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{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698713\'02\'07.;}{\levelnumbers\'01;}\fi-360\li5760\lin5760 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2 \levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698715\'02\'08.;}{\levelnumbers\'01;}\fi-180\li6480\lin6480 }{\listname ;}\listid1339425779}{\list\listtemplateid-1644105954\listhybrid{\listlevel\levelnfc0\levelnfcn0 \leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid207536604\'02\'00.;}{\levelnumbers\'01;}\loch\af0\hich\af0\dbch\af0 \fi-360\li1080\lin1080 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0 \levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698713\'02\'01.;}{\levelnumbers\'01;}\fi-360\li1800\lin1800 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext 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\'02\'07.;}{\levelnumbers\'01;}\fi-360\li6120\lin6120 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698715\'02\'08.;}{\levelnumbers\'01;}\fi-180\li6840\lin6840 } {\listname ;}\listid1486967641}{\list\listtemplateid1994391806\listhybrid{\listlevel\levelnfc1\levelnfcn1\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid-1516753720\'02\'00.;}{\levelnumbers\'01;}\fbias0 \fi-720\li1080\jclisttab\tx1080\lin1080 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698713\'02\'01.;}{\levelnumbers\'01;}\fi-360\li1440\jclisttab\tx1440\lin1440 } {\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698715\'02\'02.;}{\levelnumbers\'01;}\fi-180\li2160\jclisttab\tx2160\lin2160 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\li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GUAM TOP BUILDERS, INC. and \par EJONG CONSTRUCTION CO., LTD.,}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Plaintiffs-Appellees/Cross-Appellants,}{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 v. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 TANOTA PARTNERS, HAFA ADAI PROPERTIES, \par AES CONSTRUCTION, INC., and JOHN DOES I-V,}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Defendants-Appellants/Cross-Appellees. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard\plain \s2\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid14843863 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \b\ulnone\cf0\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 OPINION}{\b\ulnone\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid14843863\charrsid14843863 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe0\langnp2057\langfenp0\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Filed:}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 December 30, 2011 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cite as: 2011 Guam 30}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Supreme Court Case No.: CVA09-013 \par Superior Court Case Nos.: CV0558-99 and CV2469-98 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appeal from the Superior Court of Guam \par Argued and submitted on June 3, 2010 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\trowd \irow0\irowband0\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3298059\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb \brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5148\clshdrawnil \cellx5040\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4428\clshdrawnil \cellx9468\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid14843863 {\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appearing for Plaintiffs-Appellees/}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab \par }{\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cross-Appellants}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 : \tab \par Thomas M. Tarpley, }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Esq}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . \par 414 W. Soledad Ave., Ste. 904 \par Hag\'e5t\'f1a, GU 96910 \par \par \tab \cell }{\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appearing for Defendants-Appellants/}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cross-Appellees Tanota Partners and \par Hafa Adai Properties}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 : \par David Mair, }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Esq.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (Argued and Briefed) \par Mair, Mair, Spade & Thompson, L.L.C. \par 238 Archbishop F.C. Flores St. \par DNA Bldg., Ste. 801\tab \par Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \trowd \irow0\irowband0 \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3298059\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr \brdrtbl \cltxlrtb\clftsWidth3\clwWidth5148\clshdrawnil \cellx5040\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4428\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \cell \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 { \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \trowd \irow1\irowband1 \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3298059\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr \brdrtbl \cltxlrtb\clftsWidth3\clwWidth5148\clshdrawnil \cellx5040\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4428\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \cell Calvo Fisher & Jacob LLP}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 259 Martyr St., Ste. 100 \par Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \trowd \irow2\irowband2\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3298059\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr \brdrtbl \cltxlrtb\clftsWidth3\clwWidth5148\clshdrawnil \cellx5040\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4428\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 BEFORE: ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; and KATHERINE A. MARAMAN, Associate Justice.}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 On January 18, 2011, Justice F. Philip Carbullido was sworn in as Chief Justice of the Supreme Court of Guam. The signatures in this Opinion reflect the titles of the justices at the time this matter was considered and determined.}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 TORRES, C.J.:}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [1]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Defendants-Appellants/Cross-Appellees Tanota Partners and Hafa Adai Properties appeal the Judgment and Decree of Foreclosure of Mechanic\rquote s Liens.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Plaintiffs-Appellees/Cross-Appellants Guam Top Builders, Inc. and Ejong Construction Co., Ltd. also filed a cross- appeal of the same judgment and decree.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 For the reasons discussed below we affirm in part and reverse in part the Judgment.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 I.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 FACTUAL AND PROCEDURAL BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [2]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Many of the facts relevant to this appeal are contained in our earlier opinion, }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam Top Builders, Inc. v. Tanota Partners}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2006 Guam 3, as a result we will set forth only those facts necessary to explain our decision.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \cs38\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This case involves mechanic\rquote s lien claims arising out of the construction of the Outrigger Hotel (\'93Hotel\'94) in Tumon, Guam, owned by Defendants-Appellants/Cross- Appellees Tanota Partners and Hafa Adai Properties (collectively, \'93Tanota\'94).}{\cs38\lang2057\langfe1033\langnp2057\insrsid14843863 }{\cs38\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Plaintiff-Appellee/Cross-Appellant, supplier Ejong Construction Co., Ltd. (\'93Ejong\'94), did not execute a written contract with Tanota or any of its agents but nevertheless indisputably supplied steel and other materials for the Hotel\rquote s construction, filed with the Department of Land Management a mechanic\rquote s lien for record on the Hotel for the steel and materials supplied.}{\cs16\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \cs16\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\cs16\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 1.}{\cs16\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \cs16\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Subsequently, Ejong filed a complaint in }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 the Superior Court to enforce payment of its claim and to foreclose on the amended lien in the amount of $1,728,284.67.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [3]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota moved for summary judgment on the basis that Ejong was paid in full for the materials supplied to the Hotel project, that the lien amount was not a claim for materials provided but included a claim for money paid to John K. Sherman (\'93Sherman\'94), President of AES Construction, Inc. (\'93AES \'94), and that the claims of lien were ineffective for lack of verification.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court granted summary judgment, and Ejong appealed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\cs38\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [4]}{\cs38\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab On appeal, we held that because a genuine issue of material fact remained over the existence and terms of an agreement regarding the price of materials Ejong supplied, summary judgment invalidating the amount of Ejong\rquote s lien to the extent it exceeded $5,000.00 was improper.}{\cs38\lang2057\langfe1033\langnp2057\insrsid14843863 }{\cs16\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{ \cs16\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 23.}{\cs16\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 On remand, the case proceeded to a jury trial.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At the pre-trial conference the parties disputed the issues that would proceed to trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Transcripts (\'93Tr.\'94) at 3-5 (Pre-Trial Conf., Jan. 12, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota asserted that Plaintiffs-Appellees/Cross-Appellants Guam Top Builders, Inc. (\'93GTB\'94) and Ejong made no demand for a jury trial, and as a result were not entitled to have their claims tried by the jury.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . at 5.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial judge requested the parties brief the issues and continued the hearing.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At the continued hearing, the trial court decided it would determine all issues relating to the validity of the mechanic\rquote s liens, and that all other triable issues would be sent to the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 10\endash 13, 25-26 (Status Conf., Jan. 17, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At trial, the parties filed proposed jury instructions for the court\rquote s consideration.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota requested the trial court instruct the jury on its affirmative defenses.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, Tanota proposed the following: (1) an instruction on the validity of a mechanic\rquote s lien when made with intent to defraud; (2) an ins truction defining fraud; (3) an unclean hands instruction; (4) an instruction for payment of materials and labor provided; (5) an agency instruction; and (6) instructions on the mechanic\rquote s lien statutory requirements.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Excerpts of Record (\'93ER\'94), vol. 1, tab 34 at 2-4, 5-6, 8-9 (Am. Proposed Instr., Feb. 13, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court denied Tanota\rquote s requested instructions.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [5]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Following a 16-day jury trial, the jury returned a special verdict in favor of Ejong for the sum of $1,491,658.17.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Record on Appeal (\'93RA\'94 ), tab 248 at 2 (Special Verdict, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In the special verdict form, the jury found there was an agreement with Ejong regarding the price of the materials supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 } {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury also determined that GTB did not fulfill its obligations under the Memorandum of Understanding (\'93MOU\'94) between AES and GTB, and after deducting the costs incurred by AES to complete the project, the jury awarded GTB $180,000.00.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 3.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court requested that the parties file post-trial memoranda on how the case should next proceed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 44 (Jury Trial, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 } {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court subsequently issued a Decision and Order concluding that it would proceed with determining the issues concerning the statutory requirements of the mechanic\rquote s liens.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 253 at 13 (Dec. & Order, June 12, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court also found that \'93the jury\rquote s finding that an agreement existed for the purchase price of steel was inconsistent with its determination as to the amount owing under such agreement because the jury\rquote s award of $1,491,658.17 to Plaintiff Ejong more closely reflect[ed] the market value of materials . . . , and not $928,620.00, the amount Ejong claimed as the balance under the agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . at 9-10.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As a result of the inconsistent verdict , the court held that Ejong was owed $928,620.00.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 11.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [6]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The trial court proceeded to determine the issues related to the validity of the mechanic\rquote s liens.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong filed post-trial motions for summary judgment which the court granted in part.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 258 (Pls.\rquote Post-Trial Mots. Summ. J., Aug. 3, 2007); RA, tab 272 (Dec. & Order, Sept. 8, 2008).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thereafter, Tanota filed a motion for reconsideration and also renewed its motion for a judgment as a matter of law or in the alternative for a new trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 293 (Defs.\rquote Mem., Nov. 10, 2008).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The motions were denied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In its Decision and Order denying the motions, the court reconsidered its earlier decision of the inconsistent verdict and agreed with GTB and Ejong\rquote s explanation of the jury\rquote s verdict , that is, that the jury decided to add to the actual cost of materials a 10% markup to account for overhead and profit.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 304 at 12 (Dec. & Order, Mar. 19, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 On May 1, 2009, judgment was entered for Ejong in the amount of $1,491,658.17 and for GTB in the amount of $180,000.00, which included an award of pre-judgment and post-judgment interest.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 309 at 2 (Judgment & Decree of Foreclosure, May 1, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota timely appealed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 314 (Not. of Appeal, May 19, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong and GTB filed a cross- appeal.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA tab 330 (Not. of Cross Appeals, June 11, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 II.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 JURISDICTION}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [7]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab This court has jurisdiction over this appeal and cross-appeal from a final judgment.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 112-44 (2011)); 7 GCA \'a7\'a7 3107(b), 3108(a) (2005).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 III.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 STANDARD OF REVIEW}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [8]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We review a jury\rquote s verdict to determine whether it is supported by substantial evidence or is against the clear weight of the evidence.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park v. Mobil Oil Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2004 Guam 20 \'b6 11 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 O\rquote Mara v. Hechanova}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2001 Guam 13 \'b6 6).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93Substantial evidence is such relevant evidence which reasonable minds might accept as adequate to support a conclusion even if it is possible to draw two incon sistent conclusions from the evidence.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 O\rquote Mara}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2001 Guam 13 \'b6 6).}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A ruling on a motion for judgment notwithstanding the verdict is reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Leon Guerrero v. DLB Constr. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 1999 Guam 9 \'b6 11).}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A denial of a motion for a new trial is reviewed for an abuse of discretion.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Fenwick v. Watabe Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2009 Guam 1 \'b6 6 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 B.M. Co. v. Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19 \'b6 10).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93When reviewing the denial of a motion for a new trial, the inquiry is whether the verdict is either supported by substantial evidence or \lquote whether the jury\rquote s decision is against the clear weight of the evidence.\rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19 \'b6 10).}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [9]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab A trial court\rquote s refusal to give a requested instruction is reviewed for an abuse of discretion.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19 \'b6 10).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 While we generally review the trial court\rquote s formulation of jury instructions for abuse of discretion, we review jury instructions }{ \cs32\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\cs32\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 novo}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 when they are challenged as a misstatement of the law.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See People v. Songeni}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2010 Guam 20 \'b6 9 & n.1 (citations omitted); }{\cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Voohries-Larson v. Cessna Aircraft Co.}{ \cs30\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 241 F.3d 707, 713 (9th Cir. 2001) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Since the trial judge is in the best position to determine if a jury\rquote s answers are }{ \cs32\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 inconsistent}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , we review the decision for abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Kerman v. City of New York}{\cs30\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}261 F.3d 229{\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2}, 244 (2d Cir. 2001).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [10]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Although a trial court\rquote s award of interest generally is reviewed for an abuse of discretion, }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam United Warehouse Corp. v. DeWitt Transp. Servs. of Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2003 Guam 20 \'b6 22 , whether prejudgment interest for an implied contract to pay the reasonable value of services or materials provided is permitted under 20 GCA \'a7 2110 is a question of law warranting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 review.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanaguchi-Ruth + Assocs. v. MDI Guam Corp.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2005 Guam 7 \'b6 81.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Finally, we review the denial of a motion for summary judgment }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Quichocho v. Macy\rquote s Dep\rquote t Stores, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2008 Guam 9 \'b6 13 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Villanueva ex rel. United States v. Commercial Sanitation Sys., Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2005 Guam 8 \'b6 9).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ANALYSIS}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [11]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In this opinion, we first examine the issues raised in Tanota\rquote s appeal and then address GTB and Ejong\rquote s cross-appeal issues.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota\rquote s Appeal \par \par 1.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Trial Court\rquote s Refusal to Provide Proposed Instructions}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par a.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Standard of Review}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [12]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The parties dispute the applicable standard of review for the trial court\rquote s failure to instruct the jury with Tanota\rquote s proposed instructions.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota asserts the standard of review \'93depends on the nature of the claimed error.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 11 (Feb. 9, 2010) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Navellier v. Sletten}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 262 F.3d 923, 944 (9th Cir. 2001)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, Tanota contends that the abuse of discretion standard applies generally to claims of instructional error; however, where the claim of error is based on a misstatement of the law or failure to instruct on a party\rquote s theory of a case, the standard of review is }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Relying on }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 B.M. Co. v. Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19, GTB and Ejong claim that a denial of a proposed instruction is reviewed for an abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 10 (Mar. 12, 2010).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [13]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 we stated that the denial of a proposed jury instruction is reviewed for an abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 2002 Guam 19 \'b6 10.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We said that a refusal to give an instruction on a cognizable issue for which there was supporting evidence may be an abuse of discretion, and \'93a trial court\rquote s decision to reject a requested instruction will be upheld even where the court could have given an instruction that was of more assistance to the jury, if the instruction actually given accurately and sufficiently instructed the jury of the law to be applied.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6\'b6 34, 36 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93[If] the instructions advise the jury as to the law it should apply, the court has the discretion to decline to give other instructions even though they may properly state the law to be applied.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 34 (citation and internal quotation marks omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 provides that the trial court\rquote s denial of a jury instruction will be upheld so long as the instructions actually given adequately apprise the jury as to the law it is to apply.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [14]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Most federal courts apply the }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 standard where the alleged error is based on a misstatement of the law.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Voohries-Larson}{\cs30\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 241 F.3d at 713 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mockler v. Multnomah Cnty.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 140 F.3d 808, 812 (9th Cir. 1998)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Alleged errors based on the formulation of the instruction and particular language used are also reviewed for an abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Gilbrook v. City of Westminster}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 177 F.3d 839, 860 (9th Cir. 1999)); }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mendez v. Cnty. of San Bernardino}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 540 F.3d 1109, 1118 (9th Cir. 2008).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [15]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota argues the trial court erred in failing to instruct the jury with its proffered instructions related to its affirmative defenses.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, Tanota proposed the following instructions: (1) the mechanic\rquote s lien amount was overstated and made with intent to defraud; (2) definition of fraud; (3) an unclean hands instruction; (4) materials and labor instru ction; (5) an instruction on agency; and (6) instructions on the mechanic\rquote s lien statutory requirements..}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 34 at 2-4, 5-6, 8-9 (Am. Proposed Jury Inst.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We examine each alleged jury instruction error below.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 b.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Fraud Instructions}{ \b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [16]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota proposed the following instruction}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\ql \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Tanota also proposed an instruction on the definition of fraud which read: \par }\pard \s17\ql \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\insrsid14843863 \tab The elements of fraud include: \par {\listtext\pard\plain\s17 \fs20\insrsid14843863 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \s17\ql \fi-360\li1080\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\ls23\adjustright\rin0\lin1080\itap0\pararsid14843863 {\insrsid14843863 a misrepresentation; \par {\listtext\pard\plain\s17 \fs20\insrsid14843863 \hich\af0\dbch\af0\loch\f0 2.\tab}knowledge of falsity (or scienter); \par {\listtext\pard\plain\s17 \fs20\insrsid14843863 \hich\af0\dbch\af0\loch\f0 3.\tab}intent to defraud to induce reliance; \par {\listtext\pard\plain\s17 \fs20\insrsid14843863 \hich\af0\dbch\af0\loch\f0 4.\tab}justifiable reliance; \par {\listtext\pard\plain\s17 \fs20\insrsid14843863 \hich\af0\dbch\af0\loch\f0 5.\tab}resulting damages. \par }\pard \s17\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\insrsid14843863 RA, tab 245 at 29 (Am. Proposed Jury Inst.).}}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 :}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mechanic\rquote s Liens \endash Invalidation of Lien Because of Fraud}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Under Guam law, an overstatement in the amount of a mechanic\rquote s lien made with the intent to defraud shall invalidate the lien.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par If you find that Ejong overstated the amount of its mechanic\rquote s lien with the intent to defraud, you must find that Ejong\rquote s lien is invalidated.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par If you find that Guam Top Builders overstated the amount of its mechanic\rquote s lien with the intent to defraud, you must find that Guam Top Builder\rquote s lien is invalidated.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Source: 7 G.C.A. \'a7 33401; }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Henley v. Pacific Fruit Cooling & Vaporizing Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 127 P. 800 (Cal. Ct. App. 1912).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par RA, tab 245 at 21 (Am. Proposed Jury Inst.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [17]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In its Answer, Tanota pleaded as affirmative defenses:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 6.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Both Plaintiffs GTB and Ejong have willfully and intentionally filed claims of lien in excess of the amounts permitted by their respective contracts and by law.}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 GTB and Ejong contend that Defense # 6 alleges fraud that is a statutory defense under 7 GCA \'a7 33401 to a mechanic\rquote s lien foreclosure action, but that as the case developed, factually there was little support for this defense. Appellees\rquote Br. at 11. In particular, Tanota failed to rebut their Trial Exhibit 86, demonstrating their actual costs, and consequently, there was no showing that the lien amounts claimed by Tanota were made with any \'93intent to defraud.\'94 }{\i\insrsid14843863 Id}{\insrsid14843863 .}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . . . . \par 8.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The lien claims of both Plaintiff[s] GTB and Ejong are false and fraudulent. \par . . . . \par RA, tab 71 at 5 (Answer, Feb. 9, 2001).\tab }{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [18]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Although a trial court has broad discretion in formulating jury instructions, \'93a party is entitled to have the jury instructed on its theories if the proposed instructions are correct statements of the law and supported by the evidence.\'94}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Arkwright}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mut. Ins. Co. v. Gwinner Oil, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 125 F.3d 1176, 1180 (8th Cir. 1997) (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Hoselton v. Metz Baking Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 48 F.3d 1056, 1063 (8th Cir. 1995)); }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 People v. Jones}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2006 Guam 13 \'b6 35.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Conversely, a par ty is not entitled to an instruction if the issue is not properly before the court.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Goldsmith v. Bagby Elevator Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 513 F.3d 1261, 1287 (11th Cir. 2008).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A party is entitled to an instruction when the instruction accurately states the law and is supported by the evidence.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [19]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , this court determined that the trial court erred in rejecting a proposed instruction, where the proposed instruction \'93adequately encapsulate[d] the law\'94 relating to the crux of a parties\rquote claim, \'93recited a legally cognizable theory of recovery,\'94 and the principle set forth in the proposed instruction was not \'93substantially covered by any other given instruction,\'94 and consequently, the failure to instruct was prejudicial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 2002 Guam 19 \'b6\'b6 35-36 (rel ying on cases from disparate jurisdictions). }{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [20]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota suggests we evaluate instructional error by applying three factors articulated in }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Goldsmith}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , wherein the Eleventh Circuit held that \'93[a] refusal to give a requested instruction is erroneous only if \lquote (1) the requested instruction correctly stated the law, (2) the instruction dealt with an issue properly before the jury, and (3) the failure to give the instruction resulted in prejudicial harm to the requesting party.\rquote \'94}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 513 F.3rd at 1287 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Roberts & Schaefer Co. v. Hardaway Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 152 F.3d 1283, 1295 (11th Cir. 1998)); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 11 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [21]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We adopt the test in }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Goldsmith}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and examine first, the second factor that the fraud instructions dealt with an issue properly before the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The parties dispute whether the trial court bifurcated the trial, separating the factual issues from the primarily legal issues related to the liens\rquote validity.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [22]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab GTB and Ejong contend that the trial court indicated at the continued pre-trial status hearing that the court was considering bifurcating the trial, whereby the jury would determine the factual issues of whether there was a contract, with whom, and whether there was money owed and how much, but the trial judge would determine the issues regarding the mechanic \rquote s lien enforcement.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 2 (citing Tr. at 9-10 (Status Hrg., Jan. 17, 2007)).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong submit the bifurcation was confirmed the following day.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citing Tr. at 12-14 (Status Conf., Jan. 18, 2007)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota, on the other hand, contends that the trial was not bifurcated and that the trial court determined that all issues would proceed to the jury.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Reply & Resp. Br. at 9-10 (Apr. 12, 2010).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [23]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Discussion on the scope of the jury trial initially ensued at the pre-trial conference.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 3-5 (Pre-trial Conf., Jan. 12, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court informed the parties to file memoranda on their positions, and the matter was continued.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 5.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At the continued hearing, after oral argument from the parties, the trial court stated that the jury would decide the factual issues related to the lien claims if the case was to proceed to trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 25 (Status Hrg.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court informed the parties it would issue a decision the following day.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 25-26.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The next day, the trial court declined to find that GTB and Ejong had a right to a jury trial on the equitable claim, here the validity of the mechanic\rquote s liens, when the claim was infused with legal issues.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 12-14 (Status Conf.); RA, tab 253 at 5-6 (Dec. & Order).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 T he court decided to proceed to a jury trial on all triable issues in the matter, on the grounds that Tanota made a jury demand and did not specify issues it wished to be tried before a jury, and in failing to specify the issues, the demand made was only a demand for all triable issues pursuant to Rule 38(c)}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Rule 38(c) states that \'93 [i]n the demand a party may specify the issues which the party wishes so tried; otherwise the party shall be deemed to have demanded trial by jury for all the issues so triable.\'94 Guam R. Civ. P. (\'93GRCP\'94) 38(c). \par }}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 of the Guam Rules of Civil Procedure .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 12-14 (Status Conf.).} {\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [24]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab T he trial was clearly bifurcated and legal issues relating to the validity and perfection of the mechanic\rquote s liens were reserved by the trial court.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The issue of the invalidation of the mechanic\rquote s liens including the lien perfection,}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Tanota also claimed it was error for the trial court to refuse to instruct the jury on its proposed instructions on whether GTB and Ejong perfected the liens under Guam\lquote s mechanic\rquote s lien laws. Because we find that the trial was bifurcated, the trial court did not abuse its discretion in rejecting Tanota\rquote s proposed instructions on this issue. }}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 were not properly before the jury, and therefore it was not proper for the trial court to instruct the jury on Tanota\rquote s proposed instructions on the invalidation of the lien due to fraud, or whether the liens were perfected, as well as the other requested fraud instructions.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota\rquote s proposed fraud instructions were not based on the fraud argued at trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Rather, at trial Tanota argued that GTB, Ejong and AES intended to defraud the bank by increasing the dummy invoices, which is not the same type of fraud as that in the proposed instruction.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The \'93intent to defraud\'94 in the proposed instruction and the cited statute relates to an overstatement in the amount of a mechanic\rquote s lien , not to the overstatement of amounts invoiced to a bank.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Here, there were two lien claims in the amounts of $928,000.00 and $1.7 million. }{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong did not file liens in excess of the amounts permitted by their respective contracts or by law.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Moreover, Tanota was not a party to the dummy invoices created between GTB & Ejong and AES, and the fact that Tanota was harmed because of the dummy invoices was not an affirmative defense pled by Tanota.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Therefore, we find no abuse of discretion by the trial court in refusing to instruct the jury on Tanota\rquote s proffered fraud instructions.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Because the issues were not properly before the jury, we need not reach the other }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Goldsmith }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 factors for evaluating instructional error outlined above.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 c.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Unclean Hands Instruction}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [25]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota next argues that the trial court erred in rejecting its proposed instruction based on the \'93 unclean hands\'94 doctrine.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota submits that it properly raised the affirmative defense in its answer and was therefore entitled to an instruction on this issue.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong claim that Tanota\rquote s defense of unclean hands involved bank fraud and therefore was not properly pleaded with particularity as required under Rule 9(b) of the Guam Rules of Civil Procedure.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In considering the alleged error, the trial court stated that Tanota failed to explain how the \'93 proposed instruction would have altered the outcome\'94 of the case.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 304 at 14 (Dec. & Order, Mar. 19, 2009).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Further, after reviewing the evidence, the court found that even if the proposed instruction was given, the jury\rquote s verdict would not have changed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota\rquote s proposed instruction read:}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Unclean Hands \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 If you find that Guam Top Builders intended to defraud Tanota Partners and/or HSBC, the law requires that the doctrine of unclean hands be applied and that you leave the parties as you found them.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 If you find that [Ejong Construction, Inc.] i ntended to defraud Tanota Partners and/or HSBC, the law requires that the doctrine of unclean hands be applied and that you leave the parties as you found them.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par RA, tab 245 at 28 (Am. Proposed Jury Inst.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [26]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The doctrine of unclean hands is an affirmati ve defense invoked by defendants to prevent a plaintiff from obtaining relief.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Giraldo v. Cal. Dep\rquote t of Corr. & Rehab.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 85 Cal. Rptr. 3d 371, 393 (Ct. App. 2008) (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Kendall-Jackson Winery, Ltd. v. Super. Ct.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 90 Cal. Rptr. 2d 743, 746 (Ct. App. 1999)).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93Traditionally, the doctrine of unclean }{\cs19\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart SR_4542} {\*\bkmkend SR_4542}hands}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 is invoked when one seeking relief in equity has violated conscience, good faith or other equitable principles in his prior conduct.\'94}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Fibreboard Paper Prods. Corp. v. E. Bay Union of Machinists, Local 1304}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 39 Cal. Rptr. 64, 96}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (Dist. Ct. App. 1964) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93Any unconscientious conduct in the transaction may give rise to the defense.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Burton v. Sosinsky}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 250 Cal. Rptr. 33, 41}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (Ct. App. 1988) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether the defense of unclean }{ \cs19\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart SR_4610}{\*\bkmkend SR_4610}hands}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 should bar a remedy otherwise available depends upon an analysis of \'93the analogous case law, the nature of the misconduct, and the relationship of the misconduct to the claimed injuries.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Blain v. Doctor\rquote s Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 272 Cal. Rptr. 250, 256 (Ct. App. 1990).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [27]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota argued at trial that GTB and Ejong engaged in a scheme to defraud Hong Kong Shanghai Bank Corporation (\'93HSBC\'94) and Tanota.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93A party has the right to have [its ] theory of the case presented to the jury by instructions, if there is evidence to support it.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Alley v. Praschak Mach. Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 366 So. 2d 661 (Miss. 1979) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As discussed above, the affirmative defense of fraud pleaded by Tanota was based on the alleged overstatement of GTB and Ejong\rquote s lien claims with the intent to defraud, and not on the alleged bank fraud.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 There was no evidence presented at trial which showed that the dummy invoices to HSBC were somehow related to the inflation of the lien claims.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Again, the fraud claims pleaded by Tanota as affirmative defenses were that the lien claims were contractually and unlawfully excessive as well as false and fraudulent.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 71 at 5 (Answer).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota has failed to show how the dummy invoices relate to the increase in the lien claims.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The unclean hands instruction did not deal with an issue properly before the jury and therefore we find that the trial court did not abuse its discretion in refusing to instruct the jury with this instruction.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 d.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Instruction on Mechanic\rquote s Liens -- Mater ials and Labor Only}{\cs18\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Tanota objected at trial to the trial court\rquote s refusal to instruct the jury as proposed, but this claimed error was not raised in its renewed motion for a judgment as a matter of law or alternatively for a new trial.}}}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [28]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota also argues error in the trial court\rquote s refusal to instruct the jury that loans are not recoverable under a mechanic\rquote s lien.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The proposed instruction read:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mechanic\rquote s Liens \endash Materials and Labor Only \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A mechanic\rquote s lien may be filed for the value of labor and materials only.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 If you find that Ejong was paid in full for the materials it provided to the Outrigger project, and thereafter made a loan or transferred money to John Sherman or AES Construction, Inc., you must find that Ejong is not entitled to a mechanic\rquote s lien for the amount loaned or transferred. \par RA, tab 245 at 20 (Am. Proposed Jury Inst.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [29]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab GTB and Ejong assert it was not error to refuse this instruction because the issue of whether GTB and Ejong were entitled to a mechanic\rquote s lien was not before the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong also submit that Tanota abandoned the loan defense and failed to submit a proposed instruction with acceptable wording.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 14.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Finally, GTB and Ejong submit no evidence was presented at trial of a loan to Sherman.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At trial, Jae Park, President of GTB, testified that it was understood the $923,000.00 was John Sherman\rquote s money and that the theory of the loan to Sherman was a theory suggested by prior counsel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 31-32 (Jury Trial, Jan. 25, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 John Sherman denied the existence of a loan.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 38-39 (Jury Trial, Feb, 9, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 J ong Kwan Lee, President of Ejong Construction, testified and also denied it was a loan.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 On cross-examination, Lee stated:}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Q.\tab You testified yesterday that you recalled in 1998 and 1999 that you originally said Ejong had loaned Nine Hundred and Twenty-three Thousand Dollars ($923,000) to John Sherman; correct? \par IA.\tab Yes.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Q.\tab Okay.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 And you said you did it because your lawyer told you to call it a loan? \par IA.\tab Yes.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . . . . \par Q.\tab Okay.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par So, are you telling me, then, that when you said in 1999 that you loaned money to John Sherman, that that was a lie? \par IA.\tab I . . . I would not con-- I would not call it \endash I will not see it as a lie.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par \tab In . . . in truth, because I don\rquote t know American law . . . \par \tab . . . as I stated yesterday, with Ejong\rquote s provisions of the steel and not getting paid, after consultation with an American attorney, it was stated that in order to resolve the issue, it would be less complicated to deal with it as . . . or treat it as a loan; and, as such, the claim was stated as a loan.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Q.\tab Okay. \par Tr. at 11, 16 (Jury Trial, Feb. 2, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [30]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Neither party presented any evidence of a loan agreement.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The testimony of the witnesses at trial did not establish that Ejong made a loan to Sherman; instead, as the trial court concluded, the testimony about a loan was a legal theory devised by Ejong\rquote s former counsel.}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Although not an issue on appeal, after trial, the trial court granted a directed verdict in Sherman\rquote s favor on the claim of unjust enrichment filed by Ejong and found that only \'93contradictory evidence was presented on [Ejong\rquote s] claim of debt\'94 and the witnesses\rquote testimony revealed that Ejong did not loan Sherman any money. RA, tab 253 at 12-13 (Dec. & Order). \par }}}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota urged that the instruction was proper because there was evidence of a loan and the instruction was necessary in order to allow the jury to determine whether Ejong was paid for the materials supplied.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As we have previously held, a trial court\rquote s denial of a jury instruction will be upheld so long as the instructions actually given adequately apprise the jury as to the law it is to apply.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19 \'b6\'b6 34, 36.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Here, the proposed instruction would have allowed the jury to determine whether to invalidate the lien if it found there was evidence of a loan.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong abandoned the loan theory, and Tanota also abandoned the loan theory when it moved for a directed verdict.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota maintained at trial that GTB and Ejong were fully paid for the labor and materials it supplied for the project, and t he jury was instructed on this defense.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 14 (Jury Trial, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court instructed the jury on a loan definition}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 The instruction read: \'93 A loan of money is a contract by which one delivers a sum of money to another and the latter agrees to return at a future time a sum equivalent to that which he borrowed.\'94 Tr. at 31 (Jury Trial, Feb. 16, 2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and also provided the following instructions:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In this case you are presented evidence that Letters of Credit were issued and drawn down.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 If after reviewing the Letters of Credit you find that the Letters of Credit were in tended by the parties to the Letter of Credit to service [sic] payment for the steel, you may find that }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong received the money and that the money was to be applied toward the payment of steel.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 You have received evidence that Plaintiff, Guam Top Builders and Ejong, each recorded liens against the Outrigger Hotel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Under Guam [l]aw any person or corporation who furnishes labors [sic] or materials used in the construction of any building on Guam is entitled to record a lien against the property to secure payment for such labor and materials.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 These liens are called mechanic\rquote s liens.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Such liens shall not exceed in the amount the reasonable value of the labor done or materials furnished or both}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 or fo r which the lien is claimed, nor the price agreed upon between the claimant and the person by whom he was employed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Tr. at 29-31 (Jury Trial, Feb. 16, 2007) (emphases added). \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [31]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The jury had to determine whether any sums were owed to GTB and Ejong, not whether they were entitled to a lien.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 By providing these instructions, the jury was properly apprised of what a loan was and that under Guam\rquote s lien laws, GTB and Ejong\rquote s lien claims were limited to payment for materials and labor supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury was also instructed that if it determined the Letters of Credit served as payment, the jury should find that Ejong received the money and that the money was to be applied to the payment of the steel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 It was therefore proper for the trial court not to instruct the jury on Tanota\rquote s proposed instruction for materials and labor provided because the instruction did not deal with an issue properly before the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 e.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Instruction on Whether Tanota or its Agent was a Party to an A greement to Allocate Funds to Sherman}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [32]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota also argues it was entitled to a jury instruction on whether Tanota was a party to an agreement authorizing Ejong\rquote s allocation of funds to Sherman.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota contends that it was error for the trial court to refuse its requested jury instructions on the principles of agency and consent under Guam\rquote s mechanic\rquote s lien laws.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 14-15.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota submits that without the requested instructions, \'93the jury had no way of knowing that there are such limitations on the scope of an owner\rquote s responsibilities under the mechanics\rquote lien law.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 14.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In response, GTB and Ejong point out that while Tanota argues instructional error, Tanota did not identify the requested instructions or indicate when the instructions were requested.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 17-18.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In reply, Tanota confirmed its argument was not based on any specific requested jury instruction but instead that it was entitled to judgment as a matter of law because GTB and Ejong failed to prove \'93agency\'94 as an element of its lien claims.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Reply & Resp. Br. at 2-3.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The record is devoid of any proposed instructions by Tanota on the agency principle or any indication that Tanota objected with respect to any of the instructions on agency approved by the court.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [33]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota\rquote s argument of instructional error on the agency theory is intertwined with the argument that GTB and Ejong failed to produce evidence that the lien claims were within the scope of Tanota\rquote s agency consent.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, Tanota argues, Ejong had the burden of establishing that the funds were allocated pursuant to an agreement by the parties.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Reply & Resp. Br. at 2.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota contends that Ejong did not present competent evidence to make the required showing, and the trial court failed to instruct the jury that such failure would bar GTB and Ejong\rquote s recovery.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota submits it is irrelevant that it did not request a jury instruction on whether Tanota was a party to an agreement relating to the diversion of funds because Ejong failed to meet its burden of presenting evidence that the allocated funds received were a result of an agreement among the parties.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury was instructed as follows:}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A claim of lien should not be offset by money that is allocated to another party if it can be shown that such allocation was done by the owner\rquote s or an agent of the owner\rquote s request.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Under Guam lien law, every contractor, sub-contractor, designer, builder, or other person having chartered the construction in whole or in part of any building, is the agent of the owner.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 51 (Jury Trial, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The prior Rule 51 of the Guam Rules of Civil Procedure, which was in effect at the time of the trial, states:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Rule 51.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Instructions to Jury: Objections.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par At the close of the evidence or at such earlier time during the trial as the court reasonably directs, any party may file written requests that the court instruct the jury on the law as set forth in the requests.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court shall inform counsel of its proposed action upon the requests prior to their arguments to the jury.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court, at its election, may instruct the jury before or after argument, or both.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 No party may assign as error the giving or the failure to give an instruction unless he objects there to before the jury retires to consider the verdict, stating distinctly the matter objected to and the ground of the objection.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Opportunity shall be given to make the objection out of the hearing of the jury. \par Guam R. Civ. P. (\'93GRCP\'94) 51 (1997).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [34]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab \'93Normally, to \lquote preserve for appeal a challenge to a }{ \cs19\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart SR_1561}{\*\bkmkstart SearchTerm}{\*\bkmkend SR_1561}jury}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{ \cs19\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart SR_1562}{\*\bkmkend SR_1562}instruction}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , the challenging party must have clearly stated to the trial court the matter to which the party }{\cs19\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart SR_1580}{\*\bkmkend SearchTerm}{\*\bkmkend SR_1580}objects}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and the grounds for that objection.\rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Fenwick}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2009 Guam 1 \'b6 10 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Avery}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2002 Guam 19 \'b6 27); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Jardien v. Winston Network, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 888 F.2d 1151, 1156-57 (7th Cir. 1989) (holding that in order to assign error for a lower court\rquote s failure to give an instruction, a party \'93must have objected thereto before the jury retired to consider its verdict, stating distinctly the matter objected to and the grounds of the objection.\'94 (citing Fed. R. Civ. P. 51 (1987)).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota asserts that the trial court failed to provide an instruction on whether Tanota or its agent was a party to an agreement authorizing Ejong to allocate funds to Sherman, but the record is devoid of any objection by Tanota.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota therefore failed to preserve its objection on appeal.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [35]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Prior to the amendment of Rule 51 of the Federal Rules of Civil Procedure in 2003, most federal circuit courts of appeal refused to review for plain error the trial court\rquote s giving or failure to give a jury instruction when no objection thereto was made at trial unless it was an exceptional case involving error so fundamental as to result in a miscarriage of justice.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See, e.g.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Patton v. Archer}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 590 F.2d 1319, 1322-23 (5th Cir. 1979) (\'93It is true that even absent [a Rule 51] objection an appellate court will notice error so fundamental as to result in a miscarriage of justice, but that power will only be exercised in exceptional cases . . . .\'94 (citation and internal quotation marks omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mazer v. Lipschutz}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 327 F.2d 42, 52 (3d Cir. 1963) (\'93 \lquote An appellate court may, in its discretion, disregard Rule 51 when the error claimed is plain and may result in a miscarriage of justice * * *.\rquote }{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This power should be exercised sparingly . . . .\'94 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 McNamara v. Dionne}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 298 F.2d 352, 355 (2d Cir. 1962))).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 But see Deppe v. Tripp}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 863 F.2d 1356, 1361-62 (7th Cir. 1988) (\'93 [W]e now hold that in civil cases a plain error doctrine is not available to protect parties from erroneous jury instructions to which no objection was made at trial.\'94).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This is because the federal rules in existence prior to 2003,}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Prior to December 1, 2003, the relevant portion of Federal Rules of Civil Procedure (\'93FRCP\'94) Rule 51 stated: \'93No party may assign as error the giving or the failure to give an instructio n unless that party objects thereto before the jury retires to consider its verdict, stating distinctly the matter objected to and the grounds of the objection.\'94 }{\i\insrsid14843863 Higbee v. Sentry Ins. Co.}{\insrsid14843863 , 440 F.3d 408, 409 & n.1 (7th Cir. 2006) (quoting Fed. R. Civ. P. 5 1 (1987)). But for a few minor differences, this language is verbatim the language in the 1997 version of GRCP 51. Since the changes to the FRCP in 2003 and the GRCP on June 1, 2007, Rule 51 now explicitly allows for plain error review of jury instructi ons in a civil case. }{\i\insrsid14843863\charrsid341518 See}{\insrsid14843863 }{\insrsid14843863\charrsid341518 F}{\insrsid14843863 ed. }{\insrsid14843863\charrsid341518 R}{\insrsid14843863 . }{\insrsid14843863\charrsid341518 C}{\insrsid14843863 iv. }{ \insrsid14843863\charrsid341518 P}{\insrsid14843863 . 51(d)(2) (2003) (\'93A court may consider a plain error in the instructions affecting substantial rights that has not been preserved . . . .\'94 ); GRCP 51(d)(2) (2007) (same). FRCP 51 was further amended in 2007 for style and clarity, but the substance remains the same. Fed. R. Civ. P. 51 advisory committee\rquote s note (2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 like the 1997 version of the Guam Rules of Civil Procedure in effect at the time of trial, did not have an express provision generally allowing for p lain error review, and the language in Rule 51 indicated that such review was prohibited, as it precluded an assignment of error where there was no objection and grounds given for the objection before the jury retired to consider the verdict.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Higbee v. Sentry Ins. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 440 F.3d 408, 409 (7th Cir. 2006).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, \'93the plain error doctrine, at best, has an extremely limited application\'94 to the alleged jury instruction error at issue here.} {\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Deppe}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 863 F.2d at 1361. }{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [36]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Here, Tanota claims GTB and Ejong had the burden of showing the funds were allocated pursuant to an agreement reached by the parties and that the diversion of funds was at the request of Tanota as the owner or of an agent of Tanota.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota argues that not only was there insufficient evidence to prove this claim, the failure to instruct the jury on this issue was plain error.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Reply & Resp. Br. at 5.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Even applying a plain error analysis, there was no error because the jury was instructed that the lien claims could not be offset by money allocated to another party if there was evidence that the allocation was done at Tanota\rquote s request or at the request of its agent, in this case AES.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 It is undisputed that Ejong disbursed funds to Sherman and GTB.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 There was also testimony that Ejong disbursed the funds to Sherman at Park\rquote s request.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park testified that several payments were disbursed to other third parties as directed by Sherman.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Notwithstanding that the trial court may have erred in not instructing the jury to decide whet her Tanota or its agent was a party to an agreement on the disbursement of funds, the jury was instructed on whether to offset the lien claims when funds are allocated to another party.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As such, the trial court did not err in not instructing the jury on whether Tanota or its agent was a party to an agreement to allocate funds to Sherman.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 {\*\bkmkstart B00882002675968}{\*\bkmkend B00882002675968}2.}{ \b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether the Trial Court Erred in Taking Issues Away from the Jury}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [37]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota also argues that the trial court erred by taking issues away from the jury after the trial had concluded.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, Tanota asserts that the trial court elected to resolve certain factual issues post-trial by applying the \'93sufficient evidence\'94 standard.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 19.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In doing so, Tanota submits, the trial court erred because once the court determined the jury would decide all the claims, it was precluded from later treating the jury\rquote s verdict as advisory.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota further argues that the jury, as the trier of fact, shou ld have applied the preponderance of the evidence standard.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Finally, Tanota contends, the trial court erred in concluding that the failure to instruct the jury on its equitable defenses would not have altered the outcome of the case.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 19.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [38]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In response, GTB and Ejong assert that the trial court did not take away equitable defenses from the jury and that Tanota failed to object to this alleged error at trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong argue that while Tanota asserts it was error, Tanota did not allege the specific facts or issues taken away from the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 19.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \cbpat8 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [39]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota claims \'93the jury was rendered powerless to make findings\'94 on Tanota\rquote s principal defenses of fraud, a loan, unclean hands, and compliance under Guam\rquote s mechanic\rquote s lien statutes because the trial court failed to instruct the jury on these defenses.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Reply & Resp. Br. at 20.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We addressed earlier in this opinion Tanota\rquote s alleged instructional error on its affirmative defenses and because we find that the trial was bifurcated and the issues were not properly before the jury, we cannot conclude that the trial court erred by taking issues away from the jury when it failed to instruct the jury on Tanota\rquote s defenses. }{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Moreover, there is nothing in the record to suggest that the jury did not apply the preponderance of the evidence standard.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court instructed the jury as follows: \'93 Preponderance of the evidence means that evidence has more convincing force, than that opposed to it . . . .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 You should consider all of the evidence bearing upon every issue regardless of who produced it.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 14 (Jury Trial, Feb. 16, 2007). }{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury was also instructed that \'93Plaintiffs have the burden of proving by a preponderance of the evi dence, all the facts necessary to establish the essential elements of their claims.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 13 (Jury Trial, Feb. 16, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota urges that the trial court applied the wrong standard; however, the sufficient evidence standard was used to explain the trial court \rquote s decision on the motion for judgment as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In its Decision the court stated, }{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par To prevail on a renewed motion for judgment as a matter of law, Defendants must show record evidence that the motion was preserved and that the verdict cannot be supported by substantial evidence, not whether overwhelming evidence supports a contrary assertion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Substantial evidence is defined as, \'93evidence of such quality and weight that reasonable and fair-minded men in the exercise of impartial judgment might reach different conclusions.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par RA, tab 304 at 4-5 (Dec. & Order, Mar. 19, 2009) (citations and internal quotation marks omitted). \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [40]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab For the court to conclude that there is not sufficient evidence, the court must examine if the evidence would have led a rational man to the conclusion reached by the jury on the basis of the evidence presented at trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cohen v. Hallmark Cards, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 382 N.E.2d 1145, 1147-48 (N.Y. 1978).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Th e criteria used in making this determination are essentially the same criteria used by a trial judge when asked to direct a verdict.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 499.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In this case, t he trial court concluded there was sufficient evidence for the jury to find that Ejong\rquote s activities were not equitably unclean and that Ejong did not act improperly.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 304 at 5 (Dec. & Order).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court\rquote s finding was based on its examination of the evidence presented at trial and the witnesses testimony; therefore, we conclude the trial court did not apply the wrong standard.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 3.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether the Jury\rquote s Special Verdict was Inconsistent and if so, Whether the Trial Court Erred in Reconciling the Verdict and Entering Judgment in the Amount of $1,491,658.17 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [41]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We next examine the alleged inconsistency in the jury\rquote s special verdict.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tan ota characterizes the jury verdict as inconsistent because the jury found there was an agreement by the parties on the price of the steel supplied by Ejong, and yet the jury awarded damages in the amount of $1,491,658.17.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This amount, Tanota claims, was inconsistent with the evidence presented at trial of the agreed upon unit price of the steel.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Because of this inconsistency, Tanota argues, a new trial was warranted.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 22.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota contends that in denying its motion for a new trial and entering judgment, the trial court erred because this court previously stated, \'93[I] f it can be shown that Ejong had an agreement with Guam Top, AES or Tanota regarding the price of the materials it supplied, that agreed upon price would establish a limit on the amount of Ejong\rquote s lien.\'94}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants\rquote Br. at 20 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam Top Builders}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2006 Guam 3 \'b6 13 n.8.).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota submits the evidence established that there was an agreement as to the unit price, which would bring Ejong\rquote s claim to $928,000.00 and not $1,491,658.17 as the jury found.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [42]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Ejong\rquote s defense is that the judgment was entered properly and in accordance with the jury\rquote s verdict.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong submits that the jury awarded Ejong \'93its actual costs of labor and material for fabricating the steel plus 10% for overhead and profit.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees\rquote Br. at 20.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong states that the apparent inconsistency was that the jury awarded Ejong a \'93cost-plus amount after finding that Tanota Partners, AES Construction, Inc., or Guam Top Builders had an \lquote agreement\rquote with Ejong \lquote regarding the price of the materials\rquote Ejong supplied to the Outrigger project.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting ER, vol. 1, tab 7 at 2 (Special Verdict)) (emphases omitted).}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong maintains that the jury was not instructed to find an express agreement for unit prices but rather was instructed that the agreement may be expressed or implied.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong concludes, therefore, that the jury followed the court\rquote s instructions and found an implied agreement to pay a reasonable value of the steel supplied, which would make the verdict consistent.}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sl480\slmult1\widctlpar\faauto\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\fs20\super\insrsid14843863\charrsid10710811 \chftn }{\fs20\insrsid14843863\charrsid10710811 }{ \fs20\cf1\insrsid14843863\charrsid10710811 The jury returned a speci}{\fs20\cf1\insrsid14843863 al verdict in accordance with GRCP}{\fs20\cf1\insrsid14843863\charrsid10710811 49(a), which states: \par }\pard \ql \li720\ri720\sa120\widctlpar\faauto\rin720\lin720\itap0\pararsid14843863 {\b\fs20\cf1\insrsid14843863\charrsid10710811 Rule 49. }{\b\fs20\cf1\insrsid14843863 }{\b\fs20\cf1\insrsid14843863\charrsid10710811 Special Verdicts and Interrogatories. \par }\pard \qj \fi720\li720\ri720\sa120\widctlpar\faauto\rin720\lin720\itap0\pararsid14843863 {\b\fs20\cf1\insrsid14843863\charrsid11742382 (a) Special Verdicts.}{\fs20\cf1\insrsid14843863\charrsid10710811 }{\fs20\cf1\insrsid14843863 }{ \fs20\cf1\insrsid14843863\charrsid10710811 The court may require a jury to return only a special verdict in the form of a special written finding upon }{\fs20\cf1\insrsid14843863 such}{\fs20\cf1\insrsid14843863\charrsid10710811 issue of fact. }{ \fs20\cf1\insrsid14843863 }{\fs20\cf1\insrsid14843863\charrsid10710811 In that event the court may submit to the jury written questions suscep tible of categorical or other brief answers or may submit written forms of the several special findings which might properly be made under the pleadings and evidence; or it may use such other method of submitting the issues and requiring the written findi ngs thereon as it deems most appropriate. }{\fs20\cf1\insrsid14843863 }{\fs20\cf1\insrsid14843863\charrsid10710811 The court shall give to the jury such explanation and}{\fs20\cf1\insrsid14843863 }{\fs20\cf1\insrsid14843863\charrsid10710811 instruction concerning the matter thus submitted as may be necessary to enable the jury to make its findings upon each issue. }{\fs20\cf1\insrsid14843863 }{\fs20\cf1\insrsid14843863\charrsid10710811 If in so doing the court omits an y issue of fact raised by the pleadings or by the evidence, each party waives the right to a trial by jury of the issue so omitted unless before the jury retires the party demands its submission to the jury. As to an issue omitted without such demand, the court may make a finding; or, if it fails to do so, it shall }{\fs20\cf1\insrsid14843863 [}{\fs20\cf1\insrsid14843863\charrsid10710811 be}{\fs20\cf1\insrsid14843863 ]}{\fs20\cf1\insrsid14843863\charrsid10710811 deemed to have made a finding in accord with the judgment on the special verdict. \par }\pard \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\fs20\insrsid14843863\charrsid10710811 G}{\fs20\insrsid14843863 RCP }{\fs20\insrsid14843863\charrsid10710811 49(a) (}{\fs20\insrsid14843863 1997)}{ \fs20\insrsid14843863\charrsid10710811 .}{\fs20\insrsid14843863 Minor stylistic changes to the rule were made in 2007; the substance, however, remains the same. }{\i\fs20\insrsid14843863 See}{\fs20\insrsid14843863 GRCP 49(a) (2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [43]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab After the jury returned its verdict, neither party objected to the verdict before the jury was discharged.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Before addressing t he merits of the claimed inconsistent verdict, we must decide whether the failure to object to the verdict as being inconsistent constitutes a waiver.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GRCP 49 was adopted from Federal Rules of Civil Procedure Rule 49.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Johnson v. ABLT Trucking Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , the Tenth Circuit, in construing the Rule 49 waiver issue, stated that \'93[w] hen the jury returns a special verdict,}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 }{\fs20\insrsid14843863\charrsid5966756 Neither party disputes that the verdict entered here was a special verdict. }{ \fs20\cf1\insrsid14843863 In a special verdict, the jury is presented with specific questions of fact. }{\i\fs20\cf1\insrsid14843863 Johnson}{\fs20\cf1\insrsid14843863\charrsid13173098 , }{\fs20\cf1\insrsid14843863 412 F.3d at 1142. \'93 After the jury returns its verdict, the court applies the law to the facts found by the jury and enters judgment accordingly.\'94 }{\i\fs20\cf1\insrsid14843863 Id.}{\fs20\cf1\insrsid14843863 (citing }{\i\fs20\cf1\insrsid14843863 Zhang v. Am. Gem Seafoods, Inc.}{\fs20\cf1\insrsid14843863 , 339 F.3d 1020, 1031 (9}{\fs20\cf1\insrsid14843863\charrsid3110113 th}{\fs20\cf1\insrsid14843863 Cir. 2003)). The verdict form in this case required the jury to answer specific questions of fact regarding damages. The judgment required the trial court to apply the law to the facts found by the jury, and therefore the verdict here was a special verdict pursuant to GRCP Rule 49(a).}{\cf1\insrsid14843863 \par }}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . . . a party is not required to object to inconsistencies in the verdict before the jury is discharged in order to preserve the issue.\'94}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 412 F.3d 1138, 1141 (10th Cir. 2005); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Heno v. Sprint/United Mgmt. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 208 F.3d 847, 851 (10th Cir. 2000)}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (\'93 Although a party waives a claim of inconsistent verdicts based on a general jury verdict under Fed.R.Civ.P. 49(b), if not timely raised, this rule does not apply to special verdicts under Fed.R.Civ.P. 49(a)\'94).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court in }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Johnson}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 justified the no-waiver rule by referencing the text of Rule 49(a), \'93which, unlike Rule 49(b),}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa120\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\fs20\super\insrsid14843863\charrsid10976122 \chftn }{\fs20\insrsid14843863\charrsid10976122 F}{ \fs20\insrsid14843863 ederal }{\fs20\insrsid14843863\charrsid10976122 R}{\fs20\insrsid14843863 ules of }{\fs20\insrsid14843863\charrsid10976122 C}{\fs20\insrsid14843863 ivil }{\fs20\insrsid14843863\charrsid10976122 P}{\fs20\insrsid14843863 rocedure Rule}{ \fs20\insrsid14843863\charrsid10976122 49(b)}{\fs20\insrsid14843863 ,}{\fs20\insrsid14843863\charrsid10976122 which is identical to GRCP 49(b)}{\fs20\insrsid14843863 ,}{\fs20\insrsid14843863\charrsid10976122 states}{\fs20\insrsid14843863 in pertinent part}{\fs20\insrsid14843863\charrsid10976122 : }{\fs20\insrsid14843863 \par }\pard \qj \li720\ri720\sa120\nowidctlpar\faauto\rin720\lin720\itap0\pararsid14843863 {\fs20\cf1\insrsid14843863 When the [special interrogatory] answers are consistent with each other but one or more is inconsistent with the general verdict, judgment may be entered pursuant to Rule 58 in accordance with the answers, notwithstanding the general verdict, or the court may return the jury for further consideration of its answers and verdict or may order a new trial. When the answers are inconsistent with each other and one or more is likewise inconsistent with the general verdict, judgment shall not be entered, but the court shall return the jury for further consideration of its answers and verdict or shall order a new trial. \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid14843863 {\fs20\cf1\insrsid14843863 Fed. R. Civ. P. 49(b) (1987); }{\i\fs20\cf1\insrsid14843863 see also}{\fs20\cf1\insrsid14843863 GRCP 49(b) (1997).}{\cf1\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\cf1\insrsid14843863 \par }}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 does not direct the court to resubmit an inconsistent verdict to the jury for further deliberation.\'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Johnson}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 412 F.3d at 1141}{\cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{ \cs30\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Absent any express language in Rule 49(a) for resubmission to the jury of an inconsistent special verdict, we find }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Johnson}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 persuasive and similarly conclude that a party is not required to object to an inconsisten t verdict before the jury is discharged.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [44]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Turning to the merits of Tanota\rquote s argument on the inconsistent verdict, we next address whether the jury\rquote s verdict was inconsistent, and if so, whether the trial court erred in reconciling what it believed was an inconsistent verdict.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Generally, a trial court has a duty to harmonize, if reasonably possible, a jury\rquote s responses in a special verdict.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Gallick v. Balt. & Ohio R.R. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 372 U.S. 108, 119 (1963).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'93\lquote Where there is a view of the case that makes the jury\rquote s answers . . . consistent, they must be resolved that way. \rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Atl. & Gulf Stevedores, Inc. v. Ellerman Lines, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 369 U.S. 335, 364 (1962)).}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A verdict will be set aside only where it is so logically and legally inconsistent that it cannot be reconciled.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Granger v. Fruehauf Corp.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 412 N.W.2d 199, 203 (Mich. 1987).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [45]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A court may not strike down jury answers on the ground of conflict if there is any reasonable basis upon which they may be reconciled.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Luna v. S. Pac. Transp. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ,}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 724 S.W.2d 383, 384 (Tex. 1987) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Bender v. S. Pac. Transp. Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 600 S.W.2d 257, 260 (Tex. 1980)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 When reviewing the jury}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s answers, the reviewing court does not ascertain whether the findings may be viewed as conflicting, but rather, the court must determine if there {\*\bkmkstart citeas__Cite_as__757_S_W_2d_836___839_}{\*\bkmkstart sp_713_839}{\*\bkmkstart SDU_839}{\*\bkmkend citeas__Cite_as__757_S_W_2d_836___839_}{\*\bkmkend sp_713_839}{\*\bkmkend SDU_839}is any reasonably possible basis upon which the answers may be reconciled.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Bender}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 600 S.W.2d at 260).}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Moreover, }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [a] jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict may not be overturned merely because the reviewing court finds the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s resolution of different questions in the case difficult, though not impossible, to square.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Johnson}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 412 F.3d at 1144.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Where there is an interpretation of the evidence that provides a logical explanation for the{\*\bkmkstart citeas__Cite_as__457_Mich__278___286__57} {\*\bkmkend citeas__Cite_as__457_Mich__278___286__57} jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s findings, the verdict is not inconsistent.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Lagalo v. Allied Corp.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 577 N.W.2d 462, 463, 465-66\~(Mich. 1998) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Granger}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 412 N.W.2d at 202).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [46]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In the present c ase, the jury answered the following questions on the special verdict form: \par }\pard\plain \s22\ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 1.\tab Did Tanota P artners, AES Construction, Inc., or Guam Top Builders have an agreement with Ejong regarding the price of the materials Ejong supplied to the Outrigger project? \par \par Yes ___}{\f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 X}{\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ____\tab \tab No_________ \par *IF YOU ANSWERED NO, PROCEED TO QUESTION 4.}{\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par 2.\tab If you answered yes to Question 1, was the agreed upon price paid in full?}{\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard\plain \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Yes_________\tab \tab No____}{ \ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 X}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ____ \par *IF YOU ANSWERED YES, PROCEED TO QUESTION 7. \par 3.\tab If you answered no to Question 2, please state the balance owing under the agreement:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par \tab }{\ul\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 $1,491,658.17 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 *PROCEED TO QUESTION 7.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par RA, tab 248 at 2 (Special Verdict).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Questions 4, 5, and 6, which the jury did not answer, involved a determination by the jury of the reasonable value of the materials supplied if no agreement was found.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [47]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab During the post-verdict proceedings, the trial court concluded that the special verdict was internally in consistent on the agreed price of steel supplied by Ejong.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Specifically, the court stated that the }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s finding that an agreement existed for the purchase price of steel was inconsistent with its determination as to the amount owing under such agreement because the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award of $1,491,658.17 to Plaintiff Ejong more closely reflects the market value of materials as testified by Plaintiffs}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 expert, and not $928,620.00, the amount Ejong claimed as the balance under the agreement.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 253 at 10 (Dec. & Order).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court further stated, }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A s a result, the two particular findings are internally inconsistent because a finding of fair market value contradicts a finding that there was an agreement for a fixed purchase price.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although the court fou nd the special verdict was internally inconsistent, the court recognized its duty to attempt to harmonize the inconsistent responses in the special verdict, where possible.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [48]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab As a result, the court found that the amount owing under the agreement shoul d reflect $928,620.00 and not the amount determined by the jury of $1,491,658.17.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 11.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court later determined that GTB and Ejong substantially complied with the mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien requirements and entered judgment in the amount of $928,620.00.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thereafter, Tanota renewed its motion for a judgment as a matter of law or in the alternative for a new trial.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong subsequently presented another theory for the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong stated that in the court}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s earlier decision, the court essentially found, based on the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s answers on the special verdict form that Ejong had an agreement for a fixed purchase price and therefore the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award was inconsistent.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In attempting to understand the jury}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award, Ejong explained that the only reasonable c onclusion for the award was that the jury determined that Ejong was owed the amount under an agreement to pay a reasonable value for the steel, which the jury determined was the actual cost plus a 10% markup for overhead and profit.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Supplemental Excerpts of Record (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 SER}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ) at 39-42 (Pls.}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Post-Trial Mot. Summ. J., Aug. 9, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong further explained that the evidence at trial established that both Park and Lee testified on Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s actual costs, and the total direct cost provided to the jury was $7,887,549.84.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The 10% markup to the actual costs resulted in an amount of $8,676,304.82, and after deducting the amount already paid to Ejong, the balance owing was $1,491,658.17, the exact amount awarded by the jury.}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 At trial, Park and Lee testified that they arrived at both the unit price figure of $928,620.15 and the reasonable value figure of $1,728,284.67 by adding a 13% markup for overhead and profit. Tr. at 12 (Jury Trial, Jan. 24, 2007) (testimony of Jae Park ); Tr. at 120, 124 (Jury Trial, Feb. 1, 2007) (testimony of Jong Kwan Lee); }{\i\insrsid14843863 see also}{\insrsid14843863 Tr. at 50, 56 (Jury Trial, Feb. 15, 2007) (closing argument).}}}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong further clarified that the jury was not instructed to determine whether there was an express agreement to pay the unit price of the steel ; however, the trial court and counsel assumed that the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s finding of an agreement for the price of the steel meant there was an express agreement to pay Ejong a unit price.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In arguing that the verdict was not incons istent, Ejong contended that it was reasonable to conclude that the jury followed the court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s instructions and found there was an implied agreement to pay a reasonable amount for the steel supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court agreed with Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s explanation of the jury award and entered judgment in the amount of $1,491,658.17.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 304 at 11-12 (Dec. & Order).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [49]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota, however, asserts this explanation is inconsistent with the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict because the evidence established there was an agreement between the parties on the unit price of the steel supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 First, Tanota claims that while Sherman disputed the unit price claimed, he agreed that there was a specific price for the steel as outlined in the proposal submitted by Jae Park.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although Sherman testified that he later signed the proposal, the proposal mentions the contract amount for the supply and installation of steel, but does not indicate a specific unit price.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 13 at 1 (Proposal, Jan. 29, 1997).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Additionally , the reference to the trial testimony of Sherman cited in Tanota}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s briefs does not support the proposition that Sherman agreed to the unit prices.}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863\charrsid12335159 \chftn }{\insrsid14843863\charrsid12335159 }{ \insrsid14843863 Sherman testified about receiving the proposal and later signing the proposal, but not about whether he agreed to the unit price of the steel. Tr. at 85-87 (Jury Trial, Feb. 8, 2007).}}}{\lang2057\langfe1033\langnp2057\insrsid14843863 } {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 On cross-examination when asked about the contract amount in the proposal, Park testified that he had some discussion with Sherman about GTB installing the steel at $330 per ton.}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\ql \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863\charrsid13595220 \chftn }{\insrsid14843863\charrsid13595220 Park\rquote s testimony at trial was: \par }\pard\plain \qj \fi-540\li1440\ri720\sa120\widctlpar\faauto\rin720\lin1440\itap0\pararsid14843863 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid14843863\charrsid13595220 Q.}{\fs20\insrsid14843863 \tab (}{ \fs20\insrsid14843863\charrsid13595220 By Mr. Clark}{\fs20\insrsid14843863 )}{\fs20\insrsid14843863\charrsid13595220 Okay. }{\fs20\insrsid14843863 }{\fs20\insrsid14843863\charrsid13595220 So I divide six three five zero zero zero, -- I divide that b y 5,000. So you estimated the material supply would be 1,270 at that time; correct?}{\fs20\insrsid14843863 \par }{\fs20\insrsid14843863\charrsid5772097 A.}{\fs20\insrsid14843863 \tab }{\fs20\insrsid14843863\charrsid13595220 As I said that this amount was told to me by John Sherman. }{\fs20\insrsid14843863 }{\fs20\insrsid14843863\charrsid13595220 I just agreed and I put the numbers there. }{\fs20\insrsid14843863 }{\fs20\insrsid14843863\charrsid13595220 But this document shows that the material supply, if you}{\fs20\insrsid14843863 calculate the unit price, that\rquote }{ \fs20\insrsid14843863\charrsid13595220 s correct, it'll come out to be $1,270 per ton.}{\fs20\insrsid14843863 \par \tab . . . .}{\fs20\insrsid14843863\charrsid5772097 \par }{\fs20\insrsid14843863\charrsid13595220 Q.}{\fs20\insrsid14843863 \tab }{\fs20\insrsid14843863\charrsid13595220 Okay. Well, let\rquote s say sometime in February or March then, 1997, did you reach an agreement with Mr. Park }{\fs20\insrsid14843863 \endash }{\fs20\insrsid14843863\charrsid13595220 I}{\fs20\insrsid14843863 \rquote }{\fs20\insrsid14843863\charrsid13595220 m sorry, Mr. Park \endash you reached an agreement with Mr. Sherman of AES Construction that Guam Top Builders would do the installation at $330 per ton; correct? \par A.}{\fs20\insrsid14843863 \tab }{\fs20\insrsid14843863\charrsid13595220 If you call it an agreement, I will say, yeah, I believe so. As I said that he said he will make the design simple enough so installation costs could come down from my first proposal of something like $480 to $330. }{\fs20\insrsid14843863 }{\fs20\insrsid14843863\charrsid13595220 So if you make the design simple enough, then I'll agree with you. So if you say that as a . . . as a reaching an agreement, then I will say yes. \par Q.}{\fs20\insrsid14843863 \tab }{\fs20\insrsid14843863\charrsid13595220 Okay. \par }\pard\plain \s17\ql \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14843863 Tr. at 67-68 (Jury Trial, Jan. 24, 2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s testimony also confirmed that there was an agreed upon unit price which was based on the publication of prices in Korea.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 100 (Jury Trial, Jan. 23, 2007); Tr. at 95-96 (Jury Trial, Jan. 24, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Lee testified that because there was no cont ract between GTB and Sherman, it was his understanding Ejong would be paid based on the unit price for steel which was agreed upon with Park.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 112-114 (Jury Trial, Feb. 6, 2007); Tr. at 14-15 (Jury Trial, Feb. 7, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Both Park and Lee testified that the unit price for the steel did not remain the same throughout the project.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 94-97 (Jury Trial, Jan 24, 2007); Tr. at 113-114 (Jury Trial, Feb. 6, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park and Lee also testified that the unit prices listed on the commercial invoices presented to HSBC did not accurately reflect the actual unit prices, but that this was done in order to arrive at the amount of the requested Letters of Credit as directed by Sherman.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 144 (Jury Trial, Jan. 24, 2007); Tr. at 133-135 (Jury Trial, Feb. 1, 2007). }{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [50]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In the first appeal of this case, we addressed whether there was a genuine issue of material fact regarding the existence and terms of an agreement for the price of steel and other materials supplied by Ejong.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam Top Builders}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2006 Guam 3 \'b6 20.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Based on the record at the time, we observed that there was a discrepancy between the amount Ejong invoiced when it negotiated the letters of credit and the Grand Total reflected in the Material Cost Breakdown prepared by Ejong.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We further stated that while Lee}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s deposition showed that he had discussions with Park on the unit price for the steel, Park had never testified to the existence or terms of such an agreement.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 19.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As a result, we concluded that a genuine issue of material fact remained over the existence and terms of an agreement as to the price of materials Ejong supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 23.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We explained that under Guam}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien laws, Ejong was }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 entitled to claim a lien for the price it agreed upon or, in the absence of an agreement, the reasonable value of the material it supplied. }{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We further stated that even assuming Ejong had an agreement for the unit price, there was a dispute as to whether the total contract price agreed upon was the invoiced amount or the amount reflected in the Material Cost breakdown.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [51]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab At trial, both Park and Lee testified that there was an agreed upon unit price for the steel which was determined by the publications list in Korea.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Their testimony also revealed that the amounts of the unit price were not consistent throughout the time Ejong supplied the steel.}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\ql \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863\charrsid15152258 \chftn }{\insrsid14843863\charrsid15152258 }{\insrsid14843863 Park testified at trial that the same unit price was applied from February to June 1997 and then increased by about nine percent thereafter. Tr. at 96-97 (Jury Trial, Jan. 24, 2007).}}}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Additionally, both Park and Lee testified that the unit pri ces on the commercial invoices were adjusted to match the total price of the negotiation, which amount was given by Sherman each time a letter of credit was issued.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 154 (Jury Trial, Jan 24, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As we have previously stated, under Guam law, a contract may be either express or implied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam Top Builders, }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 2006 Guam 3 \'b6 14 (quoting 18 GCA \'a7 86101 (2005)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury was instructed on this issue.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 26-27 (Jury Trial, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Accordingly, it was reasonable for the trial court to conclude that the jury followed the court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s instructions and found there was an implied agreement between the parties to pay the reasonable value of steel supplied.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Weeks v. Angelone}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 528 U.S. 225, 234 (2000) (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A jury is presumed to follow its instructions.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court had a duty to attempt to harmonize the verdict, which it did.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Because}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 there is an interpretation of the evidence that provides a logical explanation for the jury}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s findings, the verdict is not inconsistent.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Lagalo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 577 N.W.2d at 463, 465-66.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The evidence at trial established a logical explanation for the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict, that is, that there was an implied agreement for AES to pay the reasonable value of the steel provided by Ejong, plus a 10% markup.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court did not abuse its discretion in harmonizing the verdict and in finding that the verdict was not inconsistent.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 4.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether the Trial Court Erred when it Awarded Prejudgment Interest to GTB and Ejong.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [52]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota also challenges the trial court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award of prejudgment interest to GTB and Ejong.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although a trial court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award of interest is reviewed for an abuse of discretion, }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2003 Guam 20 \'b6 22 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Sumitomo Constr. Co., Inc. v. Gov}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t of Guam}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2001 Guam 23 \'b6 7; }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Pabst v. Okla. Gas & Elec. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 228 F.3d 1128, 1136 (10th Cir. 2000)), whether prejudgment interest for an implied contract to pay the reasonable value of services or materials provided is permitted under 20 GCA \'a7 2110 is a question of law warranting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 review.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanaguchi-Ruth}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2005 Guam 7 \'b6 81 (}{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [R]egarding the prejudgment interest awarded . . . and whether . . . damages were liquidated, our scope of review is de novo.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Folgers Architects Ltd. v. Kerns}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 633 N.W.2d 114, 128 (Neb. 2001))); s}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ee also Bangert Bros. Constr. Co., Inc. v. Kiewit Western Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 310 F.3d 1278, 1297 (10th Cir. 2002) (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although an award of prejudgment interest generally is subject to review for abuse of discretion, any statutory interpretation or legal analysis is reviewed de novo.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Atlantic Richfield Co. v. Farm Credit Bank of Wichita}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 226 F.3d 1138, 1156 (10th Cir. 2000))); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 McCarthy v. Estate of Krohn}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 16 So. 3d 193, 195 (Fla. Dist. Ct. App. 2009) (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A trial court}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s decision concerning a litigant}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s entitlement to prejudgment interest is reviewed de novo.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Berloni S.P.A. v. Della Casa, LLC}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 972 So. 2d 1007, 1011 (Fla. Dist. Ct. App. 2008)));}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see generally Quan Xing He v. Gov}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t of Guam}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2009 Guam 20 \'b6\'b6 22-23 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Mendiola v. Bell}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2009 Guam 15 \'b6\'b6 11, 17) (reviewing questions of law }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [53]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Title 20 GCA \'a7 2110 authorizes the award of prejudgment interest under specific circumstances:}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Every person who is entitled to recover damages certain, or capable of being made certain by calculation, and the right to recover which is vested in him, upon a particular day, is entitled also to recover interest thereon from that day, except during such time as the debtor is prevented by law, or by the act of the creditor, from paying the debt.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par 20 GCA \'a7 2110 (2005).}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [T]he policy underlying authorization of an award of prejudgment interest is to compensate the injured party \emdash to make that party whole for the accrual of wealth which could have been produced during the period of loss.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Wisper Corp. N.V. v. Cal. Commerce Bank}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 57 Cal. Rptr. 2d 141, 147 (Ct. App. 1996) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cassinos v. Union Oil Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 18 Cal. Rptr. 2d 574, (Ct. App. 1993)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [54]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Title 20 GCA \'a7 2110 was modeled after the 1950 version of California Civil Code \'a7 3287.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 20 GCA \'a7 2110, SOURCE.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Section 3287 was amended in 1967 to add a subsection (b).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Section 3287 now provides:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab (a)}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Every person who is entitled to recover damages certain, or capable of being made certain by calculation, and the right to recover which is vested in him upon a particular day, is entitled also to recover interest thereon from that day, except during such time as the debtor is prevented by law, or by the act of the creditor from paying the debt.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This section is applicable to recovery of damages and interest fro m any such debtor, including the state or any county, city, city and county, municipal corporation, public district, public agency, or any political subdivision of the state.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab (b)}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Every person who is entitled under any judgment to receive damages based up on a cause of action in contract where the claim was unliquidated, may also recover interest thereon from a date prior to the entry of judgment as the court may, in its discretion, fix, but in no event earlier than the date the action was filed.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Cal. Civ. Code \'a7 3287 (Westlaw 1997).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The Guam Legislature has not adopted an equivalent of subsection (b).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [55]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In determining whether damages are }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 certain, or capable of being made certain}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 under section 3287(a), the California appellate courts generally agree that:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Damages are deemed certain or capable of being made certain within the provisions of subdivision (a) of section 3287 where there is essentially no dispute between the parties concerning the basis of computation of damages if any are recoverable but whe re their dispute centers on the issue of liability giving rise to damage.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, the test for recovery of prejudgment interest under Civil Code section 3287, subdivision (a) is whether }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 defendant}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 actually knows the amount owed or from reasonably available information could the defendant have computed that amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The statute . . . does not authorize prejudgment interest where the amount of damage, as opposed to the determination of liability, depends upon a judicial determination based upon conflicting evid ence and it is not ascertainable from truthful data supplied by the claimant to his debtor.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 where the amount of damages cannot be resolved except by verdict or judgment, prejudgment interest is not appropriate.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Duale v. Mercedes-Benz USA, LLC}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 56 Cal. Rptr. 3d 19, 26-27 (Ct. App. 2007) (citations and internal quotation marks omitted); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also Wisper Corp.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 57 Cal. Rptr. 2d at 147}{ \cs36\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ;}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Leaf v. Phil Rauch, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 120 Cal. Rptr. 749, 752 (Ct. App. 1975) (holding that prejudgment interest is not allowable wh ere the amount of damages depends upon a judicial determination based upon conflicting evidence).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [56]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Great W. Drywall, Inc. v. Roel Constr. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , the court held that }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [u] nder [section 3287(a)], prejudgment interest is allowable where the amount due plaintiff is fixed by the terms of the contract, or is readily ascertainable by reference to well-established market values.}{\lang2057\langfe1033\langnp2057\insrsid14843863 } {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 On the other hand, interest is not allowable where the amount of the damages depends upon a judicial determination based on conflicting evidence.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 83 Cal. Rptr. 3d 235, 238 (Ct. App. 2008) (citations omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also Marine Terminals Corp. v. Paceco, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 193 Cal. Rptr. 687, 689-90 (Ct. App. 1983) (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Damages will be deemed }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 capable of being made certain by calculation}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 if the amount due can be determined by reference to a fixed standard: e.g., a payment schedule . . .}{ \lang2057\langfe1033\langnp2057\insrsid14843863 ;}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 a readily ascertainable market value . . .}{\lang2057\langfe1033\langnp2057\insrsid14843863 ;}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 or data supplied by plaintiff to defendant.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (citations omitted)).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [57]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In interpreting 20 GCA \'a7 2110, we follow the reasoning in }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Duale}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and hold that the test for recovery of prejudgment interest is whether the defendant actually knows the amount owed or from reasonably available information could the defendant have computed that amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, prejudgment interest is allowable where the amount due under the plaintiff}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s claim for damages is fixed by the terms of the contract or is readily ascertainable by reference to well-established market values.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, where there is a dispute between the parties concerni ng the basis of computation of damages so that the amount of damages depends upon a judicial determination based on conflicting evidence, prejudgment interest is not allowable.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [58]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Turning to the facts of this case, we find that as to Ejong, the trial cou rt erred in awarding prejudgment interest because Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were neither certain nor capable of being made certain, but rather it required a judicial determination of the actual amount due.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [59]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s original complaint, it sought to recover $ 928,620.15, plus interest, as the amount remaining unpaid for the structural steel and other materials it furnished for the construction of the Hotel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 2 at 5 (Compl., Mar. 19, 1999).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s Claim of Lien recorded on March 10, 1999, sought recovery of this same amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong subsequently filed an amended complaint wherein it continued to allege that it was owed $928,620.15.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 3 at 5 (First Am. Compl., Apr. 7, 1999).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, in its next amended complaint, Ejong alleged that it was owed $1,728,284.67, plus interest, and explained that it had mistakenly calculated the amount claimed in its March 10, 1999 Claim of Lien as $928,620.15, }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 which had been a cost estimate made prior to shipment of the steel and before chang es to the quantities required for the project had been ordered.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, tab 4 at 7 (Second Am. Compl., Sept. 22, 1999); }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 5 at 5 (Third Am. Compl., Mar. 28, 2000) (continuing to allege that Ejong was owed $1,728,284.67).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong recorde d a Claim of Lien for the new amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 1, tab 4 at 8 (Second Am. Compl.); ER, vol. 1, tab 5 at 5 (Third Am. Compl.).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [60]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab At trial, there was an ongoing dispute as to whether there was an agreed upon unit price for the steel.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong requested that the jury award it either the }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 unit price}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 total of $928,620.15, or the reasonable value of the steel plus a 13% markup, which it alleged totaled $1,728,284.67.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 55-56, 69-70 (Jury Trial, Feb. 15, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This fact along with the wide disparity between Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s original claim and its subsequent claim leads us to conclude that Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were neither certain nor capable of being made certain, as it was likely unclear to Tanota what was actually owed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, a judicial determination of Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages was necessary to resolve the issue.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [61]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Furthermore, while Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s expert witness, Alan Turner of Taniguchi-Ruth, opined that the amount alleged by Ejong to be its total cost for the materials provided for the project was a fair and reasonable market value for those materials, Tr., at 67-68 (Jury Trial, Feb. 7, 2007), on re-cross-examination, Turner admitted that he }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 look[ed] at what would reasonably be thought of as a fair market value on Guam,}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 74.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although Turner gave his opinion as to the difference between acquiring steel from Korea as opposed to the United States, he only gave his }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 gut estimate}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 that steel from Korea is cheaper by }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 somewhere between 20 and 35 percent.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Somewhere in there.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 71.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Without more, we are hard-pressed to find that the amount due Ejong was readily ascertainable by reference to well-established market values.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [62]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Ejong argues that }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were made certain by calculation down to the penny,}{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Br. at 23, alluding to the jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict awarding Ejong the reasonable value of the steel plus a markup of ten percent.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, in determining whether prejudgment interest is mandated under 20 GCA \'a7 2110, we }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 look[] to the certainty of the damages suffered by the plaintiff, rather than to a defendant}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s ultimate liability . . . .}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Wisper Corp.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 57 Cal. Rptr. at 147.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, the fact that the jury ultimately decided that Tanota owed Ejong the reasonable value of the steel is not itself dispositive of whether Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were certain or capable of being made certain.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [63]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Because of the underlying dispute as to the basis of the computation of Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages, these damages were neither certain nor capable of being made certain without judicial determination.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Accordingly, the trial court erred in awarding prejudgment interest to Ejong.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [64]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab As to GTB, however, prejudgment interest was allowed.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were certain by co mputation on the face of the Addendum to the MOU.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The Addendum provided that AES would pay GTB fixed increments of $250,000.00 for completion of the remaining steel structure of the Hotel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, vol. 2, tab 41 at 1 (Addendum to Mem. of Understanding, Jan. 22, 1998).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 While AES paid GTB the first scheduled increment, it failed to pay GTB the second increment.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The central dispute at trial was whether AES was liable to GTB for any amount of damages given GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s failure to fully complete the structure.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Althoug h there was some dispute as to the validity of the Addendum, and although GTB also argued for the reasonable value of its services, it was clear that the basis for computing GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages lied in either the Addendum or the MOU.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jury ultimately found that the Addendum modified the MOU, and awarded GTB $180,000.00 after offsetting the amount expended by AES to complete the remainder of the steel structure.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 248 at 3, 5 (Special Verdict).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [65]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Because either AES or Tanota could have calculated the amount owed to GTB according to the terms of the Addendum, GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were certain or capable or being made certain by computation, and prejudgment interest was allowable.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 5.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether the Numerous Procedural Errors Alleged by Tanota W arrant a New Trial \par \par [66]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We next address the numerous procedural errors raised in Tanota}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s Opening Brief.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota asserts a new trial is warranted because: (1) the trial court initially determined the jury would decide the main issues in the case but later stated the jury verdict was merely advisory and it would determine the questions of fact regarding the amount of the lien; (2) the verdict was inconsistent; (3) the trial court applied the 1962 mechanic}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien law before trial and post-trial applied the 1998 mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien law; (4) there was a fatal variance in the pleadings; and (5) the trial court failed to instruct the jury on instructions regarding the perfection of the mechanic}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s liens.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellants}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Br. at 28-29.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [67]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Under Rule 13 of the Guam Rules of Appellate Procedure (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GRAP}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ), the failure to adequately brief an issue may be treated as a {\*\bkmkstart SR_1852}{\*\bkmkend SR_1852}waiver of the issue on appeal.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam Greyhound, Inc. v. Brizill}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2008 Guam 13 \'b6 8 n.3; }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Rinehart v. Rinehart}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2000 Guam 14 \'b6 23 (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [I]f a party mentions a matter but then fails to make a complete legal argument on the issue, then we will refuse to analyze the matter.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We decline to address Tanota}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s argument on the applicable mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien law because Tanota failed to adequately brief the matter in its Opening Brief and in its Reply and Response Brief.}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid14843863 \tab }{\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 }{\insrsid14843863\charrsid601897 In its }{\insrsid14843863 O}{\insrsid14843863\charrsid601897 pening }{\insrsid14843863 B}{\insrsid14843863\charrsid601897 rief, Tanota states that because of the page limitations in GRAP 13.2(e)(1), Tanota was precluded from making \'93a plenary discussion of the numerous procedural errors committed}{\insrsid14843863 }{\insrsid14843863\charrsid601897 . . .\'94 and could only briefly discuss the alleged errors. Appellants\rquote Br. at 28. Although GRAP 13.2(e)(1) sets the page limitations, under GRAP 16(a)(7)(C) a party may move the court to exceed the page limitations. Here, Tanota filed a motion to exceed the page limitations in its Reply and Response Brief, which this cour t granted}{\insrsid14843863 ;}{\insrsid14843863\charrsid601897 however, Tanota did not move to exceed the page limitations in its Opening Brief. }{\i\insrsid14843863\charrsid601897 See }{\insrsid14843863\charrsid601897 Order, Mar. 19, 2010. In addition, Tanota did not brief the issue on the applicable mechanic\rquote s lien law in its Reply and Response Brief.}}}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tanota fails to explain how the alleged error by the trial court warrants a new trial and thus, this issue is deemed waived on appeal.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [68]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s alleged errors regarding the scope of the jury trial, the failure to instruct the jury on the mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien statutory requirements, and perfection of the lien claims are addressed in our discussion of the bifurcation of the trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We also addressed Tanota}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s arguments on the inconsistent verdict and need not examine the alleged error of fatal variance from the pleadings because, as we explained, the evidence at trial established a logical explanation for the jury}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict, that there was an implied agreement for AES to pay the reasonable value of the steel provided by Ejong.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 B.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB and Ejong}{ \b\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s Cross-Appeal}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [69]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Because we find that Ejong was not entitled to prejudgment interest, we need not address the cross-appeal issues that are premised on that award , namely, whether Ejong is entitled to prejudgment interest from the date of final delivery of the steel as opposed to the date its mechanic}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s lien was recorded, and whether Ejong is entitled to post-judgment interest on its prejudgment interest award.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Additionally, because we otherwise uphold the Judgment in favor of GTB and Ejong, we will not address the issue of whether the trial court erred in denying their Motion For Leave Of Court To File Plaintiffs}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Fourth Amended Complaint, Adding a Claim Against Tanota Partners Based Upon An Undisclosed Agency, as this issue would have no bearing on Ejong}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s entitlement to prejudgment interest or GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s entitlement to an additional $250,000.00 under the terms of the MOU.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We turn now to the remaining issues on cross-appeal.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 1.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether GTB is Entitled to Post-Judgment Interest on its Prejudgment Interest Award.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [70]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab On cross-appeal, GTB argues that it is entitled to post-judgment interest on its prejudgment interest award.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [71]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Tanota argues that this court already spoke on this issue in }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam United Warehouse Corp. v. DeWitt Transp. Servs. of Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2003 Guam 20.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In that case, this court stated that }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [a]s a general rule compound interest is not favored by the law and is generally allowed only in the presence of a statute or an agreement between the parties allowing for compound interest. }{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 36 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Campbell v. Lake Terrace, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 905 P.2d 163, 165 (Nev. 1995), }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 overruled on other grounds by Aviation Ventures, Inc. v. Joan Morris, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 110 P.3d 59 (Nev. 2005)) (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Nation v. W.D.E. Elec. Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 563 N.W.2d 233, 235 (Mich. 1997); }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Norman v. Norman}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 506 N.W.2d 254, 255 (Mich. Ct. App. 1993)).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court stated further that }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [t]he common law has long favored simple interest and disfavored compound interest, which it has characterized as interest on accrued interest.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 W.D.E. Elec. Co.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 563 N.W.2d at 235).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court found that because 18 GCA \'a7 47106,}{ \cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 Title 18 GCA \'a7 47106 provides that \'93 [t]he rate of interest upon . . . judgment rendered in any court of the territory, shall be six percent (6%) per annum . . . .\'94 18 GCA \'a7 47106 (2005).}}}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 the statute which governs th e rate of interest on judgments, is silent as to the issue of compound interest, interest shall be calculated based on simple interest rather than compound interest.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'b6 38 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Norman}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 506 N.W.2d at 256).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [72]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In reply, GTB argues that }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 is inapplicable to the instant case because there, the issue had to do with whether prejudgment interest should be simple or compounded, not with whether prejudgment interest merges into a final judgment on which statutory interest thereafter accrues.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Cross-Appellants}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Reply Br. at 3 (Apr. 27, 2010).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 GTB asks that this court clarify its ruling in }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 so that it could not be interpreted as disallowing merger of the prejudgment interest into the judgment for purposes of calculating post-judgment interest.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [73]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab GTB urges this court to adopt the holding in }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Big Bear Properties, Inc. v. Gherman}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 157 Cal. Rptr. 443 (Ct. App. 1979).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 There, the court held:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although compound interest generally is not allowable on a judgment, it is established that a judgment bears interest on the whole amount from its date even though the amount is in part made up of interest . . . .}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As a consequence, compound interest may in effect be recovered on a judgment whereby the aggregate amount of principal and interest is t urned into a new principal . . . . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Big Bear Props., Inc. v. Gherman}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 157 Cal. Rptr. 443, 446 (Ct. App. 1979) (quoting 45 Am. Jur. 2d }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Interest and Usury}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \'a7 78) (omissions in original).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court in }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Big Bear }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 distinguished the cases relied upon by the plaintiffs to support their contention that the judgment improperly allowed compound interest.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The court found that the cases relied upon by plaintiffs were inapposite because those cases dealt with prejudgment interest being compounded annually, rather than a situation in which simple prejudgment interest was awarded, and post-judgmen t interest was then awarded on the new principal (which consists of the old principal plus the prejudgment interest).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 . at 448.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This same distinction can be made as to this court}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s decision in }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , the issue was not whether the trial court should have merged the prejudgment interest into the judgment and award post-judgment interest on the new amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Instead, the question in that case was whether the trial court should have awarded prejudgment interest at a compound interest rate rather than a simple interest rate.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2003 Guam 20 \'b6 36.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 DeWitt}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 is not dispositive of the issue in this case.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [74]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We agree with the reasoning in }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Big Bear } {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and similar cases.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Nakoff v. Fairview Gen. Hosp.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 694 N.E.2d 107 (Ohio Ct. App. 1997) (holding that }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 post-judgment}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 interest calculated on }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 prejudgment}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 interest on damage award is not compounded interest; if interest is in fact part of debt owed, awarding interest upon interest that is part of the debt is not compounded interest); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Meskimen v. Larry Angell Salvage Co.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 592 P.2d 1014, 1021 (Or. 1979) (}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Where pre-judgment interest is awarded, it should be made a part of the judgment so that post-judgment interest will apply to it.}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We hold that prejudgment interest becomes part of the single total sum adjudged to be due, with post-judgment interest accruing on the merged total.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 It is unclear from the judgment in this case whether the trial court intended to award post-judgment interest on GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s prejudgment interest award.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, in accordance with our holding today, GTB is entitled to post-judgment interest on the sum of its damage award and the interest on this amount that accrued prior to judgment.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 2.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Whether GTB is Entitled to an Additional $250,000.00 as a Matter of Law.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [75]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab GTB argues that the trial court erred in denying GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s post-trial motion for summary judgment asking the court to increase GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award by $250,000.00 as a matter of law, notwithstanding t he jury}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s verdict.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Appellees}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Br. at 33; }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 258 at 14-16 (Pls.}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Post-Trial Mots. Summ. J.); RA, tab 272 at 4, 11 (Dec. & Order, Sept. 8, 2008).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We review the denial of a motion for summary judgment }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 de novo}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 .}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Quichocho v. Macy}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s Dep}{ \i\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t Stores, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2008 Guam 9 \'b6 13 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Villanueva ex rel. United States v. Commercial Sanitation Sys., Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2005 Guam 8 \'b6 9).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Summary judgment is proper if }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 there is no genuine issue as to any material fact and . . . the moving party is entitled to a judgment as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Guam R. Civ. P. 56(c).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A genuine issue of fact exists if there is }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "'}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 sufficient evidence}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 which establishes a factual dispute requiring resolution by a fact-finder.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Quichocho}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2008 Guam 9 \'b6 15 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Villalon v. Hawaiian Rock Prods., Inc.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2001 Guam 5 \'b6 7).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A fact is material if it is relevant to a claim or defense and its existence might affect the outcome of the suit.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Wilkinson v. Jones}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 2004 Guam 14 \'b6 7).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The underlying facts regarding the instant issue are as follows:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [76]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab GTB and AES entered into an MOU, dated January 20, 1998, in which AES agreed to pay GTB certain sums of money according to a payment schedule set in the MOU in exchange for GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s completion of the steel frame erection for the Outrigger.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 ER, tab 40 at 1-2 (Mem. of Understanding, Jan. 20, 1998).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 According to the MOU, the agreement was a result of months-long discussions between GTB and AES regarding GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s ability to complete the steel frame erection.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 1.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Concluding that GTB had overspent for the purchase of the steel frame system and that }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 the remaining contract sum is insufficient to complete the erection,}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 AES }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 agreed to share the }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 loss}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and . . . assist [GTB] in meeting their shortfall.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 A payment sc hedule was established }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 to help [GTB] in meeting their payroll and miscellaneous expenses for the remaining duration of the work period.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 " }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [77]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The MOU also provided that these additional payments would fully compensate for }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 all ambiguous contract scope}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 all loose items of contract}{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 work claimed to have been performed or that will be performed by GTB toward completing the project.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The MOU further stated that while }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 there were discussions pertaining to GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s interpretation of the scope of responsibilities and agreement which is different than AES}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s,}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 the payments under the MOU would resolve the issue.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The MOU concluded:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As a part of goodwill and to maintain current level of relationship, AES agrees to pay Guam Top Builder in the following manner: \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 1.\tab First Increment of $250,000 in three payments to assist GTB in meeting their operational needs such as payroll, and expendable materials.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 First $100,000.00 to be paid on or about January 20, 1998; Second payment of $75,000.00 on or about the first week of February 1998; Third payment of $75,000.00 on or about the first week of March 1998. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 2.\tab Second Increment of $250,000.00 payable with in [sic] 30 days after completion of GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s work including all necessary corrective work. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 3.\tab Third Increment of $250,000.00 to be payable within 90 days after completion of AES}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s completion of the whole project.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This payment of this may be substituted with mutually agreeable of additional contract or by follow-on work. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 2.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The MOU was signed by Jae Park on behalf of GTB, and by John Sherman on behalf of AES Inc.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [78]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Park and Sherman later signed an Addendum to the MOU, dated January 22, 1998, in which they agreed to delete paragraph 3 of the MOU}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s payment schedule (regarding the third increment of $250,000.00) and replace it with a new paragraph 3, which read:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab 3.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Third Increment of $250,000.00 will be considered for payment at the end of AES}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s Structural contract with Tanota Partners.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 In as much as these payments are a result of negotiations to }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 share the burden}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 of loss by Guam Top Builder by participating in construction of the Outrigger Resort Hotel as a subcontractor to AES and that AES has already agreed to pay additional $500,000.00, AES is not responsible for this additional $250,000.00.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, should AES turn profit, amount of this payment will be reevaluated. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par ER, vol. 2, tab 41 at 1 (Addendum to Mem. of Understanding, Jan. 22, 1998).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [79]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab During pre-trial depositions and at trial, Sherman and Park gave conflicting accounts as to the motivation behind the MOU and Addendum.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 According to Sherman, the MOU was created in order to prevent GTB from walking from the project before completion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 56- 57 (Jury Trial, Feb. 6, 2007) (reading of Sherman}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s pre-trial deposition testimony into record).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Sherman alleged that Park had run over budget and had threatened to abandon the project if he did not receive more money.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id. }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 57.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At the time, the steel frame erection had reached around the sixteenth or eighteenth floor of the hotel.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Sherman testified that he was }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 behind the eight ball}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 because he would have to stop construction for several months in order to mobilize a new crew to complete GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s work.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 58 (reading of Sherman}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s pre-trial deposition testimony into record).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 He met with his project managers, Tanota Partners, and they suggested to him that it would be cheaper to pay Park a certain amount of money to compl ete the steel frame, and then fight the issue later.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 57-58 (reading of Sherman}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s pre-trial deposition testimony into record).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The MOU, according to Sherman, was above and beyond all contract terms, just so that [Park] can finish the contract, and to clean up, and to put an end to, quote, unquote, all this ambiguous loose items that he said, }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Oh, it}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s a change order.}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 No, it}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s not.}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 You should have done this.}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 No, I -- Nothing.}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 So we agreed, and I says [sic], }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 No more.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 re going to -- We}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 re not going to argue anymore.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This is it.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Okay?}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 And then we agreed that this is the closure that we}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 re going to bring about, and have amicable completion.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 58-59 (reading of Sherman}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s pre-trial deposition testimony into record).}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [80]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab When asked by opposing counsel, }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 What do you call [the MOU], if not a commitment to $750,000?}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , Sherman answered:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Well, see, we were still negotiating during the time, and then I said, }{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 I will give you, if you would finish the project.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Just finish the project.}{\lang2057\langfe1033\langnp2057\insrsid14843863 ' }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 I just wanted him to finish the project. \par . . . .}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 And I agreed to pay 750, and then later on we decided 750 may be too much, because I cannot turn a profit.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 If I go under, he goes under.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 So in due consideration, I said, }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Look, if I give additional projects, would you reduce?}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 And this is what the result is.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 37 (reading of Sherman}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s pre-trial deposition testimony into record).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 During direct examination, Sherman was asked the purpose of the Addendum, to which he replied: }{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 At the first signing of the MOU, I feel -- I felt very, very cheated and I just didn} {\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t think it was the right thing to do.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 So, I was thinking about it, going back, and I -- I thought there was still room for negotiating and I -- I didn}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t think I needed to pay additional 250,000 for it.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 However, we had initially agreed to -- to 750,000.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 There was another form of a payment that could have been considered so we talked about him using some of my equipment for future projects at free of charge, some follow-on projects.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We talked about various ways -- other ways of compensating because certainly there was no budgeted $750,000.00 in my budget to pay him extra and we certainly weren}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t making money and so that clause was substituted.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 144-45 (Jury Trial, Feb. 8, 2007). \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [81]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Park, on the other hand, testified that the reason GTB was having difficulty paying its employees was that AES owed GTB over $1 million for work it had already performed under the original contract.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park alleged it was Sherman who had run out of money and had slowed down in making payments to Park for his work.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 111 (Jury Trial, Jan. 23, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park testified that he requested a meeting with Sherman in January 1998, where:}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 I told John Sherman, }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Okay, I}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 m entitled to over a million dollars at this time accordin g to our budget.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Why don}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t you pay me a million dollars?}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 He said he was running out of money, budget is no more there, and I suggested to him, I said, }{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Why don}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t you pay at least $750,000?}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 and he was suggesting about $500,000 instead.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 So meeting was a t least about three, four hours and \'85 and we couldn}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 t conclude on the amount.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 So this is more much like the settlement amount that I was trying to get, and I was suggesting 750, he was suggesting 500 and that meeting was . . . The meeting was concluded wi thout coming to an agreement. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par Tr. at 113-14 (Jury Trial, Jan. 23, 2007); }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 see also}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 SER at 32 (Letter from Jae Park to John Sherman, Jan. 19, 1998) (memorializing details of January 13, 1998 meeting).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Park testified that although he did not agree with the language in the MOU stating that AES was sharing the loss with GTB, Park signed the MOU in order to get the payments under the agreement.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [82]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Park also testified that he only signed the Addendum in order to get an increment check that was being }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 held hostage}{\lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 by Sherman.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 131-32 (Jury Trial, Jan. 23, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 According to Park: }{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Well, the first $100,000 payment was made, but when it was time to pay for the second payment of $75,000, he called me and said that I need to sign another document, and that was addendum to the -- this MOU.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 He was holding the check of $75,000.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 I was in a very -- Financially, I was in a very difficult situation and he was saying, if you -- unless you sign this addendum, I}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 m not gonna release the $75,000 check, and that addendum was basically saying that you have to give up the last 20- -- $250,000.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 And I felt I was held hostage in the situation.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The $75,000 check is there to stop the suppliers -- close my account, and payroll was \'85 was in a very difficult situation, and he was holding $75,000 check, and I had to sign the addendum. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Sherman denied that he held a check hostage in order to induce Park to sign the Addendum.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 130-31 (Jury Trial, Feb. 8, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [83]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab The facts surrounding the actual signing of the two documents were in dispute as well.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although the signatures on the MOU and the Addendum were dated January 20, 1998, and January 22, 1998, respectively, evidence at trial suggested that the parties may have signed both documents on the same day.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 During cross-examination, Park was asked to identify a copy of the MOU on which he had handwritten a note stating, }{ \lang2057\langfe1033\langnp2057\insrsid14843863 "}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Signed on . . . February 10, }{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 98 after signing the . . . addendum on the same day for the release of 75,000.}{\lang2057\langfe1033\langnp2057\insrsid14843863 " }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 56 (Jury Trial, Jan. 25, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 When confronted with this note at trial, however, Park denied its accuracy and claimed that the note must have been a mistake.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 at 61-62.}{\cs18\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs18\super\insrsid14843863 \chftn }{\insrsid14843863 After the return of the jury\rquote s special verdict, the trial court, in keeping with its earlier decision to bifurc ate the trial, allowed the parties to file post-trial motions and memoranda on the issues to be decided by the court. On August 3, 2007, GTB and Ejong filed their Post-Trial Motions for Summary Judgment, wherein GTB requested that the trial court increas e the jury\rquote s award to GTB by $250,000.00 on the grounds that the Addendum to the MOU lacked consideration and therefore GTB was entitled to the third increment of $250,000.00 provided in the MOU. RA, tab 258 at 14-16 (Pls.\rquote Post-Trial Mots. Summ. J.). The trial court denied GTB\rquote s request, awarding it instead the amount reached by the jury, $180.000.00. RA, tab 272 at 4, 11 (Dec. & Order). \par }}}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [84]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab It is clear from the testimony at trial that there was a dispute as to whether there was any consideration for the Addendum.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 This was a genuine issue of fact that required resolution by the finder of fact, and GTB was not entitled to summary judgment on the issue.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Although the verdict form did not specifically question the jurors as to whether there was proper consideration for the Addendum, it did ask the jurors whether the Addendum modified the MOU, to which the jurors answered that it did.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 RA, tab 248 at 3 (Special Verdict).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 We presume that the jurors followed the court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s instructions.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\i\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 See Weeks}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 , 528 U.S. at 234.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The jurors were instructed on the requirements of a contract, which included the element of consideration.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Tr. at 25-26 (Jury Trial Verdict, Feb. 16, 2007).}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Thus, we can presume that in finding that the Addendum modified the MOU, the jurors first determined that the Addendum satisfied the requirements of a valid contract, including the requirement of consideration.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [85]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Accordingly, we affirm the trial court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s denial of GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s post-trial motion to increase GTB}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s award by $250,000.00 as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 V.}{\b\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 CONCLUSION \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14843863 {\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par [86]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab In sum, we find that as to the alleged instructional errors, the trial was bifurcated and the legal issues relating to the validity and perfection of the mechanic}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s liens were reserved by the trial court.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Therefore, the trial court did not abuse its discretion in rejecting Tanota}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s proposed fraud instructions on the validity of the lien, lien perfection instructions, and the instruction on unclean hands because the affirmative defenses pleaded were based on the intent to defraud on the claimed lien amount, which was not an issue before the jury.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As to the claimed error on the loan instruction, we find no error because the parties abandoned the loan theory at trial.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The agency instruction was not properly preserved, and in applying the plain error standard of review we find no error.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Reviewing the instructions as a whole, we find no abuse of discretion by the trial court.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [87]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab We further find as discussed above that the trial court did not take any matters from the jury.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 The trial court also did not abuse its discretion in reconciling the verdict and in finding that the verdict was not inconsistent. }{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [88]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Because of the underlying dispute as to the basis of the computation of Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages, we find that as to Ejong, the trial court erred in awarding prejudgment interest because Ejong}{ \lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were neither certain nor capable of being made certain, rather requiring a judicial determination of the actual amount due.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 As to GTB, however, prejudgment interest was allowed because GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s damages were certain or capable of being made certain by computation on the face of the Addendum to the MOU.}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [89]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab As to whether GTB is entitled to post-judgment interest on its entire judgment including its awar d for prejudgment interest, we hold that prejudgment interest becomes part of the single total sum adjudged to be due, with post-judgment interest accruing on the merged total.}{\lang2057\langfe1033\langnp2057\insrsid14843863 }{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 Accordingly, GTB is entitled to post-judgment interest on the sum of its damage award and the interest on this amount that accrued prior to judgment.}{ \lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [90]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab Finally, we affirm the trial court}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s denial of GTB}{\lang2057\langfe1033\langnp2057\insrsid14843863 '}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 s post-trial motion for summary judgment on the issue of whether GTB is entitled to $250,000.00 as a matter of law under the terms of the MOU because there was a genuine issue of material fact as to whether there was any consideration for the Addendum. \par // \par // \par //}{\lang2057\langfe1033\langnp2057\insrsid14843863 \par }{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 [91]}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 \tab For the foregoing reasons, the Judgment is }{ \b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 AFFIRMED}{\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 in part and }{\b\lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 REVERSED}{ \lang2057\langfe1033\langnp2057\insrsid14843863\charrsid14843863 in part and the matter is remanded for further proceedings consistent with this opinion. \par }}