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Torres}{\fs20\insrsid4145895 , Opinion\tab Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid4145895 NUMPAGES \\* ARABIC }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid15208059 20}}}{\fs20\insrsid4145895 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 \par }{\lang1024\langfe1024\noproof\insrsid11546132 {\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 19050}}{\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\dplinew30\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}}}}{\insrsid4145895 \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\pararsid6564431 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid4145895\charrsid6564431 IN THE SUPREME COURT OF GUAM}{\b\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 THOMAS PANGELINAN TORRES, \par }{\insrsid4145895\charrsid6564431 Plaintiff-Appellee, \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 vs. \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 THOMAS C. TORRES, ANTHONY C. TORRES, MICHAEL C. \par TORRES, ROBERT C. TORRES, and DEPARTMENT OF LAND MANAGEMENT, GOVERNMENT OF GUAM, \par }{\insrsid4145895\charrsid6564431 Defendants-Appellants.}{\b\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Supreme Court Case No. CVA04-002 \par Superior Court Case}{\b\insrsid4145895\charrsid6564431 }{\insrsid4145895\charrsid6564431 No. CV0301-96}{\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 OPINION}{\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 Filed:}{\b\insrsid6564431\charrsid6564431 }{\b\insrsid4145895\charrsid6564431 November 16, 2005}{\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 Cite as:}{\b\insrsid6564431\charrsid6564431 }{\b\insrsid4145895\charrsid6564431 2005 Guam 22}{\insrsid6564431\charrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Appeal from the Superior Court of Guam \par Argued and submitted on October 26, 2004 \par Hag\'e5t\'f1a, Guam \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \par }\trowd \irow0\irowband0\lastrow \ts11\trgaph120\trleft0\trkeep\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4860\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9360\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid6564431 {\ul\insrsid4145895\charrsid6564431 Appearing for the Plaintiff-Appellee}{\insrsid4145895\charrsid6564431 : \par Terence E. Timblin, }{\i\insrsid4145895\charrsid6564431 Esq.}{\insrsid4145895\charrsid6564431 \par Vernier & Maher, LLP \par Gov. Joseph Flores Bldg., Ground Flr. \par 115 Hesler Place \par Hag\'e5t\'f1a, Guam 96910\cell }{\ul\insrsid4145895\charrsid6564431 Appearing for the Defendants-Appellants}{\insrsid4145895\charrsid6564431 : \par David J. Lujan, }{\i\insrsid4145895\charrsid6564431 Esq.}{\insrsid4145895\charrsid6564431 \par Lujan Aguigui & Perez, LLP \par Suite 301 Pacific News Bldg. \par 238 Archbishop Flores St. \par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid4145895\charrsid6564431 \trowd \irow0\irowband0\lastrow \ts11\trgaph120\trleft0\trkeep\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4860\clvertalt\clbrdrt \brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9360\row }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \par BEFORE:}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 F. PHILIP CARBULLIDO, Chief Justice; FRANCES M. TYDINGCO-GATEWOOD, Associate Justice; ROBERT J. TORRES, JR., Associate Justice.}{\insrsid6564431\charrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 CARBULLIDO, C.J.:}{\insrsid4145895\charrsid6564431 \par }{\b\insrsid6564431 \par }{\b\insrsid4145895\charrsid6564431 [1]}{\insrsid4145895\charrsid6564431 \tab Defendants-Appellants Thomas C. Torres, Anthony C. Torres, Michael C. Torres, Joseph C. Torres, Robert C. Torres (collectively \'93Sons\'94 ) appeal from a Superior Court Judgment granting summary judgment in favor of Plaintiff-Appellee Thomas Pangelinan Torres (\'93Father\'94), which canceled a Deed of Gift of certain property to the Sons, and quieted title of the property in Father.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Sons argu e that a General Power of Attorney granted by Father to his daughter, Julie Ann Torres Mendiola as attorney-in-fact, allowed Mendiola to execute the Deed of Gift and transfer the property to them without consideration.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Father argues that summary judgment was proper because the trial court correctly determined that the power of attorney did not allow such a transaction.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We hold that the term \'93convey\'94 in sections 1.01 and 3.04 of the General Power of Attorney in this case are ambiguous.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Interpreting sectio n 1.01 in the context of the instrument, however, reveals that section 1.02 qualified the power to \'93convey\'94 in section 1.01 to transfers for value, and thus, the term \'93convey\'94 in section 1.01 cannot reasonably be interpreted as including the power to make a gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In contrast, because there is no language limiting the term \'93convey\'94 in section 3.04, the authority to \'93convey\'94 pursuant to this section is susceptible to two reasonable interpretations, and therefore, can reasonably be interpreted as including the power to make a gift.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 We next hold that Guam\rquote s parol evidence rule requires the consideration of circumstances surrounding the execution of an instrument; therefore, the trial court erred in failing to consider extrinsic evidence regarding the making of the power of attorney, and specifically, whether the authority to \'93convey\'94 in section 3.04 may be interpreted as including the power to make a gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We hold that summary judgment was improperly granted, and thus, the trial court is reversed and the case is remanded.}{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 I.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [2]}{\insrsid4145895\charrsid6564431 \tab On May 5, 1978, Father executed a General Power of Attorney (\'93POA\'94 ) appointing Mendiola, as attorney-in-fact.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The POA states in relevant part:}{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 I.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 REAL PROPERTY}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Sale or lease of real property}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a71.01.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 To grant, bargain, sell, convey, or lease, or contract for the sale, conveyance, or lease of the following described property owned by me:}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 . . . .}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (ii)}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Lot No. 4D, Tract 249, Agat, Guam, Estate No. 19717, as shown on Drawing No. US70-L17-01;}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (iii) Lot No. 4, Tract 249, Agat, Guam, Estate No. 19718, as shown on Drawing No. US70-L17-01.}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Deed and leases}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a71.02.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 To effect any of the transactions described in \'a71.01, }{ \i\insrsid4145895\charrsid6564431 supra}{\insrsid4145895\charrsid6564431 , to any person for such price or prices, and on such terms as she may deem proper, and in my name to make, execute, acknow ledge, and deliver a good and sufficient deed or deeds or lease or leases for the same.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Appellants\rquote Excerpts of Record (\'93ER\'94), p. 9 (POA).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The POA also granted general powers, as follow: }{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 III.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 GENERAL POWERS}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 All acts}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a73.01.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 To exercise, do, or perform any act, right, power, duty, or obligation whatsoever that I now have or may acquire the legal right, power, or capacity to exercise, do, or perform in connection with, arising out of, or relating to any person, item, thi ng, transaction, business property, real or personal, tangible or intangible, or matter whatsoever. }{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri0\nowidctlpar\faauto\rin0\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 . . . .}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Improve, rent, mortgage, etc.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a73.04. To improve, repair, maintain, manage, insure, rent, lease, sell, release, convey, subject to liens, mortgage , and hypothecate, and in any way or manner deal with all or any part of any real or personal property, intangible and tangible, whatsoever, or any interest therein, which I now own or may hereafter acquire, for me and in my name, and under such terms and conditions, and under such covenants as such attorney shall deem proper.}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 IV.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 GENERAL}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Full powers}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a74.01.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 I grant to my attorney in fact full power and authority to do and perform all and every act and thing whatsoever requisite, necessary, and proper to be done in the exercise of any of the rights and powers herein granted, as fully to all intents and purposes as I might or could do if personally present, with full power of substitution or revocation, hereby ratifying and confirming all that my attorney in fact, or her substitute or substitutes, shall lawfully do or cause to be done by virtue of this power of attorney and the rights and powers herein granted.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The powers and authority hereby conferred upon my attorney shall be applicable in all real and personal property or interests therein now owned or hereafter acquired by me and wherever situate[d].}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Discretion of Attorney}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 \'a74.02.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 My attorney is empowered herein to determine in her sole discretion the time when, purpose for and manner in which any powe r herein conferred upon her shall be exercised, and the conditions, provision and covenants of any instrument or document which may be executed by her pursuant hereto; and in the acquisition or disposition of real or personal property, my attorney shall h ave exclusive power to fix the terms thereof for cash, credit or property, and if on credit with or without security.}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }{\insrsid4145895\charrsid6564431 ER, pp. 14-15 (POA).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The POA was recorded with the Department of Land Management the same day it was executed.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [3]}{\insrsid4145895\charrsid6564431 \tab The instant proceeding arose from a Deed of Gift Reserving a Life Estate executed on January 4, 1993, by Mendiola on behalf of Father, conveying the described properties to Sons.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Deed states in relevant part:}{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 DEED OF GIFT RESERVING A LIFE ESTATE}{\b\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431\charrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Parties, consideration and grant}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 KNOW YE, that I, THOMAS PANGELINAN TORRES, of age and a resident of Guam, of Post Office Box 3465, Aga\'f1a, Guam 96910 (the \'93Grantor\'94 ), for and in consideration of the natural love and affection which I have for my beloved sons, THOMAS C. TORRES, ANTHO NY C. TORRES, MICHAEL C. TORRES, JOSEPH C. TORRES and ROBERT C. TORRES, all of age and residents of Guam, whose mailing addresses are Post Office Box 3465, Aga\'f1a, Guam 96910 (the \'93Grantees\'94 ), do hereby GIVE, GRANT, BARGAIN, SELL and CONVEY unto Grantees, as tenants in common, the following described parcels of property situated in the Municipality of Agat, Guam, (the \'93Property\'94):}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Description of Property}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Parcel No. 1:}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Lot No. 4, Tract 249, Agat, Guam, Estate No. 19718, as shown on Drawing No. US70-L17-01.}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Parcel No. 2:}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Lot No. 4D, Tract 249, Agat, Guam, Estate No. 19717, as shown on Drawing No. US70-L17-01.}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 ER, p. 17}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 (Compl., Ex. B, (Deed of Gift)).}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 This document was signed by Mendiola on behalf of Father as principal and herself as attorney-in-fact.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [4]}{\insrsid4145895\charrsid6564431 \tab Father filed a complaint against Sons and the Department of Land Management, Government of Guam, in the Superior Court in 1996, seeking to void the Deed of Gift to Sons and quiet title against them, arguing that the POA did not give Mendiola the power to gratuitously transfer property.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Sons filed an Answer denying the allegations.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Sons also raised affirmative defenses, including argument that there was \'93no failure of consideration\'94; that the deed of gift was \'93executed with the prior instruction, knowledge and consent\'94 of Father; and that Father ratified the transaction because \'93by his subsequent actions, instructions and acquiesences, [he] has modified the [General] Power of Attorney.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 22 (Answer).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Office of the Attorney General, on behalf of the Department of Land Management, filed an Answer denying the allegations, seeking dismissal and requesting a written court order if any agency action should be required.}{\super\insrsid4145895\charrsid6564431 1{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 1}{\fs20\insrsid4145895 The Government\rquote s active involvement in this case ended with the filing of the Answer in the proceedings below. No other documents were filed at the trial court, and no joinder or non-opposition was filed in the instant proceeding.}}}{\insrsid4145895\charrsid6564431 }{ \insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [5]}{\insrsid4145895\charrsid6564431 \tab Both Sons and Father filed for summary judgment.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 After a hearing, the trial court issued a Decisi on and Order voiding the deed of gift to Sons and quieting title in Father.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Although the Decision and Order set a scheduling conference in anticipation of trial, Father subsequently filed a memorandum, stating that there were no further issues for trial and requesting entry of judgment.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [6]}{\insrsid4145895\charrsid6564431 \tab Sons filed a Motion to Reconsider and after a hearing, the trial court denied the motion.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Judgment in this case was entered and the Sons filed a timely Notice of Appeal.}{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 II.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [7]}{\insrsid4145895\charrsid6564431 \tab This is an appeal from a final judgment.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 The Supreme Court has jurisdiction over appeals from final judgments of the Superior Court.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 48 U.S.C. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 109-20 (2005)); Title 7 GCA \'a7\'a7 3107 and 3108(a) (Westlaw throu}{\insrsid6564431 gh Guam Pub. L. 28-063 (2005)). \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 III.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [8]}{\insrsid4145895\charrsid6564431 \tab The trial court\rquote s grant or denial of a motion for summary judgment is reviewed }{ \i\insrsid4145895\charrsid6564431 de novo}{\insrsid4145895\charrsid6564431 .}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Nat\rquote l Union Fire Ins. Co. v. Guam Hous. & Urban Renewal Auth.}{\insrsid4145895\charrsid6564431 , 2003 Guam 19 \'b6 12.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93Summary judgment is proper \lquote if the pleadings, depositions, answers to interrogatories, a nd 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.\rquote \'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Hemlani v. Flaherty}{\insrsid4145895\charrsid6564431 , 2003 Guam 17 \'b6 7 (quoting Guam R. Civ. P. 56(c)).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93There is a genuine issue, if there is \lquote sufficient evidence\rquote which establishes a factual dispute requiring resolution by a fact-finder.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Iizuka Corp. v. Kawasho Int\rquote l (Guam), Inc.}{ \insrsid4145895\charrsid6564431 , 1997 Guam 10 \'b6 7 (quoting }{\i\insrsid4145895\charrsid6564431 T.W. Elec. Serv., Inc. v. Pacific Elec. Contractors Ass\rquote n}{\insrsid4145895\charrsid6564431 , 809 F.2d 626, 630 (9th Cir. 1987)).}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Also, the \'93dispute must be as to a \lquote material fact\rquote \'94 which is a fact that \'93 is relevant to an element of a claim or defense and whose existence might affect the outcome of the suit.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 (quoting }{ \i\insrsid4145895\charrsid6564431 T.W. Elec. Serv.}{\insrsid4145895\charrsid6564431 , 809 F.2d at 630).}{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 IV.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [9]}{\insrsid4145895\charrsid6564431 \tab The sole issue on appeal is whether the trial court erred in granting summary judgment after concluding that the POA did not give Mendiola, the attorney-in-fact, the power to gratuitously transfer Father\rquote s property. }{\insrsid6564431 \par \par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [10]}{\insrsid4145895\charrsid6564431 \tab A power of attorney is simply \'93a formalized agency agreement.\'94 }{ \i\insrsid4145895\charrsid6564431 Estate of Swanson v. United States}{\insrsid4145895\charrsid6564431 , 46 Fed. Cl. 388, 391 (2000).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Thus, the POA in the instant case is governed generally by Guam\rquote s agency statutes.}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 See }{\insrsid4145895\charrsid6564431 18 GCA \'a7 20101 }{\i\insrsid4145895\charrsid6564431 et seq.}{\insrsid4145895\charrsid6564431 (Westlaw through Guam Pub. L. 28-063 (2005)).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 These statutes, however, offer little guidance in interpreting the POA in this case, as they only codify basic agency principles.}{\super\insrsid4145895\charrsid6564431 2{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 2}{\fs20\insrsid4145895 The statutes which are most relevant to this case speak to the authority of the agent. Title 18 GCA \'a7 20212 (Westlaw through Guam Pub. L. 28-063 (2005)) provides: \'93An agent has such authority as the principal, actually or ostensibly, confers upon him.\'94 Further, Title 18 GCA \'a7 20304 (Westlaw through Guam Pub. L. 28-063 (2005)) states: \'93When an agent exceeds his authority, his principal is bound by his authorized acts so far only as they can be plainly separated from those which are unauthorized.\'94 If the word \'93convey \'94 is interpreted as giving Mendiola authority to gratuitously transfer Father\rquote s property, Father is bound only if any authorized act \'93can be plainly separated\'94 from the unauthorized conveyance. This case involves the single act of Mendiola gratuitously transferring Father\rquote s property to Sons. Therefore, if Mendiola did not have the authority to do so, then the gratuitous transfer is void. }}}{ \insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }{\b\insrsid4145895\charrsid6564431 [11]}{\insrsid4145895\charrsid6564431 \tab The Sons raise a number of issues on appeal, but primarily argue that the trial court erred in focusing only on the issue of whether the POA gave the attorney-in-fact the authority to convey property without consideration.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In addition, Sons argue that summary judgment was improper, as there were affirmative defenses which created issues of material fact, including Father\rquote s knowledge of the gift, his subsequent ratification of the gift, and his competency.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Father, however, maintains that the grant of summa ry judgment was proper, as there was no issue of material fact because the POA did not grant the attorney-in-fact the power to make a gift of property.}{\insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [12]}{\insrsid4145895\charrsid6564431 \tab The issue at the heart of this appeal is interpretation of the POA.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Specifically, we must determ ine whether the word \'93convey,\'94 which is found in two sections of the POA, may be interpreted as giving Mendiola the authority to gratuitously transfer Father\rquote s Property to Sons.}{\insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [13]}{\insrsid4145895\charrsid6564431 \tab Although no prior decision from this jurisdiction has ever defined the term \'93convey,\'94 we have recognized that an ambiguity exists when a document \'93 on its face, it is capable of two different reasonable interpretations.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Bank of Guam v. Flores}{\insrsid4145895\charrsid6564431 , 2004 Guam 15 \'b6 14 (quoting }{ \i\insrsid4145895\charrsid6564431 E.M. Chen & Assocs., v. Lu Island Dev., Inc.}{\insrsid4145895\charrsid6564431 , Civ. No. 93-00017A, 1993 WL 469348, at *3 (D. Guam App. Div. Oct. 21, 1993)).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [14]}{\insrsid4145895\charrsid6564431 \tab Other jurisdictions that have struggled with the definition of \'93convey\'94 in relation to a general power of attorney.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Two courts interpreted powers of attorney containing similar language to the POA herein.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In }{\i\insrsid4145895\charrsid6564431 Estate of Smith}{ \insrsid4145895\charrsid6564431 , 979 F. Supp. 279, 284 (D. Vt. 1997), the court examined a power of}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 attorney that granted, }{\i\insrsid4145895\charrsid6564431 inter alia}{ \insrsid4145895\charrsid6564431 , the power \'93to sell, purchase, lease, mortgage and }{\i\insrsid4145895\charrsid6564431 convey any real property}{\insrsid4145895\charrsid6564431 owned by [the principal] or to be acquired by [the principal].\'94 (Emphasis added.)}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The }{\i\insrsid4145895\charrsid6564431 Estate of Smith}{\insrsid4145895\charrsid6564431 court held that \'93convey\'94 in this instrument was ambiguous; it \'93 could reasonably be interpreted either as authorizing gifts of real property or as a general term that did not expand the attorney-in-fact\rquote s powers beyond transfers for consideration.\'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Id. }{\insrsid4145895\charrsid6564431 at 284.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [15]}{\insrsid4145895\charrsid6564431 \tab The Fourth Circuit in }{\i\insrsid4145895\charrsid6564431 Estate of Casey v. Commissioner}{\insrsid4145895\charrsid6564431 , 948 F.2d 895 (4th Cir. 1991), also examined a general power of attorney that granted the power to \'93to lease, sell, grant, }{\i\insrsid4145895\charrsid6564431 convey}{\insrsid4145895\charrsid6564431 , assign, transfer, mortgage and set over to any person, firm or corporation and for such consideration as he may deem advantageous, any and all of my property\'94 and \'93to accept and receive any and all consideration payable to me on account of any suc h lease, sale, conveyance, transfer or assignment and to invest and reinvest the proceeds derived therefrom.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 897 (emphasis added).}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In contrast to }{\i\insrsid4145895\charrsid6564431 Smith}{\insrsid4145895\charrsid6564431 , the Fourth Circuit held that the power of attorney did not include the power to make a gift. }{ \insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [16]}{\insrsid4145895\charrsid6564431 \tab These cases reflect how the word \'93convey\'94 may be subject to different interpretations.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Therefore, we examine the POA here to determine if the word \'93convey\'94 as used in sections 1.01 and 3.04 may be susceptible to more than one interpretation. }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 A.}{\b\insrsid6564431\charrsid6564431 }{\b\insrsid4145895\charrsid6564431 Section 1.01 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [17]}{\insrsid4145895\charrsid6564431 \tab Section 1.01 of the POA creates the power \'93[t]o grant, bargain, sell, }{\i\insrsid4145895\charrsid6564431 convey}{\insrsid4145895\charrsid6564431 , or lease, or contract for the sale, conveyance, or lease.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 9 (POA)(emphasis added).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Sons asserted during oral argument that the word \'93convey\'94 in section 1.01 expressly grants Mendiola the authority to make a gift of Father\rquote s property.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We are not persuaded by this argument.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We recognize that an \'93accepted rule of construction is to discount or disregard, as meaningless verbiage, all-embracing expressions found in powers of attorney.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 King v. Bankerd}{\insrsid4145895\charrsid6564431 , 492 A.2d 608, 612 (Md. Ct. App. 1985).}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Moreover, \'93general words used in an instrument are restricted by the context in which they are used, and are construed accordingly.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We have stated that when interpreting different provisions of an instrument, we must \'93consider[]the contract as a whole\'94 not simply \'93 a particular part of the contract in isolation.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Bank of Guam}{\insrsid4145895\charrsid6564431 , 2004 Guam 15 \'b6 10.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 \'93A particular term cannot be considered \lquote ambiguous\rquote in some detached or abstract sense, but rather must be considered in the context of both the instrument containing it as well as the circumstances of the entire case.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [18]}{\insrsid4145895\charrsid6564431 \tab Here, section 1.01 is preceded by the subheading entitled \'93Sale or lease of real property.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 E R, p. 9 (POA).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In addition, section 1.02 of the POA states that Mendiola had the authority \'93[t]o effect any of the transactions described in \'a71.01, }{ \i\insrsid4145895\charrsid6564431 supra}{\insrsid4145895\charrsid6564431 , to any person for such }{\i\insrsid4145895\charrsid6564431 price or prices}{\insrsid4145895\charrsid6564431 .\'94}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 ER, p. 9 (POA) (emphasis added).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The reference to \'93price or prices\'94 in section 1.02 reveals that the POA explicitly contemplated the \'93 transactions described in \'a7 1.01\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 would mean an exchange of money for property.}{\super\insrsid4145895\charrsid6564431 3{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 3}{\fs20\insrsid4145895 We acknowledge that \'93natural love and affection\'94 has been held to be adequate consideration. }{\i\fs20\insrsid4145895 See Town House v. Hi Sup Ahn}{\fs20\insrsid4145895 , 2000 Guam 32 \'b6 28 (\'93[A]ssuming an expressed consideration \lquote for love and affection\rquote typical in deeds of gift, while good, it is not valuable consideration.). }{\i\fs20\insrsid4145895 Town House}{\fs20\insrsid4145895 is distinguishable from the case herein, because interpreting section 1.01 within the context of the POA reveals that section 1.02 anticipated consideration of money.}}}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 17 (Compl., Ex. B, (Deed of Gift)). }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [19]}{\insrsid4145895\charrsid6564431 \tab Furthermore, we find guidance in the analysis conducted in }{\i\insrsid4145895\charrsid6564431 Estate of Casey}{\insrsid4145895\charrsid6564431 , 948 F.2d 895, where the Fourth Circuit examined the four powers given to the attorney-in-fact when transferring assets, and found it significant that the power to make a gift was not included.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 \'93[T]he omission of gift strongly suggests a positive intent rather than oversight or any opposing intent with respect to that power.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{ \insrsid4145895\charrsid6564431 at 900.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Moreover, the asset transfer powers were qualified by language relating to consideration, specifically, by the phrase \'93for such con sideration as [the attorney-in-fact] may deem advantageous\'94 and by the authorization to \'93accept and receive any and all considerations.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 901.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The powers to transfer assets, including the power to convey, \'93suggest[ed] most strongly . . . transfers for value.\'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 901.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Fourth Circuit held that for these reasons, the power of attorney did not include the power to make a gift.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [20]}{\insrsid4145895\charrsid6564431 \tab Therefore, although reading the term \'93convey\'94 in section 1.01 in isolation may give rise to two different interpretations, we consider this term \'93 in the context of both the instrument containing it as well as the circumstances of the entire case.\'94 }{\i\insrsid4145895\charrsid6564431 Bank of Guam}{\insrsid4145895\charrsid6564431 , 2004 Guam 15 \'b6 10.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 In this case, the term \'93convey\'94 in section 1.01 is qualified by the language of section 1.02.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Moreover, section 1.01 is preceded by the heading \'93} {\i\insrsid4145895\charrsid6564431 Sale or lease of real property.}{\insrsid4145895\charrsid6564431 \'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 9 (POA).}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 The context of the POA reveals that \'93convey\'94 as found in section}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 1.01 suggests \'93transfers for value.\'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 See Estate of Casey}{\insrsid4145895\charrsid6564431 , 948 F.2d at 901.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Therefore, it is not reasonable to interpret the term \'93convey\'94 in section 1.01 as vesting Mendiola with the authority to make a gift of Father\rquote s property. }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [21]}{\insrsid4145895\charrsid6564431 \tab Our interpretation of section 1.01 is further buttressed by the general rule that power of attorney instruments are strictly construed, \'93 especially so where the authorized agent is given broad authority over all or much of the principal\rquote s property.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Schock v. Nash}{\insrsid4145895\charrsid6564431 , 732 A.2d 217, 226 (Del. 1999) (footnote and internal quotation marks omitted); }{\i\insrsid4145895\charrsid6564431 see also}{\insrsid4145895\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 King}{\insrsid4145895\charrsid6564431 , 492 A.2d at 611(stating that \'93powers of attorney are strictly construed as a general rule and are held to grant only those powers which are clearly delineated.\'94) (brackets and internal quotation marks omitted); }{\i\insrsid4145895\charrsid6564431 Kunewa v. Joshua}{\insrsid4145895\charrsid6564431 , 924 P.2d 559, 565 (Haw. Ct. App. 1996) (stating that it is \'93well-established that powers of attorney \lquote are subjected to a strict construction and are never interpreted to authorize acts not obviously within the scope of the particular matter to which they refer.\rquote \'94) (quoting }{\i\insrsid4145895\charrsid6564431 Lopez v. Soy Young,}{ \insrsid4145895\charrsid6564431 9 Haw. 113, 115 (1892)); Wendy M. Goode, }{\i\insrsid4145895\charrsid6564431 Gifts and POAS:}{\i\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Authorizing an Agent to Give Your Money Away}{ \insrsid4145895\charrsid6564431 , 88 Ill. B.J. 100, 102 (Feb. 2000) (stating that courts interpreting powers of attorney \'93take a strict-construction approach\'94).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93The r ule for strict construction is particularly applicable to powers of attorney relating to real property.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Bryant v. Bryant}{\insrsid4145895\charrsid6564431 , 992 P.2d 169, 172 (Wash. 1994).}{\insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [22]}{\insrsid4145895\charrsid6564431 \tab Moreover, unless the instrument contains language that expressly grants the power to make a gift, this power is not to be construed in the instrument.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 One court has noted that \'93[n]early every jurisdiction that has considered this issue has concluded that: }{\insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 [A] general power of attorney authorizing an agent to sell and convey property, even though it authorizes him to sell for such price and on such terms as to him shall seem proper, implies a sale for the benefit of the principal, and does not authorize the agent to make a gift of the property, or to convey or transfer it without a present consid eration inuring to the principal.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Whitford v. Gaskill}{\insrsid4145895\charrsid6564431 , 480 S.E.2d 690, 691-92 (N.C. 1997) (quoting Annotation,}{\i\insrsid4145895\charrsid6564431 Power of Attorney as Authorizing Gift or Conveyance or Transfer Without a Present Consideration}{\insrsid4145895\charrsid6564431 , 73 A.L.R. 884 (1931)).}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 See, e.g., Kunewa}{ \insrsid4145895\charrsid6564431 , 924 P.2d at 565 (stating that \'93an agent lacks authority to make a gift of the principal\rquote s property unless that authority is expressly given by the language of the power of attorney.\'94); }{ \i\insrsid4145895\charrsid6564431 Swanson}{\insrsid4145895\charrsid6564431 , 46 Fed. Cl. at 391 (\'93A general power of attorney does not give an attorney-in-fact the authority to make gifts of the principal\rquote s property.\'94);}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Mischke v. Mischke}{\insrsid4145895\charrsid6564431 , 530 N.W.2d 235 (Neb. 1995) (holding that an attorney in fact may not make a gift unless the power to make such gift is expressly granted in the instrument itself and there is shown a clear intent on the part of the principal to make such a gift); }{ \i\insrsid4145895\charrsid6564431 Shields v. Shields}{\insrsid4145895\charrsid6564431 , 19 Cal. Rptr. 129, 130-31 (Ct. App. 1962) (\'93A power of attorney conferring authority to sell, exchange, transfer or convey real property for the bene fit of the principal does not authorize a conveyance as a gift or without a substantial consideration and a conveyance without the scope of the power conferred is void.\'94) (citations omitted); }{\i\insrsid4145895\charrsid6564431 see also}{ \insrsid4145895\charrsid6564431 Goode, }{\i\insrsid4145895\charrsid6564431 Gifts and POAS}{\insrsid4145895\charrsid6564431 , 88 Ill. B.J. 100, n.4, and cases cited therein.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [23]}{\insrsid4145895\charrsid6564431 \tab By construing the term \'93convey\'94 as the term is used in section 1.01, and within the context of the POA, we conclude that section 1.01 does not expressly authorize Mendiola to make a gift of Father\rquote s property.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 B.}{\b\insrsid6564431\charrsid6564431 }{\b\insrsid4145895\charrsid6564431 Section 3.04}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [24]}{\insrsid4145895\charrsid6564431 \tab Our analysis of the POA, however, does not end with section 1.01.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The word \'93convey\'94 also appears in section 3.04 of the POA, under the subheading, \'93}{\i\insrsid4145895\charrsid6564431 Improve, rent, mortgage, etc.}{\insrsid4145895\charrsid6564431 \'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 13 (POA).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Specifically, section 3.04 creates the power \'93[t]o improve, repair, maintain, manage, insure, rent, lease, sell, release, }{\i\insrsid4145895\charrsid6564431 convey}{ \insrsid4145895\charrsid6564431 , subject to liens, mortgage and hypothecate, and in any way or manner deal with all or any part of any }{\i\insrsid4145895\charrsid6564431 real}{\insrsid4145895\charrsid6564431 or personal }{ \i\insrsid4145895\charrsid6564431 property.}{\insrsid4145895\charrsid6564431 \'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 13 (POA) (emphases added).}{\insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [25]}{\insrsid4145895\charrsid6564431 \tab We treat section 3.04 differently from section 1.01 even though both sections contain the word \'93convey\'94 because section 1.02 qualifies the attorney-in-fact\rquote s authority to \'93convey\'94 to transfers \'93for such price or prices, and on such terms as she may deem proper.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 ER, p. 9 (POA).}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 In contrast, section 3.04 is neither preceded by subheadings with limiting language, nor followed by subsequent provisions containing similar verbiage referring to \'93price or prices.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In the context of the surrounding sections, the term \'93convey\'94 in section 3.04 may be interpreted as an unqualified power to grant or convey.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 It is reasonable to conclude that the term \'93convey\'94 in section 3.04 may be interpreted as including the power to make a gift.}{\insrsid6564431 \par \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 The analysis conducted by the court in }{\i\insrsid4145895\charrsid6564431 Estate of Smith}{\insrsid4145895\charrsid6564431 assists us here:}{ \insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Given the }{\i\insrsid4145895\charrsid6564431 absence of any explicit expression of intention}{\insrsid4145895\charrsid6564431 in the document, }{\i\insrsid4145895\charrsid6564431 the broad powers conveyed therein}{\insrsid4145895\charrsid6564431 , the }{\i\insrsid4145895\charrsid6564431 broad use of the term \'93convey\'94 in Vermont law}{\insrsid4145895\charrsid6564431 , and the }{\i\insrsid4145895\charrsid6564431 internal inconsistencies of the clauses in the document}{\insrsid4145895\charrsid6564431 , the Court finds as a matter of law that the term \'93convey\'94 as used in the power of attorney is ambiguous.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93Convey\'94 could reasonably be interpreted either as authorizing gifts of real property or as a general term that did not expand the attorney-in-fact\rquote s powers beyond transfers for consideration.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Estate of Smith}{\insrsid4145895\charrsid6564431 , 979 F. Supp. at 284.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The }{ \i\insrsid4145895\charrsid6564431 Smith }{\insrsid4145895\charrsid6564431 court noted that \'93convey\'94 had been used by the Vermont Supreme Court \'93to refer to any transfer of an interest in land\'94 and has referred to conveyances with consideration and as gifts.}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 283.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In the power of attorney, \'93convey\'94 was in the context of words that suggested transactions involving consideration.}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 283.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In addition, the power to \'93convey any real property\'94 was followed by the power to \'93 make, execute, sign, seal, acknowledge and deliver unto the Seller or Purchaser thereof, a proper and sufficient deed of conveyance of all [the principal\rquote s] right, title and interest and estate in said real estate.\'94}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 282.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The court ultimately concluded that \'93convey\'94 as used in the power of attorney did \'93not clearly and unambiguously preclude the power to make a gift.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 284.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Vermont court reversed the grant of summary judgment, and determined that extrinsic evidence would be admitted to interpret the power of attorney.}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 285.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [26]}{\insrsid4145895\charrsid6564431 \tab Applying the four factors articulated in }{\i\insrsid4145895\charrsid6564431 Estate of Smith}{\insrsid4145895\charrsid6564431 to the case at bar, the first factor does not compel a specific interpretation because there is a lack of \'93explicit expression of intention\'94 by the principal to include or exclude the authority to make a gift.}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 See id. }{\insrsid4145895\charrsid6564431 at 284.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The other three factors, in contrast, suggest that \'93convey\'94 in section 3.04 is ambiguous and do not preclude the power to make a gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Although this court has not interpreted the term \'93convey,\'94 Guam statutes that include this term do not limit conveyances to only exchanges for money, or to only gifts.}{\super\insrsid4145895\charrsid6564431 4{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 4}{\insrsid4145895 }{\i\fs20\insrsid4145895 See, e.g.}{\fs20\insrsid4145895 , Title 15 G.C.A. \'a7 2223 (Westlaw through Guam Pub. L. 28-063 (2005)) (statute govern ing probate allows personal representative to \'93with or without consideration, dedicate or convey any real property of the estate . . . to any agency . . . for street or highway purposes . . . .\'94); Title 18 GCA \'a7 20221 (Westlaw through Guam Pub. L. 28-063 (2005)) (statute granting \'93authority to sell and convey real property\'94 does not limit power to \'93convey\'94 to only exchanges involving money).}}}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Guam law is broad enough to encompass the term \'93convey\'94 as including either exchanges of money or gifts.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The POA c ontains broad grants of power to Mendiola.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Finally, the most compelling factor is the \'93internal inconsistencies of the clauses in the document.\'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 284.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The authority to convey in section 1.01 was qualified by section 1.02; there is no corresponding language limiting the authority to \'93convey\'94 pursuant to section 3.04.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Based on these four factors, the term \'93convey\'94 in section 3.04 \'93 could reasonably be interpreted either as authorizing gifts of real property or as a general term that did not expand the attorney-in-fact\rquote s powers beyond transfers for consideration.\'94}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 284.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Because the trial court held differently, we must reverse and remand the case.}{\insrsid6564431 \par \par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [27]}{\insrsid4145895\charrsid6564431 \tab On remand, the trial court must address the merits of the parties\rquote arguments regarding the po wer of attorney; specifically, whether the power of attorney authorized Mendiola to gratuitously transfer Father\rquote s property to Sons.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Like }{\i\insrsid4145895\charrsid6564431 Estate of Smith}{\insrsid4145895\charrsid6564431 , a power of attorney may be interpreted as allowing the power to make a gift, even when there is no explicit language of the principal\rquote s intent.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 As discussed above, section 3.04 does not preclude the power to make a gift. In such circumstances, courts adopting the strict construction rule have generally applied this rule and categorically refused to admi t extrinsic evidence to determine the principal\rquote s intent such as in, }{\i\insrsid4145895\charrsid6564431 Kunewa}{\insrsid4145895\charrsid6564431 , 924 P.2d at 565, or to determine the extent of the authority granted to the attorney-in-fact, as was the case in }{\i\insrsid4145895\charrsid6564431 Nash v. Schock}{\insrsid4145895\charrsid6564431 , No. 14721, 1997 WL 770706 at *1 (Del. Ch. Dec. 3, 1997) (unreported).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Such is not the case in Guam, because our parol evidence rule permits the court to consider extrinsic evidence of the circumstances surrounding the creation of an instrument.}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 See}{ \insrsid4145895\charrsid6564431 6 GCA \'a7 2511 (Westlaw through Guam Pub. L. 28-063 (2005)).}{\insrsid6564431 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 C.}{\b\insrsid6564431\charrsid6564431 }{\b\insrsid4145895\charrsid6564431 Parol evidence rule}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [28]}{\insrsid4145895\charrsid6564431 \tab Guam\rquote s parol evidence rule states as follows:}{\insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 \'a72511. An Agreement Reduced to Writing Deemed the Whole.}{\insrsid4145895\charrsid6564431 When the terms of an agreement have been reduced to writing by the parties, it is to be considered as containing all tho se terms, and therefore there can be between the parties and their representatives, or successors in interest, no evidence of the terms of the agreement other than the contents of the writing, except in the following cases:}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 1. Where a mistake or imperfection of the writing is put in issue by the pleadings; or}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 2. Where the validity of the agreement is the fact in dispute.}{\insrsid6564431 \par }\pard \qj \li0\ri1440\nowidctlpar\faauto\rin1440\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 But this Section does not exclude other evidence of the circumstances under which the agreement was made or to which it relates, as def ined in \'a72515 [Circumstances to be Considered], or to explain an extrinsic ambiguity, or to establish illegality or fraud.}{\insrsid4145895\charrsid6564431 The term agreement includes deeds and wills, as well as contracts between parties.}{ \insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 6 GCA \'a7 2511 (emphasis added); }{\i\insrsid4145895\charrsid6564431 see also Bank of Guam}{\insrsid4145895\charrsid6564431 , 2004 Guam 25 \'b6 16 (discussing parol evidence rule).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Guam\rquote s parol evidence rule contains certain statutory exceptions, and allows extrinsic evidence \'93 to explain an extrinsic ambiguity, or to establish illegality or fraud\'94 or relevant to this case, the rule does not prohibit \'93evidence of the circumstances under which the agreement was made or to which it relates, as defined in \'a7 2515 [Circumstances to be Considered].\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In turn, \'93Circumstances to be Considered\'94 states as follows:}{\insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 For the proper construct ion of an instrument, the circumstances under which it is made, including the situation of the subject of the instrument and of the parties to it, may also be shown so that the judge or jury be placed in the position of those whose language he is or they are to interpret.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 Title 6 GCA \'a7 2515 (Westlaw through Guam Pub. L. 28-063 (2005)).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [29]}{\insrsid4145895\charrsid6564431 \tab Sons urge this court to adopt the federal Tax Court\rquote s interpretation of Oregon law in }{\i\insrsid4145895\charrsid6564431 Estate of Pruitt v. Commissioner}{ \insrsid4145895\charrsid6564431 , 80 T.C.M. (CCH) 348 (2000), where, as in the instant case, an attorney-in-fact had made gifts of the principal\rquote s property.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The power of attorney in }{\i\insrsid4145895\charrsid6564431 Estate of Pruitt}{\insrsid4145895\charrsid6564431 granted the authority to \'93[c]onvey, sell, mortgage, pledge, consign, lease and in any other manner deal in and with my property, both real and personal.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 It was undisputed that power of attorney did not expressly grant the power to make a gift.}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [30]\tab }{\insrsid4145895\charrsid6564431 Oregon\rquote s parol evidence rule, like Guam\rquote s, \'93does not exclude other evidence of the circumstances under which the agreement was made, or to which it relates, as defined in section ORS 42.220, or to explain an ambiguity, intrinsic or extrinsic, or to establish illegality or fraud.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Or. Rev. Stat. \'a7 41.740 (Westlaw through end of 2003 Reg. Sess.).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Further, ORS 42.220, similar to Guam\rquote s 6 GCA \'a7 2515, states that:}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 \'93 In construing an instrument, the circumstances under which it was made, including the situation of the subject and of the parties, may be shown so that the judge is placed in the position of those whose language the judge is interpreting.\'94}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Or. Rev. Stat. \'a7 42.220 (Westlaw through end of 2003 Reg. Sess.).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [31]}{\insrsid4145895\charrsid6564431 \tab The Tax Court recognized that under Oregon\rquote s parol evidence rule, it could consider testimony of witnesses \'93 as evidence of the circumstances under which the powers [of attorney] were executed\'94 but could \'93not use the testimony to enlarge the powers granted to [the attorney-in-fact].\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Estate of Pruitt}{\insrsid4145895\charrsid6564431 , 80 T.C.M. (CCH) 348.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Tax Court determined that the language of the powers of attorney, which included the word \'93convey\'94 as well as general grants of full power, was broad enough to include the power to make a gift.}{\super\insrsid4145895\charrsid6564431 5{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 5}{\insrsid4145895 }{\fs20\insrsid4145895 The Tax Court in }{\i\fs20\insrsid4145895 Estate of Pruitt, }{\fs20\insrsid4145895 80 T.C.M. (CCH) 348, determined that the facts and circumstances revealed the intent to include a gift-giving power, where the decedent had instituted an annual \'93gift-giving program\'94 and had executed the powers of attorney in connection with an estate plan designed to minimize the principal\rquote s estate and gift tax liability, and had written a letter to her children stating her intent to give an }{\i\fs20\insrsid4145895 inter vivos }{\fs20\insrsid4145895 gift \'93instead of from a will.\'94 The decedent\rquote s will revealed that gifts were made to the same people who would have inherited the property under her will. }{\i\fs20\insrsid4145895 Id.}{\fs20\insrsid4145895 Finally, testimony of the decedent\rquote s daughter and attorney-in-fact, and the decedent\rquote s attorney, specifically referred to the decedent\rquote s intent to use the power of attorney to make gifts. }{\i\fs20\insrsid4145895 Id.}}}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [32]}{\insrsid4145895\charrsid6564431 \tab Sons maintain that because Guam\rquote s parol evidence rule is virtually identical to Oregon, then we should follow the holding in }{\i\insrsid4145895\charrsid6564431 Estate of Pruitt}{\insrsid4145895\charrsid6564431 .}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We are not persuaded by this argument.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The facts in }{ \i\insrsid4145895\charrsid6564431 Estate of Pruitt}{\insrsid4145895\charrsid6564431 include the principal\rquote s history of gift-giving and thus, are distinguishable from the facts herein.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 In addition, the interpretation in }{\i\insrsid4145895\charrsid6564431 Estate of Pruitt}{\insrsid4145895\charrsid6564431 was conducted by the federal Tax Court, not an Oregon state court.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [33]}{\insrsid4145895\charrsid6564431 \tab Rather, we recognize that because California is the source of Title 6 GCA \'a7\'a7 2511 and 2515,}{\super\insrsid4145895\charrsid6564431 6{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 6}{\insrsid4145895 }{\fs20\insrsid4145895 The source of 6 GCA \'a7 2511 is California Civil Procedure Code \'a7 1856, and the source of 6 GCA \'a7 2515 is California Civil Procedure Code \'a7 1860. Sections 1856 and 1860 were enacted in 1953, and the California codes were acknowledged as the source of Guam\rquote s statutes. }{\i\fs20\insrsid4145895 See}{\fs20\insrsid4145895 Foreword (1953) }{\i\fs20\insrsid4145895 in}{\fs20\insrsid4145895 Code of Civil Procedure (1970).}}}{\insrsid4145895\charrsid6564431 then \'93 we look to the substantial precedent developed within that state to assist in interpreting parallel Guam provisions.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 People v. Superior Court (Laxamana)}{ \insrsid4145895\charrsid6564431 , 2001 Guam 26 \'b6 8; }{\i\insrsid4145895\charrsid6564431 see also Sumitomo Constr. Co., Ltd. v. Zhong Ye, Inc.}{\insrsid4145895\charrsid6564431 , 1997 Guam 8 \'b6 7 (\'93 In particular, the Guam provisions addressing vacation of arbitration awards mirror exactly the corresponding federal statutes.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Thus, when needed, this Court will appropriately consider federal authorities as persuasive sources of interpretation.\'94); }{\i\insrsid4145895\charrsid6564431 O\rquote Mara v. Hechanova}{\insrsid4145895\charrsid6564431 , 2001 Guam 13 \'b6 8 n.1 (\'93 Guam\rquote s Imputed Negligence Statute was adopted from California.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 California case law on this issue is persuasive when there is no compelling reason to deviate from California\rquote s interpretation.\'94) (citation omitted).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [34]}{\insrsid4145895\charrsid6564431 \tab California\rquote s parol evidence rule is the source of Guam\rquote s rule.}{\super\insrsid4145895\charrsid6564431 7{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 7}{\fs20\insrsid4145895 As originally enacted in 1872, California Civil Procedure Code \'a7 1856 stated: \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid4145895 \tab AN AGREEMENT REDUCED TO WRITING DEEMED T HE WHOLE. When the terms of an agreement have been reduced to writing by the parties, it is to be considered as containing all those terms, and therefore there can be between the parties and their representatives, or successors in interest, no evidence of the terms of the agreement other than the contents of the writing, except in the following cases: \par 1. Where a mistake or imperfection of the writing is put in issue by the pleadings; \par 2. Where the validity of the agreement is the fact in dispute. \par \tab But this section does not exclude other evidence of the circumstances under which the agreement was made or to which it relates, as defined in Section 1860, or to explain an extrinsic ambiguity, or to establish illegality or fraud. The term agreement includes deed s and wills, as well as contracts between parties. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 Cal. Civ. Proc. Code \'a7 1856 (originally enacted in 1872). Notably, this is the same language first adopted by Guam in 1953. }{\i\fs20\insrsid4145895 See}{ \fs20\insrsid4145895 note 6, }{\i\fs20\insrsid4145895 supra}{\fs20\insrsid4145895 .}}}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 California\rquote s rule is codified at Civil Procedure Code \'a7 18 56 (Westlaw through Ch. 729 (end) of 2005 Reg. Sess.), and states in relevant part:}{\insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (a) Terms set forth in a writing intended by the parties as a final expression of their agreement with respect to such terms as are included therein may not be contradicted by evidence of any prior agreement or of a contemporaneous oral agreement.}{ \insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 . . . }{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (e) Where a mistake or imperfection of the writing is put in issue by the pleadings, this section does not exclude evidence relevant to that issue.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (f) Where the validity of the agreement is the fact in dispute, this section does not exclude evidence relevant to that issue.}{ \insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 (g) This section does not exclude other evidence of the circumstances under which the agreement was made or to which it relates, as defined in Section 1860, or to explain an extrinsic ambiguity or otherwise interpret the terms of the agreement, or to esta blish illegality or fraud.}{\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }{\insrsid4145895\charrsid6564431 Calif. Civ. P. Code \'a7 1856.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 California Civil Procedure Code \'a7 1860 (Westlaw through Ch. 729 (end) of 2005 Reg. Sess.) further states:}{ \insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 For the proper construction of an instrument, the circumstances under which it was made, inclu ding the situation of the subject of the instrument, and of the parties to it, may also be shown, so that the Judge be placed in the position of those whose language he is to interpret.}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 The language of section 1860 is virtually unchanged from the original version, which Guam adopted in 1953.}{\insrsid6564431\charrsid6564431 }{ \i\insrsid4145895\charrsid6564431 See }{\insrsid4145895\charrsid6564431 Calif. Civ. Code \'a7 1647 (Westlaw through Ch. 729 (end) of 2005 Reg. Sess.) (\'93 A contract may be explained by reference to the circumstances under which it was made, and the matter to which it relates.\'94); }{\i\insrsid4145895\charrsid6564431 cf.}{\insrsid4145895\charrsid6564431 Title 18 GCA \'a7 87113 (Westlaw through Guam Pub. L. 28-063 (2005)) (\'93A contract may be explained by reference to the circumstances under which it was made, and the matter to which it relates.\'94).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [35]}{\insrsid4145895\charrsid6564431 \tab The California Law Revision Commission noted that \'93Section 1856 does not make inadmissible extrinsic evidence, }{\i\insrsid4145895\charrsid6564431 other than that made inadmissible by subdivisions (a) and (b)}{\insrsid4145895\charrsid6564431 , offered to interpret or explain the meaning of the terms of a written agreement, regardless whether the writing is intended by the parties as a fi nal, complete, and exclusive statement of those terms.\'94}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Cal. Civ. Proc. Code \'a7 1856 (Law Revision Cmts. to 1978 Amendment) (emphasis added.).}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Therefore, the proffered extrinsic evidence cannot contradict the written document.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Furthermore, the Commission stated with regard to section 1856, that:}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93Evidence offered to interpret or explain the meaning of the terms of a written agreement is subject to the normal rules of admissibility and construction of instruments.\'94}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The Commission contemplated that e vidence of surrounding circumstances, even if allowed by section 1860, may not be considered if such evidence is prohibited by the parol evidence rule.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Further, the Commission recognized certain guiding principles when interpreting these provisions, notwithstanding the admissibility of extrinsic evidence.}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 See id.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Decisions by the California c}{\insrsid6564431 ourts reflect these principles. \par \par }{\b\insrsid4145895\charrsid6564431 [36]}{\insrsid4145895\charrsid6564431 \tab First, the extrinsic evidence must comply with the parol evidence rule, and thus, evidence that contradicts the written document cannot be considered by the court.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 In }{\i\insrsid4145895\charrsid6564431 Jegen v. Berger}{\insrsid4145895\charrsid6564431 , 174 P.2d 489 (Cal. Dist. Ct. App. 1946), the court quoted both sections 1856 and 1860, and stated that \'93[p]arol evidence should not be admitted to vary, to add to, or to subtract from the terms of a written agreement, but it should be, and is admissible, to explain what the parties meant by what they said.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 494.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 The }{\i\insrsid4145895\charrsid6564431 Jegen}{\insrsid4145895\charrsid6564431 court relied on }{\i\insrsid4145895\charrsid6564431 Universal Sales Corp. v. Calif. Press Manufacturing Co.} {\insrsid4145895\charrsid6564431 , 128 P.2d 665 (Cal. 1942),}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 which articulated the rationale for considering both the parol evidence rule and surrounding circumstances:}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 \'93[I]t is the duty of the court to give effect to the intention of the parties }{\i\insrsid4145895\charrsid6564431 where it is not wholly at variance with the correct legal interpretation of the terms}{\insrsid4145895\charrsid6564431 of the contract, and a practical construction placed by the parties upon the instrument is the best evidence of their intention.\'94}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Id.}{\insrsid4145895\charrsid6564431 at 672 (emphasis added).}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 These decisions prohibit extrinsic evidence that would contradict the written agreement.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [37]}{\insrsid4145895\charrsid6564431 \tab Second, extrinsic evidence may be considered when language in a document is ambiguous.}{\super\insrsid4145895\charrsid6564431 8{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15208059 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4145895 8}{\fs20\insrsid4145895 Because we hold, }{\i\fs20\insrsid4145895 infra}{\fs20\insrsid4145895 , that the word \'93convey\'94 in section 3.04 is susceptible to two reasonable interpretations, under Guam law it is proper to consider extrinsic evidence of surrounding circumstances. Therefore, we do not rule on the issue of whether there }{ \i\fs20\insrsid4145895 must}{\fs20\insrsid4145895 be an ambiguity before extrinsic evidence may be considered. There is no clear majority on this issue, and jurisdictions are split regarding whether an ambiguity is a prerequisite to admitting extrinsic evidence. \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 \tab Some courts require an ambiguity in the document before considering surrounding circumstances. }{\i\fs20\insrsid4145895 See United Iron Works v. Outer Harbor Dock & Wharf Co.}{\fs20\insrsid4145895 , 141 P. 917, 920 (Cal. 1914) (stating that the rule that surrounding circumstances be considered pursuant to section 1860 \'93is invoked and employed }{\i\fs20\insrsid4145895 only in cases where upon the face of the contract itself there is doubt}{\fs20\insrsid4145895 and the evidence is used to dispel that doubt\'94) (emphasis added); }{\i\fs20\insrsid4145895 Payne v. Buechler}{\fs20\insrsid4145895 , 628 P. 2d 646, 650 (Mont. 1981) (stating that Montana statute regarding consideration of surrounding circumstances to be \'93irrelevant\'94 when \'93 [t]he language of the contract is plain and unambiguous . . . [because it] only applies where an ambiguity exists in the language of the contract.\'94); }{\i\fs20\insrsid4145895 Jarrett v. United States Nat\rquote l Bank}{\fs20\insrsid4145895 , 725 P.2d 384, 387 (Or. Ct. App. 1986) (majority opinion interpreting similar Oregon statute as \'93permit[ting] a court to consider circumstances surrounding the execution of an agreement }{\i\fs20\insrsid4145895 only}{\fs20\insrsid4145895 wh en the agreement is ambiguous on its face or is not fully integrated.\'94); }{\i\fs20\insrsid4145895 Sunstream Jet Exp., Inc. v. Int\rquote l Air Serv. Co., Ltd.}{\fs20\insrsid4145895 , 734 F.2d 1258, 1267 (7th Cir. 1984) (relying on the state\rquote s \'93decisional law\'94 to conclude that \'93the trial court must find a contract ambiguous, as a matter of law, before extrinsic and parol evidence is introduced at trial for consideration by the trier of fact.\'94). }{\i\fs20\insrsid4145895 Cf. DuFrene v. Kaiser Steel Corp.}{\fs20\insrsid4145895 , 41 Cal. Rptr 834, 834 (Dist. Ct. App. 1965) (stating that \'93circumstances which su rrounded and led to . . . execution [of document] may be considered to ascertain its true meaning . . . [and] is valid to resolve uncertainty in the language of a contract . . . .\'94) (citation omitted); }{\i\fs20\insrsid4145895 Cunningham v. Southland Constr. Co.}{\fs20\insrsid4145895 , 60 Cal. Rptr. 849, 851 (Ct. App. 1967) (stating that document \'93 itself was unclear as to its meaning. The validity of the so-called written agreement itself was in dispute and it was proper to receive evidence of the true agreement other than the contents of the writing.\'94). \par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4145895 \tab Other courts, on the other hand, do not require that the document be ambiguous at the outset, but allow extrinsic evidence in order to determine whether there is an ambiguity. }{\i\fs20\insrsid4145895 See In re Estate of Russell}{\fs20\insrsid4145895 , 444 P.2d 353 (Cal. Dist. Ct. App. 1968) (stating that in order to determine whether a written instrument is ambiguous or not, the court must examine the instrument in light of the circumstances surrounding its execution so as to ascertain what the parties meant by the words they used); }{ \i\fs20\insrsid4145895 Tennant v. Wilde}{\fs20\insrsid4145895 , 277 P. 137, 139 (Cal. Dist. Ct. App. 1929) (allowing evidence of surrounding circumstances where \'93[t]here is no question as to the ambiguity of the instrument itself.\'94).}}}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 As one court explained:}{\insrsid6564431 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid6564431 {\insrsid4145895\charrsid6564431 If the language employed in the writing is fairly susceptib le of either one of two interpretations contended for, without doing violence to its usual and ordinary import or some established rule of construction, a latent ambiguity exists that must be resolved. }{\i\insrsid4145895\charrsid6564431 To do so, resort must be made to extrinsic evidence as provided by section 1860, supra, in order to ascertain the intention of the parties}{\insrsid4145895\charrsid6564431 .}{\insrsid6564431 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\i\insrsid4145895\charrsid6564431 Flynn v. Flynn}{\insrsid4145895\charrsid6564431 , 229 P.2d 5, 8 (Cal. Dist. Ct. App. 1951) (emphasis added); }{\i\insrsid4145895\charrsid6564431 see also}{\insrsid4145895\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Rabinowitch v. Cal. W. Gas Co.}{\insrsid4145895\charrsid6564431 , 65 Cal. Rptr. 1, 5 (Dist. Ct. App. 1968) (stating that \'93 when the language used in a written instrument is ambiguous, parol evidence may be received to aid the trial judge in ascertaining the true intent of the parties, that is, to determine what the parties meant by what they said.\'94).}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [38]}{\insrsid4145895\charrsid6564431 \tab Here, interpreting the term \'93convey\'94 in section 3.04 as impliedly including the authority to make a gift does not contradict the written POA.}{ \insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 See Jegen}{\insrsid4145895\charrsid6564431 , 174 P.2d 489l; }{\i\insrsid4145895\charrsid6564431 Universal Sales Corp.}{\insrsid4145895\charrsid6564431 , 128 P.2d 664.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Unlike section 1.01 (where \'93convey\'94 was limited by a subheading and section 1.02), there is no other language limiting the term \'93convey\'94 in section 3.04 to transfers for value. }{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Estate of Casey}{\insrsid4145895\charrsid6564431 , 948}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 F.2d at 901.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 As such, \'93convey\'94 in section 3.04 is ambiguous and thus, is \'93fairly susceptible of either one of two interpretations.\'94 }{\i\insrsid4145895\charrsid6564431 Flynn}{\insrsid4145895\charrsid6564431 , 229 P.2d at 8.} {\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Furthermore, the trial court should have considered extrinsic evidence of surrounding circumstances in interpreting section 3.04 pursuant to 6 GCA \'a7\'a7 2511 and 2515.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Because the trial court did not do so, there exists a dispute of material fact as to whether section 3.04 vests Mendiola with the power to make a gift of property.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Accordingly, we hold that the summary judgment was improperly granted; thus, we do not reach Sons\rquote arguments regarding the affirmative defenses which created issues of material fact, including Father\rquote s knowledge of the gift, his subsequent ratification of the gift, and his competency.}{\insrsid6564431 \par \par }{\b\insrsid4145895\charrsid6564431 [39]}{\insrsid4145895\charrsid6564431 \tab Our opinion is not intended as a rejection of the rule of strict construction of powers of attorney, which is intended to ameliorate the inherent danger in interpreting these instruments as including the power to gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Although this case contains no allegation of self-dealing by the attorney-in-fact, courts have recognized that the power to make a gift creates \'93dangerous implications of a power to make unrestricted gifts of the principal\rquote s assets\'94 and presents \'93manifold opportunities and temptations for self-dealing.\'94}{\insrsid6564431\charrsid6564431 }{\i\insrsid4145895\charrsid6564431 Estate of Casey}{\insrsid4145895\charrsid6564431 , 948 F.2d at 899.}{\insrsid6564431\charrsid6564431 }{ \insrsid4145895\charrsid6564431 Therefore, the better practice, when executing powers of attorney, is to expressly and explicitly articulate whether the instrument includes \endash or omits \endash the power to make a gift.}{ \insrsid6564431\charrsid6564431 }{\insrsid6564431 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 VI.}{\insrsid6564431 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\insrsid6564431 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid6564431 {\b\insrsid4145895\charrsid6564431 [40]}{\insrsid4145895\charrsid6564431 \tab We hold, first, that the term \'93convey\'94 in sections 1.01 and 3.04 of the General Power of Attorney in this case are ambiguous.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 However, interpreting section 1.01 in the context of the instrument reveals that the power to \'93 convey\'94 in section 1.01 is qualified to transfers for value.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Therefore, the authority to \'93convey\'94 in section 1.01 cannot reasonably be interpreted as including the power to make a gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 We hold, next, that because the term \'93convey\'94 in section 3.04 has no such limiting language, it is susceptible to two reasonable interpretations, and therefore, may include the power to make a gift.}{\insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Moreover, because Guam\rquote s parol evidence rule requires the consideration of circumstances surrounding the execution of an instrument, the trial court erred in failing to consider extrinsic evidence regarding the making of the power of attorney in this case.}{ \insrsid6564431\charrsid6564431 }{\insrsid4145895\charrsid6564431 Therefore, summary judgment was improperly granted, and the case is }{\b\insrsid4145895\charrsid6564431 REVERSED}{\insrsid4145895\charrsid6564431 and }{\b\insrsid4145895\charrsid6564431 REMANDED}{\insrsid4145895\charrsid6564431 .}{\insrsid6564431 \par }}