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\ltrch\fcs0 \cs17\f0\fs20\insrsid11546036\charrsid7429186  NUMPAGES }}{\fldrslt {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs17\f0\fs20\lang1024\langfe1024\noproof\insrsid5925995 7}}}\sectd \ltrsect\linex0\endnhere\sectdefaultcl\sftnbj {\rtlch\fcs1 \af0\afs20 
\ltrch\fcs0 \cs17\f0\fs20\insrsid11546036 
\par }\pard \ltrpar\s15\ql \li0\ri0\widctlpar\brdrb\brdrs\brdrw10\brsp20 \tqr\tx9360\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7429186 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs17\f0\fs20\insrsid7429186 
\par }\pard \ltrpar\s15\ql \li0\ri0\widctlpar\tqr\tx9360\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7429186 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \f0\fs20\insrsid7429186\charrsid7429186 
\par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}}
{\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8
\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 
\rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 IN THE SUPREME COURT OF GUAM
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 GUAM SANKO TRANSPORTATION, INC.,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Plaintiff-Appellant,
\par 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 v.
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 PACIFIC MODAIR CORPORATION, TOYO NETSU KOGYO KAISHA, LTD., and DOES II through X,}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \line }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Defendants-Appellees.
\par 
\par Supreme Court Case No. CVA11-009
\par Superior Court Case No. CV0915-08\tab \line 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 OPINION
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Filed: March 28, 2012
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Cite as: 2012 Guam 2
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Appeal from the Superior Court of Guam
\par Argued and submitted October 24, 2011
\par }\pard \ltrpar\qc \fi-1440\li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Hag\'e5t\'f1
a, Guam
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid732787\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl
\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5418\clshdrawnil \cellx5310\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4158\clshdrawnil \cellx9468\pard \ltrpar
\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Appearing for Plaintiff-Appellant:}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Carlos L. Taitano, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Esq.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par Taitano & Taitano LLP
\par La Casa de Colina, Third Flr.
\par 200 Chichirica St.\tab 
\par Tamuning, GU 96913-4217\cell }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Appearing for Defendants-Appellees:
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Thomas Tarpley, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Esq.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par Ste. 904 GCIC Bldg.
\par 414 W Soledad Ave.
\par Hag\'e5t\'f1a, GU 96910
\par \cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid732787\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl
\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5418\clshdrawnil \cellx5310\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4158\clshdrawnil \cellx9468\row }\pard \ltrpar
\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 BEFORE: F. PHILIP CARBULLIDO, Chief Justice; KATHERINE A. MARAMAN, Associate Justice; and ROBERT J. TORRES, Associate Justice.
\par 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 TORRES, J.:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [1]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab 
Plaintiff-Appellant Guam Sanko Transportation, Inc. ("Guam Sanko") appeals the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s grant of summary judgment in favor of Defendants-Appellees Pacific Modair Corporation ("PMC"), Toyo Netsu Kogyo Kaisha, Ltd. ("TNK"), and Does Two through Ten
 (collectively referred to as "PMC-TNK"), finding consent was given on behalf of Guam Sanko to preclude its action of trespass against PMC-TNK. We reverse and remand because Guam Sanko has demonstrated that there are genuine issues of material fact a
s to whether consent was given, requiring observation of the demeanor of witnesses and evaluation of their credibility at trial, and as to the reasons that SJ Rental, Inc. ("SJ Rental") delayed its purchase of the property and reduced its purchase price.}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 I. FACTUAL AND PROCEDURAL BACKGROUND}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [2]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab Guam Sanko wa
s the registered owner of Lot Number 5099-6, Municipality of Dededo, Guam ("Property"). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Excerpts of Record ("ER"), tab 6 at 2 (Decl. Takemitsu Noguchi, Dec. 2, 2009). PMC was the owner of an adjoining lot, Lot Number 5089-1-1. ER, tab 2 at 2 (Defs.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Mot. Summ. Judgment, Oct. 1, 2009). In May 2008, Guam Sanko
 entered into a written agreement with SJ Rental by which Guam Sanko would sell and convey the Property to SJ Rental. ER, tab 6, ex.1 at 50-52 (Land Purchase Agreement, May 5, 2008). One day before the scheduled closing, Guam Sanko discovered that PMC
 had installed water and sewer pipes beneath the Property. ER, tab 6 at 3 (Decl. Takemitsu Noguchi). Upon discovery of the water and sewer lines, SJ Rental delayed its purchase of the Property, and the sale was not completed until September 2008. }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  at 3-6.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [3]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab In August 2008, Guam Sanko
 filed suit for trespass in the Superior Court of Guam. Record on Appeal ("RA"), tab 3 (Compl., Aug. 11, 2008). In its defense, PMC alleged that Guam Sanko}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s prior general manager, Seiji Kiyonaga, gave permission to install the pipes to Hideki Ichinose, then executive officer of PMC. Appellees}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Br. at 4-5 (Aug. 22, 2011). 
Kiyonaga passed away in 1999 before the instant dispute arose. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  ER, tab 4 at 54 (Dep. Hideki Ichinose, Apr. 13, 2009). PMC-TNK subsequently filed a motion for summary judgment pursuant to Rule 56 of the Guam Rule of Civil Procedure ("GRCP")
, which the trial court granted, finding that PMC-TNK "have met their burden of presenting evidence to support the defense of irrevocable license by estoppel," and Guam Sanko "has established no evidence to refute the facts demonstrated." 
ER, tab 2 at 1-9 (Defs.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Mot. Summ. Judgment); RA, tab 
87 at 11, 13 (Dec. & Order, June 3, 2010). The court also held that "even if the Plaintiff had proven a trespass, there is no evidence that [PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s] alleged trespass proximately caused any of the damages claimed by [Guam Sanko] and summary judgment would be granted in favor of [PMC-TNK]
 as to the issue of compensatory damages." RA, tab 87 at 20 (Dec. & Order, June 3, 2010). Guam Sanko thereafter filed a Rule 60(b) Motion for Reconsideration, which the trial court denied. RA, tab 102 at 1-8 (Dec. & Order, Mar. 28, 2011). 
This appeal followed.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 II. JURISDICTION}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [4]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab This court has jurisdiction over an appeal from a final judgment of the Superior Court of Guam pursuant to 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 112-
89 (2012)), 7 GCA \'a7\'a7 3107(b) and 3108(a) (2005).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 III. STANDARD OF REVIEW}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [5]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab A trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s decision to grant a motion for summary judgment is reviewed }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 de novo. 
Guam Top Builders, Inc. v. Tanota Partners}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 2006 Guam 3 \'b6 8.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 IV. ANALYSIS}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 A. The Trial Court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Grant of Summary Judgment in Favor of PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [6]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab 
The trial court granted summary judgment in favor of PMC-TNK based on Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s testimony that he received permission to install and use a water/sewer line from Kiyonaga, an authorized agent of Guam Sanko. RA, tab 87 at 11 (Dec. & Order, June 3, 2010). 
The trial court specifically found that "Plaintiff has established no evidence to refute the facts demonstrated by Defendants." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Id.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  at 13. Guam Sanko contends that summar
y judgment was improper, as a trial was necessary to evaluate the credibility of all the witnesses and properly weigh the evidence to determine whether PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s assertion of an oral license is true, given Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s alleged bias and the unavailability of Kiyonaga. Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Br. at 14 (July 22, 2011). PMC-TNK responds by arguing that "Guam Sanko offers
 no admissible evidence to rebut Mr. Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
s testimony," but instead offers inadmissible character evidence and "unfounded attacks on Mr. Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s credibility." Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Br. at 7.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864\charrsid7296864 
\par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ltrpar
\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\ls1\ilvl1\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Burden on the Moving Party}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9849224 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [7]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab "In rendering a decision on a motion for summary judgment, the court must draw inferences and view the evidence in a light most favorable to the non-moving party." }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Guam Top Builders}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 2006 Guam 3 \'b6 8
 (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Bank of Guam v. Flores}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 2004 Guam 25 \'b6 7) (internal quotation marks omitted). Summary judgment is only proper if "the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if an
y, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law." Guam R. Civ. P. 56(c).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs21\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s19\qj \fi720\li0\ri0\sl276\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6436555 
\rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \f37\fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\f0\super\insrsid6436555\charrsid6161108 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid6161108  
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555 GRCP}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid6161108  56(c) is modeled after Rule 56(c) of the Federal Rules of Civil Procedure.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\f0\insrsid6436555 
Compare}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\f0\insrsid6436555\charrsid6161108  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid6161108 GRCP 56(c)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\f0\insrsid6436555 
with }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555 FRCP 56(c)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid6161108 .}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  "
A material fact is one that is relevant to an element of a claim or defense and whose existence might affect the outcome of the suit." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
Guam Top Builders}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 2006 Guam 3 \'b6 9 (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Flores}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 2004 Guam 25 \'b6 8) (internal quotation marks omitted). "
There is a genuine issue, if there is }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
sufficient evidence}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
 which establishes a factual dispute requiring resolution by a fact-finder." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Guam Pac. Enter., Inc. v. Guam Poresia Corp.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 2007 Guam }{\rtlch\fcs1 \ab\ai\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 22 \'b6 8 (citations and internal 
quotation marks omitted)}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 . "Doubts about such factual issues must be resolved against the movement for summary judgment." }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Arney v. United States}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 479 F.2d 653, 659 (9th Cir. 1973). 
The moving party can satisfy and discharge its burden merely by showing there is an absence of evidence to support the non-moving party}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s case. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Celotex Corp. v. Catrett}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 477 U.S. 317, 325 (1986). The moving party can also satisfy and discharge its burden by producing "evidence negating an essential element of the non-moving party}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s case." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Nissan Fire & Marine Ins. Co. v. Fritz Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 210 F.3d 1099, 1106 (9th Cir. 2000). 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [8]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab Rule 56(c) 
of the Federal Rules of Civil Procedure ("FRCP") requires summary judgment if, after adequate discovery, the non-moving party "fails to make a showing sufficient to establish the existence of an element essential to that party}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s case, and on which that party will bear the burden of proof at trial." }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Celotex}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 477 U.S. at 322. 
There can be no "genuine issue as to any material fact" if there is a complete failure of proof concerning an essential element of the nonmoving party}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s case, since such a failure renders all other facts immaterial. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  at 323 (internal quotation marks omitted). This court has previously 
commented on the elements of trespass:
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 A party claiming {\*\bkmkstart SR\'3b1938}{\*\bkmkend SR\'3b1938}trespass must prove the following {\*\bkmkstart SR\'3b1943}
{\*\bkmkstart SearchTerm}{\*\bkmkend SR\'3b1943}{\*\bkmkend SearchTerm}elements: a) the tortfeasor intentionally; b) enters land in possession of another, or causes a thing or a third person to do so; or c) rema
ins on the land; or d) fails to remove from the land a thing which he is under a duty to remove.
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Guerrero v. DLB Constr. Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 1999 Guam 9 \'b6 16 (citing Restatement (Second) of Torts \'a7 158 (1988)). Regarding the defense of privilege, Restatement (Second) of Torts \'a7 158 provides: "Conduct which would otherwise constitute a trespass is not a trespass if it is privileged. 
Such a privilege may be derived from the consent of the possessor . . . ." Restatement (Second) of Torts \'a7 158 cmt. e (1988). Whether consent was given is a material fact in this case because it is asserted as the defense of privilege which
 affects the outcome of the suit. Applying these standards to the instant trespass action, PMC-TNK met its burden if they showed that no evidence of unprivileged entry exists or if they produced evidence that consent was given. The trial court found that 
PMC-TNK met its burden by presenting evidence through affidavits that Kiyonaga gave consent to Ichinose. RA, tab 87 at 11 (Dec. & Order, June 3, 2010). Evidence of consent negated an essential element of the trespass action, and
 the burden shifted to Guam Sanko to point to specific facts showing a genuine issue of material fact for trial that would preclude summary judgment. To show that a genuine issue of material fact exists, Guam Sanko points to specific facts 
that raise doubt as to the credibility of PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
s chief witness.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9849224 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 2. Attackin
g Credibility of Witnesses at the Summary Judgment Stage}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [9]}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab Although Guam Sanko raised the issue of credibility in its opposition to the motion for summary judgment, ER, tab 3 at 3-5 (Pl.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Opp}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 n Defs.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Mot. Summ. Judgment, Dec. 2, 2009), the trial court did not make any reference to any
 evaluation of Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s credibility
 in its Decision and Order. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
RA, tab 87 at 1-21 (Dec. & Order, June 3, 2010). Guam Sanko asserts that a trial is necessary for the purpose of properly weighing Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s testimony and that Kiyonaga}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s death "impacts on the weight of the evidence rather than its admissibility." Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Br. at 16 (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Savarese v. Agriss
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 883 F.2d 1194, 1201 (3d Cir. 1989)). In response, PMC-TNK argues that credibility is not a basis to defeat summary judgment and a trial i
s not required in the absence of contradictory evidence. Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Br. at 16-25.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [10]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab 
Regarding the burden of the non-movant, GRCP 56(e) provides, in part:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
When a motion for summary judgment is made and supported as provided in this rule, an adverse party may not rest upon the mere allegations or denials of the adverse party}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s pleading, but the adverse party}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s response, by affidavits or as otherwise provided in this rule, }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 must set forth specific facts}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
 showing that there is a genuine issue for trial.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 GRCP 56(e) (emphasis added). "
Credibility determinations, the weighing of the evidence, and the drawing of legitimate inferences from the facts are jury functions, not those of the judge, whether his ruling is on a motion for summary judgment or for a directed verdict." }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Anderson v. Liberty Lobby, Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 477 U.S. 242, 255 (1986). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 "The opponent of the [summary judgment] motion }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
must adduce factual material which raises a substantial question of the veracity or completeness of the movant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s showing or presents countervailing facts.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 " }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Vantage Point, Inc. v. Parker Bros.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 529 F. Supp. 1204, 1213 (E.D.N.Y. 1981) (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Beal v. Lindsay}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 468 F.2d 287, 291 (2d Cir. 1972)). "[}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 W]
hen challenges to witness}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  credibility are }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 all}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
 that a plaintiff relies on, and he has shown no independent facts\emdash no proof\emdash to support his claims, summary judgment in favor of the defendant is proper." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Springer v. Durflinger}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 518 F.3d 479, 484 (7th Cir. 2008) (citation omitted). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 If, however, there is any indication that the witness
 was biased, dishonest, mistaken, unaware or unsure of the facts, there is an obvious advantage to be gained from cross-examination. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Lundeen v. Cordner}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 354 F.2d 401, 408 (8th Cir. 1966). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 W
hen a non-movant points to specific facts that raise doubt as to the credibility of the proffered evidence, even though that evidence is sufficient to support a jury finding as 
to that fact, the non-movant is entitled to a trial if a reasonable jury could conclude otherwise. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
TypeRight Keyboard Corp. v. Microsoft Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 374 F.3d 1151, 1159 (Fed. Cir. 2004).}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 [11]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 \tab Guam Sanko put forth evidence questioning the bias of Ichinose, citing to the fact that he resigned in June 2008 only to be rehired 
as an advisor at a monthly rate of $11,500.00 later that month when the instant dispute arose. Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s Br. at 18; ER, tab 3 at 5 (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Pl.
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Opp}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 n Defs.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Mot. Summ. J.); ER, tab 17 at 99 (Dep. Yasuo Murohashi, Jan. 19, 2009). 
Guam Sanko also pointed to }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 opinion and reputation evidence of Kiyonaga}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s character, showing that 
it was in his practice to require a written agreement and payment of rent for the lease of property. Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s Br. at 18. Thus, PMC-TNK
 is wrong in its assertion that there is an absence of contradictory evidence as to the issue of consent. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
Moreover, Guam Sanko provided evidence that one or both of the defendants would pay SJ
 Rental or its representative, Joji Sugamura, a fee of $30,000.00 to have Guam Sanko dismiss the lawsuit, suggesting that Sugamura was biased and had an economic interest in the result of the lawsuit. ER, tab 7,
 ex. D at 1-2 (Decl. Naoki Shoji, Sept. 22, 2008). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 From the record, it is clear that Guam Sanko met its burden by
 showing additional facts indicating possible bias on Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s part. PMC-TNK asserts }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 that Guam Sanko "
needs to offer specific facts showing that Mr. Ichinose is not only a liar, but a perjurer," and not merely that he is biased. Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Br. at 17 (emphasis omitted). O}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
n the contrary, evidence of bias is enough to present a genuine issue of material fact and require cross-examination of the witness. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Lundeen}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 354 F.2d at 408. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
This evidence of lack of credibility is enough to overcome summary judgment. Thus, the trial court erred in finding that Guam Sanko established no evidence to refute the facts demonstrated by PMC and in failing to give credence to the testimony offered
 by Guam Sanko, particularly because the court must draw inferences and view the evidence in a light most favorable to the non-moving party. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
RA, tab 87 at 13 (Dec. & Order, June 3, 2010); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Bank of Guam v. Flores}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 2004 Guam 25 \'b6 7 (citing }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Edwards v. Pac. Fin. Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 2000 Guam 27 \'b6 17).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555 

\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 [12]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 \tab The advisory committee note to the 1963 amendment of FRCP 56(e) states: "W
here an issue as to a material fact cannot be resolved without observation of the demeanor of the witnesses in order to evaluate their credibility, summary judgment is not appropriate." Fed. R. Civ. P. 56(e) advisory committee}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s note. }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 However, courts note that "[t]he opposing party cannot as a matter of course force a trial merely in order to cross-e
xamine such an affiant, nor must the Court deny the motion for summary judgment on the basis of a vague supposition that something might turn up at the trial." }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Lundeen}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 354 F.2d at 408. "A mere desire to cross-examine witnesses
 or a hope to undermine }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 their credibility at trial is not sufficient to avoid summary judgment." }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Woods v. Protection One Alarm Monitoring, Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 , 628 F. Supp. 2d 1173, 1196 (E.D. Cal. 2007). Instead
, the showing of specific facts that suggest a genuine issue of material fact will support the need to cross-examine the witnesses to assess credibility at trial. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 id.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  "Moreover, . . . especially when the basic facts are within the defendant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s exclusive control, credibility questions are important issues which should be presented and preserved for decision by the ultimate fact finder." }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Lancaster v. Ohio River Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
, 446 F. Supp. 199, 201 (N.D. Ill. 1978).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid9849224 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 [13]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 \tab PMC-TNK refutes the need for cross-examination, arguing that Ichinose has already been cross-examined during the deposition hearing and that 
the province of the jury will not be invaded by a bench trial, because the fact finder will be the same judge who heard the summary judgment motion. Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864  Br. at 20-21. PMC-TNK 
points to the fact that Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s deposition was videotaped and that the transcript and videodisc of the deposition were filed with the court. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864  at 18.
 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Credibility, however, is not to be determined by the judge at the summary judgment}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864  stage. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\i\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 
See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Anderson}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 477 U.S. at 255. }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Because the issue of consent cannot be resolved without observation of Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s
 demeanor, summary judgment is not appropriate. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 It is also of consequence that Ichinose is the only available witness that can 
testify regarding his alleged conversation with Kiyonaga wherein Kiyonaga supposedly granted PMC oral consent; Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s credibility becomes an important issue to be resolved by the ultimate fact finder. 
Because there is a genuine issue of material fact as to consent, the trial court erred in granting summary judgment in favor of PMC-TNK.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9849224 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 3. 
Evidence Regarding Compensatory Damages}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [14]}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab The trial court held that summary judgment was appropriate even if Guam Sanko had proven trespass because Guam Sanko "
has failed to produce any evidence that [PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
s] acts in building and maintaining a water/sewer line . . . actually caused the reduction in purchase price or delay in sale of the property to SJ Rental." RA, tab 87 at 20 (Dec. & Order, June 3, 2010). Guam Sanko argues that it set forth "
specific probative evidence of its compensatory damages that controverted [PMC-TNK}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s] argument or evidence}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 ." }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid7296864 '}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid7296864 s Br. at 25. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
PMC-TNK produced evidence that the main reason for the delay in sale and reduction in purchase price was a large dip in the stock market. Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Excerpts of Record ("SER") at 113-15 (Dep. Joji Sugamura, Sept. 9, 2009). Applying summary judgment principles, the burden shifted to Guam Sanko t
o set forth specific facts showing a genuine issue for trial. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 See Fritz Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 , 210 F.3d at 1106. Guam Sanko provided testimony that itself and SJ Rental "
agreed to close escrow on the sale and the purchase of the Property on the condition that the purchase be reduced by $80,000.00 because of the concealed water and sewer pipes that were beneath the Property." ER, tab 6 at 6 (Decl. Takemitsu Noguchi). 
Because Guam Sanko set forth specific facts to show a genuine issue for trial, the trial court erred in granting summary judgment in favor of PMC-TNK on the issue of compensatory damages.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs21\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s19\qj \fi720\li0\ri0\sl276\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6436555 
\rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \f37\fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\f0\super\insrsid6436555\charrsid4679042 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid4679042 
 Title 18}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555  GCA \'a7\'a7 2225 and 2226 govern }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid4679042 Guam\rquote s statutory authority for compensatory damages}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\f0\insrsid6436555 , which }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid4679042 are controlling in this case.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\f0\insrsid6436555\charrsid4679042 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\f0\insrsid6436555\charrsid4679042 18 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555 GCA \'a7\'a7 2225, 2226 (2005)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \f0\insrsid6436555\charrsid4679042 .}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid9849224\charrsid7296864 
\par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \hich\af0\dbch\af0\loch\f0 B.\tab}}\pard \ltrpar
\ql \fi-720\li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 Other Issues on Appeal}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid6436555\charrsid9849224 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9849224 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\chshdng0\chcfpat0\chcbpat8\langnp2057\insrsid9849224\charrsid7296864 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [15]}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab The trial court found that PMC could not have acquired a prescriptive easement because it enjoyed permission from Guam Sanko to enter the property. 
RA, tab 87 at 7-8 (Dec. & Order, June 3, 2010). In its opposition brief, PMC-TNK asserts that a trial would have been futile and that PMC-TNK "would still be entitled to summary judgment because the use [of the P
roperty] would have been a prescriptive easement." Appellees}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  Br. at 22. In essence, PMC-TNK appeals the trial court}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s denial of summary judgment with respect to the issue of prescriptive easement. However, PMC-TNK did not file a cross-appeal on the matter and, therefore, we refrain
 from ruling on the issue.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [16]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 \tab Guam Sanko also
 asserts that the trial court erred by not considering Guam Sanko}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s evidence of the reputation or opinion of Kiyonaga}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s character among his business associates to refute Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s testimony that consent was given. Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s Br. at 19. Because there was no ruling by the trial court as to the admissibility of the proffered evidence, we likewise refrain from ruling on the issue of its 
admissibility.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 VI. CONCLUSION}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9849224\charrsid7296864 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 [17]\tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 We }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 REVERSE}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  the trial court}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s grant of summary judgment in favor of PMC-TNK and }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 REMAND}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864  the matter 
back to the trial court. Guam Sanko met its burden by pointing to specific facts to demonstrate that Ichinose}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s credibility should be tested at trial and a genuine issue of material fact exists as to whether oral consent was given by Guam Sanko}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid7296864 '}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs18\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 s agent, Kiyonaga, allowing PMC to install and use 
the water and sewer pipes across the Property. Guam Sanko also met its burden by showing evidence that the presence of the water and sewer lines caused SJ Rental to reduce its purchase price and delay its purchase of the Property. 
We decline to discuss the prescriptive easement issue, as it was not asserted on cross-appeal by PMC-TNK. We also refrain from discussing the admissibility of certain evidence at the summary judgment stage because the trial court made no ruling regarding 
its admissibility.
\par \ltrrow}\trowd \irow0\irowband0\ltrrow\ts22\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid6583956\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt
\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil 
\cellx9468\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid9397365 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 \cell \cell 
}\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 \trowd \irow0\irowband0\ltrrow
\ts22\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid6583956\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row \ltrrow}\pard \ltrpar
\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid9397365 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 _________________}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 /s/}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 ________________\cell _________________}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 /s/}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 _________________\cell }\pard \ltrpar
\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 \trowd \irow1\irowband1\ltrrow
\ts22\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid6583956\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row \ltrrow}\pard \ltrpar
\ql \li720\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\pararsid6583956 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956  ROBERT J. TORRES \cell }\pard \ltrpar
\ql \li972\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin972\pararsid6583956 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956  KATHERINE A. MARAMAN\cell 
}\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 \trowd \irow2\irowband2\ltrrow
\ts22\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid6583956\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row \ltrrow}\pard \ltrpar
\ql \li720\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\pararsid6583956 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956  Associate Justice\cell }\pard \ltrpar
\ql \li972\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin972\pararsid6583956 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956  Associate Justice\cell }\pard \ltrpar
\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6583956\charrsid6583956 \trowd \irow3\irowband3\lastrow \ltrrow
\ts22\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid6583956\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row }\pard \ltrpar
\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7296864 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
\par 
\par 
\par _________________}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 /s/}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 
_________________
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6583956 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6436555\charrsid7296864 F. PHILIP CARBULLIDO

\par Chief Justice
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