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\b\insrsid16141556\charrsid1068927 IN THE SUPREME COURT OF GUAM
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\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 FRANCIS X. PRESTO,
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\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 CLARE A.C. LIZAMA,
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\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 and
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 
THERESE C. CARLOS, AMPARO DIAZ GUMATAOTAO GARCIA, MERCEDES FLORES GRANTHAM, JAMES GRANTHAM,
\par and ROBIN D. GRANTHAM
\par Defendants.
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 Supreme Court Case No.: CVA12-015
\par Superior Court Case No.: CV0494-08
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 OPINION
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 Filed: December 28, 2012
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16141556\charrsid1068927 Cite as: 2012 Guam 24
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 Appeal from the Superior Court of Guam
\par Argued and submitted on October 19, 2012
\par Hag\'e5t\'f1a, Guam
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1068927 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid1068927 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid131547\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl
\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4740\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9240\pard \ltrpar
\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs16\ul\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Appearing for Plaintiff-Appellee:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Phillip Torres, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par Teker, Torres & Teker, P.C.
\par 130 Aspinall Ave., Ste. 2A,
\par Hag\'e5t\'f1a, GU 96910\cell }\pard \ltrpar\ql \li720\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs16\ul\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Appearing for Defendant-Appellant:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Thomas P. Keeler, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Esq.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 247 Martyr St., Ste. 101,
\par Hag\'e5t\'f1a, GU 96910\cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid131547\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl 
\clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4740\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9240\row }\pard \ltrpar
\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par BEFORE: F. PHILIP CARBULLIDO, Chief Justice; ROBERT J. TORRES, Associate Justice; ALEXANDRO C. CASTRO, Associate Justice }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 pro tempore}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 . 
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 TORRES, J.:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Defendant-Appellant Clare A.C. Lizama appeals from a judgment entered in favor of Plaintiff-Appellee Fr
ancis X. Presto following a bench trial on the merits.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s18\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs20\super\insrsid16141556 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid9187200 Despite being named parties in}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556 
 this appeal, the Granthams did}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid9187200  not take part in t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556 his appeal, and Therese Carlos was a pro se party who}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16141556\charrsid9187200  did not file a brief.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556   }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama argues the trial court erred in granting Presto an easement by necessity because Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s claim should be barred by the equitable doctrines of res judicata and laches after Presto failed to litigate the claim in a prior proceeding predicated on a common nucleus of operative facts; that ev
en if an easement by necessity existed it was extinguished by Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s adverse possession; and that dispossession of Lizama from her land would constitute an unlawful taking without just compensation under the Organic Act of Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Presto argues that res judicata is inapplicable to this case because the issues raised are sufficiently different; that laches is inapplicable because it was not asserted at trial and there was no showing of prejudice to support use of the doctrine; that 
a
dverse possession did not extinguish the claims because it was not asserted at trial nor supported by case law to satisfy the elements of adverse possession; and that an argument for just compensation under the Organic Act of Guam is meritless because the
 easement by necessity created is not for the benefit of the general public or otherwise for public use.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
We hold that the Prestos are precluded from bringing their easement by necessity claim and reverse and vacate the judgment rendered below.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 I.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 FACTUAL AND PROCEDURAL BACKGROUND}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Juan M. Mendiola was the owner of Basic Lot No. 7-REM (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Mendiola Tract}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ), which was later subdivided to create what ultimately became Lot 7-REM-3 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Presto Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ), Lot 7-REM-NEW-B1 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ), 7-REM-NEW-B-3 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Grantham Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ) and Lot 7-REM-NEW-A (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Carlos Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
In 1957, Mendiola conveyed the Presto Property to Juanito and Leonisa M. Presto.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Attached to the 1957 deed to the property is a property map depicting a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 40}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 PROPOSED ROAD.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Record on Appeal (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 RA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ), tab 3, Ex. 1 at 12 (Compl., Apr. 14, 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The Presto Property was thereafter conveyed to Francis X. and Catherine Presto.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In 1959, 
Mendiola conveyed the Lizama property to his cousin, Veronica M. Villareal, by a deed of gift, which described the property as 1014.44 square meters.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Villareal in 1963 conveyed the Lizama property to Frances and David Camacho, her daughter and son-in-law.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The Camachos obtained permission from the Department of Public Works (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ) to erect a concrete fence on the property, which was built in 1983.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The fence is constructed partially on the area in which Presto claims an easement exists.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In 1992, the Camachos conveyed the Lizama Property, described as 1014.44 square meters, to their daughter and son-in-law, Clare and Ricardo Lizama.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The Lizamas later divorced and Clare A.C. Lizama is the current owner of the Lizama Property.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s18\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs20\super\insrsid16141556 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556  As a result of divorce, Clare A.C
. Lizama is now known as Clare A. Camacho.  To avoid confusion and in view of the procedural history of this case, she will be referred to as Clare A. Lizama, or simply \'93Lizama,\'94 for the remainder of this opinion.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Therese Carlos Santos (}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Carlos}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ) is the current owner of the Carlos Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Carlos also owns Santos Property Lot 7-4-NEW-REM-2NEW-R1 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Carlos Property No. 2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ), which is not part of the Mendiola Tract.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Twenty feet of the forty-foot-wide proposed road runs through and along the southern portion of the Lizama Property and Carlos Property. The remaining width of twenty feet runs along the northern portion of Carlos Property No. 2.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
In December, 2000, DPW ordered the Lizamas to demolish a portion of a concrete fence located on their property, claiming that the fence was partially built on an easement belonging to Presto.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
The Lizamas filed suit against DPW, seeking declaratory and injunctive relief.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Specifically, the Lizamas requested that the court declare that no valid ease
ment exists over their property, as claimed by DPW, and enjoin DPW from attempting to remove the concrete fence built on their property or from otherwise interfering with the Lizamas}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  quiet use and enjoyment of their property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Presto filed a motion 
to intervene as a defendant and to join Carlos as an additional party, which was granted by the court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Presto thereafter filed a counterclaim against the Lizamas and a cross-claim against Carlos.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The Lizamas and Carlos denied the existence of a valid easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
After a bench trial, the trial court granted judgment in favor of the Lizamas and Carlos, holding that there was no valid easement granted to the Prestos in the 1957 deed, and granting the declaratory and injunctive relief requested by the Liza
mas. The trial court specifically found no easement by express grant and no easement by implication under the reference-to-a-map rule.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Presto appealed, arguing that the trial court erred in finding that the property map did not constitute a grant of an eas
ement, either express or by implication, and also argued alternatively that he was entitled to an easement by necessity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In that case, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Ricardo A. Lizama and Clare A.C. Lizama v. Department of Public Works, Government of Guam, and Intervening Defendant, Francis X. Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
), this court held that the trial court properly found that the property map created neither an express easement, nor did it create an easement by implication.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2005 Guam 12 \'b6 44.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Additionally, we held Presto wa
s barred from raising the issue of easement by necessity for the first time on appeal, as it was not argued at the trial court level.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The record on appeal revealed that at trial Presto did not proceed with the theory of an easement by way of necessity, and
 instead he relied completely on the map attached to the Presto deed as evidence of the grant of an easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at \'b6 40 (highlighting when Presto stated in closing arguments, }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [I]t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s not about necessities . . . [i]t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s created by a map.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Almo
st three years later, Presto filed a complaint seeking an easement by necessity, alleging that his property is landlocked, and seeking a judicial determination of the appropriate location for the easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama answered the complaint and also filed a mot
ion for summary judgment, arguing an easement by necessity was barred by res judicata.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The trial court denied the motion and found Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s complaint was not barred by res judicata, noting that defendants Amparo 
Garcia and the Granthams were necessary parties who were not joined in the earlier case, and noting the earlier case involved an easement by grant or implication and not by necessity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Thereafter, the Granthams filed a motion to dismiss for failure t
o state a claim upon which relief can be granted, a motion for summary judgment, and a motion for judgment on the pleadings for failure to join an indispensable party.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The trial court subsequently issued a decision and order denying these three motions because Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s complaint was clear and concise and provided adequate grounds for recovery, because a genuine issue of material fact remained with respect to the common grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s intent at the time of severance, and because the Granthams failed to meet their burden to show that the unnamed property owners were indispensable parties.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab After a bench trial, the trial court entered judgment in favor of Presto granting an easement by necessity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama timely filed this appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 II.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 JURISDICTION
\par 
\par [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab This court has jurisdiction over an appeal from a final judgment pursuant to 48 U.S.C.A. \'a7
 1424-1(a)(2) (Westlaw through Pub. L. 112-197 (2012)) and 7 GCA \'a7\'a7 3107 & 3108(a) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 III.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 STANDARD OF REVIEW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The conclusions of law made by a court following a bench trial are reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 de novo}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Takagi & Assocs., Inc. v. Int}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 l Ins. Underwriters}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2006 Guam 4 \'b6 10.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Findings of fact, on the other hand, are reviewed in a highly deferential manner and will only be set
 aside if clearly erroneous.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In re Appl. of Leon Guerrero}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2005 Guam 1 \'b6 15. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
What constitutes an easement or a right thereto is a question of law, but whether the facts necessary to the existence of the right have been proved is a question of fact . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 2005 Guam 12 \'b6 12 (citing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  State v. Deal}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 233 P.2d 242, 251 (Or. 1951)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
The standard of review for statutory construction is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Bank of Guam v. Reidy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2001 Guam 14 \'b6 16.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The standard of review for a determination that laches is available as a matter of law is also }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Guam Election Comm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 n v. Responsible Choices for All Adults Coalition}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2007 Guam 20 \'b6 76.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
[T]he appropriate standard of review of a determination of whether laches applies in a particular case is abuse of discretion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Zahnen v. Limtiaco}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2008 Guam 5 \'b6 8 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In re Beaty}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 306 F.3d 914, 921 (9th Cir. 2002)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 IV.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ANALYSIS}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\ql \fi-360\li360\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 A.\tab Whether the Easement by Necessity Claim was Precluded by Res Judicata
\par }\pard \ltrpar\ql \fi-720\li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab The central issue on appeal is whether Presto should have been precluded from seeking a claim for an easement by necessity due to the equitable doctrine of res judicata.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Section 4209 of Title 6 of the Guam Code Annotated provides: }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Effect of Judgment or Final Order.}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
The effect of a judgment or a final order in an action or special proceedings before a court or judge of Guam, or of the United States, having jurisdiction to pronounce the judgment or order, is as follows:
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \fi720\li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 1.\tab 
In case of a judgment or order ag
ainst a specific thing, or in respect to the probate of a will, or the administration of the estate of a decedent, or in respect to the personal, political, or legal condition or relation of a particular person, the judgment or order is conclusive upon th
e title to the thing, the will or administration, or the condition or relation of the person;
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \fi720\li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 2.\tab 
In other cases, the judgment or order is, in respect to the matter directly adjudged, conclusive between the parties and their successors in interest by title 
subsequent to the commencement of the action or special proceeding, litigating for the same thing under the same title and in the same capacity, provided that they have notice, actual or constructive, of the pendency of the action or proceedings. 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par 6 GCA \'a7 4209 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Section 4209 was derived from California Code of Civil Procedure section 1908, which, in turn, simply reiterates common law res judicata.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Castro v. Higaki}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 37 Cal. Rptr. 2d 84, 87 (Ct. App. 1994) (interpreting identical California statute).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
As such, we can comfortably resort to our prior cases expounding upon the common law doctrine to guide our analysis for this appeal. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Res judicata, or claim preclusion}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s18\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs20\super\insrsid16141556 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid16141556\charrsid3291538 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid3291538  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16141556\charrsid3291538 Robi v. Five Platters, Inc., }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16141556\charrsid3291538 838 F.2d 318, 321}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556  n.2 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid3291538 (9th Cir. 1988)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556  (notin
g U.S. Supreme Court\rquote s preference for term \'93claim preclusion\'94 over the more archaic term \'93res judicata\'94)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16141556\charrsid9136829 .}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , as defined by this court is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 the doctrine by which a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 judgment on the merits in a prior suit bars a second suit involving the same parties or their privies based on the same cause of action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '" }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In re Appl. of Leon Guerrero}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2001 Guam 22 \'b6 20 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Trans Pacific Export Co. v. Oka Towers Corp.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2000 Guam 3 \'b6 13).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Accordingly, three requirements must be met in order for claim preclusion to apply
: (1) a final judgment on the merits; (2) the party against whom claim preclusion is asserted was a party or is in privity with a party in the prior suit; and (3) the issue decided in the prior suit is identical with the issue presented in the later suit.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Trans Pacific}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2000 Guam 3 \'b6 16 (citation omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par {\listtext\pard\plain\ltrpar \s17 \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ltrpar
\s17\ql \fi-360\li1080\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1080\itap0\pararsid16141556\contextualspace {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Finality of judgment on the merits
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
In both criminal and civil proceedings, in order for claim preclusion to apply there must be a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 final judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 or determination of an issue so no further judicial act remains to end the litigation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 People v. Cooper}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 57 Cal. Rptr. 3d 389, 405 (Ct. App. 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Guam law provides: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 That only is deemed to have been adjudged in a former judgment which appears upon its face to have been so adjudged, or which was 
actually and necessarily included therein or necessary thereto.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 6 GCA \'a7
 4212 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Generally a judgment does not become final until it has been finally determined on appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In re Morrow}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 189 B.R. 793, 807 (Bankr. C.D. Cal. 1995).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 For example, state court judgments in California are not final }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
until the period during which an aggrieved party may file an appeal has expired, or, in cases of appeal, the judgment has been affirmed and the case remitted.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 (citation and footnote omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Here, a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 final judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  was issued in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , the first proceeding.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In that case, Lizama and her then-husband sought and obtained a declaratory judgment against both defendant DPW and defendant-intervenor Presto declaring no easement existed over their
 property, and they also obtained a judgment granting injunctive relief to prevent the demolition of a concrete fence that was constructed on the alleged easement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 RA, tab 30 at 2 (Mem. P. & A. Supp. Mot. Summ. J., Sept. 10, 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The matter was finally determined on appeal when this court affirmed the judgment of the trial court and ended the litigation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 2005 Guam 12 \'b6 44.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Therefore, a final judgment was procured.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab A judgment is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 on the merits}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  for purposes of claim preclusion if the substance of the claim is tried and determined.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Johnson v. City of Loma Linda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 5 P.3d 874, 884 (Cal. 2000).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
For a judgment to bar any subsequent action for the same subject matter between the same parties, it must appear that the suit in which it was rendered was 
determined on its merits and not because the cause of action had not yet accrued nor on the ground of any technical defect.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  \u8194\'20}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See generally}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Restatement (First) of Judgments \'a7 49 (1942).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 The trial court conducted a full bench trial laden with findings of facts and conclusions of law, which were properly submitted and reviewed upon }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 appeal from a final judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " 
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 2005 Guam 12 \'b6\'b6 11, 13.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 It is clear from the record that the judgment w
as rendered only after the substance of the claim was tried and determined.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
The judgment of concern for claim preclusion purposes was the declaration that no easement, express or by implication, existed over the Lizamas property, and that judgment was issued on the merits.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at \'b6
 44.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Accordingly, we find the judgment in }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 constituted a final judgment on the merits, satisfying the first element of claim preclusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par {\listtext\pard\plain\ltrpar \s17 \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard\plain \ltrpar
\s17\ql \fi-360\li1080\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1080\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Privity of parties
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Under Guam law, the parties are deemed the s
ame when }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
those between whom the evidence is offered were on opposite sides of the former case, and a judgment or other determination could in that case have been made between them alone, though other parties were joined with both or either.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 6 GCA \'a7 4211 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 This language is borrowed directly from California Code of Civil Procedure section 1910.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Cal. Civ. Proc. Code \'a7 1910 (West 2012).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In other words, claim preclusion applies only to those parties who were adversaries in the first lawsuit. \u8194\'20}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Pomona College v. Dunn}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 46 P.2d 270, 277 (Cal. Dist. Ct. App. 1935) (citing Cal. Civ. Proc. Code \'a7 1910).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, Lizama was the plaintiff and Presto was the defendant-intervenor, and in the current lawsuit, Presto is the plaintiff and Lizama is one of the defendants.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Therefore, as between Presto and Lizama alone, the parties would be deemed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 the same}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  for purposes of claim preclusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 6 GCA \'a7 4211.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 This same holds true as between Presto and Carlos, since Presto permissively joined Carlos a
s a cross-defendant in the original lawsuit.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
On the other hand, those who were not part of nor required to be part of the first lawsuit, namely, Garcia and the Granthams, would not be deemed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 the same}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  parties or successors in interest (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 privies}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
), and, as such, Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s claim against those parties would not be precluded.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Based on the factual record, Garcia and the Granthams may not be impacted by the dispute at hand.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 For instance, a default judgment over Garcia would not promote access to the public road the Prestos seek.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Furthermore, the Granthams already own property that abuts the main road, so they do not need this court to declare an easement by necessity for them.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 RA, tab 3 at 2 (Compl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Accordingly, we find that Presto and Lizama, as parties in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , are }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 the same
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 parties in this case for claim preclusion purposes, satisfying the second element of claim preclusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par {\listtext\pard\plain\ltrpar \s17 \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard\plain \ltrpar
\s17\ql \fi-360\li1080\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1080\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Identity of issues
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
The third and final element of claim preclusion is identity of issues.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
A judgment serves as a bar to a subsequent lawsuit only where the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 identical}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  issue was decided in the prior case by a final judgment on the merits.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Am. Broad. Co., Inc. v. Walter Reade-Sterling, Inc.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 117 Cal. Rptr. 617, 621 (Ct. App. 1974).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 But absolute identity of form of action is not required;\u8194\'20claim preclusion bars a party from instituting a subsequent action}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 where the parties, subject matter, and the causes of action are identical }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 or substantially identical}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Carlson v. Clark}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 970 A.2d 1269, 1273 (Vt. 2009). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
When a defendant misses an opportunity to bring a counterclaim in an original action, the defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s claims in the subsequent action are not precluded unless (1) the defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s success in the latter action would nullify the original judgment or impair the rights established in the original action, or (2) a statute requires the defendant to bring his claims in the original action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Valley View Angus Ranch, Inc. v. Duke Energy Field Servs., Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 497 F.3d 1096, 1101 (10th Cir. 2007); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 see also}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs21\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  Meyer v. Vance,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 406 P.2d 996, 999 (Okla. 1965) (applying the common law rule that a defendant is not precluded from bringing a separate action by failing to bring a claim in the first action).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [34]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Therefore, to determine whether the identical or substantially identical issue was decided in the prior case of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , we must conduct a separate analysis to determine whether Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s easement by necessity claim constituted an omitted counterclaim that he, to his detriment, failed to bring in the first action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \fi-360\li360\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 B.\tab 
Whether the Easement by Necessity Claim was an Omitted Counterclaim in the First Action that Should Be Precluded in This Action
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Nullification of original judgment 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [35]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
To determine whether Presto should be precluded from pursuing his easement by necessity claim, this court must first decide whether his success in this action would nullify or impair rights established in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [36]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , the tr
ial court decided to grant declaratory and injunctive relief to Lizama on the grounds that no express easement or easement by implication existed on the Lizama tract, and we affirmed that decision.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 2005 Guam 12 \'b6 44.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 But we explicitly held on appea
l that the issue of easement by necessity was not properly raised at the trial level nor incorporated into the judgment, and we therefore did not take up the merits of that particular issue.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at \'b6
\'b6 43-44.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Were we now to affirm the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s ruling t
hat an easement by necessity exists, we would not nullify or otherwise disturb settled points of law or fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Instead, we would be addressing a new issue that was not explored in the first proceeding.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab As such, we find that Presto}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s success in this action would not serve to nullify the original judgment made in }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  or impair rights established thereby.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Compulsory counterclaims by statute
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [38]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab This court must also review whether a statute 
required Presto to bring his claims in the original action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Rule 13 of the Guam Rules of Civil Procedure, which was adopted from its federal counterpart Rule 13 of the Federal Rules of Civil Procedure, governs compulsory counterclaims and provides as follows:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs22\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 (a) }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs22\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Compulsory}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs22\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Counterclaims}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  A pleading shall state as a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 counterclaim}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  any claim which at the time of serving the pleading the pleader has against any opposing party, if it arises out of the transaction or occurrence that is the subject matter of the 
opposing party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s claim and does not require for its adjudication the presence of third parties of whom the court cannot acquire jurisdiction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Guam R. Civ. P. 13(a).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 For a counterclaim to be compulsory under this rule, it must arise out of the same }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 transaction or occurrence}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  as the subject matter of the opposing party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par Instead of providing exhaustive definitions of the term }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
transaction or occurrence,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 we prefer to adopt standards by which the nature of specific counterclaims}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \cs23\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\cs23\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 is determined.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \cs23\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\cs23\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See id.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \cs23\i\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
In determining whether a counterclaim is compulsory, we should take into consideration the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 aggregate of connected operative facts that can be handled together conveniently for purposes of trial to determine if they were founded upon the same
 transaction, arose out of the same nucleus of operative facts, and sought redress for essentially the same basic wrong.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Portland Water Dist. v. Town of Standish,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  940 A.2d 1097, 1100 (Me. 2008) (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Norton v. Town of Long Island}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 883 A.2d 889, 895 (Me. 2005)) (internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [40]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
The failure to raise a compulsory counterclaim, then, results in the preclusion of that claim in subsequent litigation.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Pelowski v. Taitano, }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 2000 Guam 34 \'b6 14.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 This rule follows from 
public policy principles behind the application of claim preclusion, which includes avoiding multiplicity of lawsuits and ensuring an end to litigation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 S. Const. Co. v. Pickard}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 371 U.S. 57, 60 (1962); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Agway, Inc. v. Gray,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  706 A.2d 440, 442-43 (Vt. 1997)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 (addressing public policy supporting res judicata as ensuring an end to litigation after each party has had a full and fair opportunity to be heard).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [41]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Moreover, claim preclusion applies even where the second suit }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
relies on a legal theory not advanced in the first case, seeks different relief than that sought in the first case, or involves evidence different from the evidence relevant to the first case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Norton, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
883 A.2d at 895 (internal quotation marks omitted);}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Sebra v. Wentworth}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 990 A.2d 538, 543 (Me. 2010) (affirming preclusion of easement-by-necessity claim proper where plaintiffs did not offer any new evidence not already available in prior proceeding and affirmative defense required interpretation of same deed, common nucl
eus of operative facts, and redress for almost same wrong).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Similarly, a claim is precluded not only where the grounds for recovery in the first action are identical with those pleaded in the first, which a litigant failed to prove, but also where litigants fail to allege those grounds in the first suit.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Basore v. Metro. Trust Co. of Cal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 234 P.2d 296, 299 (Cal. Dist. Ct. App. 1951).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [42]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
Here, Presto argues that claim preclusion should not bar his easement by necessity claim because the issues raised in
 this action are sufficiently different from those raised in the prior action, given that different elements support an easement by necessity claim compared to express easements and easements by implication.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 But, just as the court in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Sebra}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  reasoned, Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s easement by necessity claim was a compulsory counterclaim despite the fact that arguments would be based on a different theory of recovery and the establishment of unique elements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 As an affirmative defense in the first action, the easement by necessity
 claim required interpretation of the same deed and involved a common nucleus of operative facts to seek redress for substantially the same wrong, the denial of access to landlocked property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Accordingly, at first glance, we find that Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s easement by 
necessity claim was a compulsory counterclaim that was omitted in the first action, one which arose out of a common nucleus of operative facts and was based on the same evidence available at that time. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \fi-360\li360\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 C.\tab Whether the Easement by Necessity Claim was }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Mature}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  When the Answer was Filed in the First Proceeding 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [43]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Before determining conclusively that Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s omission of an easement by necessity claim invokes claim preclusion, we must grapple with the prospect that the easement by necessity claim was not m
ature at the time the law suggests Presto was required to assert the claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [44]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
The rule governing the maturity of claims is set forth in Rule 13(e) of Guam Rules of Civil Procedure, which provides: 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 A claim which either ma
tured or was acquired by the pleader after serving a pleading may, with the permission of the court, be presented as a counterclaim by supplemental pleading.
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs22\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Guam R. Civ. P. 13(e).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 For the purpose of claim preclusion, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 maturity}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 refers to claims which do not yet exist, rather than to those whose value or extent is yet to be determined.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Dickerson v. Goodman}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 161 P.3d 1205, 1208 (Alaska 2007) (discussing the analogous federal rule).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Accordingly, even when a counterclaim meets the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 transaction or occurrence}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 test for a compulsory counterclaim, a party need not assert it as a counterclaim if it has not matured when the party serves its answer.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Burlington N. R.R. Co. v. Strong}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 907 F.2d 707, 712 (7th Cir. 1990) (cause of action
 not accruing or maturing until after service of answer by defendant-intervenor will not be deemed compulsory counterclaim).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [45]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab A counterclaim is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ripe,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  or mature, if a cause of action can be properly initiated and pursued.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Leiendecker v. Asian Women United of Minn.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
, 731 N.W.2d 836, 841 (Minn. Ct. App. 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Characterized another way, a counterclaim is ready for assertion once all of the elements of the claim can be proven, and not before.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 For instance, the Washington Court of Appeals held in an unpublished case that a party }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 did not and could not have}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 asserted a cause of action for easement by necessity because the property was not landlocked at the time of the original proceeding; it was only after the subdivision of his lots that his property was landlocked, warranting an easement by necessity.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Nappi v. Gunderson}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , No. 36487\endash 5\endash II, 2008 WL 2811267, at *4 (Wash. Ct. App. July 22, 2008). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [46]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab 
A few emblematic examples from case law shed further light on the issue of maturity of counterclaims as the issue instructs the operation of claim preclusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Shpak v. Oletsky}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , the Court of Appeals of Maryland addressed the issue of reliance on a grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s promise of access that never materializes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 373 A.2d 1234 (Md. Ct. App. 1977).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 A developer of a subdivision contracted to provide street access or an access corridor to the owner of a servient tract, but later defaulted on the obligation to provide access.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at 1236.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
The court held that where a grantor at the time of original conveyance had other access to a highway, no easement by necessity would be created over the access corridor simply because the access promised never materialized.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See id}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 at 1243.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\i\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [47]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lane v. Skamania}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 County}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , the Court of Appeals of Washington further addressed the i
ssue of foresight, an issue key to the appeal currently before us.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
265 P.3d 156 (Wash. Ct. App. 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lane}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , the Lanes sued to enforce a restrictive covenant and permanently enjoin the L}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Hommedieus from installing an additional septic tank.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at 158.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
After the L}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Hommedieus filed an answer, the trial court granted partial summary judgment on the restrictive covenant issue in favor of the L}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Hommedieus, and that decision was appealed and later reversed and remanded.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Then, at a bench trial, the L}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Homme
dieus argued for damages and attorney fees as a result of the Lanes }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
wrongfully enjoining}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
 them from installing the tank, but they did not argue for damages or attorney fees on the basis of a wrongfully filed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 lis pendens}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  against their property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [48]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Later in the proceedings, the L}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Hommedieus moved to supplement their pleadings to add they were entitled to damages on the basis of a wrongfully filed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 lis pendens}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at 159.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Under the applicable }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 lis pendens}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  statute, their counterclaim did not mature until they obtained judgment in their favor in defending the first action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Nevertheless, the trial court denied their motion, observing that the L}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Hommedieus failed to assert a compulsory counterclaim as soon as the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 lis pendens
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  was filed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
In affirming the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s decision on appeal, the appellate court acknowledged that the exception to the compulsory counterclaim requirement, which applies when a claim is not yet ripe or mature, does not apply in certain situations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Specifically, the appellate court held:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }\pard\plain \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 . . . [The] exception to the compulsory counterclaim requirement necessarily encompasses a claim that depends upon the outcome of some }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 other}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  lawsuit and thus does not come 
into existence until the action upon which it is based has terminated. . . . However, }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
a counterclaim will not be denied treatment as a compulsory counterclaim solely because recovery on it depends on the outcome of the main action.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 This approach seems sound when the counterclaim is based on pre-action events and only the right to relief depends upon the outcome of the main action.
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  at }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 161 (quoting 6 Charles Alan Wright, Arthur R. Miller & Mary Kay Kane, Federal Practice and Procedure: Civil \'a7 1411, at 81\endash 84 (2d ed. 1990)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [49]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Presto seeks an easement by necessity.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Establishing the elements of an easement by necessity requires proof that (1) the dominant and servient tracts were once held in common ownership that was severed by a conveyance, (2) the n
ecessity for the easement arose out of the conveyance, and (3) the necessity arose at the time the common grantor made the conveyance.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Jernigan v. McLamb}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 665 S.E.2d 589, 592 (N.C. Ct. App. 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [50]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Presto argues that before the court in }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  
concluded proceedings, he held a reasonable belief that an express or implied easement existed based on information provided to him by the Government of Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Appellee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s Br. at 8 (Aug. 10, 2012).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In that sense, Presto contends that an easement by necessity claim was not yet mature and was, instead, a mere theoretical possibility.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Presto also argues that his reasonable belief was based in large part on the proposed road the original grantor planned to build to provide ingress and egress to his proper
ty, though the grantor ultimately abandoned that plan.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Lizama}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2005 Guam 12 \'b6 3; RA, tab 70 at 2 (Finds. Fact & Concl. L., Aug. 4, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In other words, Presto is trying to argue that the necessity for the easement arose, not at the time the common gr
antor made the conveyance, but rather at the time this court issued its final decision in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [51]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Despite its ingenuity, Presto}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s argument does not succeed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In order to establish the elements of an easement by necessity claim, Presto must sho
w that the necessity arose at the time of the conveyance, and not at the conclusion of a subsequent lawsuit.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 By arguing that the necessity arose later, Presto defeated his own argument.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Similarly, as discussed, reliance on a grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s promise for a proposed road that never materializes is insufficient to establish that the necessity for an easement arose out of the grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s conveyance at the time the grantor made the conveyance, and not at some later time when the promise was decisively abandoned.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [52]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Finally, extracting insight from the }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lane}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  case, Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
s easement by necessity claim was a compulsory counterclaim since the claim was based solely on pre-action events and only the right to relief depended upon the outcome of the main action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
In other words, Presto should have considered that, in case he failed to prove the existence of an express easement or easement by implication, he would be required to alternatively argue for an easement by necessity to prevent the already-accrued claim f
rom being barred.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
Presto was expected to have the foresight to assert an easement by necessity claim at the trial stages of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  via alternative or amended pleading, and he failed to do so.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Guam R. Civ. P. 13(f) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 When a pleader fails to set up
 a counterclaim through oversight, inadvertence, or excusable neglect or when justice requires, the pleader may by leave of court set up the counterclaim by amendment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [53]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab In light of the above, we hold that Presto}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s easement by necessity claim is pr
ecluded because the identical or substantially identical issue was decided in the prior case of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , satisfying the third and final element of claim preclusion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 That is, there was no valid easement granted to the Prestos in the 1957 deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par D.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab T
he Applicability of Laches, Adverse Possession, and Takings Jurisprudence
\par }\pard \ltrpar\ql \fi-720\li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16141556 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 [54]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab Because the judgment is reversed and the decision of the trial court is vacated hereby, this court need not address the remaining issues on appeal, which are now moot. }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 V.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 CONCLUSION}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [55]\tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 s easement by necessity claim is barred by the doctrine of res judicata, or claim preclusion, because the three elements of claim preclusion are satisfied here.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Lizama v. DPW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , a court of competent jurisdiction rendered a final ju
dgment on the merits, as between the same parties and their privies, and addressed the same or substantially identical issues.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 See Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 , 2005 Guam 12.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Based on common law claim preclusion principles, Presto was required to plead for an easement by necess
ity as a compulsory counterclaim, one that was mature at the time of his answer in the first proceeding, and he failed to do so.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 Accordingly, we hold the trial court erred in allowing Presto to assert his easement by necessity claim in this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 
\par [56]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 \tab For the foregoing reasons, we }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 REVERSE }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 VACATE }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 the judgment below and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556 REMAND}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16141556\charrsid16141556  this matter to the trial court for further proceedings consistent with this opinion.
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