insrsid6640545\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [30]}{\insrsid6640545\charrsid1598656 \tab Also adhering to a restrictive view of the term \'93reference,\'94 a Massachusetts court has held that even where the original grantor\rquote s subdivision plan is duly recorded before the plaintiff\rquote s land was conveyed, and such plan depicts the claimed easement, the easement does }{\i\insrsid6640545\charrsid1598656 not}{\insrsid6640545\charrsid1598656 exist where the deed does not expressly reference the plan.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Leuci v. Sterman}{\insrsid6640545\charrsid1598656 , 138 N.E. 399, 400 (Mass. 1923) (\'93E ven if we assume that all the land shown on the plan, including that of the defendant and of the plaintiff, was owned by the same common grantor when the plan was recorded, the plaintiff has not shown that the deed of her land made any reference to the pl an, and no right of way over [the claimed easement] was appurtenant to her lot\'94).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }\pard \qj \li0\ri0\sa120\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [31]}{\insrsid6640545\charrsid1598656 \tab Similarly, a Florida court summarized the distinction between the express reference to a recorded map in the deed, and other less adequate methods of references:}{\insrsid1598656 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 In }{\i\insrsid6640545\charrsid1598656 McCorquodale v. Keyton}{\insrsid6640545\charrsid1598656 , 63 So. 2d 906 (Fla. 1953), our Supreme Court upheld the right of subdivision property owners to enjoin the obstruction of an area labeled \'93Sunnyside Park\'94 on a recorded plat. The question in the case at bar is whether the }{ \i\insrsid6640545\charrsid1598656 McCorquodale}{\insrsid6640545\charrsid1598656 rule can be extended to create private easement rights based upon pictorial representations appearing in the developer's advertising material and general layout maps but }{ \i\insrsid6640545\charrsid1598656 not referenced in the conveying instrument itself or in a recorded plat referred to in the conveying instrument}{\insrsid6640545\charrsid1598656 . . . . In }{\i\insrsid6640545\charrsid1598656 Brooks-Garrison Hotel Corp. v. Sarah Investment Company}{\insrsid6640545\charrsid1598656 , 61 So. 2d 913 (Fla. 1953), the Court held that an implied easement did not result from an unfiled and unrecorded plat which reflected that a strip of land was ded icated to the public for a street. Thus, the traditional theory of an implied easement is not available . . . .}{\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\insrsid1598656 \par }{\i\insrsid6640545\charrsid1598656 Jonita, Inc. v. Lewis}{\insrsid6640545\charrsid1598656 , 368 So. 2d 114, 116 (Fla. Dist. Ct. App. 1979).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [32]}{\insrsid6640545\charrsid1598656 \tab In this case, it must be emphasized that Presto presented no evidence as to the intent of any of the parties to the original deed.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 While we recognize the difficulty in presenting such evidence, given that the original parties to the 1957 Presto Deed are deceased, \'93[t]he person who asserts an easement has the burden of pr oving the existence of the easement.\'94}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Riffle v. Worthen}{\insrsid6640545\charrsid1598656 , 939 S.W.2d 294, 298 (Ark. 1997).}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 Here, the sole evidence presented to support Presto\rquote s claim is the Property Map attached to the Presto Deed and filed under the same document number.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 Under the above cited cases which discuss the grantor\rquote s exhibition of the subdivision map or the burdened property at the time of sale, and unlike in the case before us, there is at least some evidence as to the intent of the parties to purchase the land as displayed, with the easements, in the map. }{ \i\insrsid6640545\charrsid1598656 See Prescott}{\insrsid6640545\charrsid1598656 , 49 P. 178 at 179 (finding that the purchasers relied on the grantor\rquote s representation of an easement upon visit to the claimed servient property and holding that even in the absence of an express reference to a map , such representation is just as good, or better than the situation where the grantor exhibits the subdivision map at the time of sale).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [33]}{\insrsid6640545\charrsid1598656 \tab Furthermore, there is no evidence that Mendiola }{\i\insrsid6640545\charrsid1598656 himself}{\insrsid6640545\charrsid1598656 created the \'9340\rquote PROPOSED ROAD,\'94 depicted in the Property Map attached to the Presto Deed.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Cf.}{\insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Danielson v. Sykes}{\insrsid6640545\charrsid1598656 , 109 P. at 89 (\'93The }{\i\insrsid6640545\charrsid1598656 making}{\insrsid6640545\charrsid1598656 and filing of such a plat duly signed and acknowledged by the owner, . . . is equivalent to a declaration that such right is attached to each lot as an appurtenance.\'94) (emphasis added).}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 In fact, the evidence provided substantiates the opposite conclusion reached by the trial court \endash that maps showing the 40\rquote Proposed Road existed prior to 1957 and found its source in old Navy maps.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The evidence included a deed executed by Mendiola in 1959, wherein Mendiola conveyed one of the lots in the Mendiola Tract to Ramon P. Calvo.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 The Calvo Deed expressly grants an easement to Calvo and like the Presto Deed, attached a map.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The map attached to the Calvo Deed depicts the easement \endash 20\rquote R/W \endash granted to Calvo in the deed.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Interestingly, the map also depicts the 40\rquote Proposed Road, despite the fact that there is }{ \i\insrsid6640545\charrsid1598656 no reference}{\insrsid6640545\charrsid1598656 to such road found in the deed.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 This later conveyance to Calvo supports the trial court\rquote s conclusion that the 40\rquote Proposed Road existed prior to 1957, and was probably copied by the surveyor onto the Property Map attached to the Presto Deed (and the Calvo Deed), without any intent to create an easement in the area so labeled.}{ \insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [34]}{\insrsid6640545\charrsid1598656 \tab We are further persuaded by the trial court\rquote s finding that the Property Map attached to the Presto Deed indicates that the claimed easement would run beyond Mendiola \rquote s Tract (both width and length).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Clearly, an implied easement by reference to a map cannot be created unless the grantor is the owner of the servient property.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Title 21 GCA \'a7 7104}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 (West, }{\scaps\insrsid6640545\charrsid1598656 Westlaw}{\insrsid6640545\charrsid1598656 through Guam Pub. L. 28-037 (Apr. 22, 2005)) (\'93A servitude can be created only by one who has a vested estate in the servient tenement.\'94); }{\i\insrsid6640545\charrsid1598656 Stankiewicz}{\insrsid6640545\charrsid1598656 , 464 A.2d at 29 (\'93 When a conveyance describes the conveyed property by reference to a map on which streets are shown, an implied easement over the streets exists by law, if it exists at all, only if the conveyor in fact owns the streets\'94).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [35]}{\insrsid6640545\charrsid1598656 \tab Finally, the Subdivision Map for the Mendiola Tract was not presented at trial.}{\insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Cf. Firsty}{ \insrsid6640545\charrsid1598656 , 576 N.Y.S.2d at 456 (\'93[T]he most important indicators of the grantor\rquote s intent being the appearance of the subdivision map and the language of the original deeds.\'94).}{\insrsid1598656\charrsid1598656 }{ \insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [36]}{\insrsid6640545\charrsid1598656 \tab Under the deferential clearly erroneous standard of review, we are not left with a definite and firm conviction that the trial court committed a mistake.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 We therefore conclude, under the facts of this case, that the reference to a map rule does not apply to create an easement by implication.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 There is no evidence as to the circumstances surrounding the conveyance by Mendiola to Presto\rquote s predecessors in interest.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 There is no subdivision map in evidence.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 The deed itself does not reference the map attached to the Presto Deed.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 There is simply no evidence of intent.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Accordingly, we affirm the trial court\rquote s holding that no easement in favor of Presto was created by implication under the widely recognized reference to a map rule.}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [37]}{\insrsid6640545\charrsid1598656 \tab We turn finally to Presto\rquote s claim that an easement exists by necessity.}{\insrsid1598656 \par \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 2.}{\b\insrsid1598656\charrsid1598656 }{\b\insrsid6640545\charrsid1598656 Easement By Necessity }{\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid201697 {\insrsid1598656 \par }\pard \qj \li0\ri0\sa120\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [38]}{\insrsid6640545\charrsid1598656 \tab An implied easement may also arise by way of necessity.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 The term has been defined by the United States Supreme Court:}{\insrsid1598656 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid1598656 {\insrsid6640545\charrsid1598656 Where a private landowner conveys to another individua l a portion of his lands in a certain area and retains the rest, it is presumed at common law that the grantor has reserved an easement to pass over the granted property if such passage is necessary to reach the retained property.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 These rights-of-way are referred to as \'93easements by necessity.\'94}{\insrsid1598656 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid201697 {\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\i\insrsid6640545\charrsid1598656 Leo Sheep Co. v. United States,}{\insrsid6640545\charrsid1598656 440 U.S. 668, 679, 99 S. Ct. 1403, 1409 (1979).}{\insrsid1598656\charrsid1598656 } {\insrsid6640545\charrsid1598656 Or more simply stated, \'93[a] way of necessity typically arises where an owner severs a landlocked portion of his property by conveying such parcel to another.\'94}{\insrsid1598656\charrsid1598656 }{ \i\insrsid6640545\charrsid1598656 Ludke v. Egan}{\insrsid6640545\charrsid1598656 , 274 N.W.2d 641, 645 (Wis. 1979).}{\insrsid201697 \par \par }{\b\insrsid6640545\charrsid1598656 [39]}{\insrsid6640545\charrsid1598656 \tab To determine whether an easement by necessity exists, a court must \'93 examin[e] the circumstances existing at the time the landlocked parcel is severed from the parcel with access. On the other hand, since easements by necessity have the implied purpose to make possible utilization of the dominant land, such easements expire as soon as necessity no longer exists.\'94}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 25 }{\scaps\insrsid6640545\charrsid1598656 Am. Jur. 2d}{\insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Easements and Licenses}{\insrsid6640545\charrsid1598656 \'a7 30 (2005) (footnote omitted).}{ \insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [40]}{\insrsid6640545\charrsid1598656 \tab The record on appeal reveals that at trial, Presto did not proceed with the theory of an easement by way of necessity, and in fact, relied completely on the map attached to the Presto Deed as evidence of the grant of an easement.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Transcript of Proceedings vol. VI, p. 75 (Closing Arguments, May 8, 2002) (Attorney for Presto stating that \'93it\rquote s not about necessities . . . [i]t\rquote s created by a map.\'94 ).}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Presto raises the argument for the first time on appeal and asserts that the trial court erred in not finding an easement by necessity under the facts of the case.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Lizama suggests that it is improper for this court to review the easement by necessity issue because we can only decide the merits of any given case by the record that is preserved and presented on appeal.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 In this case, the relief requested on appeal was not requested at the lower court level, and therefore there is no denial of relief before for us to review.}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [41]}{\insrsid6640545\charrsid1598656 \tab The argument that an easement by necessity should be implied is presented by Presto for the first time on appeal.}{\insrsid1598656\charrsid1598656 }{ \insrsid6640545\charrsid1598656 In }{\i\insrsid6640545\charrsid1598656 Dumaliang v. Silan}{\insrsid6640545\charrsid1598656 , 2000 Guam 24, \'b6 12, we stated as a general rule that \'93 this court will not address arguments raised for the first time on appeal.\'94}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 However, we also recognized the discretionary nature of this rule, and stated that under the following circumstances, an argument may be raised and heard by this court:}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 \'93 (1) when review is necessary to prevent a miscarriage of justice or to preserve the integrity of the judicial process; (2) when a change in law raises a new issue while an appeal is pending; and (3) when the issue is purely one of law.\'94}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 Id.}{\insrsid6640545\charrsid1598656 n.1.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Although not elucidated in }{\i\insrsid6640545\charrsid1598656 Dumaliang}{ \insrsid6640545\charrsid1598656 , we made clear in }{\i\insrsid6640545\charrsid1598656 Taniguchi-Ruth + Associates v. MDI Guam Corp. dba Leo Palace Resort}{\insrsid6640545\charrsid1598656 , 2005 Guam 7, that \'93the exceptions enumerate d are in the disjunctive.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Thus, \lquote [i]f one of the exceptions is applicable, we have discretion to address the issue.\rquote \'94 }{\i\insrsid6640545\charrsid1598656 Id.}{ \insrsid6640545\charrsid1598656 at \'b6 80 (quoting }{\i\insrsid6640545\charrsid1598656 Bolker v. Comm\rquote r,}{\insrsid6640545\charrsid1598656 760 F.2d 1039, 1042 (9th Cir. 1985)).}{\insrsid1598656\charrsid1598656 }{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [42]}{\insrsid6640545\charrsid1598656 \tab The }{\i\insrsid6640545\charrsid1598656 Dumaliang }{\insrsid6640545\charrsid1598656 exceptions do not apply under the procedural facts of this case.}{ \insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 There has been no change in law raising a new issue while the appeal is pending and the issue is not purely one of law.}{\super\insrsid6640545\charrsid1598656 9{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10173755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6640545 9}{\fs20\insrsid6640545 Indeed, there appears to be insufficient evidence presented at trial for the trial court to find that the Pr esto Property was landlocked at the time of conveyance and remains landlocked to this day. This is likely because counsel for Presto proceeded on a different theory at trial.}}}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Although we may exercise our discretion to review the issue in the event that there was a miscarriage of justice, courts have generally precluded appellants from raising the issue of an easement by necessity for the first time on appeal.}{ \insrsid1598656\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 See id.}{\insrsid6640545\charrsid1598656 ; }{\i\insrsid6640545\charrsid1598656 see}{\insrsid6640545\charrsid1598656 }{\i\insrsid6640545\charrsid1598656 also Carter v. County of Hanover} {\insrsid6640545\charrsid1598656 , 496 S.E.2d 42, 44 n.4 (Va. 1998) (where the plaint iff proceeded on the theory of implied easement by prior use in the lower court, and attempted to raise the issue of the easement by necessity on appeal, the court found that \'93 the issue of an easement by necessity was not properly before the [trial court] and cannot be raised for the first time on appeal.\'94); }{\i\insrsid6640545\charrsid1598656 Gibbons v. Martin}{\insrsid6640545\charrsid1598656 , 534 P.2d 915, 916 (Nev. 1975) (\'93The record reveals no findings made by the trial court with reference to the theor[y] of necessity . . . The respondent, who has had no opportunity to address these new theor[y], would be prejudiced if they are to be given consideration by us.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 We will not consider the validity of appellant\rquote s theor[y] of . . . easement by necessity.\'94).}{\insrsid1598656 \par \par }{\b\insrsid6640545\charrsid1598656 [43]}{\insrsid6640545\charrsid1598656 \tab We therefore decline to entertain a novel proposition that was n ot advanced in the earlier stages of the litigation, especially where, as here, there are no circumstances which justify the exercise of our discretion to deviate from the general rule that arguments raised for the first time on appeal will not be address ed. }{\insrsid1598656 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 IV.}{\b\insrsid1598656 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid201697 {\b\insrsid1598656 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid1598656 {\b\insrsid6640545\charrsid1598656 [44]}{\insrsid6640545\charrsid1598656 \tab We hold that the trial court properly found that the Property Map attached to the 1957 Presto Deed did not create an easement, express or implied, in favor of Presto.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 We further hold that Presto is barred from raising the issue of the easement by necessity for the first time on appeal.}{\insrsid1598656\charrsid1598656 }{\insrsid6640545\charrsid1598656 Accordingly, we }{\b\insrsid6640545\charrsid1598656 AFFIRM}{ \insrsid6640545\charrsid1598656 .}{\insrsid1598656 \par }}