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Cyfred, Ltd., CVA07-006}{\subject civil} {\author Supreme Court of Guam}{\operator freriks_k}{\creatim\yr2009\mo12\dy2\hr14\min8}{\revtim\yr2010\mo1\dy11\hr10\min32}{\printim\yr2009\mo11\dy25\hr14\min32}{\version6}{\edmins9}{\nofpages32}{\nofwords12304}{\nofchars70135} {\*\company Judiciary of Guam}{\nofcharsws82275}{\vern24689}}\margl2430\margr1440\margb1008 \widowctrl\ftnbj\aenddoc\hyphhotz0\notabind\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\horzdoc\dghspace0\dgvspace0\dghorigin0\dgvorigin0 \dghshow0\dgvshow0\jexpand\viewkind4\viewscale100\ftnlytwnine\nolnhtadjtbl\nojkernpunct\rsidroot9250459 \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid6108482 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid6108482 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid6108482 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid6108482 \chftnsepc \par }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {\header \pard\plain \ql \fi-1170\li1170\ri0\nowidctlpar\tqr\tx8370\aspalpha\aspnum\faauto\adjustright\rin0\lin1170\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid15942051 Rojas vs. Rojas}{\fs20\insrsid15942051 , Opinion\tab \tab Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid15942051 NUMPAGES \\* arabic \\* MERGEFORMAT }}{\fldrslt { \fs20\lang1024\langfe1024\noproof\insrsid215987 45}}}{\fs20\insrsid15942051 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid15942051 \par }\pard \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid15942051 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid15942051 \par }}{\footer \pard\plain \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid15942051 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 IN THE SUPREME COURT OF GUAM \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 KINI B. SANANAP, IOWANA M. SANAN}{ \b\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid2893511 A}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 P AND}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 THE 40 LOT OWNERS}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 (OF 33 LOTS) LISTED IN}{ \b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 EXHIBIT \'931" TO THE FIRST AMENDED}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 COMPLAINT, \par }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 Plaintiffs-Appell}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ant}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid1194320\charrsid2893511 ,}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid5716636\charrsid2893511 v}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 CYFRED, LTD., A GUAM CORPORATION; ENRIQUE BAZA, JR.; }{ \b\lang2057\langfe1033\langnp2057\insrsid5730085 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5730085 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 ELEANOR B.}{\b\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 PEREZ; DONGBU INSURANCE COMPANY}{\b\lang2057\langfe1033\langnp2057\insrsid5730085\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 AND DOE DEFENDENTS 1-10}{ \b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 , \par }{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 Defendant}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 -Appell}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ee}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 AMENDED }{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 OPINION}{ \b\lang2057\langfe1033\langnp2057\insrsid9599226\charrsid2893511 ON REHEARING}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid16732090\charrsid5730085 Filed:}{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid5730085 }{ \lang2057\langfe1033\langnp2057\insrsid16732090\charrsid5730085 November 25, 2009 \par }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid5730085 Cite as: 200}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid5730085 9}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid5730085 Guam }{ \lang2057\langfe1033\langnp2057\insrsid215987\charrsid5730085 13}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid5730085 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5982883 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 Su}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 preme Court Case No.: CVA0}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 7}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 -0}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 06}{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par Superior Court Case No.: }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 CV1448-02}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5982883 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5982883 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 Appeal from the Superior Court of Guam \par Argued }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 and }{\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ubmitted }{ \lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 February 1}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 5}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid2893511 , 2008}{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }\trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4289\clshdrawnil \cellx4181\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4297\clshdrawnil \cellx8478\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 Appearing for }{\b\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 Plaintiffs-Appell}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ant}{\b\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 :\tab }{ \b\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 Wayson W.S. Wong, }{\i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 Esq.}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 \tab \par }{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 142 Seaton Blvd., Suite 101}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 \par Hag\'e5t\'f1a, G}{\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 U}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 96910\cell }{\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 Appearing for }{ \b\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 Defendant}{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 -Appell}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ee}{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 : \par }{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 Curtis }{\lang2057\langfe1033\langnp2057\insrsid1194320\charrsid2893511 C. }{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 Van de }{ \lang2057\langfe1033\langnp2057\insrsid10302787\charrsid2893511 V}{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 eld, }{\i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid2893511 Esq.}{ \i\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 123 Hernan Cortes Avenue\tab \par }{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 Hag\'e5t\'f1a, G}{\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 U }{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid2893511 \trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4289\clshdrawnil \cellx4181 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4297\clshdrawnil \cellx8478\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 { \lang2057\langfe1033\langnp2057\insrsid2712729\charrsid2893511 \par }{\caps\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid2893511 BE}{\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 FORE:}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 ROBERT J. TORRES}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 Chief}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 Justice;}{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 F. PHILIP CARBULLIDO, Associate Justice;}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 RICHARD H. BENSON}{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 , Justice }{\i\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 . \par }\pard \ql \li0\ri0\nowidctlpar\dxfrtext90\dfrmtxtx90\dfrmtxty90\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 TORRES, }{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid2893511 C}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 .J.:}{ \b\lang2057\langfe1033\langnp2057\insrsid14046994 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [1]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 \tab }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Plaintiffs-Appellants Sananap, et al. (\'93}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 the }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners \'94) appeal from a denial of a preliminary injunction seeking to enjoin Defendants-Appellees Cyfred, et al. (\'93Cyfred\'94) from foreclosing on their homes.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 Some}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 foreclosures occurred}{\lang2057\langfe1033\langnp2057\insrsid2232209\charrsid2893511 on May 17, 2007}{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 during the appeal of this case.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 I}{ \lang2057\langfe1033\langnp2057\insrsid14367675\charrsid2893511 n}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 order to protect our jurisdiction, we set aside those foreclosures and reach the merits of this case.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 Other foreclosures, which occurred in 2006, }{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 may }{ \lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 have rendered the appeal moot with respect to the Homeowners }{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 if the properties were}{ \lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 sold to parties outside this lawsuit.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7020821\charrsid2893511 We also}{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 find that an injunction under the Deceptive Trade Practices-Consumer Protection Act is not an approp}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 riate remedy against foreclosures only distantly related to the deceptions alleged}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7020821\charrsid2893511 However, Cyfred was obligated to install sewer lines f}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid2893511 or all of the residents of the Gill-B}{ \lang2057\langfe1033\langnp2057\insrsid7020821\charrsid2893511 aza subdivision within one year of transferring their respective lots to them.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 Once Cyfred failed to timely install the sewer lines, the }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 Sananaps}{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7020821\charrsid2893511 were excused from paying on the ir promissory notes, and their right to suspend performance under their contracts will continue until such time as they obtain }{\lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 damages or rescission}{ \lang2057\langfe1033\langnp2057\insrsid7020821\charrsid2893511 und}{\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid2893511 er 21 GCA }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 \'a7}{ \lang2057\langfe1033\langnp2057\insrsid13507922\charrsid2893511 \'a7 60314(f)(1) or (2).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14770953\charrsid2893511 Although this appeal is now moot with respect to some of the Homeowners, t}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 he }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 s denial of a preliminary injunction}{\lang2057\langfe1033\langnp2057\insrsid14770953\charrsid2893511 to the Sananaps }{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 is reversed and}{\lang2057\langfe1033\langnp2057\insrsid1864886\charrsid2893511 the case is}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 remanded for proceedings consistent with this opinion.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 I.}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 }{ \b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 FACTUAL AND PROCEDURAL BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\ul\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [2]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \tab This case arises from a nearly identical transaction that was before this court in }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos v. Cyfred}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 , 2006 Guam 7.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 In fact, the original}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 plaintiffs in this action, }{\lang2057\langfe1033\langnp2057\insrsid11024558\charrsid2893511 Kini and Iowana Sananap}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 were neighbors of the Abaloses.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 In both }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 and the instant case, Cyfred was found to have failed}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid2893511 to provide sewer lines to the Gill-B}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 aza }{ \lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 S}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 ubdivision in Yigo as promised in the Land Purchase Agreement.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 , 2006 Guam 7 \'b6\'b6 2-8.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Similarly, plaintiffs in both cases were in default on their promissory notes and sought a remedy under 21 GCA \'a7 60314(f).}{ \cs45\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid1136686 \chftn }{\fs20\insrsid15942051\charrsid1136686 \'93}{\fs20\insrsid15942051 (f) }{\fs20\insrsid15942051\charrsid1136686 If the transferor agrees to make water or power or sewer available to the property, such shall be stated in the document transferring an interest in the property, and such hookup shall be made av ailable to the property by the transferor within one (1) year or such lesser time as may be agreed upon between transferor and transferee. Failure to make power or water or sewer available to the property within one (1) year or such lesser time as agreed upon will result in the transferee being allowed, at his option, to: \par }\pard \s46\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid1136686 (1) rescind the transaction and recover all money paid, reasonable interest, and reasonable costs and attorney}{\fs20\insrsid15942051 \rquote }{\fs20\insrsid15942051\charrsid1136686 s fees; or \par (2) recover from the transferor all amounts required to make the promised utilities available on the property, plus all related costs and reasonable attorney}{\fs20\insrsid15942051 \rquote }{\fs20\insrsid15942051\charrsid1136686 s fees.\'94 \par }\pard \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\fs20\insrsid15942051 21 GCA \'a7 60314(f) (2005).}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 , 2006 Guam 7 \'b6\'b6 4-5.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [3]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 T}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 he fundamental difference between the instant case and }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 is the remedy sought by plaintiffs.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 In }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 the plaintiffs sought, and were granted, re}{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 cission of their contract with Cyfred under 21 GCA \'a7 60314(f)(1).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7491977\charrsid2893511 Abalos} {\lang2057\langfe1033\langnp2057\insrsid7491977\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \'b6\'b6 8, 71.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 This court reasoned that default on the promissory note was not a }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 bar}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 to the }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 equitable}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 remedy of re}{ \lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 cission.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \'b6\'b6 35-38.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 By contrast, the Homeowners in the present case sought the }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 legal}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 remedies of damages, attorneys}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 fees, and costs under 21 GCA \'a7 60314(f)(2).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Therefore, the distinction between the two cases is that the parties in this case seek to enforce the contract going forward rather than returning to the pre-contract state of affairs.}{ \lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [4]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \tab In 1999, Enrique Baza and Eleanor Perez sought permission from the Department of Land Management to convert their property in}{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 to}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 an agricultural subdivision.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Permission was granted on condition that Enrique Baza and Eleanor Perez sign a statement on the Agricultural Subdivision Survey Map (\'93ASSM\'94) acknowledging their obligation to provide sewer lines and other infrastructure.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 In 1998 or 1999,}{\cs45\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\keepn\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid10368258 \chftn }{ \fs20\insrsid15942051\charrsid10368258 In its March 19, 2007 Decision and Order, the court determined that Enrique Baza and Eleanor Perez had transferred the property to Cyfred on August 21, 1998, almost eight months }{\fs20\insrsid15942051 before}{ \fs20\insrsid15942051\charrsid10368258 Baza and Perez signed the ASSM.}{\fs20\insrsid15942051 Appellants\rquote }{\fs20\insrsid12462733 Amended }{\fs20\insrsid15942051 Excerpts of Record (\'93}{\fs20\insrsid12462733 A}{ \fs20\insrsid15942051\charrsid10368258 ER}{\fs20\insrsid15942051 \'94)}{\fs20\insrsid15942051\charrsid10368258 , Tab 23}{\fs20\insrsid15942051 at 9}{\fs20\insrsid15942051\charrsid10368258 (De}{\fs20\insrsid15942051 c. & Order, Mar.}{ \fs20\insrsid15942051\charrsid10368258 19, 2007). However, the court advised \'93that this conclusion is final only as to this motion and not for the entire case.\'94 }{\i\fs20\insrsid15942051 Id.}{\fs20\insrsid15942051 at 10.}{ \i\fs20\insrsid15942051\charrsid14367675 }{\fs20\insrsid15942051\charrsid10368258 The court then expressed doubts as to when the transfer of property had actually taken place. }{\i\fs20\insrsid15942051\charrsid10368258 Id.}}}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Cyfred acquired title to the subdivision.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 On November 8, 1999, the Sananaps signed a Land Purchase Agreement that included a promise by Cyfred to install a sewer line, among other things.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 Sho}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 rtly thereafter, the Sananaps }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid2893511 signed a promissory note and mortgage to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\i\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [5]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab The Sananaps stopped making their mortgage payments}{ \lang2057\langfe1033\langnp2057\insrsid9990054\charrsid2893511 to Cyfred}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 in March of 2002.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9990054\charrsid2893511 Approximately}{\lang2057\langfe1033\langnp2057\insrsid686303\charrsid2893511 a month later}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , the }{ \lang2057\langfe1033\langnp2057\insrsid686303\charrsid2893511 Sananap}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 attorney notified Cyfred that the Sananaps would no longer be paying their mortgage because of Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 alleged }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 breaches of contract.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9990054\charrsid2893511 On September 27, 2002, the Sananaps filed a complaint against Cyfred alleging that it failed to provide sewer lines and o ther infrastructure to residents of the Gill-Baza Subdivision in Yigo.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid686303 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [6]}{\lang2057\langfe1033\langnp2057\insrsid5721333\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11424454\charrsid2893511 Nearly four years later}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 the }{\lang2057\langfe1033\langnp2057\insrsid11424454\charrsid2893511 Sananap}{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 attorney }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 filed his first motion for a preliminary injunction to }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid2893511 prevent Cyfred from foreclosing}{ \lang2057\langfe1033\langnp2057\insrsid11424454\charrsid2893511 on the Sananaps\rquote home}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11424454\charrsid2893511 The Sananaps also filed an Amended Complaint which included as plaintiffs all of the Homeowners now participating in this appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 he }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 granted }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid2893511 some of }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 the Homeowners partial summary judgment with respect to the failure to install the sewer lines and ordered Cyfred to pay }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid2893511 damages }{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 of $580,000.00 and attorneys\rquote fees and costs of $125,314.43.}{\cs45\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid5721333 \chftn }{ \fs20\insrsid15942051\charrsid5721333 }{\fs20\insrsid15942051 }{\fs20\insrsid15942051\charrsid5721333 The award of attorneys\rquote fees and costs was appealed to this court in }{\i\fs20\insrsid15942051\charrsid5721333 Sananap v. Cyfred}{ \fs20\insrsid15942051 , 2008 Guam 10, but the appeal was dismissed and the matter remanded so that the Superior Court could rule on a motion for reconsideration. 2008 Guam 10 \'b6 32.}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid2893511 However, the court reserved judgment on the issue of whether to grant a preliminary injunc}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 tion against the foreclosures.}{ \lang2057\langfe1033\langnp2057\insrsid15144828 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [7]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 After the judgment, and with no decision forthcoming on the preliminary injunction, the Homeowners took additional steps to prevent foreclosure on their }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid2893511 homes}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners asked for a temporary restraining order (\'93TRO\'94) against Cyfred}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 which was denied.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners tried agai}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 n to request a TRO, }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 but the court again denied the request on the grounds that the i}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 ssue had already been decided.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 The Homeowners then requested a Rule 62(h) stay and repeated their request for a preliminary injunction.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 The stay was granted.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 Cyfred then filed a Motion for Reconsideration which eventually resulted in the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 cancelling the stay.}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [8]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 During this period, the Homeowne rs were without sewer facilities and had to rely on portable toilets.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid2893511 As a result, the Guam Environmental Protection Agency attempted to evict them for violating the Toilet Facilities and Sewage Disposal Act, 10 GCA \'a7\'a7 48101-48126 (2005).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [9]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 In late 2006 , private foreclosure sales were held for some of the properties }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 involved}{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 At least one of the lots was sold to Stephanie Mendiola.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 The Superior Court later issued a Decision and Order setting aside the foreclosures that occurred on October 18, 2006}{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 , but denying the motion for a preliminary injunction}{ \lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 The Decision and Order made no mention of other private foreclosure sales that occurred in November and December of 2006}{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid10773548 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 10}{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners filed a Motion for Reconsideration on January 25, 2007.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 On March 19, 2007, the preliminary injunction was again denied.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners then filed a Second Motion for Reconsideration on March 29, 2007.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid2893511 The}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 subsequently denied the preliminary injunction for a}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 third time on April 13, 2007.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 1}{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab On April 16, 2007}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 the }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners filed a Notice of Appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15356007\charrsid2893511 On the same day, the Homeowners filed an emergency motion}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 in this court}{ \lang2057\langfe1033\langnp2057\insrsid15356007\charrsid2893511 to enjoin foreclosure sales that were scheduled for the following day.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid2893511 The motion was immediately g}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 ranted, and a temporary, thirty-}{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid2893511 day stay was issued enjoining the scheduled foreclosures.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 The issue of whether a more permanent stay pending appeal}{\lang2057\langfe1033\langnp2057\insrsid14760611\charrsid2893511 should be issued} {\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 was remanded to the court below.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 On the morning of May 17, 2007, Cyfred held the foreclosure sales}{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 of some of the lots, including the Sananaps\rquote lot,}{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 and sold the properties to itself.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 That afternoon, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid15759075\charrsid2893511 belatedly issued a stay of the foreclosures pending appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9658686\charrsid2893511 On February 22, 2008, the Homeowners filed a motion asking this court to set aside the foreclosures, which we address as part of this opinion.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 Similarly, this opinion responds to Cyfred\rquote s earlier motion to dismiss the present appeal as untimely.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \qc \fi-2160\li2160\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 II.}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 }{ \b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 JURISDICTION AND STANDARD OF REVIEW}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \fi-2160\li2160\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 2}{ \b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 ]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab This court has jurisdiction to hear interlocutory appeals pursuant to 7 GCA \'a7 3108(b) if \'93provided by law.\'94} {\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 7 GCA \'a7 3108(b) (2005); }{\i\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 see also }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 HongKong & Shanghai Banking Corp. v. Kallingal}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2005 Guam 13 \'b6 16; }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Guam Imaging Consultants, Inc. v. Guam Mem}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 l Hosp.}{\i\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 Auth.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2004 Guam 15 \'b6 14.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Appeals from a decision granting or denying a preliminary injunction are }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 permitted}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 under 7 GCA \'a7 25102(f)}{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 3}{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab \'93The district court}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s denial of a preliminary injunction is normally reviewed for an abuse of discretion.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 E. & J. Gallo Winery v. Andina Licores S.A.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 446 F.3d 984, 989 (9th Cir. 2006).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Even though the \'93overall review is for an abuse of discretion, }{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \lquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 [t]he district court}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s interpretation of the underlying legal principles}{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 . . .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 is subject to de novo review and a district court abuses its discretion when it makes an error of law.}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Sw. Voter Registration Educ. Project v. Shelley}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 344 F.3d 914, 918 (9th Cir. 2003) (en banc)).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 A court \'93will reverse a denial of a prelim inary injunction where the district court abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Sammartano v. First Jud. Dist. Ct}{\i\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 303 F.3d 959, 964 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 2002).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 4}{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab A preliminary injunction requires a showing of (1) irreparable injury, and (2) the likelihood of succeeding on the merits.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 HongKong}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2005 Guam 13 \'b6 18.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The potential injury in this case is due to possible foreclosure, and }{\lang2057\langfe1033\langnp2057\insrsid10386346\charrsid2893511 the record }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 suggests \'93irreparable injury\'94 would be a factual }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 determination}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See Friends for All Children. Inc. v. Lockheed Aircraft Corp}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ., 746 F.2d 816, 836 n.39 (D.C. Cir. 1984) (\'93We think that the court properly exercised its discretion in making its factual finding as to irreparable injury on evidence that was readily available.\'94).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Thus, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 \rquote s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 findings }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid2893511 regarding}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 irreparable injury should not be disturbed unless clearly erroneous.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Sammartano}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 303 F.3d at 964.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 By contrast, the lik elihood of the Homeowners succeeding on the merits, insofar as that determination involves questions of contract law or statutory interpretation, should be reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 de novo}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 III.}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 }{ \b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 DISCUSSION}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 A. }{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 The Appeal was Timely}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 5}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{\field\flddirty{\*\fldinst { \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab Cyfred argues that Homeowners}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 appeal is untimely because the use of multiple motions to reconsider was improper and did not toll the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Homeowners contend that this appeal is taken from the April 13, 2007 denial of the second motion to reconsider, and was therefore timely appealed on April 16, 2007.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Although the appeal was timely made, neither party correctly interprets the relevant law.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab Appeals from a judgment or order must normally be certified no later than }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 thirty}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 days after the judgment or order has been entered by the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 Guam R. App. P. (\'93}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 GRAP}{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid2893511 \'94)}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 4(a)(1).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The only exception to this time }{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid2893511 limitation}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 appears in Rule 4(a)(4), which allows the time for appeal to toll until the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 rules on a limited class of motions made after a judgment or order.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 GRAP 4(a)(4).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Thus, for example, a motion for relief from judgment under Rule 60(b) of th}{ \lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 e Guam Rules of Civil Procedure, }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 if made within ten days of the judgment or order, would allow the thirty day time for appeal to toll until the court decides the issue of reconsideration.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 GRAP 4(a)(4)(A)(vi)}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 ; Guam R. Civ. P. (\'93GRCP\'94) 60(b)}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .} {\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Similarly, a Rule 59(e) motion to alter or amend the judgment, which }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 must}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 be made within ten days of the judgment or order, would have an identical effect in delaying the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 GRAP 4(a)(4)(A)(iv); GRCP 59(e).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Because the Guam Rules of Civil Procedure mirror the changes made in 1993 to the Federal Rules of Civil Procedure, \'93 there is no longer a distinction between Rule 59(e) and Rule 60(b) motions filed within ten days of entry of judgment for purposes of finality of the original judgment or calculation of the time within which a party may appeal.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Jennings v. Rivers}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 394 F.3d 850, 855 n.4 (10th Cir. 2005).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Even before the 1993}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 amendments, courts held that \'93[r]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 egardless of how it is styled, a post-judgment motion filed within ten days of entry of judgment that questions the correctness of a judgment is properly construed as a Rule 59(e) motion.\'94 }{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Venable v. Haislip}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 721 F.2d 297, 299 (10th Cir. 1983).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Finally, a \'93motion for reconsideration\'94 that makes no explicit reference to the rules is considered a Rule 59(e) motion if filed within ten days of the order or judgment, or a Rule 60(b) motion if filed later.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Am}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Ironworks & Erectors, Inc. v. N}{ \i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Am}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 .}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Const. Corp., }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 248 F.3d 892, 898-99 (9th Cir. 2001).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid2893511 A }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Rule 59(e) \'93motion to reconsider\'94 made within the ten day period after an order or judgment ha}{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 the obvious benefit of allowing the losing party to extend the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Filing successive motions to reconsider would, at first glance, appear to abuse the judicial process.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 There are, however, cases where back-to-back Rule }{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid2893511 59(e)/Rule }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 60(b) motions have been filed wit hout objection from the courts.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See}{\i\lang2057\langfe1033\langnp2057\insrsid7691327\charrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Thompson v. County of Franklin}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 127 F.}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Supp.}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 2d 145, 148 (N.D.N.Y. 2000).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Often these cases involve }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 pro se}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 defendants attempting to conform to legal formalities.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See, e.g.,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Walker v. Ortiz}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2007 WL 622244 (D.}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Colo.); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Williams v. Office of Fin. Mgmt.,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 1993 WL 87967 (D.C. Cir.).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Nevertheless, the second and subsequent motions do not have any effect on extending the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Trinity Carton Co. v. Falstaff Brewing Corp}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ., 816 F.2d 1066, 1069 (5th Cir. 1987) (\'93A moti on to reconsider an order disposing of a motion of the kind enumerated in Rule 4(a) does not again terminate the running of the time for appeal\'94 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Wansor v. George Hantscho Co}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ., 570 F.2d 1202, 1206 (5th Cir.1978))).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Thus, by analogy to the federal r ules, the time for appeal can extend no later than }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 thirty}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 days from a decision on a single motion to reconsider, provided that}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 the}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 motion was itself timely filed within ten days of the original judgment or order.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 8}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab Homeowners did not specify the rule upon which their}{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 January 25th }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Motion to Reconsider was based.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Because the}{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 January 25th}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Motion to Reconsider was made ten days after the January 15}{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 th}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 denial of the preliminary injunction, it must be treated as a Rule 59(e) motion to alter or amend the judgment.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Am}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Ironworks}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12017607\charrsid2893511 248 F.3d at 898-}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 99.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 On the other hand, the }{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 March 29th }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Motion to Reconsider must be treated as a Rule 60(b) motion for relief from judgment.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Both purport to relate back to the original denial of the preliminary injunction on January 15, 2007, but only the Rule 59(e) motion of January 25}{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 th }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 has any effect on the timeliness of the appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Trinity Carton}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 816 F.2}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 d at 1069.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 Thus, the thirty }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 day time for appeal was tolled until March 19, 2007, when the first Motion to Reconsider was denied.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 GRAP 4(a)(4)(A)(vi).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The last day to enter a Notice of Appeal would have been }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 thirty}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 days later on April 18, 2007.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 Therefore, }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 the Notice of Appeal was }{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid2893511 timely }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 entered on April 16, 2007.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [1}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 9}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid2893511 In a prior opinion, this court allowed an appeal from a denial of a motion to reconsider to appeal the underlying judgment being reconsidered.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid2893511 Ward v. Reyes}{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid2893511 , 1998 Guam 1 \'b6 7}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid2893511 Judge Posner best describes the rationale for this practice}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 :}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The two orders\emdash the judgment and the denial of the motion to change it\emdash merge.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 They merge because the purpose of the motion, so far as suspending the time within which to appeal is concerned, is t o delay the appeal from the judgment until the [lower] court has ruled on the motion, at which point the judgment is ripe for review.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Since that is the only purpose of the motion should it be denied, the court of appeal}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 will construe an appeal from the de nial (should the appellant\rquote s notice of appeal mistakenly cite only the denial) as an appeal from the judgment. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Borrero v. Chicago}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 456 F.3d 698, 700 (7th Cir. 2006).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10310900\charrsid2893511 We }{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 will therefore consider Homeowners\rquote appeal to be an appeal of the January 15}{ \lang2057\langfe1033\langnp2057\insrsid2634570\charrsid2893511 th }{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 denial of }{\lang2057\langfe1033\langnp2057\insrsid9658686\charrsid2893511 the }{ \lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 preliminary injunction}{\lang2057\langfe1033\langnp2057\insrsid1328012\charrsid2893511 , rather than the}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 March 19th}{ \lang2057\langfe1033\langnp2057\insrsid1328012\charrsid2893511 Decision and Order to which it refers}{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 The better practice}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 , however,}{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid2893511 is to designate the judgment or order one intends to appeal, as required by Rule 3(c) of the Guam Rules of App}{\lang2057\langfe1033\langnp2057\insrsid10386346\charrsid2893511 ellate Procedure.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 B. }{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 The }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 March 17, 2007 Foreclosure}{ \b\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 did not Moot the Appeal}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 20}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 At oral argument, the Homeowners\rquote attorney conceded that if the foreclosure sales were valid, then this appeal would be effectively moot.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 Because the sales occurred during a brief window between this court\rquote s stay and the stay issued by the court below, there was no legal impediment to conducting the sales on March 17, 2007.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 However, the Homeowners argue that the sales were not properly conducted and are therefore void.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 The validity of the foreclosure sales is a factual issue that this court need not address.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 Instead, we grant the motion to set aside the March 17}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid2893511 th}{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 foreclosure sales to protect our appellate jurisdiction in this case.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 This, in turn, will allow us to reach the merits in reviewing}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 the}{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid2893511 \rquote s denial of the preliminary injunction.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 1}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab \'93In general, an appeal should be dismissed as moot when, by virtue of an intervening event, the appellate court cannot grant effective relief in favor of the appellant.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Guam Election Comm}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 n v. Responsible Choices for All Adults Coal}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2007 Guam 20 \'b6 31.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 On the other hand, \'93a case is not moot if the court has the }{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \lquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ability to undo the effects of conduct that was not prevented by the time of the decision.}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Garcia v. Lawn}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 805 F.2d 1400, 1402 (9th Cir. 1986) (quoting 13A Wright, }{ \lang2057\langfe1033\langnp2057\insrsid2634570\charrsid2893511 at al.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 Federal Practice and Procedure,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Jurisdiction}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 2d \'a7 3533.3, at 278-79 (1984)).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 I}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 f an appellate court would have no power to reverse an event or action, a party must protect its claim by obtaining a stay during the appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'93\lquote [A] party who chooses to appeal but who fails to obtain a st}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid2893511 ay or injunction pending appeal}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 risks losing its ability to realize the benefits of the successful appeal.\rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 In re Combined Metals Reduction Co.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 557 F.2d 179, 188 (9th Cir. 1977) (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 In re Lewis Jones, Inc.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 369 F. Supp. 111, 115-16 (E.D. Pa. 1973)).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 2}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'93 It has long been established that where a defendant with notice in an injunction proceeding completes the acts sought to be enjoined the court may by mandatory injunction restore the status quo.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Porter v. Lee}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 328 U.S. 246, 251 (1946).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 For example, in }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 National Forest Preservation Group v. Butz}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , a land swap had occurred during an appeal, where the plaintiff was appealing a denial of an injunction against the land swap on the grounds that it violated federal environmental laws.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13109186\charrsid2893511 485 F.2d 408, 410 (9th Cir.1973).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The Ninth Circuit Court of Appeals responded to the government}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s argument that the appeal was moot as follows:}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Nonsense.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 [A]fter a defendant has been notified of the pendency of a suit seeking an injunction against him, even though a temporary injunction be not granted, he acts at his peril and subject to the power of the court to restore the status}{ \lang2057\langfe1033\langnp2057\insrsid1267160\charrsid2893511 quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , wholly irrespective of the merits as they may be ultimately decided.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 at 411 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Jones v. SEC}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 298 U.S. 1, 17}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid2893511 -18}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (1936)).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The court therefore held that the appeal was not moot.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 3}{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid13849501\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Other courts have also held that where an appellate court has the power to restore the status quo, an appeal is not moot.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See, e.g. Garcia }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 805 F.2d at}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 1402 (appeal from denial of }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 an }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 injunction against transfer of }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 an }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 employee was not moot because the court had the power to reinstate the terminated employee);}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Padilla v. Ackerman}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , }{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 460 F.2d 477, 479 n.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 1 (9th Cir.1972) (appeal from denial of }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 an }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 injunction against transfer of state prisoners out of a drug treatment program }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 was }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 not moot even though transfer has occurred, because district court had power to restore the status quo by ordering the prisoners returned to the treatment program); }{ \i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 Hines v. U.S.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Att}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 y}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Gen.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 1988 WL 92898, at *1 (4th C ir.) (appeal from denial of }{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 an }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 injunction against foreclosure }{ \lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 not moot because court had }{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 the }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 power to restore property purchased at foreclosure sale by defendant).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Of course, some events cannot be reversed, and courts will often dismiss such cases as moot.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Town House Dep}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 t}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Stores, Inc. v. Ahn}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2000 Guam 32 \'b6 9.}{\cs45\lang2057\langfe1033\langnp2057\insrsid1267160\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid1267160 \chftn }{\fs20\insrsid15942051 }{ \i\fs20\insrsid15942051\charrsid1267160 See, e.g., Dan Caputo Co. v. Russian River County Sanitation Dist}{\i\fs20\insrsid15942051 .}{\fs20\insrsid15942051\charrsid1267160 , 749 F.2d 571, 574 (9th Cir.1984) (action to enjoin performance of }{ \fs20\insrsid15942051 a }{\fs20\insrsid15942051\charrsid1267160 contract }{\fs20\insrsid15942051 was }{\fs20\insrsid15942051\charrsid1267160 mooted by virtue of the completion of the contract); }{\i\fs20\insrsid15942051\charrsid1267160 Enrico's, Inc. v. Rice}{\fs20\insrsid15942051\charrsid1267160 , 730 F.2d 1250, 1254 (9th Cir.1984) (issue on appeal }{\fs20\insrsid15942051 was }{\fs20\insrsid15942051\charrsid1267160 mooted by virtue of}{\fs20\insrsid15942051 an}{ \fs20\insrsid15942051\charrsid1267160 intervening decision by a California state court interpreting California state law); }{\i\fs20\insrsid15942051\charrsid1267160 Canez v. Guerrero}{\fs20\insrsid15942051\charrsid1267160 , 707 F.2d 443, 446 (9th Cir.1983) (action as to }{\fs20\insrsid15942051 the }{\fs20\insrsid15942051\charrsid1267160 procedures used in a union election }{\fs20\insrsid15942051 was }{\fs20\insrsid15942051\charrsid1267160 mooted because the election had occurred and the complainants had been victorious); }{\i\fs20\insrsid15942051 In re}{\i\fs20\insrsid15942051\charrsid1267160 Combined Metals Reduction Co.}{\fs20\insrsid15942051\charrsid1267160 , 557 F.2d 179, 192 (9th Cir.1977) (action as to the appropriate disposition of property of a bankrupt company }{\fs20\insrsid15942051 was }{\fs20\insrsid15942051\charrsid1267160 mooted because the sale and lease of the property in question had been completed pursuant to a valid order of the district court).}}}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 4}{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The general rule that a case is moot when a court cannot reverse the transaction}{ \lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 often applies to foreclosures }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that occur during the pendency of an appeal.}{\lang2057\langfe1033\langnp2057\insrsid2893511 } {\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Christopher Vill}{\i\lang2057\langfe1033\langnp2057\insrsid11028811\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , Ltd. P}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ship v. Retsinas}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 190 F.3d 310, 314 (5th Cir. 1999)}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 (\'93 Ordinarily, an appeal will be moot when the property underlying the dispute has been sold at a foreclosure sale because [the] court cannot fashion adequate relief, i.e. cannot reverse the transaction.\'94)}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ; }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 see also}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 DuBose v. Gastonia Mut. Sav. }{\i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 &}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Loan Ass}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 n}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 286 S.E.2d 617, 621 (N.C. Ct. App. 1982); }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Bunn v. Werner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 210 F.2d 730, 731 (D.C. Cir. 1954); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 NCNB Texas Nat}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 l Bank v. Southwold Assoc.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 909 F.2d 128, 129 (5th Cir. 1990).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 This is particularly true when the purchaser is not a party to the lawsuit.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 See }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Holloway v. United States}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 789 F.2d 1372, 1374 (9th Cir. 1986) (\'93 Because the property has been sold and the purchaser of the property was not made a party to this proceeding and because we cannot grant effective relief in his or her absenc}{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 e, this appeal is dismissed.\'94).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 5}{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 However, if the purchaser at a foreclosure sale is a party to the lawsuit, a court may still reverse the transaction by setting aside the foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 Foreclosure and purchase by a party does \'93not deprive[] [the] court of power to give effective relief, including invalidation of the foreclosure sale if indicated }{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid2893511 . . . where }{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 there is no innocent third-party purchaser whose rights could be prejudiced.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid3355625\charrsid2893511 United Realty Trust v. Prop. Dev. & Research Co}{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid2893511 ., 269 N.W.2d 737, 741 n.}{ \lang2057\langfe1033\langnp2057\insrsid3355625\charrsid2893511 5 (Minn.}{\lang2057\langfe1033\langnp2057\insrsid1328012\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3355625\charrsid2893511 1978)}{ \lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 An Illinois }{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid2893511 appellate court}{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid2893511 went so far a}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 s to require that a mootness dismissal of a petition to set aside a foreclosure be accompanied by proof of an actual third-party purchaser, even where no evidence was presented that a party to the suit had purchased the property.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 Avondale Sav. }{\i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 &}{ \i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 Loan Ass}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 n v. Amalgamated Trust }{ \i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 &}{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 Sav. Bank}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 , 397 N.E.2d 121 (Ill. App.}{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid2893511 Ct.}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid2893511 1979).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2098657\charrsid2893511 The}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Fourth Circuit}{\lang2057\langfe1033\langnp2057\insrsid2098657\charrsid2893511 , in an unpublished opinion considering }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 an injunction against a foreclosure that had already occurred}{\lang2057\langfe1033\langnp2057\insrsid2098657\charrsid2893511 , found it significant that a government agency was both a party to the case and the purchaser of the property}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 : \par }{\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 This is not a case where an irreversible action has occurred, the }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 status quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 cannot be restored, or this Court}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s judgment cannot have a practical affect upon the existing controversy. Although it appears that the foreclosure sale sought to be enjoined has already taken place, the court may by mandatory injunction restore the st}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 atus quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 . Nor is this a case in which the absence of a party to the transaction at issue disarms the court from granting effective relief.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Hines v. }{\i\lang2057\langfe1033\langnp2057\insrsid11028811\charrsid2893511 U.S.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Atty. Gen.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 1988 WL 92898, at *1.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 This view of mootness comports more closely with the general rule that an appeal is not moot if the court has the power to \'93restore the status quo.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Porter v. Lee}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 328 U.S. at 251.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See also }{\i\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 F.T.C.}{\i\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 v. Weyerhaeuser Co.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 665 F.2d 1072}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 , 1077-78}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (D.C. Cir. 1981) (action to enjoin }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 a }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 merger }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 not mooted by completion of }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 the }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 merger pending appeal where all necessary parties were before the court); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Bastian v. Lakefront Realty Corp.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 581 F.2d 685}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 , 691-92}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (7th Cir. 1978) (shareholder suit to enjoin }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 a }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 corporate sale of property to purchaser }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 not mooted by completion of }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 the }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 sale pending appeal where vendor and purchaser were parties to the suit); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Indus}{ \i\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Bank of Washington v. Tobriner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 405 F.2d 1321}{ \lang2057\langfe1033\langnp2057\insrsid1858002\charrsid2893511 , 1323}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (D.C. Cir. 1968) (suit to enjoin issuance of tax deed to purchaser }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 not mooted by issuance of deed pending appeal where tax commissioners and purchaser were parties to the suit).}{ \cs45\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs45\super\insrsid15942051 \chftn }{\fs20\insrsid15942051\charrsid602019 In bankruptcy law, which has its own set of rules regarding mootness, there are limited exceptions to the general rule that foreclosure moots an appeal absent a stay. }{ \i\fs20\insrsid15942051\charrsid602019 See generally In re Onouli-Kona Land Co.}{\fs20\insrsid15942051\charrsid602019 , 846 F.2d 1170, 1171-73 (9th Cir. 1988) (discu ssing the application of the mootness rule to bankruptcy foreclosures). In the Ninth Circuit, one exception to mootness \'93is available when real property is sold to a creditor }{\i\fs20\insrsid15942051\charrsid602019 who is a party to the appeal}{ \fs20\insrsid15942051\charrsid602019 , but only when the sale is subject to statutory rights of redemption.\'94 }{\i\fs20\insrsid15942051\charrsid602019 Id.}{\fs20\insrsid15942051\charrsid602019 at 1173 (emphasis added).}}}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 [2}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab All of the }{\lang2057\langfe1033\langnp2057\insrsid10773548\charrsid2893511 March 17th }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 foreclosure deeds are signed by Geraldine Mendiola as Cyfred\rquote s \'93Duly Author}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 ized Representative.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 Appellee}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Br}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 ., a}{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid2893511 pp. B}{ \lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 (Foreclosure Deeds, Aug. 23, 2007).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 N}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 either party argues }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that ownership has }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 been }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 transferred to any other person or entity.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 Even assuming the foreclosure sales were properly conducted,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Cyfred is both the}{\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 purchaser}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 of the foreclosed property and a party to this }{\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 lawsuit}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 and }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 this court retains the power to \'93restore the status quo\'94 by setting aside the foreclosures.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Porter}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 328 U.S. at 251.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid8085088\charrsid2893511 We therefore set aside the March 17}{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 , 2007}{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid2893511 foreclosure sales as an exercise of our statutory authority to \'93protect [our] appellate jurisdiction\'94 in this case.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid2893511 7 GCA \'a7 3107(b) }{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 C.}{\b\lang2057\langfe1033\langnp2057\insrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 The }{ \b\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 Appeal }{\b\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 may be}{\b\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 Moot with Respect to the 2006 Foreclosures} {\b\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [27]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 Cyfred he}{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 l}{\lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 d earlier }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 private }{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 foreclosure sale}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 on October 18, 2006}{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 during which }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 at least one of the}{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 lots }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 was}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 sold to Stephanie Mendiola}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 Appellants\rquote Amended Excerpts of Record (\'93AER\'94), }{\lang2057\langfe1033\langnp2057\insrsid11100945\charrsid2893511 tab 14, Ex. 5 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 at 108-11 (Foreclosure Deed}{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 , Oct. 18, 2006}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 ).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 The parties also agree that other foreclosures occurred sometime }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 during }{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 the following month}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 Appellants\rquote Br. at 8; Pet. }{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 Reh\rquote g}{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 at 4.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 The October}{ \lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 18th}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 foreclosure sales were purportedly set aside in the January 15, 2007 Decision and Order because of Cyfred\rquote s failure to follow proper procedure in conducting the sales.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}A}{ \lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 ER}{\lang2057\langfe1033\langnp2057\insrsid10302787\charrsid2893511 , tab 17}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9656088\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 19-21}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 (Finds. Fa}{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 ct & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid3425914\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 , Jan. 15, 20}{ \lang2057\langfe1033\langnp2057\insrsid3425914\charrsid2893511 07}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 Th e Superior Court has not yet ruled on the status of the later-occurring foreclosure sales.}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363 {\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2} \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [28]\tab }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 For the Homeowners like}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 the Sananaps, who were not subject to foreclosure until May 17, 2007}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 , both this court and the Superior Court had jurisdiction to set aside the foreclosures}{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Th}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 ose properties}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 were purchased by Geraldine Mendiola as Cyfred\rquote s \'93Duly Authorized Representative.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Appellee\rquote s Br}{\lang2057\langfe1033\langnp2057\insrsid3425914\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 ,}{ \lang2057\langfe1033\langnp2057\insrsid4748738\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 app. B (Foreclosure Deeds).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 However, with respect to the }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 2006 }{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 foreclosures}{ \lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 at least one}{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 purchaser, Stephanie Mendiola, }{\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 may not have }{\lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 acted }{ \lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 as}{\lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 an agent of Cyfred}{\lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 when it signed the deed or deeds}{ \lang2057\langfe1033\langnp2057\insrsid8661706\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4998527\charrsid2893511 Appellant\rquote s Br. at 8 n.4; Appellee\rquote s Br. at 19}{ \lang2057\langfe1033\langnp2057\insrsid4748738\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid8481526\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [29]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 The}{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 January 15, 2007 Decision and Order makes no mention o}{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 f Stephanie Mendiola, but }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 it is apparent that }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 the court}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 was aware that }{ \lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 it}{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 had no jurisdiction over property assigned to non-parties.} {\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 ER}{\lang2057\langfe1033\langnp2057\insrsid193\charrsid2893511 , tab 17 }{ \lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 4-9}{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 (Finds. Fact & Concl. L.}{ \lang2057\langfe1033\langnp2057\insrsid193\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 In particular, }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 the court}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 indicated that certain plaintiffs had assigned their property \'93to a party outside t}{ \lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 his case and the [c]ourt has no}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 authority to restrict a foreclosure sale.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 at }{ \lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 6}{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 For the properties that were sold on October 18, 2006, }{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 the judge}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 concluded}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 that \'93the preliminary injunction issue is moot but the [c]ourt will make a decision setting aside the foreclosure. \'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 Therefore, it }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 appears that either}{\lang2057\langfe1033\langnp2057\insrsid9594142\charrsid2893511 the}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 judge was mistaken in assuming Cyfred had purchased t}{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 he properties sold on October 18th}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 , or believed Stephanie Mendiola was }{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 Cyfred}{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 \rquote s agent}{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 } {\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 without m}{\lang2057\langfe1033\langnp2057\insrsid9131677\charrsid2893511 aking a finding to that effect.}{\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [30]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 In the record before us}{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 , there is some evidence that}{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 Stephanie Mendiola and others may have been}{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 acting }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 on behalf of Cyfred}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Attorney Wayson Wong set forth his reasons for believing th}{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 at Stephanie Mendiola was acting as an agent}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 in a footnote to one of his memoranda:}{\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 The eviction efforts are being pursued in name by Stephanie Mendiola (perhaps related to Cyfred\rquote s President, Geraldine Mendiola).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Before the October 18, 2006 foreclosure sales, Stephanie Mendiola delivered pleadings for this case to plaintiffs\rquote counsel\rquote s office; however, she told plaintiffs\rquote counsel that she was not from attorney Van de veld\rquote s office but from Cyfred\rquote s office instead; thus, she refused to accept pleadings we wanted to give to attorney Vand de veld for this case.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 She was the one who purchased nine of the 10 lots foreclosed for $1,000 each.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Cyfred issued her warranty deeds on the same day of the sale and had them recorded that very day}{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 . . . .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Stephanie Mendiola apparently then issued notices to vacate to the lot owners.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 She used Cyfred\rquote s business address as her own (both use 123 Hernan Cortes as their address); she even used Cyfred\rquote s stationary }{ \lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 . . . .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 The designation of the person preparing the letters at the bottom of each letter is \'93bjr\'94, probably Bobby Jo Reyes, Cyfred\rquote s office manager.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Despite Cyfred\rquote s poor efforts to disguise it, this Court should see that Cyfred is behind such eviction efforts. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 ER}{\lang2057\langfe1033\langnp2057\insrsid193\charrsid2893511 , tab 14}{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 at 6 n.1 (Mem. }{\lang2057\langfe1033\langnp2057\insrsid734471\charrsid2893511 P. & A.}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 Re Relief Requested}{ \lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 , Oct. 25, 2006}{\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 In a later m}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 emorandum, Attorney Wong notes that Cyfred assigned other properties to Peter and Ina Gill; that Peter and Ina share the same last name as Francis Gill, Cyfred\rquote s CEO; and that Peter and Ina Gill share the same business address as Cyfred.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7818798\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 ER}{\lang2057\langfe1033\langnp2057\insrsid7818798\charrsid2893511 , tab 15 }{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 5}{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 (Reply Mem, Nov. }{ \lang2057\langfe1033\langnp2057\insrsid7818798\charrsid2893511 3}{\lang2057\langfe1033\langnp2057\insrsid93884\charrsid2893511 , 2006}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 ).}{ \cs45\lang2057\langfe1033\langnp2057\insrsid10362891\charrsid2893511 \chftn {\footnote \pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{\fs20\insrsid15942051\charrsid12462733 In fact, the fate of one such assignment to Peter and Ina Gill is the subject of an appeal currently before this court. }{\i\fs20\insrsid15942051\charrsid12462733 See Yanfag v. Cyfred, Ltd.}{\fs20\insrsid14634079 , Case No. CVA08-013.}}}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 The Homeowners}{\lang2057\langfe1033\langnp2057\insrsid14358639\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 theory appears to be that Stephanie Mendiola and others who purport to hold the Homeowners\rquote property are actually agents of Cyfred }{ \lang2057\langfe1033\langnp2057\insrsid15482046\charrsid2893511 acting on its behalf}{\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [31]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 The only }{ \lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 documentary evidence}{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 in the record regarding Stephanie Mendiola }{ \lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 is}{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 a foreclosure deed, signed by her without mentioning any affiliation with Cyfred, and a Notice to Vacate Premises, signed by Stephanie Mendiola and printed on letterhead}{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 nearly identical to Cyfred\rquote s,}{ \lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 with Cyfred\rquote s business ad}{\lang2057\langfe1033\langnp2057\insrsid14358639\charrsid2893511 dress in the upper corner.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14358639\charrsid2893511 AER}{\lang2057\langfe1033\langnp2057\insrsid7285810\charrsid2893511 , tab 14, Ex. 5}{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 at }{ \lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 1-4 }{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 (Foreclosure Deed); }{\i\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 id.}{ \lang2057\langfe1033\langnp2057\insrsid7285810\charrsid2893511 , Ex. 6}{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 1}{ \lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 (Notice to Vacate Premises, Oct. 18, 2006).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 While the }{ \lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 connection between Stephanie Mendiola and Cyfred }{\lang2057\langfe1033\langnp2057\insrsid1314572\charrsid2893511 is particularly troubling, }{ \lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 the Foreclosure Deed }{\lang2057\langfe1033\langnp2057\insrsid4151643\charrsid2893511 lacks any language to indicate she was acting as an agent of Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 From this record, we are not able to determine if Stephanie Mendiola is a representative of Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 We remand this issue to the trial court to determine Stephanie Mendiola\rquote s relationship, if any, to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid4151643 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [32]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 As a general rule}{ \lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 , those who purchase properties}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 at a foreclosure sale}{\lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 must be party}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 to the lawsuit seeking}{\lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 to invalidate th}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 ose}{ \lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 sales.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 See}{ \i\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 , e.g.,}{\i\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 Euge v. Golden}{\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 , 657 S.W.2d 689, 692 (Mo. Ct. App. 1983) (\'93In an action to set asid}{\lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 e a foreclosure sale }{\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 . . .}{ \lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 all the parties to the instrument sought to be cancelled must be parties to the action unless it is obvious that the one not joined had no interest in the subject matter of the suit.\'94); }{ \i\lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 Pugh v. Richmond}{\lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 , 425 S.W.2d 789, 798}{\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 (}{ \lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 Tenn.}{\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 Ct. App. }{\lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 1967}{ \lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 ) (}{\lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 the }{\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 p}{ \lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 urchaser of lot at }{\lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 an }{\lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 invalid foreclosure sale had an interest making him a necessary party }{\lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 in a}{\lang2057\langfe1033\langnp2057\insrsid8862343\charrsid2893511 suit to set aside}{ \lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 the sale}{\lang2057\langfe1033\langnp2057\insrsid5513347\charrsid2893511 )}{\lang2057\langfe1033\langnp2057\insrsid11609811\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 For those properties sold to parties outside of this case before this appeal was taken, t}{\lang2057\langfe1033\langnp2057\insrsid4151643\charrsid2893511 he issue of granting a preliminary injunction against foreclosure}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4151643\charrsid2893511 is now moot.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 See Retsinas}{\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 , 190 F.3d at 314; }{ \i\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 DuBose}{\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 , 286 S.E.2d at 621; }{\i\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 Bunn}{ \lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 , 210 F.2d at 731; }{\i\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 NCNB Texas Nat\rquote l Bank}{\lang2057\langfe1033\langnp2057\insrsid11481953\charrsid2893511 , 909 F.2d at 129.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 However, on re}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 mand, the trial court must determine}{ \lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 whether Stephanie Mendiola }{\lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 or others were acting as }{ \lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 representative}{\lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 of Cyfred a}{ \lang2057\langfe1033\langnp2057\insrsid8337334\charrsid2893511 t the }{\lang2057\langfe1033\langnp2057\insrsid7485275\charrsid2893511 2006 }{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 private foreclosure sales.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid733532\charrsid2893511 If so, then Cyfred would be the true purchaser, and }{\lang2057\langfe1033\langnp2057\insrsid7225687\charrsid2893511 the Superior Court may have validly set aside }{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 many of }{\lang2057\langfe1033\langnp2057\insrsid7225687\charrsid2893511 those foreclosures on January 15, 2007}{ \lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 AER at }{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 19-21}{\lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 (Finds. Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid8598643\charrsid2893511 - Part II}{ \lang2057\langfe1033\langnp2057\insrsid9573557\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 Consequently, }{ \lang2057\langfe1033\langnp2057\insrsid7225687\charrsid2893511 the issue of a preliminary injunction would not be moot}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 with respect to foreclosure sales that were validly set aside}{ \lang2057\langfe1033\langnp2057\insrsid7225687\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid11410363 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 D}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 . The Deposition Testimony of Francis Gill}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 }{ \b\lang2057\langfe1033\langnp2057\insrsid6908479\charrsid2893511 is of Minimal Relevance}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 33}{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 The Homeowners attempted to submit a deposition of Francis Gill, Cyfred\rquote s CEO, but the court was skeptical because the deposition was unsigned.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8598643\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 ER, }{\lang2057\langfe1033\langnp2057\insrsid8598643\charrsid2893511 t}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 ab 28}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid1052252\charrsid2893511 8-9}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 (Dec}{ \lang2057\langfe1033\langnp2057\insrsid3875836\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid2893511 & Order, Apr. 13, 2007).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 In our original opinion, we determined that Cyfred had waived its objection by failing to submit a motion to suppress the deposition.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 Sananap}{\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 , 2008 Guam 19 \'b6 27.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 During this appeal, Cyfred}{\lang2057\langfe1033\langnp2057\insrsid7830655\charrsid2893511 eventually}{\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 did file a motion to suppress, and the Superior Court granted the motion on other grounds.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 Pet. Reh\rquote g, }{ \lang2057\langfe1033\langnp2057\insrsid10163200\charrsid2893511 Ex. D}{\lang2057\langfe1033\langnp2057\insrsid12017492\charrsid2893511 (Dec. & Order, Dec. 3, 2007).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7830655\charrsid2893511 Because we continue to believe that Mr. Gill\rquote s deposition is of minimal relevance to the issues on appeal, we leave the fate of that deposition within the jurisdiction of the Superior Court.}{\lang2057\langfe1033\langnp2057\insrsid12982155 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 E}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 . Injunction}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 und}{ \b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 er the }{\b\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 is not the Proper Remedy}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 34}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The Homeowners argue that failure to provide sewer lines within one year}{ \lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 in violation of 21 GCA \'a7 60314(f)}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 ,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 is }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 also }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 a violation of the Deceptive Trade Practices-Consumer Protection Act (\'93}{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'94).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 5 GCA }{ \lang2057\langfe1033\langnp2057\insrsid5728235\charrsid2893511 \'a7\'a7 32101-32604}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Specifically, they argue that Cyfred\rquote s actions constitute a violation of 5 GCA \'a7}{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid2893511 \'a7}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 32201(a) and (b)(29).}{\cs45\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \chftn {\footnote \pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid10368258 \chftn }{ \fs20\insrsid15942051\charrsid10368258 }{\b\fs20\insrsid15942051\charrsid1328012 \'a7}{\b\fs20\insrsid15942051\charrsid10368258 32201. Dece}{\b\fs20\insrsid15942051 ptive Trade Practices Unlawful.}{\b\fs20\insrsid15942051\charrsid602019 \par }\pard \s46\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051 \tab }{\fs20\insrsid15942051\charrsid10368258 (a) False, misleading, or deceptive acts or practices, including, but not limi ted to those listed in this chapter, are hereby declared unlawful and are subject to action by the Attorney General or any person as permitted pursuant to this chapter or other provisions of Guam law. A violation consisting of any act prohibited by this t itle is in itself actionable, and may be the basis for damages, rescission, or equitable relief. The provisions of this chapter are to be liberally construed in favor of the consumer, balanced with substantial justice, and violation of such provisions ma y be raised as a claim, defense, crossclaim or counterclaim. \par \tab (b) The term }{\i\fs20\insrsid15942051\charrsid10368258 false, misleading, }{\fs20\insrsid15942051\charrsid10368258 or}{\i\fs20\insrsid15942051\charrsid10368258 deceptive acts }{\fs20\insrsid15942051\charrsid10368258 or }{ \i\fs20\insrsid15942051\charrsid10368258 practices}{\fs20\insrsid15942051\charrsid10368258 includes, but is not limited to, the following acts by an person or merchant . . . . \par }\pard \s46\ql \li720\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid10368258 \tab . . . . \par }\pard \s46\qj \li1440\ri1440\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin1440\lin1440\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid10368258 \tab (29) }{\i\fs20\insrsid15942051\charrsid14356376 Doing any other act which is pro hibited by the laws of Guam to mislead a consumer to his detriment}{\fs20\insrsid15942051\charrsid10368258 or to induce another person to buy or sell goods or services to such person\rquote s detriment. \par }\pard \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\fs20\insrsid15942051 5 GCA \'a7 32201 (2005) }{\fs20\insrsid15942051\charrsid10368258 (}{\fs20\insrsid15942051 first }{ \fs20\insrsid15942051\charrsid10368258 emphasis in original}{\fs20\insrsid15942051 , second emphasis added).}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 T}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 he Homeowners }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 claim}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 they were misled }{ \lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 to their detriment }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 because (1) Cyfred failed to include the promise to install sewer lines}{ \lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 in }{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 warranty deeds given to some of the Homeowners}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ; (2) Cyfred promised but f}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 ailed to deliver \'93good title}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'94}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 ;}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 and (3) Cyfred misrepresented to five of the Homeowners that the Government would install the sewer lines rather than Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 As a result, the Homeowners }{ \lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 request}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that an injunction issue under 5 GCA \'a7 32119}{ \cs45\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \chftn {\footnote \pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid10368258 \chftn }{\fs20\insrsid15942051\charrsid10368258 }{\b\fs20\insrsid15942051\charrsid1328012 \'a7}{\b\fs20\insrsid15942051\charrsid10368258 32119. Injunctive Relief. \par }\pard \s46\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid10368258 The court may issue any person including the Attorney Gene ral temporary restraining orders, and temporary or permanent injunctions }{\i\fs20\insrsid15942051\charrsid1328012 to restrain and prevent violations of this chapter}{\fs20\insrsid15942051\charrsid10368258 and such injunctive relief shall be issued without bond. The complaining party need not show that there is no remedy available at l aw and need not show irreparable damage if injunctive relief is not granted, but need only show that a violation of this chapter has occurred}{\fs20\insrsid15942051 or is likely to occur . . . . \par }\pard \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\fs20\insrsid15942051 5 GCA \'a7 32119 (2005) (emphasis added).}}}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 to halt the foreclosures.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 35}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab Cyfred responds that there was insufficient evidence of a violation of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 , that the Homeowner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 title}{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 s were not}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 defective, and that its breach of contract does not rise to the level of a deceptive act.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 echoed these concerns over the course of issuing its many decisions and findings.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 One of }{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid2893511 the court\rquote s}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 principal objections to the applicability of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 was that 5 GCA \'a7 32119 cannot enjoin a foreclosure because the resulting injunction would not \'93restrain and prevent\'94 the misleading acts alleged to be a violation of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3866753\charrsid2893511 5 }{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 GCA \'a7 32119; }{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid2893511 Appellees\rquote [}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 Supplemental}{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 Excerpts of Record (\'93SER\'94), t}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ab 3}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 at 11-12}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (Finds}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 . Fact & Concl. L., Oct. 5, 2006).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid2893511 As an example,}{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid2893511 the court argued }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that if Cyfred had really given the Homeowners bad title,}{\cs45\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid10368258 \chftn }{ \fs20\insrsid15942051\charrsid10368258 The court found insufficient evidence that Cyfred had conveyed bad title. }{\fs20\insrsid12462733 A}{\fs20\insrsid15942051\charrsid10368258 ER, Tab 17}{\fs20\insrsid15942051 at 11 (Find}{ \fs20\insrsid15942051\charrsid10368258 s}{\fs20\insrsid15942051 . }{\fs20\insrsid15942051\charrsid10368258 Fact & }{\fs20\insrsid15942051 Concl. L}{\fs20\insrsid12462733 . \endash Part II}{\fs20\insrsid15942051 , Jan 15, 2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 an injunction against foreclosures would not prevent the conve}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 yance of bad title.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ab 17 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 at 11 (Find}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid12863884\charrsid2893511 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ).}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [3}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid15367807\charrsid2893511 We agree.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Injunctive relief under 5 GCA \'a7 32119 is specific in its purpose.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 A plain reading of 5 GCA \'a7 32119 reveals that an injunction can only issue \'93to restrain and prevent violations of this chapter.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 5 GCA \'a7 32119.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid2893511 An}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 injunction preventing the foreclosures would not \'93 restrain and prevent\'94 the wrongs alleged, such as Cyfred\rquote s failure to provide a sewer line}{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid2893511 or}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 the alleged failure to provide good title}{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 Id.}{ \i\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid2893511 N}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 or}{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid2893511 would }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 the alleged misrep}{\lang2057\langfe1033\langnp2057\insrsid5118947\charrsid2893511 resentations during the sale be restrained or prevented}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 by an injunction on the foreclosures.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 In that sense, an injunction against the foreclosures would not be the type of remedy contemplated by the drafters of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 See generally}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Richard F. Dole, Jr., }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Merchant and Consumer Protection: The Uniform Deceptive Trade Practices Act}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 76 Yale L. J. 485, 495-501 (1967) (describing the purpose and function of injunctive relief under the Uniform Deceptive Trade Practices Act).}{ \cs45\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12547465 \chftn }{\fs20\insrsid15942051\charrsid12547465 State consumer protection statutes are generally modeled after either the Uniform Deceptive Trade Practices Act (\'93UDTPA\'94) or the Federal Trade Act (\'93FTA\'94).}{\i\fs20\insrsid15942051\charrsid12547465 }{\fs20\insrsid15942051\charrsid12547465 Alan S. Brown & Larry E. Hepler, }{\i\fs20\insrsid15942051\charrsid12547465 Comparison of Consumer Fraud Statutes Across the Fifty States}{\fs20\insrsid15942051\charrsid12547465 , Fed\rquote n Def. & Corp. Council Q., Spring 2005. Guam statues are modeled after the UDTPA, }{\i\fs20\insrsid15942051\charrsid12547465 id.}{\fs20\insrsid15942051\charrsid12547465 , yet 5 GCA \'a7 32108(c)(A) directs the courts to look to interpret}{ \fs20\insrsid15942051 ation of the FTA for guidance. }}}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [3}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid5118947\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 he foreclosures are more directly related to the Homeowners\rquote }{\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid2893511 voluntary }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 failure to make payments than they are to any action by Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid2893511 Any causal relationship between Cyfred\rquote s allegedly deceptive practices and the foreclosures would be remote and speculative at best.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid2893511 We therefore find that an injunction under 5 GCA \'a7 32119 }{\lang2057\langfe1033\langnp2057\insrsid13316546\charrsid2893511 cannot enjoin foreclosures only distantly related to the deceptions alleged.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 F}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 . Inju}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 n}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ction Under Rule 65(a)}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [3}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 8}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The Homeowners also argue that they have a right to a preliminary injunction under Rule 65(a) of the Guam R}{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 ules of Civil Procedure}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 GRCP 65(a).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 Based on general contract principles, their argument}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 boils down to whether or not the Homeowners\rquote failure to pay their promissory notes was a justifiable breach of contract.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 To succeed in justifying a preliminary injunction the Homeowners must show (1)}{\lang2057\langfe1033\langnp2057\insrsid11947129\charrsid2893511 a threat of}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 irreparable injury, and (2) }{\lang2057\langfe1033\langnp2057\insrsid11947129\charrsid2893511 a}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 likelihood of succeeding on the merits.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 HongKong}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , 2005 Guam 13 \'b6 18. }{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 1. Irreparable Injury}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [3}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 9}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The court below only addressed the question of irreparable injury once, but found that the threat of foreclosure was only a \'93potential\'94 rather tha}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 n a serious threat.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 SER, t}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ab 3}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 at 1}{ \lang2057\langfe1033\langnp2057\insrsid15956780\charrsid2893511 3}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 (Find}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 . Fact & Concl. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 L.).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 There was also the suggestion that the Homeowners should have submitted notices of foreclosures as evidence.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Here, foreclosures have already o ccurred on the properties in question, and the threat of foreclosure is demonstrably real.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 40}{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab In }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 HongKong}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , this court stated that \'93 [l]oss of property is generally considered to be irreparable but it is not presumed to be so.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 2005 Guam 13 \'b6 22.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'93 [W]hether real property loss creates irreparable injury is a fact-sensitive inquiry, and . . . such loss cannot be said to constitute irreparable harm as a matter of law.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \'b6 24 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Medgar Evers Houses Assoc., L.P. v. Carro}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 , No. 01-CV-6107, 2001 WL 1456190 (E.D.N.Y. Nov. 6, 2001)).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Nevertheless, the potential of irreparable harm was found to exist in }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 where commercial owners of an apartment building obtained a preliminary injunction to stop a private foreclosure sale.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid7148261\charrsid2893511 \'b6\'b6 25-26.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11602883\charrsid2893511 There, the owners depended on their apartment building as part of their efforts to emerge from Chapter 11 bankruptcy.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid2893511 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid7148261 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 41}{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid7148261\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid2893511 Here too, special circumstances exist that show the Sananaps will suffer irreparable inj}{ \lang2057\langfe1033\langnp2057\insrsid14356376\charrsid2893511 ury as a result of foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 In setting aside foreclosures that had occurred in 2006, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 reported that unaccepted bids of $35,000}{ \lang2057\langfe1033\langnp2057\insrsid12387089\charrsid2893511 .00}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 and $50,000}{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid2893511 .00}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 had been made on the properties (which were }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 actually }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 purchased for a nominal }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 price of $1,000}{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid2893511 .00}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 .)}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ab 17 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid14379725\charrsid2893511 5}{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 (Find}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 . }{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 Fact & Concl. }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 L.}{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 This, and the fact that the homes were constructed on lots of minimal size, see 21 GCA \'a7 62105, suggest that the homes were some of the least expensive available on Guam.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 The fact that many of the Homeowners insist}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 ed}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 on remaini ng there despite the lack of adequate sewer facilities also suggests that the Gill-Baza homes }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 may}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 have}{ \lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 b}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 e}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 e}{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 n}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 the only ones they c}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 ould}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 afford.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid2893511 Thus, }{ \lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 foreclosure may result in leaving many of the Homeowners without adequate housing}{\lang2057\langfe1033\langnp2057\insrsid7489251\charrsid2893511 or even homeless}{ \lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 , and as one }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 judge}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 observed, }{ \lang2057\langfe1033\langnp2057\insrsid8789656\charrsid2893511 \'93}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 [t]}{\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid2893511 he risk of being rendered homeless is a risk of suffering an irreparable injury.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid2893511 Morillo v. City of New York}{ \lang2057\langfe1033\langnp2057\insrsid8789656\charrsid2893511 , 582 N.Y.S.2d 387, 392 (N.Y. App. Div. 1992)}{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 (Carro, J., dissenting)}{ \lang2057\langfe1033\langnp2057\insrsid8789656\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid8789656 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 42}{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid7362265\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 Even in the unlikely event that the Gill-Baza homes were investment properties for which damages would be adequate compensation, irreparable injury cannot be considered in isolation from the likelihood of succeeding on the merits.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid2893511 This is because \'93t}{\lang2057\langfe1033\langnp2057\insrsid4485609\charrsid2893511 he issu es of likelihood of success and irreparable injury represent two points on a sliding scale in which the required degree of irreparable harm increases as the probability of success decreases.}{\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid2893511 \'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 Humane Soc}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \i\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid2893511 y}{\i\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid2893511 of U.S. v. Gutierrez}{\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid2893511 , 527 F.3d 788, 790 (9th Cir. 2008). }{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 In other words, \'93 [t]he probability of success that must be demonstrated is inversely proportional to the amount of irreparable injury plaintiff will suffer absent the stay . . . .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 [M]ore of one excuses less of the other.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 Mohammed v. Reno}{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 , 309 F.3d 95, 101}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 (2d}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 Cir. 2002).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2303328 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 43}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid2893511 W}{\lang2057\langfe1033\langnp2057\insrsid8739958\charrsid2893511 e must therefore also consider the question of whether the Homeowners are likely to succeed in avoiding foreclosure by the end of this case.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8739958\charrsid2893511 If their chances of success are very good, then they need only make a minimal showing of irreparable injury.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid8739958\charrsid2893511 See id.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 Although foreclosure on a residential home is not irreparable injury }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 per se }{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 , \'93irreparable injury is suffered when one is }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 wrongfully}{ \lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 ejected from his home.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 Johnson v. U.S. Dep\rquote t of Agric.}{ \lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 , 734 F.2d 774, 789 (11th Cir. 1984) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid2893511 Only an examination of the Homeowners\rquote arguments on the merits will reveal whether the foreclosures were wrongfully pursued.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid2893511 Thus, we turn next to the question of whether the Homeowners can demonstrate a \'93likelihood of succeeding on the merits.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid2893511 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 , 2005 Guam 13}{\i\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid2893511 \'b6 18.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4485609 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 2. }{\b\lang2057\langfe1033\langnp2057\insrsid10386346\charrsid2893511 Likelihood of Succeeding}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid2893511 on the Merits}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 44}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 To succeed on the merits in the instant case means that the Homeowners would have to demonstrate by the end of trial that they were not }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 in default }{ \lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 on their promissory notes,}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid2893511 or that such default can be cured,}{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 and that foreclosure is not an available remedy.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 Such a demonstration involves }{ \lang2057\langfe1033\langnp2057\insrsid5255140\charrsid2893511 four}{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 distinct questions: }{\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid2893511 1) whethe r the Homeowners were justified in suspending their payments once the sewer lines were not timely installed; 2}{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 ) whether }{\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid2893511 late payments by }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid2893511 the Sananaps and perhaps other Homeowners }{\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid2893511 justified Cyfred\rquote s failure to install sewer lines}{ \lang2057\langfe1033\langnp2057\insrsid5255140\charrsid2893511 ; 3) whether and when those Homeowners who obtained a judgment under 21 GCA \'a7 60314(f)(2) are obligated to resume payments; and 4) whether the failure to install the correct diameter water lines according to the ASSM would also justify suspending payments.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14832823 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 G}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 . The Nature of the Contract and Its Consideration}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 45}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \b\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 Before we address these central questions, we must first examine the nature of the contract between Cyfred and the Homeowners and define each party\rquote s respective obligations.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 We will also examine the nature of the contract\rquote s consideration.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 In particular, we analyze the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12991183\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 s arguments relating to the conditional and negotiable nature of the promissory notes.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid2893511 Finally, we will address the Homeowners\rquote argument that they did not receive good title to their homes.}{\lang2057\langfe1033\langnp2057\insrsid15011574 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 1. }{\b\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid2893511 Cyfred was}{\b\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 Obligated to Install Sewer Lines}{ \b\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [4}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 An enormous amount of effort has gone into determining whether Cyfred agreed to install sewer lines in the Gill-Baza subdivision.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 This issue is central to the Homeowners\rquote case because section 60314}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 (f)}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 only applies \'93 [i]f the transferor agrees to make water or power or sewer available to the property.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 21 GCA \'a7 60314}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 (f)}{\lang2057\langfe1033\langnp2057\insrsid7668828\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 The parties, and the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid2893511 itself, appear to be under the impression that some }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 evidence in the form of }{\lang2057\langfe1033\langnp2057\insrsid6428807\charrsid2893511 a bilateral contract }{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 is required to show that such an agreement exists.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 In the words of the court below:}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 The Court is not aware of any statute that requires a land developer to provide a sewer line or give notice of such requirement.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\ul\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 See generally}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 21 }{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid2893511 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 60314.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 There are statutes that require a disclosure of the availability of water and power (21 }{ \lang2057\langfe1033\langnp2057\insrsid8928138\charrsid2893511 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 \'a7 60314(a); 21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid2893511 [GCA]}{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 \'a7 60314(c); 21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid2893511 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 \'a7 60314(e)) and there are statutes that require a sewer line in one year if one is promised (21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid2893511 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 \'a7 60314(f)), but the Court did not find any provisions requiring Defendant to lay down a sewer line or promise to lay one down. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 ab 17}{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 at 12 (Find}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 ).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 Thus, the court found that only those Homeowners with Land Purchase Agreements were entitled to recover under 21 GCA \'a7 60314(f)(2) because only they could \'93clearly demonstrate[] to the Court that a promise was made as to the sewer line.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 Appellants \rquote Excerpts of Record (\'93}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 ER}{\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 \'94)}{\lang2057\langfe1033\langnp2057\insrsid5194631\charrsid2893511 , t}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 ab 10}{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 at 27 (Find}{ \lang2057\langfe1033\langnp2057\insrsid7278970\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid2893511 , Aug. 1, 2006).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid2893511 We disagree.}{\lang2057\langfe1033\langnp2057\insrsid2758896 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [4}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid7278970\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 According to }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 21}{ \lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 GCA \'a7 62108.1}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 (a)}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 , \'93[a]ny person . . . subdividing agriculturally-zoned land into six (6) or more lots . . . that are less than twenty thousand (20,000) square feet per lot with the intention of selling three (3) or more of the subdivided lots }{ \i\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 shall be required}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 to make improvements consistent with [21 GCA] \'a7 62108.\'94 }{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 21 GCA \'a7 62108.1(a)}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 The Gill-Baza subdivision clearly satisfies these requirements,}{\cs45\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{ \fs20\insrsid15942051\charrsid12462733 According to the foreclosure deeds, the lots have an area of approximately 10,000 square feet. Appellees\rquote Br., app. B}{\fs20\insrsid8788503\charrsid12462733 (Foreclosure Deeds)}{ \fs20\insrsid15942051\charrsid12462733 .}}}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid2893511 which }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 therefore obligates Cyfred to make the improvements required by section 62108:}{\lang2057\langfe1033\langnp2057\insrsid7278970 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 \'a7 62108. General Requirements for Subdivisions.}{ \b\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 In all subdivisions presented for recording under this Chapter the subdivider }{ \i\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 shall}{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 :}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 . . . .}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 (c) Except as m}{\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid2893511 ay be provided for pursuant to }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 56111, Title 5, Guam Code Annotated [repealed], }{\i\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 provide for the installation of power, water }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid2893511 and telephone lines, fire hydrants, roads and highways within the subdivision in accord with any general or precise plan approved by the Commission.}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid2504204\charrsid2893511 21 GCA \'a7 62108(c)}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 (emphasis added)}{ \lang2057\langfe1033\langnp2057\insrsid2504204\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 In addition, the ASSM refers to 21 GCA \'a7 62108(c) explicitly.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 ER, }{\lang2057\langfe1033\langnp2057\insrsid15942051\charrsid2893511 tab 5, Ex. B(1) }{ \lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 (ASSM).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2504204\charrsid2893511 Perhaps some of the confusion in the instant case arises from the fact that 21 GCA \'a7 62108 does not specifically mention}{\lang2057\langfe1033\langnp2057\insrsid1469050\charrsid2893511 the}{ \lang2057\langfe1033\langnp2057\insrsid12991183\charrsid2893511 installation of sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 When section 62108 was enacted in 1962, the Legislature may have recognized that amenities such as running water and telephone lines were no longer luxuries but necessities.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 Guam Pub. L. 6-134:2 (Dec. 18, 1962).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 Apparently}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 the Legislature did not find it necessary to mention sewers in section 6}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 2}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 108 because since at least 1952, Guam law has }{ \i\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 required}{\lang2057\langfe1033\langnp2057\insrsid9380950\charrsid2893511 subdivide}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 rs }{ \lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 of residential subdivisions }{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid2893511 to }{\lang2057\langfe1033\langnp2057\insrsid6437494\charrsid2893511 either provide sewer lines or to subdivide the property in a way that will allow installation of individual septic systems}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 Guam Gov}{\lang2057\langfe1033\langnp2057\insrsid9526294\charrsid2893511 t}{ \lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 . Code \'a7 18300(b)}{\lang2057\langfe1033\langnp2057\insrsid9526294\charrsid2893511 (1953) (enacted 1952).}{\lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 (\'93 Whenever . . . there is a sewer line within a reasonable distance to a subdivision, it shall be connected with such main.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 Where connections with an existing main cannot reasonably be provided, proper provision shall be made for the disposal of wastes by means of septic tanks or other [approved] methods of disposal . . . .)}{ \lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid10187993 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 [4}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 8}{\b\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 ]\tab }{ \lang2057\langfe1033\langnp2057\insrsid9766483\charrsid2893511 The modern Subdivision Law is somewhat more detailed, but the general principle that subdividers must provide sanitary infrastructure is still the same.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 For general subdivisions, 21 GCA \'a7 62501 sets forth a list of required improvements, including sanitary sewage disposal infrastructure.}{ \cs45\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs45\super\insrsid15942051 \chftn }{\insrsid15942051 }{\b\fs20\insrsid15942051\charrsid7545060 \'a7 62501. Required Improvements. }{\fs20\insrsid15942051\charrsid7545060 The subdivider }{\i\fs20\insrsid15942051\charrsid7545060 shall provide the following improvements}{\fs20\insrsid15942051\charrsid7545060 and improvement areas within time limits specified by the Commission: \par }\pard \qj \li720\ri720\sa120\keepn\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid7545060 . . . . \par }\pard \qj \li720\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid7545060 (e) Sanitary Sewage Disposal. When sanitary sewers are provided in a subdivision, }{ \i\fs20\insrsid15942051\charrsid7545060 they shall be in conformity to plans prepared by the subdivider satisfactory to the Commission}{\fs20\insrsid15942051\charrsid7545060 . When sewers are placed within a subdivision, the minimum permissible lot si ze shall be as determined by the applied zoning district, or in the absence of zoning, shall be not less than seven thousand (7,000) square feet. In subdivisions where sanitary sewers are not provided, the minimum permissible lot size shall be determined b y the slope and characteristics of the subdivision soil and subsoil but in no event shall be less than is established by the applied zoning district, or in the absence of zoning, seven thousand (7,000) square feet. Determination of lot size shall be made o n the basis of soil percolation tests made in conformity to standards adopted by the Commission. Lot sizes, including area and minimum widths and depths shall be related to the ability of the subdivision lands to accept the anticipated septic tank effluen t whereby no sanitary problem will be created. The Commission shall establish criteria relating lot sizes and shapes to tested rates of seepage, and all lots created after the enactment of this Chapter shall conform thereto. \par }\pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid15942051\charrsid7545060 21 GCA \'a7 62501(e) (2005) (emphas is added).}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2819085\charrsid2893511 Title 21 GCA \'a7 62501 allows some flexibility as to the type of sewer infrastructure best suited to a particular subdivision, but it }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 cannot be construed to allow}{ \lang2057\langfe1033\langnp2057\insrsid2819085\charrsid2893511 development of}{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 residential subdivisions with no sewers }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 or septic systems }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 at all.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 Cf}{ \lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 . 10 GCA \'a7 48102}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 (\'93 No building shall be occupied or used as a dwelling . . . without toilet and sewage facilities of a type required by this Chapter}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 . . . }{ \lang2057\langfe1033\langnp2057\insrsid10817649\charrsid2893511 .\'94).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 For some types of land use, the Legislature has }{ \lang2057\langfe1033\langnp2057\insrsid3091298\charrsid2893511 made clear that sewers rather than septic systems must be installed.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3091298\charrsid2893511 Of particular relevance to the present case is the fact that in agricul}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 tural subdivisions like Gill-Baz}{\lang2057\langfe1033\langnp2057\insrsid3091298\charrsid2893511 a}{ \lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 \'93the minimum ten thousand (10,000) square foot lot must be connected to a public or other EPA-approved sewer system}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 . . . }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 .\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 21 GCA }{ \lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 \'a7 }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 62105}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid2893511 (a)}{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 .}{\cs45\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid2978371 \chftn }{ \fs20\insrsid15942051\charrsid2978371 Rural Zone (A) properties are required to have a sewer system if the lot sizes are smaller than 19,200 square feet, as they are in the Gill}{\fs20\insrsid15942051 -Baza subdivision, see Appellee}{ \fs20\insrsid15942051\charrsid2978371 s}{\fs20\insrsid15942051 \rquote }{\fs20\insrsid15942051\charrsid2978371 Br.}{\fs20\insrsid15942051 , app. B}{\fs20\insrsid8788503 (Foreclosure Deeds)}{\fs20\insrsid15942051 .}{\fs20\insrsid15942051\charrsid2978371 \par }\pard \s46\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid2978371 The lot areas per dwelling unit in the Rural Zone (A) shall not be less than nineteen thousand two hundred (19,200) square feet without sewer connection only if located on top of the Northern Aquifer. The lot area per dwelling unit in the Rural Zone (A) shall not be less than nine thousand six hundred (9,600) square feet with sewer connection, if located on top of the Northern Aquifer. \par }\pard \s46\qj \li0\ri0\sa120\keep\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid2978371 21 GCA \'a7 61501(a)}{\fs20\insrsid15942051 }{\fs20\insrsid15942051\charrsid8928138 (2005)}{ \fs20\insrsid15942051\charrsid12462733 . While we can find nothing in our statutes that precisely defines the boundaries of the Northern Aquifer, it is likely that the Gill-Baza subdivision is located on top of the Aquifer. }{ \i\fs20\insrsid15942051\charrsid12462733 See }{\fs20\insrsid15942051\charrsid12462733 10 GCA 51101(a)(8) (2005) (noting that over half of Guam\rquote s landmass is located over the northern Guam Lens groundwater resource).}}}{ \lang2057\langfe1033\langnp2057\insrsid2978371 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 [49]}{\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 Another source of confusion is the fact that 21 GCA \'a7 62301 specifically excludes agricultural subdivisions from the requirements of Article 2 (Procedure for Subdividing Land) and Article 5 (Improvements).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 21 GCA \'a7 62301}{\lang2057\langfe1033\langnp2057\insrsid8995108\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 This exemption allows agricultural subdivisions to be used for agricultural rather than residential purposes}{\lang2057\langfe1033\langnp2057\insrsid5186241\charrsid2893511 if necessary}{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 However, when used for residential purposes\emdash }{\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 and }{ \lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 the Gill-Baza Subdivision is an example of this\emdash our statutes allow the required improvements of 21 GCA \'a7 62}{\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 501}{ \lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 to apply to agricultural subdivisions as well.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10187993\charrsid2893511 Title 21 GCA \'a7 62303 states: \'93The Territorial Planner or Commission may as conditions of approval require }{\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 street and utility easement reservations and }{ \i\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 require modification}{\i\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 s}{\i\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 to the map to insure lot divisions consistent with the general plan and with provisions of [21 GCA] \'a7 62501}{\lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 . . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 21 GCA \'a7 62303}{\lang2057\langfe1033\langnp2057\insrsid8995108\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid7760457\charrsid2893511 (emphasis added)}{ \lang2057\langfe1033\langnp2057\insrsid2904375\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid399108\charrsid2893511 Here, the }{\lang2057\langfe1033\langnp2057\insrsid5186241\charrsid2893511 subdividers acknowledged in the ASSM that}{\lang2057\langfe1033\langnp2057\insrsid399108\charrsid2893511 they were \'93responsible for the placement and construction of the SEWER, WATER, FIRE HYDRANTS, POWER, and TELEPHONE . . . .\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6699191\charrsid2893511 ER, tab 5}{\lang2057\langfe1033\langnp2057\insrsid5128627\charrsid2893511 , Ex. B(1) }{ \lang2057\langfe1033\langnp2057\insrsid6699191\charrsid2893511 (ASSM).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5186241\charrsid2893511 By modifying the map to include an obligation to install sewer lines, the Territorial Planner made the requirements of 21 GCA \'a7 62501(e) applicable to the Gill-Baza Subdivision.}{\cs45\lang2057\langfe1033\langnp2057\insrsid5186241\charrsid2893511 \chftn {\footnote \pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{ \fs20\insrsid15942051\charrsid12462733 The ASSM also contains a string cite of statutes made applicable to the subdivision, many of which already apply to agricultural subdivisions. }{\i\fs20\insrsid15942051\charrsid12462733 See}{ \fs20\insrsid15942051\charrsid12462733 ER, tab 5, Ex. B(1)}{\insrsid15942051\charrsid12462733 }{\fs20\insrsid15942051\charrsid12462733 (ASSM) (acknowledging that subdividers are responsible for utilities \'93as provided for by 21 GCA [\'a7\'a7 ] 61501, 62105(a), 62108(c), 62108.1, 62502(a), }{\fs20\insrsid14634079 62502(b), 62502(c) and 62503\'94).}}}{\lang2057\langfe1033\langnp2057\insrsid10187993 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 50}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid12989477\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid4745799\charrsid2893511 Cyfred}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ,}{ \lang2057\langfe1033\langnp2057\insrsid4745799\charrsid2893511 therefore}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid4745799\charrsid2893511 has the same statut ory obligation to install sewer lines as would a general subdeveloper.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4410669\charrsid2893511 By law, anyone who agrees to make water or power available to a property must do so within one year.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4410669\charrsid2893511 21 GCA \'a7 60314(f).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4410669\charrsid2893511 B}{\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid2893511 ecause it would be nonsensical to hold a person who is }{ \i\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid2893511 obligated}{\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid2893511 to install sewer lines to a lesser standard than one who merely }{ \i\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid2893511 agrees}{\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid2893511 to install them}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 , we hold that a subdivider must also install the }{\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid2893511 water and }{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 sewer lines within one year.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 In fact, the only purpose for the qualifying phrase \'93If the transferor agrees to make water or power or sewer available . . .\'94 is to allow undeveloped property to be freely transferred on Guam.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid2893511 By requiring subdividers to install water and sewer lines}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 , the Legislature clearly intended that subdividers would }{ \i\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 not}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid2893511 be allowed to transfer undeveloped }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 property, which might result\emdash as it has in this case\emdash }{\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid2893511 in families living under unsanitary and unhealthy conditions.}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 51}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 \tab \'93Statutory or ordinance provisions in effect at the time a contract is executed become as much a part of the contract as if incorporated therein.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 Marriott v. Harris}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 , 368 S.E.2d 225, 233 (Va. 1988) (referring to a statutory obligation by developers to install infrastructure in subdivisions).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 It follows that }{\i\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 all}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 of the Gill-Baza residents who failed to receive sewer lines within one year as required by 21 GCA \'a7\'a7 62}{\lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 501(e)}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 , 60314}{\lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 (f)}{ \lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 and the ASSM would be able to select from the remedies of damages or rescission under 21 GCA \'a7\'a7 60314(f)(1) and (2).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 Some Homeowners, such as the Sananaps, have already chosen their remedy.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 We leave it to the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 to determine how to apply these remedies to those Homeowners who have not yet received final judgment. \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 52}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 \tab One minor point must also be addressed.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 The court below made a preliminary determination that Enrique Baza and Eleanor Perez had signed the ASSM after it had transferred the property to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid15478603\charrsid2893511 ab 23}{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 at 10}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 (Dec}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 & Order}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 , Mar.}{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 19, 2007).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 The court then concluded that Cyfred was not bound by the ASSM because it had been signed by parties who were not in possession of the Gill-Baza subdivision at the time}{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 of signature}{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 However, Cyfred continued to sell property}{\lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 and install infrastructure after it purchased the subdivision, and at all times conducted itself as a legally authorized subdivision developer.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 Cyfred }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 is}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 therefore estopped from now asserting that it is not bound by the conditions set forth in the manda}{\lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 torily-required ASSM}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 21 GCA \'a7\'a7 62}{ \lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 301-62305.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 To hold otherwise would allow developers to avoid the mandatory requirements of our subdivision laws by }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid2893511 simply failing to have the proper parties sign the subdivision }{ \lang2057\langfe1033\langnp2057\insrsid16193906\charrsid2893511 map}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid2893511 .}{\cs45\lang2057\langfe1033\langnp2057\insrsid1799554\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid1799554 \chftn }{ \fs20\insrsid15942051\charrsid13389094 Moreover, if Cyfred did indeed develop the Gill-Baza subdivision without a valid subdivision plan, it would be subject to a violation under 21 GCA \'a7 62701}{\fs20\insrsid15942051 . }}}{ \lang2057\langfe1033\langnp2057\insrsid10500113 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 2}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 . }{\b\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 The Negotiable and Unconditional Nature}{ \b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 of the Promissory Note}{\b\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 is }{ \b\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid2893511 Not R}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 elevant \par }{\b\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 53}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \tab In the March 19, 2007 Decision and Order, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 determined}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 that the promissory notes signed by the Homeowners were unconditional promises to pay and that the Homeowners therefore had no valid defense to}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 the payment of the note.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ab 23}{\lang2057\langfe1033\langnp2057\insrsid2502818\charrsid2893511 at 12-19 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 he court cited}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 to }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Bank of Viola v. Nestrick}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 for the propos}{ \lang2057\langfe1033\langnp2057\insrsid8805843\charrsid2893511 i}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 tion that \'93 a promise will be held unconditional whenever it is possible to do so without doing violence to the ordinary meaning of the language used.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13389094\charrsid2893511 390 N.E.2d 636, 638 (Ill. App. Ct. 1979); }{\i\lang2057\langfe1033\langnp2057\insrsid13389094\charrsid2893511 s}{\i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 ee}{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 also}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 10 C.J.S., }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Bills and Notes}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \'a7 102 (2007).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 This is because \'93[n]egotiability is favored in the law. \'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Bank of Viola}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , 390 N.E.2d at 639.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 The court then correctly assert}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 ed}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 that \'93[u]nder 13 GCA \'a7 3105(2)(a), a promissory note is deemed conditional if it is expressly}{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 made }{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \lquote }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 subject to}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 the ter}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ms of another agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ab 23}{ \lang2057\langfe1033\langnp2057\insrsid2502818\charrsid2893511 at 13 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 (Dec}{\lang2057\langfe1033\langnp2057\insrsid2502818\charrsid2893511 . & Order}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 ); }{\i\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 s}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ee}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 13 GCA \'a7 3105(2)(a)}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 (\'93 A promise or order is not unconditional if the instrument (a) States that it is subject to or governed by any other agreement. . . .\'94).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Finally, the court conclude}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 d}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 that because the }{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 Sananaps}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 promissory note contains no express reference to a contract to build a sewer line, it is an unco}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 nditional promise to pay.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ab 23}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 at 14}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ).}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 54}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 \tab The court relied}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 heavily on }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Burch v. Ashburn}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , 368 S.E.2d 82 (S.C. Ct. App. 1988).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 ER, Tab 23 at 15-16 (Dec. & Order).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 In }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Burch}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , the parties entered into a partnership agreement that involved a promissory note as consideration.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 368 S.E.2d at 83.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 The South Carolina Court of Appeals made the following analysis in determining that the promissory note was an unconditional promise to pay:}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 [T]he terms of a separate agreement will not be read into a note so as to destroy its negotiability nor to limit the rights of a holder in due course who took without notice of any claims, defenses, or limitations arising from the separate agreement.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9061155\charrsid2893511 [Citations omitted.]}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Likewise, a separate agreement may not be used to contradict the unambiguous terms of the note. }{\lang2057\langfe1033\langnp2057\insrsid9061155\charrsid2893511 [Citation omitted.]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 And the terms of a separate agreement which is not intended to affect the note at all may not be used to defeat enforcement according to its own tenor, even though the note and the agreement arise from the same transaction. }{ \lang2057\langfe1033\langnp2057\insrsid9061155\charrsid2893511 [Citation omitted.]}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 at 84}{\lang2057\langfe1033\langnp2057\insrsid13389094\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 This analysis is certainly consistent with Guam law, which presumes, absent an express provision}{ \lang2057\langfe1033\langnp2057\insrsid6645568\charrsid2893511 to the contrary, that a note is}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 unconditional.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 13 GCA \'a7 3105(1)}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 This allows a \'93 holder of an instrument whether or not he is the owner [to] transfer or negotiate it and . . . discharge it or enforce payment in }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 his own name.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 13 GCA \'a7 3301}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 55}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 he law of negotiable instruments is des}{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 igned to protect \'93}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 holder}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 [s]}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 in due course who }{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 [}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 take}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 ]}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 without notice of any claims, defenses, or limitations arising from the separate agreement.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 Burch}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 , 368 S.E.2d at 84}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 ; }{\i\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 see also }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 13 GCA \'a7 3305}{ \lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid2893511 (rights of a holder in due course).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 For example, i}{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 n }{\i\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 Marriott v. Harris}{ \lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 a developer }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 failed}{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 to insta}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 ll roads, water lines, and sew}{ \lang2057\langfe1033\langnp2057\insrsid13715065\charrsid2893511 age facilities.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13109186\charrsid2893511 368 S.E.2d 225, 227-28 (Va. 1988).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 The}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 developer}{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 in }{\i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 Marriott}{ \lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 transferred the homeowners\rquote }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 promissory notes to a third-}{ \lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 party bank}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 before the required infrastructure became statutorily due}{ \lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 at 239.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 The homeowners ceased making their monthly payments and the third-party bank attempted to foreclose.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 at 227-28.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 The }{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 Virginia Supreme Court reasoned that because the notes were negotiable and had been transferred to a holder in due course, the homeowners had no defense to enforcement of the promissory notes.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid2893511 at 237-39.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 Although factually similar to the present case, }{\i\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 Marriott v. Harris}{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 is distinguishable in that the promissory notes were in the possession of a holder in due course.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 Cyfred, on the other hand, was not a holder in due course because it clearly had notice }{\lang2057\langfe1033\langnp2057\insrsid7229646\charrsid2893511 of }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 the Homeowners}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7229646\charrsid2893511 claims and defenses to payment}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 13 GCA \'a7 3302(1)}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid1183521\charrsid2893511 (\'93A holder in due course is a holder who takes the}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid2893511 instrument . . . [w]ithout }{ \lang2057\langfe1033\langnp2057\insrsid1183521\charrsid2893511 notice . . . of any defense against or claim to it on the part of any person.\'94)}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 Moreover Cyfred was}{\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid2893511 ,}{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 and still is}{\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid2893511 ,}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid2893511 a party to the contract at issue in the present case.}{\lang2057\langfe1033\langnp2057\insrsid13251834 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [5}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 \tab }{\i\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 Burch}{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 is perhaps more factually similar to the present case in that the holder of the promissory note was also a party to the origin}{\lang2057\langfe1033\langnp2057\insrsid7229646\charrsid2893511 al }{ \lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 contract.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 368 S.E.2d at 83.}{\lang2057\langfe1033\langnp2057\insrsid2893511 } {\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 At the time, South Carolina had a statutory provision similar to 8 GCA \'a7 3306 that allowed a defense of \'93failure of consideration\'94 against \'93 any person not having the rights of a holder in due course.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 S.C. Code 1976 \'a7 36-3-408, }{ \i\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 amended by}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 2008 S.}{\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 C}{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 . Act 204 (S.B. 936);}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 compare}{ \lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 8 GCA \'a7 3306}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid2893511 (}{ \lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 \'93Unless he has the rights of a holder in due course any person takes the instrument subject to . . . [t]he defense[] of want or failure of consideration . . . .\'94).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 Although the court}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 in }{ \i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 Burch}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 did not find it necessary to determine whether the promissee was a holder in due course, it determined that such a defense would fail because the party had received full consideration (a one-half undivided interest in the partnership) in exchange for the promissory note.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 368 S.E.2d at 84.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 This suggests that earlier lang uage in the opinion referring to negotiable, unconditional instruments }{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 was}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 dicta, since the court never determined whether the promissee was truly a holder in due course.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 Id.}{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 84.}{\cs45\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid4677138 \chftn }{ \fs20\insrsid15942051\charrsid4677138 Moreover, the promissor was asserting a }{\i\fs20\insrsid15942051\charrsid4677138 complete}{\fs20\insrsid15942051\charrsid4677138 defense to the promissory note, that is, that the note should be forgiven. }{ \i\fs20\insrsid15942051 Burch}{\fs20\insrsid15942051 , S.E.2d at 83-84.}{\fs20\insrsid15942051\charrsid4677138 The argument of the present case\emdash that payments may be suspended due to material breach\emdash was never analyzed in }{ \i\fs20\insrsid15942051\charrsid4677138 Burch}{\fs20\insrsid15942051\charrsid4677138 .}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 The }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 therefore misapplied language }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 in }{ \i\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 Burch }{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 that would only have applied to a holder in due course and not to Cyfred.}{ \lang2057\langfe1033\langnp2057\insrsid7357879 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [5}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \tab To be fair, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 eventually turned its dis}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 cussion to 13 GCA \'a7 3306.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 A}{ \lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ab 23}{\lang2057\langfe1033\langnp2057\insrsid6555905\charrsid2893511 at 17-19 (Dec. & Order}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Title 13 }{ \lang2057\langfe1033\langnp2057\insrsid9728135\charrsid2893511 GCA }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \'a7 3306 describes the limitation on the rights of a holder of a promissory note who is not a holder in due course:}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \'a7 3306. Rights of One Not Holder in Due Course.}{ \b\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Unless he has the rights of a holder in due course any person takes the instrument subject to}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 (1) }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 All valid claims to it on the part of any person}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ; and \par (2) }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 All defenses of any party which would be available in an action on a simple contract}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ; and \par (3) }{\i\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid2893511 The defenses of want or}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 failure of consideration (Section 3408), nonperformance of any condition precedent}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , nondelivery, or delivery for a special purpose . . . .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 13 GCA \'a7 3306}{\lang2057\langfe1033\langnp2057\insrsid6555905\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 (emphasis added).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 It is clear from the wording of this statute that holding a promissory note does not insulate one from other claims arising from a larger contract for which the note is merely consideration.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 This is true both of claims arising under a contract, 13 GCA \'a7 3306, and of claims arising from a violation of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 See Rivera Motors, Inc. v. Higbee}{ \lang2057\langfe1033\langnp2057\insrsid6555905\charrsid2893511 , 609 P.2d 369, 372-73}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 (Or. Ct. App. 1980) (interpreting Oregon}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 s version of 13 GCA \'a7 3306 and finding that violation of the Oregon Unlawful Trade Practices Act was a defense to recovery under a check made out for unneces}{\lang2057\langfe1033\langnp2057\insrsid4800727\charrsid2893511 sary automobile repairs).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid602019\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid2893511 he negotiab}{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid2893511 le}{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 or unconditional nature}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid2893511 of the }{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 Homeowners}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid2893511 promissory notes does not insulate the present controversy from analysis under }{\lang2057\langfe1033\langnp2057\insrsid5255140\charrsid2893511 either }{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid2893511 the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid2893511 or the law of contracts.}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid2893511 3}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 . The Homeowners Received Good Title \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [5}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 8}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \tab Scattered within the Homeowners\rquote Opening Brief is an argument that Cyfred failed to deliver good title to the Homeowners.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 The Homeowners\rquote interpretation of the ASSM is that a certificate of title cannot be issued unless the infrastructure is provided, which results in a \'93substantial defect of title.\'94 }{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 Appellants\rquote Br. at 20 n.13.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 They }{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 point to the language of the ASSM itself}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 :}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 We, the undersigned, Owners of Tract 63004 (Formerly Lot 10102-16), acknowledge that we are responsible for placement and construction of the SEWER, WATER, FIRE HYDRANTS, POWER and TELEPHONE, as provided for by 21 GCA 61501, 62105(a), 62108(c), 62108.1, 62502(a), 62502(b), 62502(c) and 62503 and that we indemnify the Government against any responsibility or claim to so construct, further that }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 the issuance of a certificate of title based on any sale or transfer of land subdivided hereunder shall be contingent upon the completion of construction of the above infrastructures}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , and that }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 this condition shall run with the land}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 , and that }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 any contract of sale, deed or other similar documents given to any purchaser or transferee shall give notice of this condition.}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid2893511 Id. }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 at}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 10 (emphasis added).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 The Homeowners also point to 21 GCA \'a7 60314(f) which requires that \'93 [i]f the transferor agrees to make water or power or sewer available to the property, such shall be stated in the document transferring an interest in the property . . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 21 GCA \'a7 60314(f).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 They do not explain how this \'93 statutory disclosure requirement\'94 renders}{\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 their title defective.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 Appellants\rquote Br.}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 13.}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 [5}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 9}{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 In the ASSM, the Department of Land Management}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 clearly indicates that it will not issue a certificate of title to the individual lots until Cyfred complete}{\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 construction of the required infrastructure.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 at }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid2893511 10.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 It is unknown whether certificates of title were ever issued to the Homeowners, but one can assume, for the moment, that they were not.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ab 17}{ \lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 at 11 (Find}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 . Fact & Concl. L.}{ \lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 ) (\'93Plaintiffs have failed to offer anything more than speculation as to the status of their title.\'94).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 However, the ASSM does contemplate that \'93sale or transfer of land\'94 would occur prior to the issuance of the certificate of title.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 Appellants\rquote Br. at 10.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 This is because under Guam law, ownership of real property does not require a certificate of title.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 See Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 ,}{\i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 2008 Guam 5 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\i\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 60}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 \tab }{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Title 21 GCA \'a7 4101 states in part that \'93[a]n estate in real pr operty . . . can be transferred only by operation of law, or by an instrument in writing, subscribed by the party disposing of the same, or by his agent thereunto authorized in writing.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 21}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 GCA \'a7 4101}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 For example,}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 title can be transferred by a s}{ \lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 imple warranty deed}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 or quitclaim deed}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 A certificate of title, on the other hand, is evidence that a titleholder\rquote s interest has been recorded under Guam\rquote s Land Title }{\lang2057\langfe1033\langnp2057\insrsid10506444\charrsid2893511 Registration Act.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 See }{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 21 GCA}{\lang2057\langfe1033\langnp2057\insrsid10506444\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid2893511 \'a7\'a7 29101-29206}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 A certificate of title is acquired later, after title has already been conveyed by another instrument:}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 A registered owner of land desiring to transfer his whole estate }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 or interest therein, or some part or parcel thereof}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 . . . }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 may execute an instrument of conveyance in any form authorized by law for that purpose.}{\i\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Upon filing such instrument at the registrar\rquote s office,}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 and surrendering to the registrar the duplicate certificate of title,}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 the transfer shall be complete and the title so transferred shall vest in the transferee; thereupon, the registrar shall issue in duplicate . . . a new certificate}{ \lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 . . . }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 21 GCA \'a7 29149}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 (emphasis added).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8537125\charrsid2893511 The \'93title so transferred\'94 referenced in 21 GCA \'a7 29149 should be read to mean \'93registered title\'94 and does not im ply that only registered deeds are capable of legally transferring title.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 As we stated in }{ \i\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 :}{\lang2057\langfe1033\langnp2057\insrsid7880209 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Although an unregistered deed is not afforded the same protections as a registered one, for example, protection from adverse possession, see 21 GCA \'a7 29140, it does not follow that an unregistered deed is somehow }{ \lang2057\langfe1033\langnp2057\insrsid7880209\charrsid2893511 an imperfect vestment of}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 title.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 Rather, as the law clearly states, \'93[a]n unrecorded instrument is valid as between the parties thereto and those who have notice thereof.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 21 GCA \'a7 37105.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7880209 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 2008 Guam 5 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 It follows that the Homeowners would not have defective title even if it were alleged that they are unable to obtain a c}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid2893511 ertificate of title from the Department of Land Management.}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11410363\charrsid2893511 H}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 . Application of the Relevant Contract Laws}{\b\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid2893511 1}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 . }{\b\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid2893511 The Homeowners }{ \b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid2893511 were }{\b\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid2893511 e}{\b\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid2893511 ntitled to Suspend Performance}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 61}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab A basic principal of contract law is that \'93}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 [i]f one party has failed to perform the bargained for exchange, the other party may be relieved of a duty to continue its own performance, where the failure is material and unexcused}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .\'94} {\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 Converse v. Zinke}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 , 635 P.2d 882, 887 (Colo. 1981); }{ \i\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 see also}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Restatemen}{ \lang2057\langfe1033\langnp2057\insrsid12025357\charrsid2893511 t (Second) of Contracts \'a7 237}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid2893511 (1981)}{\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 Although}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid2893511 the Uniform Commercial Code and 13 GCA \'a7 3306}{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 use the related term \'93failure of consideration,\'94}{\cs45\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid10379321 \chftn }{ \fs20\insrsid15942051\charrsid10379321 Failure of consideration appears to have a slightly different meaning when applied as a }{\i\fs20\insrsid15942051\charrsid10379321 complete}{\fs20\insrsid15942051\charrsid10379321 defense to enforcement of a promissory note}{\fs20\insrsid15942051 and mortgage}{\fs20\insrsid15942051\charrsid10379321 : \par }\pard\plain \qj \li720\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid15942051\charrsid10379321 Failure of consideration can be total or partial. A partial failure of consideration occurs when onl y a part or portion of the consideration originally contemplated by the parties actually moved from obligee to obligor. A total failure of consideration, on the other hand, happens when a party has failed or refused to perform a substantial part of what t he party agreed to do. \par }\pard \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\i\fs20\insrsid15942051\charrsid10379321 Fe}{\i\fs20\insrsid15942051 d.}{\i\fs20\insrsid15942051\charrsid10379321 Land Bank v. Woods}{ \fs20\insrsid15942051\charrsid10379321 , 480 N.W.2d 61, 66 (Iowa 1992) (citations and quotation marks omitted). The remedies differ }{\fs20\insrsid15942051 for partial or total failure }{\fs20\insrsid15942051\charrsid10379321 in that }{ \fs20\insrsid15942051 \'93}{\fs20\insrsid15942051\charrsid10379321 [a] mortgage ceases to be an enforceable security when the consideration fails}{\fs20\insrsid15942051 [totally]}{\fs20\insrsid15942051\charrsid10379321 , and where there is a partial failure of consideration the mortgage becomes unenforceable to the extent of such failure.\'94 }{\i\fs20\insrsid15942051\charrsid10379321 Midwest}{\i\fs20\insrsid15942051 Fed.}{\i\fs20\insrsid15942051\charrsid10379321 Sav. and Loan Ass}{\i\fs20\insrsid15942051 \rquote }{\i\fs20\insrsid15942051\charrsid10379321 n of Minot v. Miller}{\fs20\insrsid15942051\charrsid10379321 , 349 N.W.2d 19, 21 (N.D. 1984) (quoting 59 C.J.S. }{\i\fs20\insrsid15942051\charrsid10379321 Mortgages}{\fs20\insrsid15942051\charrsid10379321 \'a7 96 (1949)). Thus, when a mortgagee fails \'93to perform a substantial part of what [the mortgagee] agreed to do,\'94 the mortgage is no longer enforceable. }{ \i\fs20\insrsid15942051\charrsid10379321 Woods}{\fs20\insrsid15942051\charrsid10379321 , 480 N.W.2d at 66. On the other hand, when the mortgagee fails to provide \'93only a part or portion of the consideration originally contemplated,\'94 then the mortgage is enforceable, but can only be enforced up to the amount actually owed. }{\i\fs20\insrsid15942051\charrsid10379321 Id.; see also}{\fs20\insrsid15942051\charrsid10379321 13 GCA \'a7 3408}{\fs20\insrsid15942051 (2005)}{ \fs20\insrsid15942051\charrsid10379321 (stating in reference to defense against enforcement of promissory notes that \'93[p]artial failure of consideration is a defense pro tanto whether or not the failure is in an ascertained or liquidated amount\'94 ). }{\fs20\insrsid15942051 Here, the Homeowners are justifying their suspension of payments, not defending against their debt owed to Cyfred.}}}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid2893511 we }{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 will use the more conventional term \'93material breach}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid2893511 \'94}{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 in the belief that the terms are interchangeable}{\lang2057\langfe1033\langnp2057\insrsid10499114\charrsid2893511 as a defense to continuing performance}{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid2893511 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid13988545\charrsid2893511 (Second) of Contracts \'a7 237, cmt. a (preferring the term \'93failure of performance\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 cf. }{ \i\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid2893511 Bailie Comm., Ltd. v. Trend Business Sys.}{\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid2893511 , 765 P.2d 339, 342 (Wash. Ct. App. 1988) (\'93 A material breach suspends the injured party}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid2893511 s duties until the breaching party cures the default.\'94 (citing Restatement (Second) of Contracts \'a7\'a7 237, 241 (1981)).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14033424\charrsid2893511 For the purposes of the present dispute, the }{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 central issue is whether Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 s failure to install sewer lines was a material }{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid2893511 breach}{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 If so, Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 s fa}{ \lang2057\langfe1033\langnp2057\insrsid548148\charrsid2893511 ilure would allow the Homeowner}{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 s to suspend their promises to make regular pay}{ \lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 ments on their promissory notes during the period of the breach.}{\lang2057\langfe1033\langnp2057\insrsid2246147 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 62}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 he Homeowners are not arguing that their promissory notes should be forgiven or that their total debt should be reduced.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 Instead, they argue that they were justified in suspending payments once Cyfred materially breached its promise to install sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 A more substantial showing of }{\i\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 total}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 failure of consideration would only be necessary if the Homeowners were seeking to c ancel their promissory notes completely.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 See Tri-D Acceptance Corp. v. Scruggs}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 , 223 So.}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 2d 273, 274-75 (Ala. 1969) (affirming a permanent injunction against foreclosure where a company had promised to repair a house in exchange for a mortgage, and only a small portion of the repairs were actually completed)}{ \lang2057\langfe1033\langnp2057\insrsid5731711\charrsid2893511 ;}{\i\lang2057\langfe1033\langnp2057\insrsid5731711\charrsid2893511 see also supra}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 , note 17}{ \lang2057\langfe1033\langnp2057\insrsid5731711\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid927657 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 63}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 The factors to be considered in determining whether a breach is material are: \par }{\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (a) the extent to which the injured party will b e deprived of the benefit which he reasonably expected; \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (b) the extent to which the injured party can be adequately compensated for the part of that benefit of which he will be deprived; \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (c) the extent to which the party failing to perform or to offer to perform will suffer forfeiture; \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (d) the likelihood that the party failing to perform or to offer to perform will cure his failure, taking account of all the circumstances including any reasonable assurances; \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 (e) the extent to which the behavior of the p arty failing to perform or to offer to perform comports with standards of good faith and fair dealing.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 Seherr-Thoss v. Seherr-Thoss}{\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 , 2006 WY 111 \'b6 14, 141 P.3d 705, 713 (Wyo. 2006) (quoting }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Restatement (Second) of Contracts \'a7 241}{\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 )}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 Although these are all factors to be considered, the most important inquiry is the first one\emdash that is, to determine the extent to which the Homeowners did not get the benefit of their bargain }{\lang2057\langfe1033\langnp2057\insrsid13107736\charrsid2893511 after}{\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 Cyfred failed to install the sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 Cf. }{\i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 Ranes v. Am}{ \i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 Family Mut. Ins. Co.}{\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 , 580 N.W.2d 197, 200 (}{ \lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 Wis. }{\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid2893511 1998) (\'93For a breach to be material, it must be so serious to destroy the essential object of the agreement.\'94).}{ \lang2057\langfe1033\langnp2057\insrsid9113838 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 64}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid6569482\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 he Homeowners received title to a }{ \lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 plot of land}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 , water lines, and power connections.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 They did not receive the sewer lines that were owed them.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 In pure economic terms, the sewer lines represent only a fraction of the total consideration that was given them in exchange for the mortgages and promissory notes.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 Oftentimes, when most, but not all, of a bargain has been completed, courts will find that a material breach has not occurred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 See, e.g., Converse}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 , 635 P.2d at 887 (holding that the disrepair of 71 out of 273 rental items did not amount to \'93 a breach sufficient to relieve the injured party of the duty of performance\'94 to pay the promissory note}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 used to purchase a}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid2893511 rental business)}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 ; }{\i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 Moss v. Moss}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 , 959 So.}{ \lang2057\langfe1033\langnp2057\insrsid13829310\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 2d 375, 377 (Fla. Ct. App. 2007) (payment made three days late found to be immaterial breach of child support contract).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 However, the standard is not the relative economic cost of the breach as compared with the completed portion of the contract\emdash the standard is whether the breach }{\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid2893511 \'93}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 defeats the object of the parties entering into}{ \lang2057\langfe1033\langnp2057\insrsid7037691\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 the contract.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 Kim v. Park}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 , 86 P.3d 63, 66 (Or. App. 2004) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 Bisio v. Madenwald}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid2893511 , 576 P.2d 801}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 804}{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 (}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 Or. Ct. App. }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 1978)).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 s failure to install sewer lines had a}{\lang2057\langfe1033\langnp2057\insrsid12989477\charrsid2893511 n}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 effect out of proportion to its economic value in def}{\lang2057\langfe1033\langnp2057\insrsid12278808\charrsid2893511 eating the Homeowners bargained-}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 for consideration of }{ \lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 land on which to build }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 a habitable home.}{\lang2057\langfe1033\langnp2057\insrsid9319898 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 65}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 \tab In an analogous case, }{\i\lang2057\langfe1033\langnp2057\insrsid13107736\charrsid2893511 Kim v. Park}{\lang2057\langfe1033\langnp2057\insrsid13107736\charrsid2893511 , }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 buyers of an apartment building had a contract that required the vendor to bring the building}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 s plumbing up to code within eight months of purchase.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 86 P.3d at 65 (Or. App. 2004).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 The vendor failed to do so, and the apartment building lost tenants and received citations from the }{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 city}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 Id.}{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 at 66.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 The court found that \'93the failure of }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 [the vendor]}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 to make the repairs in accordance with the contract ultimately prevented }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 [the buyers]}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 from using the building as intended by the parties}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 } {\i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 The failure to timely repair the plumbing was therefore found to be a material breach as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 Id.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 As a result, the buyer}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 s failure to make payments after the breach was justified, and the building was not subject to strict foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid2893511 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 at 66}{ \lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 -}{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 67.}{\lang2057\langfe1033\langnp2057\insrsid3360373 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [6}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 he Homeowners have been forced}{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 to rely on portable toilets for years.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 They have also found themselves in violation of Guam}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid2893511 s health codes and were at one point s}{ \lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 ubject to government eviction.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 In short, the }{ \lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 land and utilities}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 they bargained for }{\lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 h}{ \lang2057\langfe1033\langnp2057\insrsid7830655\charrsid2893511 ave}{\lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 resulted in homes that }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 are}{ \lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 effectively uninhabitable.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 s failure to timely install the sewer lines has therefore deprived the Homeowners of the essential benefit of their bargain.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 As a result, the Homeowners were justified in refusing to make further payments on their promissory notes until the situation was rectified or damages for their loss were awarded to them.}{\lang2057\langfe1033\langnp2057\insrsid4866719 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7678111\charrsid2893511 2.}{\b\lang2057\langfe1033\langnp2057\insrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid2893511 The Sananap}{ \b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid2893511 s}{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid2893511 \rquote }{\b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid2893511 Late Payments did not Relieve Cyfred of its Obligation to Install Sewer Lines \par }{\b\lang2057\langfe1033\langnp2057\insrsid197333\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [6}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab The court below }{\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid2893511 determined}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that the Sananaps were $1,162.53 behind in their payments to Cyfred at the time the sewer line was }{\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid2893511 required to be installed}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER, t}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ab 17}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 at 17-18 (Find}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 . of Fact & Concl. of L.}{ \lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid5864652\charrsid2893511 Without reaching the issue of materiality, t}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 he court }{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid2893511 then concluded}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 that the}{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid2893511 Sananaps\rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 breach }{ \lang2057\langfe1033\langnp2057\insrsid14233813\charrsid2893511 justified }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Cyfred\rquote s refusal to install a sewer line.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6687687\charrsid2893511 We disagree.}{\lang2057\langfe1033\langnp2057\insrsid12733445 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [6}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 8}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid6966149\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7279590\charrsid2893511 Cyfred\rquote s obligation to install sewer lines is mandated by statute}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid2893511 and by }{\lang2057\langfe1033\langnp2057\insrsid14840013\charrsid2893511 incorporation of the obligation within the }{ \lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 ASSM}{\lang2057\langfe1033\langnp2057\insrsid7279590\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 See} {\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 21 GCA \'a7}{\lang2057\langfe1033\langnp2057\insrsid10050951\charrsid2893511 \'a7}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2447543\charrsid2893511 62301-62305}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 , 60314}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 (f)}{ \lang2057\langfe1033\langnp2057\insrsid14840013\charrsid2893511 ; }{\lang2057\langfe1033\langnp2057\insrsid6699191\charrsid2893511 ER, }{\lang2057\langfe1033\langnp2057\insrsid15942051\charrsid2893511 tab 5, Ex. B(1)}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6699191\charrsid2893511 (ASSM).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11746528\charrsid2893511 The ASSM mandates that \'93[s]ewerlines will be constructed and installed }{\i\lang2057\langfe1033\langnp2057\insrsid11746528\charrsid2893511 within the entire subdivision}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 . . . .\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid6699191\charrsid2893511 Id.}{\lang2057\langfe1033\langnp2057\insrsid7472140\charrsid2893511 (emphasis added)}{ \lang2057\langfe1033\langnp2057\insrsid11746528\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 By incorporating this requirement into the ASSM, it becomes }{ \lang2057\langfe1033\langnp2057\insrsid11746528\charrsid2893511 not simply a contractual obligation to the Homeowners, it }{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 becomes}{ \lang2057\langfe1033\langnp2057\insrsid11746528\charrsid2893511 a}{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 mandatory requirement for legally constructing an agricultural subdivision.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 21 GCA \'a7\'a7 }{ \lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 62107}{\lang2057\langfe1033\langnp2057\insrsid7668828\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 , }{ \lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 62301-62305.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 In addition, the one-year time limit for construction of the sewer lines attaches once the property is purchased.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 See}{ \lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 21 GCA \'a7 60314(f).}{\cs45\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{\fs20\insrsid15942051\charrsid12462733 For general subdivisions, as opposed to the agricultural subdivision at issue here, the Legislature has also provided time limit and bond requirements }{\fs20\insrsid14634079 as part of the Subdivision Law:}{\fs20\insrsid15942051\charrsid12462733 \par }\pard\plain \s46\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs20\insrsid15942051\charrsid12462733 \'a7 62504. Time Allowed for Completion of Improvements. }{\fs20\insrsid15942051\charrsid12462733 Upon approval of the tentative subdivision plan by the Commission, the subdivider shall complete within one (1) year all of the improv ements required, except that the Commission, for good cause shown, may authorize an extension of time, not to exceed twelve (12) months, for such completion. Within such time, the subdivider must either:}{\b\fs20\insrsid15942051\charrsid12462733 \par }\pard \s46\qj \li1440\ri1440\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin1440\lin1440\itap0\pararsid14634079 {\fs20\insrsid15942051\charrsid12462733 (a) Complete the required improvements and, upon acceptance thereof by the government, file his final plans; or \par (b) Furnish bond acceptable to the Commission for the completion of improvements, the bond to be in penal sum of one hundred fifteen percent (11 5%) of total work costs as verified by the Director of Public Works. On approval of the bond, the final plans may be filed. \par }\pard \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 {\fs20\insrsid14634079 21 GCA \'a7 62504 (2005). }}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 The obligation to timely install sewer lines must therefore be viewed as a mandatory requirement of the Subdivision Law}{\lang2057\langfe1033\langnp2057\insrsid13334707\charrsid2893511 \emdash a requirement}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 that can be remedied not just with damages, but with punitive sanctions as well.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid16581742\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid16581742\charrsid2893511 21 GCA \'a7 62701}{\lang2057\langfe1033\langnp2057\insrsid7668828\charrsid2893511 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid16581742\charrsid2893511 (allowing punishment for violation of the subdivision laws).}{\lang2057\langfe1033\langnp2057\insrsid6884033 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [6}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 9}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 \tab \'93It is a long-held, and well-settled, general principle of contract law that contract remedies are to be compensatory, not punitive.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 Barrie Sch.}{\i\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 v. Patch}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 , 933 A.2d 382}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 , 295}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 (Md. 2007)}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 (Bell, J., dissenting)}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 (citing Restatement (Sec}{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 ond) of Contracts \'a7 356)}{\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 ; }{\i\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 see also}{\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 Barnes v. Gorman}{\lang2057\langfe1033\langnp2057\insrsid13646369\charrsid2893511 , 536 U.S. 181, 187-88 (}{\lang2057\langfe1033\langnp2057\insrsid14840013\charrsid2893511 2002)}{ \lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6575064\charrsid2893511 We find}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid2893511 that it would be error to interpret Cyfred\rquote s obligation to install sewer lines in a purely contractual way.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7472140\charrsid2893511 Rather, Cyfred\rquote s obligation also extends to the government and is a necessary condition for legally develop}{\lang2057\langfe1033\langnp2057\insrsid9312542\charrsid2893511 ing}{\lang2057\langfe1033\langnp2057\insrsid7472140\charrsid2893511 the subdivision.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid6575064\charrsid2893511 Cf. }{\lang2057\langfe1033\langnp2057\insrsid6575064\charrsid2893511 21 GCA \'a7 62107 (\'93No subdivider}{ \lang2057\langfe1033\langnp2057\insrsid8788503\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid6575064\charrsid2893511 shall subdivide any land }{\lang2057\langfe1033\langnp2057\insrsid14555494\charrsid2893511 ex}{ \lang2057\langfe1033\langnp2057\insrsid6575064\charrsid2893511 cept in accordance with this Chapter . . . .).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 As a result, }{ \lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 the}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 H}{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 omeowner}{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 \rquote failure to make payments to}{ \lang2057\langfe1033\langnp2057\insrsid6296756\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 Cyfred}{\lang2057\langfe1033\langnp2057\insrsid6296756\charrsid2893511 would have no}{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 effect on }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 Cyfred\rquote }{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 s obligation to timely install the required infrastructure. }{\lang2057\langfe1033\langnp2057\insrsid11290385 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 70}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 \tab This view also comports with the purpose and function of the Subdivision Law,}{\lang2057\langfe1033\langnp2057\insrsid6966149\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid2893511 which }{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 is described as follows:}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 [T]o provide for the orderly growth and harmonious development of the territory; . . . to achieve individual property lots of maximum utility and livability; to secure adequate provisions for water supply, drainage, sanitary sewerage and other health requ irements . . . .}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 21 GCA \'a7 62102}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 (2005)}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7694382\charrsid2893511 Adequate sewer lines are required not only for the health and safety of a home\rquote s occupants, but also for the health and safety of the surrounding community.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 T}{ \lang2057\langfe1033\langnp2057\insrsid7694382\charrsid2893511 he}{\lang2057\langfe1033\langnp2057\insrsid6296756\charrsid2893511 obligation extends to the subdivision as a whole and is not contingent on an individual homeowner\rquote s promise and ability to pay.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid2893511 If installation of sewer lines were merely contingent on a homeowner\rquote s continued timely payments, the whole community would suffer from the delinquencies of individual homeowners}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 . In addition, }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid2893511 the subdivision }{\lang2057\langfe1033\langnp2057\insrsid3101538\charrsid2893511 would }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid2893511 devolve into a patchwork of partially livable, partially unlivable homes.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid2893511 The result would be a community of residents living }{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 under}{ \lang2057\langfe1033\langnp2057\insrsid6301447\charrsid2893511 unsanitary and unhealthy conditions, much like the subdivision here.}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 71}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid480162\charrsid2893511 \tab A more difficult question is whether }{\lang2057\langfe1033\langnp2057\insrsid12812137\charrsid2893511 H}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid2893511 omeowners like the Sananaps who missed payments during the first }{\lang2057\langfe1033\langnp2057\insrsid12812137\charrsid2893511 year}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid2893511 can still claim the right to suspend payments}{ \lang2057\langfe1033\langnp2057\insrsid11038516\charrsid2893511 at the end of that year}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 In other words, can the first party to commit a material breach claim a right to suspend performance resulting from a later material breach?}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid2709988\charrsid2893511 The question is }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 a }{\lang2057\langfe1033\langnp2057\insrsid2709988\charrsid2893511 difficult }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 one that does not normally present itself, as in most cases the \'93second breach\'94 would be a justified suspension of performance.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 Converse}{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 , 635 P.2d at 887.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 Here the \'93second breach\'94 after the Sananaps\rquote late payments was Cyfred\rquote s failure to install the sewer line, which was not justified because it breached Cyfred\rquote s obligations under }{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid2893511 the ASSM and }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 the Subdivision Law.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 See}{ \lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 21 GCA \'a7\'a7}{\lang2057\langfe1033\langnp2057\insrsid14183711\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 60314, }{ \lang2057\langfe1033\langnp2057\insrsid14183711\charrsid2893511 62107, }{\lang2057\langfe1033\langnp2057\insrsid16581742\charrsid2893511 62303}{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid9777398 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 72}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 \tab Our }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 view}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 is t}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 hat the first party to commit an uncured }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 material breach should not }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 be able to }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 claim }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 a right to suspend performance}{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 resulting from a later }{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 material }{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 breach}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid2893511 , even if the later breach is unexcused}{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 Cf.}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid2893511 (Second) of Contracts, \'a7 237, cmt. b }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid2893511 (explaining why the first party to materially breach a contract is held liable).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 This rule is a reasonable extension of Missouri\rquote s \'93first to breach\'94 rule, which states that \'93}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid2893511 [a]}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 party to a contract cannot claim its benefit where he is the first to violate it.\'94 }{ \i\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 Forms Mfg., Inc. v. Edwards}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 , 705 S.W.2d 67, 69 (Mo. Ct. App. 1985).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 If a materially breaching party cannot claim benefit from the contract, then l}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 ikewise, a }{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 materially breaching party}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 cannot invoke}{ \lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 the right to suspend performance after a later material breach.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 However,}{ \lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 \'93}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 determination of the first to breach does not end the analysis,}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 . . .}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 as only a material breach may excuse the other party} {\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 s performance.\'94}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 R.J.S. Sec., Inc. v. Command Sec. Servs., Inc.}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 , }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 101 S.W.3d 1, 18 }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 (Mo. Ct. App. }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 2003}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid2893511 ).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 T}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid2893511 he only remaining question}{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 , therefore,}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid2893511 is whether the Sananaps or others were in material breach of their agreement with Cyfred due to late pa}{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 y}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid2893511 ments made during the first year.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15345383\charrsid2893511 If the breach was material, the}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 n Cyfred\rquote s later breach did not relieve those Ho meowners of their obligation to continue payment beyond the first year.}{\lang2057\langfe1033\langnp2057\insrsid480162 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 73}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid12345973\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \'93 [C]ourts and commentators have long recognized that materiality is primarily a question of fact, the resolution of which is necessarily a function of context and circumstances.\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Dopp v. Pritzker}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 , 38 F.3d 1239, 1244 (1st Cir.}{\lang2057\langfe1033\langnp2057\insrsid4482738\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 1994) (citing, inter alia, 2 E. Allan Farnsworth, Farnsworth on Contracts \'a7 8.16, at 443 (1990)) (\'93Whether a breach is material is a question of fact.\'94).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 For this reason, the number and amount of late payments does not, by itself,}{\cs45\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid14709540 \chftn }{ \fs20\insrsid15942051\charrsid14709540 The case law suggests that a single late payment does not constitute a material breach. }{\i\fs20\insrsid15942051\charrsid14709540 See, e.g., Moss v. Moss}{\fs20\insrsid15942051\charrsid14709540 , 959 So.}{ \fs20\insrsid15942051 }{\fs20\insrsid15942051\charrsid14709540 2d }{\fs20\insrsid15942051 at}{\fs20\insrsid15942051\charrsid14709540 377 (Fla. Ct. App. 2007) (payment made three days late }{\fs20\insrsid15942051 was }{ \fs20\insrsid15942051\charrsid14709540 found to be }{\fs20\insrsid15942051 an }{\fs20\insrsid15942051\charrsid14709540 immaterial breach of }{\fs20\insrsid15942051 a }{\fs20\insrsid15942051\charrsid14709540 child support contract); }{ \i\fs20\insrsid15942051\charrsid14709540 Mills v. Marquard & Assoc}{\i\fs20\insrsid15942051 .}{\fs20\insrsid15942051\charrsid14709540 , 2003 WL 21321723 *5 (Minn. Ct. App.}{\fs20\insrsid15942051 }{\fs20\insrsid15942051\charrsid14709540 2003) (payment of out-of-pocket expenses after leaving a law firm rather than at the time of leaving was not a material breach). On the other hand, multiple failures in making payments will often constitute a material breach. }{ \i\fs20\insrsid15942051\charrsid14709540 See, e.g., In re Ogden Howard Furniture Co.}{\fs20\insrsid15942051 , 35 B.R. 209, 210 (Bankr}{\fs20\insrsid15942051\charrsid14709540 . Del. 1983) (tenants}{\fs20\insrsid15942051 \rquote }{ \fs20\insrsid15942051\charrsid14709540 long history of deficiencies and irregular payments constituted a material breach of their covenant to pay rent); }{\i\fs20\insrsid15942051\charrsid14709540 Fift}{\i\fs20\insrsid15942051 y States Mgmt.}{ \i\fs20\insrsid15942051\charrsid14709540 Corp. v. Pioneer Auto Parks, Inc., }{\fs20\insrsid15942051\charrsid14709540 389 N.E.2d, 133, 115 (N.Y. 1979) (\'93 by failing to tender payment of two monthly rental payments or even offering to cure the default, defendant tenant was in willful breach of a material term of the lease\'94). }}}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 decide the issue of materiality.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 One must look}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 instead to the bargain itself.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Clearly, Cyfred did not receive the full number of monthly payments it had bargained for.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 On the other hand, the \'93context and circumstances\'94 of the contract at issue here suggest that other considerations might also be important in }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 determining whether the Sananap}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 breach was material.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Dopp}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 , 38 F.3d at 1244.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 74}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \tab First, the}{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 indicate}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 that courts should consider the \'93 extent to which the injured party can be adequately compensated for the part of that benefit of which he will be deprived\'94 in determining whether a b}{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 reach is material.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 Restatement}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 (Second) of Contracts \'a7 241(b).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 The Sananaps}{\lang2057\langfe1033\langnp2057\insrsid1979567\charrsid2893511 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 $1,162.53 overdue debt resulted from two missed monthly payments of $396.53 }{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 during a one year period.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 A}{\lang2057\langfe1033\langnp2057\insrsid15289650\charrsid2893511 ER,}{\lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 tab 17 }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 at 17-18 (Find}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid2893511 . Fact & Concl. L.}{ \lang2057\langfe1033\langnp2057\insrsid7290372\charrsid2893511 - Part II}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 The rest of the balance consisted of late fees.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Id.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Cyfred was thus partially compensated fo r the breach in that the Sananaps became liable for late fees in addition to the debt they originally owed Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 Moreover, Cyfred should be allowed to offset }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 any }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 damages}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 due}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid2893511 by the amount owed during the first year but never paid.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 75}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \tab Second, the Restatement indicate}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 that one must examine \'93the extent to which the party failing to perform or to offer to perform will suffer forfeiture\'94 if the non-breaching party\rquote s obligati}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 ons are suspended.} {\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 Restatement}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 (Second) of Contracts \'a7 241(c).}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Here, we must }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 examine the consequences of declaring the Sananaps\rquote breach to be material}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 If the breach were material, the Sananaps would forfeit their right to suspend their payments once Cyfred failed to install their sewer line.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 The Sananaps would then }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 be forced to continue paying their loan, even }{ \lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 after}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 their home became effectively uninhabitable.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 Such a forfeiture of rights would be grossly out of proportion to the significan}{ \lang2057\langfe1033\langnp2057\insrsid12278808\charrsid2893511 ce}{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid2893511 of missing two monthly payments. }{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [7}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 6}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \tab Third, we are not convinced that the timing of Cyfred\rquote s breach can be established with pinpoint precision.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 Timing is relevant because only those missed payments that occurred before Cyfred\rquote s breach could be considered an unjustified breach.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 While the sewer line became due exactly twelve months after purchase, Cyfred was clearly unprepared to meet its obligations at that time\emdash indeed it has yet to install the sewer lines six years later.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 As the deadline for installation of the sewer lines loomed, the Homeowners must have been aware that no trenches were being dug, no heavy equipment was operating, and no pipes were being transported to the site for installation.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 Sewer lines are not typically installed in a single day, and the Homeowners may have seen the lack of preparations and anticipated that Cyf red had no intention of meeting it obligations.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 In other words, o}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 nly}{ \lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 evidence of significant preparation for construction would have provided the Homeowners with adequate assurances that the sewer lines would be timely installed.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 See }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 (Second) of Contracts \'a7 251(1) (\'93 Where reasonable grounds arise to believe that the obligor will commit a breach by non-performance . . . the obligee may demand adequate assurance of due performance and may, if reasonable, suspend any performance for whic h he has not already received the agreed exchange until he receives such assurance.\'94).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 Without such preparations}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 , the Homeowners would have been justified in suspending performance at some point toward the end of the first year in anticipation of a likely breach.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 See}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 C.L. Maddox, Inc. v. Coalfield Servs}{\i\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 .}{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 , Inc.}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 , 51 F.3d 76, 81 (7th Cir. 1995) (finding that anticipation of plaintiff\rquote s breach justified suspending performance}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 Later}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12812137\charrsid2893511 H}{ \lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 omeowners who observed their }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 earlier }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 neighbors failing to timely receive sewer lines might have anticipated Cyfred\rquote s breach even sooner.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [7}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 7}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 Considering all the relevant factors, }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid2893511 we do not find that the Sananap}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 two missed payments }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 during the first year}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid2893511 rise to the level of a material breach.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 The approximately six years of missed payments }{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 that occurred after Cyfred\rquote s material beach}{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 can therefore be justifiably excused.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid2893511 However, we lack sufficient information to determine w}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 hether the same c}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 onclusion applies to the other H}{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 ome}{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid2893511 owners.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid2893511 On remand, the court below must }{\lang2057\langfe1033\langnp2057\insrsid16196270\charrsid2893511 ap}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 ply the above reasoning to any H}{ \lang2057\langfe1033\langnp2057\insrsid16196270\charrsid2893511 omeowners who missed payments during the first year.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid16196270\charrsid2893511 The court should consider the exten}{\lang2057\langfe1033\langnp2057\insrsid14107509\charrsid2893511 t to which Cyfred was deprived o}{\lang2057\langfe1033\langnp2057\insrsid16196270\charrsid2893511 f its bargain, the extent to which Cyfred can be adequately compensated for its loss, the extent to which the Homeowners will suffer forfeiture, }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 and all other relevant factors mentioned above.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 The court should also consider the timing of Cyfred\rquote s breach and }{ \lang2057\langfe1033\langnp2057\insrsid1979567\charrsid2893511 the }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 time at which the breach was anticipated in deciding which missed payments occurred before the breach.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15033985 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 78}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid2893511 Because the Sananaps\rquote }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 suspension of payments after the first year was justified, their }{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 unexcused }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 debt to Cyfred at this time amounts to only two missed payments and late fees.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 As a result, }{ \lang2057\langfe1033\langnp2057\insrsid229180\charrsid2893511 the Sananaps}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid2893511 are likely to eventually succeed in avoiding}{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 foreclosure on their home.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 Given the strong likelihood of succeeding on the merits and the irreparable injury that would result from foreclosure, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 abused its discretion in denying the Sananaps a preliminary injunction}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid2893511 against foreclosure}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid12076613 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [7}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 9}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 \tab By comparison, those }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid2893511 H}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 omeowners}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 , if any,}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 who are found to}{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 have}{ \lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 be}{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 en}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 in material breach }{ \lang2057\langfe1033\langnp2057\insrsid4155016\charrsid2893511 during the first year }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 cannot claim to have justifiably suspended their payments after }{ \lang2057\langfe1033\langnp2057\insrsid7944805\charrsid2893511 Cyfred\rquote s }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 breach occurred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 Because}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 those Homeowners}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 may now owe six or more years}{ \lang2057\langfe1033\langnp2057\insrsid7944805\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 worth of missed payments}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 , Cyfred will likely succeed i}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 n foreclosing on their property.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid2893511 I}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 t would not}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid2893511 amount to an abuse of discretion}{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid2893511 to deny a preliminary injunction to a Homeowner found to be in material breach prior to Cyfred\rquote s breach}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid229180\charrsid2893511 We leave it to the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid2893511 to determine whether such Homeowners exist on a case-by-case basis.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 80}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 \tab Finally, we remind the }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 trial }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 court that Cyfred\rquote s obligation to install sewer lines does not depend on whether the Homeowners breached their portion of the agreement.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 The Homeowners possible material breaches are only relevant in determining whether their payments could later be suspended.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid2893511 All the Homeowners, whether }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 receiving a preliminary injunction or not, can receive a remedy under 21 GCA \'a7 60314(f) subject to offset by any }{ \lang2057\langfe1033\langnp2057\insrsid1979567\charrsid2893511 unexcused }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 debt still owed to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid8003969\charrsid2893511 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid330344\charrsid2893511 3. }{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid2893511 The Homeowners\rquote Payments must Resume once Cyfred Satisfies the Judgment}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 81}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid330344\charrsid2893511 Title }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 21 GCA \'a7 60314(f) only provides two remedies in the event of a }{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 breach: (1) }{\lang2057\langfe1033\langnp2057\insrsid5598916\charrsid2893511 rescission}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 , whereby the}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 H}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 omeowner}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 can give up the}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 ir property and be restored to their}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 position prior to the contract; or (2) compensatory damages}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 , costs,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 an}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 d attorneys\rquote fees, whereby the H}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 omeowner}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 can collect a judgment and build the sewer line}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid2893511 s themselves}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 .}{\cs45\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid937301 \chftn }{\fs20\insrsid15942051\charrsid937301 These remedies are not exclusive, however. We held in }{\i\fs20\insrsid15942051\charrsid937301 Abalos}{\fs20\insrsid15942051\charrsid937301 that damages under the }{\fs20\insrsid15942051 DTPA}{\fs20\insrsid15942051\charrsid937301 , for example, may also be sought in addition to the remedies described in 21 GCA \'a7 60314(f). }{\i\fs20\insrsid15942051 Abalos}{\fs20\insrsid15942051 ,}{\i\fs20\insrsid15942051 }{\fs20\insrsid15942051 2006 Guam 7 \'b6\'b6 53-58. }{ \fs20\insrsid15942051\charrsid14233813 It}{\fs20\insrsid15942051\charrsid937301 is reasonable to assume that specific performance would also be an available remedy.}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 Once }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 those}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 Homeowners }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 who cho}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 se }{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 the remedy of damages }{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 actually receive the money necessary to construct the sewer lines}{ \lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 , Cyfred w}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 ill}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 have no f}{ \lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 urther obligation to construct the}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 sewer}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 s}{ \lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 line}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 s itself}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid2893511 .}{ \cs45\lang2057\langfe1033\langnp2057\insrsid1779349\charrsid2893511 \chftn {\footnote \pard\plain \s46\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{\fs20\insrsid15942051\charrsid12462733 Cyfred must also pay the award of attorney\rquote s fees, but that is not an element of the original contract. Therefore, payment of the damages but not the attorney\rquote s fees would still force the Homeowners to r}{\fs20\insrsid14634079 esume their payments to Cyfred.}}}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 Thereafter, those}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 Homeowners will be required to resume their payments to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid2893511 See}{\i\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 Kim v. Park}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 , 86 P.3d at 67 (\'93When plaintiff}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 s material breach is cured by the satisfaction of the judgment for damages awarded to defendants, defendants}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid2893511 obligation to make the payments due under the contract will resume.\'94).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 4. Installation of the Incorrect Diameter Water Pipes was not a Material Breach}{\b\lang2057\langfe1033\langnp2057\insrsid9198174 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 82}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 \tab One might argue that Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 s failure to install the correct diameter water pipes, as the Homeowners allege, would also be a}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 material}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 breach of contract. }{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 If so, the Hom}{\lang2057\langfe1033\langnp2057\insrsid14233813\charrsid2893511 e}{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 owners would be justified in suspending payment}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid2893511 s}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 until they receive }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 satisfaction of }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 judgment on the issue of water lines.}{\lang2057\langfe1033\langnp2057\insrsid2893511 } {\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 However, water lines do exist at the moment, and there is no indication that the Homeowners are subject to eviction because they were incorrectly installed.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 Even if true, defective but functional water lines would not rise to the level of a material breach.}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid2893511 Instead, the installation of defective water lines would likely be a non-material breach that should be remedied by damages or a reduction i}{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 n the Homeowners\rquote overall debt.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 See Zemco Mfg., Inc. v. Navistar Int} {\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid2893511 l}{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 Transp. Corp., }{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 270 F.3d 1117, 1126 (7th Cir. 2001) (reciting the rule that partial failure of consideration is remedied }{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 pro tanto}{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid2893511 ).}{\lang2057\langfe1033\langnp2057\insrsid8917864 \par }{\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid11493625\charrsid2893511 I}{\b\lang2057\langfe1033\langnp2057\insrsid16519749\charrsid2893511 V}{ \b\lang2057\langfe1033\langnp2057\insrsid11493625\charrsid2893511 .}{\b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid2893511 CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid14046994 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2893511 {\b\lang2057\langfe1033\langnp2057\insrsid2893511\charrsid2893511 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 [}{\b\lang2057\langfe1033\langnp2057\insrsid7175604\charrsid2893511 83}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid2893511 ]}{ \lang2057\langfe1033\langnp2057\insrsid15891037\charrsid2893511 \tab }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 We }{\b\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 DENY}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 the motion }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid2893511 which argues that this appeal should be dismissed as untimely}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 In order to protect our jurisdiction, we hereby}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 GRANT}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 the motion to }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid2893511 set aside the foreclosures that occurred on May }{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 17, 2007}{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 and }{\b\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 VACATE }{ \lang2057\langfe1033\langnp2057\insrsid5712613\charrsid2893511 the resulting foreclosure deeds}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 .}{\cs45\lang2057\langfe1033\langnp2057\insrsid1779349\charrsid2893511 \chftn {\footnote \pard\plain \s46\ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14634079 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs45\fs20\super\insrsid15942051\charrsid12462733 \chftn }{ \fs20\insrsid15942051\charrsid12462733 This order does not apply to parties not joined in the present suit or for whom this appeal is moot.}}}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{ \lang2057\langfe1033\langnp2057\insrsid14183711\charrsid2893511 We }{\b\lang2057\langfe1033\langnp2057\insrsid14183711\charrsid2893511 REMAND}{\lang2057\langfe1033\langnp2057\insrsid14183711\charrsid2893511 the issue of whether Stephanie Mendiola or others were acting as agents of Cyfred when they purchased property during the 2006 foreclosure sales}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 .}{ \lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 Although }{\lang2057\langfe1033\langnp2057\insrsid2840077\charrsid2893511 an injunction under the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid2893511 DTPA}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid2893511 is not an appropriate remedy under the facts of this case, }{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 we find that the}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 Sananaps}{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 have demonstrated a threat of irreparable injury and a likelihood of succeeding on the merits of their claim.}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 Specifically, we find that Cyfred was obligated to install sewer lines for all the Homeowners, that the Sananaps were justified in suspending their payments to Cyfred }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 after Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid2893511 \rquote }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 s breach}{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 , and that }{ \lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 the Sananaps }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid2893511 are likely to }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 succeed in avoiding foreclosure on their home}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 The order denyi ng the Sananaps}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 the preliminary injunction they seek is}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 therefore}{ \lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 REVERSED}{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 .}{\lang2057\langfe1033\langnp2057\insrsid2893511 }{\lang2057\langfe1033\langnp2057\insrsid15946824\charrsid2893511 With respect to all other Homeowners in this case, the }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid2893511 matter is}{ \lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 }{\b\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 REMANDED}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid2893511 for additional proceedings consistent with this opinion.}{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid2893511 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid2893511 \par }}