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{\f34\fbidi \froman\fcharset0\fprq2{\*\panose 02040503050406030204}Cambria Math;}{\f36\fbidi \froman\fcharset0\fprq2{\*\panose 02040503050406030204}Cambria;}{\f37\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri;}
{\f38\fbidi \fswiss\fcharset0\fprq2{\*\panose 00000000000000000000}Tahoma;}{\f39\fbidi \froman\fcharset0\fprq2{\*\panose 00000000000000000000}Bookman Old Style;}{\f40\fbidi \froman\fcharset0\fprq0 ?????? Pro W3;}
{\flomajor\f31500\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\fdbmajor\f31501\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
{\fhimajor\f31502\fbidi \froman\fcharset0\fprq2{\*\panose 02040503050406030204}Cambria;}{\fbimajor\f31503\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
{\flominor\f31504\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\fdbminor\f31505\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
{\fhiminor\f31506\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri;}{\fbiminor\f31507\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\f46\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\f47\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\f49\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\f50\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\f51\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\f52\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\f53\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\f54\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\f66\fbidi \fmodern\fcharset238\fprq1 Courier New CE;}
{\f67\fbidi \fmodern\fcharset204\fprq1 Courier New Cyr;}{\f69\fbidi \fmodern\fcharset161\fprq1 Courier New Greek;}{\f70\fbidi \fmodern\fcharset162\fprq1 Courier New Tur;}{\f71\fbidi \fmodern\fcharset177\fprq1 Courier New (Hebrew);}
{\f72\fbidi \fmodern\fcharset178\fprq1 Courier New (Arabic);}{\f73\fbidi \fmodern\fcharset186\fprq1 Courier New Baltic;}{\f74\fbidi \fmodern\fcharset163\fprq1 Courier New (Vietnamese);}{\f86\fbidi \fswiss\fcharset238\fprq2 Helvetica CE;}
{\f87\fbidi \fswiss\fcharset204\fprq2 Helvetica Cyr;}{\f89\fbidi \fswiss\fcharset161\fprq2 Helvetica Greek;}{\f90\fbidi \fswiss\fcharset162\fprq2 Helvetica Tur;}{\f91\fbidi \fswiss\fcharset177\fprq2 Helvetica (Hebrew);}
{\f92\fbidi \fswiss\fcharset178\fprq2 Helvetica (Arabic);}{\f93\fbidi \fswiss\fcharset186\fprq2 Helvetica Baltic;}{\f94\fbidi \fswiss\fcharset163\fprq2 Helvetica (Vietnamese);}{\f386\fbidi \froman\fcharset238\fprq2 Cambria Math CE;}
{\f387\fbidi \froman\fcharset204\fprq2 Cambria Math Cyr;}{\f389\fbidi \froman\fcharset161\fprq2 Cambria Math Greek;}{\f390\fbidi \froman\fcharset162\fprq2 Cambria Math Tur;}{\f393\fbidi \froman\fcharset186\fprq2 Cambria Math Baltic;}
{\f406\fbidi \froman\fcharset238\fprq2 Cambria CE;}{\f407\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}{\f409\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\f410\fbidi \froman\fcharset162\fprq2 Cambria Tur;}
{\f413\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}{\f416\fbidi \fswiss\fcharset238\fprq2 Calibri CE;}{\f417\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr;}{\f419\fbidi \fswiss\fcharset161\fprq2 Calibri Greek;}
{\f420\fbidi \fswiss\fcharset162\fprq2 Calibri Tur;}{\f423\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\f426\fbidi \fswiss\fcharset238\fprq2 Tahoma CE;}{\f427\fbidi \fswiss\fcharset204\fprq2 Tahoma Cyr;}
{\f429\fbidi \fswiss\fcharset161\fprq2 Tahoma Greek;}{\f430\fbidi \fswiss\fcharset162\fprq2 Tahoma Tur;}{\f431\fbidi \fswiss\fcharset177\fprq2 Tahoma (Hebrew);}{\f432\fbidi \fswiss\fcharset178\fprq2 Tahoma (Arabic);}
{\f433\fbidi \fswiss\fcharset186\fprq2 Tahoma Baltic;}{\f434\fbidi \fswiss\fcharset163\fprq2 Tahoma (Vietnamese);}{\f435\fbidi \fswiss\fcharset222\fprq2 Tahoma (Thai);}{\f436\fbidi \froman\fcharset238\fprq2 Bookman Old Style CE;}
{\f437\fbidi \froman\fcharset204\fprq2 Bookman Old Style Cyr;}{\f439\fbidi \froman\fcharset161\fprq2 Bookman Old Style Greek;}{\f440\fbidi \froman\fcharset162\fprq2 Bookman Old Style Tur;}{\f443\fbidi \froman\fcharset186\fprq2 Bookman Old Style Baltic;}
{\flomajor\f31508\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\flomajor\f31509\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\flomajor\f31511\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}
{\flomajor\f31512\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\flomajor\f31513\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\flomajor\f31514\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\flomajor\f31515\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\flomajor\f31516\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fdbmajor\f31518\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\fdbmajor\f31519\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fdbmajor\f31521\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fdbmajor\f31522\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\fdbmajor\f31523\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fdbmajor\f31524\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fdbmajor\f31525\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\fdbmajor\f31526\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fhimajor\f31528\fbidi \froman\fcharset238\fprq2 Cambria CE;}{\fhimajor\f31529\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}
{\fhimajor\f31531\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\fhimajor\f31532\fbidi \froman\fcharset162\fprq2 Cambria Tur;}{\fhimajor\f31535\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}
{\fbimajor\f31538\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fbimajor\f31539\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fbimajor\f31541\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}
{\fbimajor\f31542\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fbimajor\f31543\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fbimajor\f31544\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\fbimajor\f31545\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fbimajor\f31546\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\flominor\f31548\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\flominor\f31549\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\flominor\f31551\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\flominor\f31552\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\flominor\f31553\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\flominor\f31554\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\flominor\f31555\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\flominor\f31556\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fdbminor\f31558\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fdbminor\f31559\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\fdbminor\f31561\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fdbminor\f31562\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fdbminor\f31563\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\fdbminor\f31564\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fdbminor\f31565\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fdbminor\f31566\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}
{\fhiminor\f31568\fbidi \fswiss\fcharset238\fprq2 Calibri CE;}{\fhiminor\f31569\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr;}{\fhiminor\f31571\fbidi \fswiss\fcharset161\fprq2 Calibri Greek;}{\fhiminor\f31572\fbidi \fswiss\fcharset162\fprq2 Calibri Tur;}
{\fhiminor\f31575\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\fbiminor\f31578\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fbiminor\f31579\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\fbiminor\f31581\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fbiminor\f31582\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fbiminor\f31583\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\fbiminor\f31584\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fbiminor\f31585\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fbiminor\f31586\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}}
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\additive \ul\cf18 \sunhideused \styrsid14575918 Hyperlink;}{\s23\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext23 \ssemihidden \sunhideused \styrsid14575918 Normal (Web);}{\s24\qj \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af38\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\f39\hich\af39\dbch\af4\cgrid\langnp1033\langfenp1033 \snext24 \sqformat \spriority1 \styrsid14575918 No Spacing;}{\s25\ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0 \rtlch\fcs1 
\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext25 \sqformat \spriority34 \styrsid14575918 List Paragraph;}{\*\cs26 \additive \rtlch\fcs1 \af0 \ltrch\fcs0 \sbasedon10 \spriority0 \styrsid9394586 
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\sbasedon11 \snext30 \spriority59 \styrsid9394586 Table Grid;}{\s31\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0 \rtlch\fcs1 \af38\afs24\alang1025 \ltrch\fcs0 
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\sbasedon10 \slink1 \slocked \spriority0 \styrsid14575918 Heading 1 Char;}{\s35\ql \li0\ri0\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af38\afs28\alang1025 \ltrch\fcs0 
\b\fs36\cf1\lang1033\langfe1033\loch\f4\hich\af4\dbch\af40\cgrid\langnp1033\langfenp1033 \snext1 \sqformat \spriority0 \styrsid14575918 Heading 11;}{\*\cs36 \additive \rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\ul\cf1\dbch\af0 
\sbasedon10 \slink3 \slocked \styrsid16194534 Heading 3 Char;}{\*\cs37 \additive \rtlch\fcs1 \af0 \ltrch\fcs0 \sbasedon10 \styrsid16194534 page number;}{\*\cs38 \additive \rtlch\fcs1 \af0 \ltrch\fcs0 \fs16 \sbasedon10 \styrsid16194534 
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Balloon Text;}{\*\cs42 \additive \rtlch\fcs1 \af0\afs16 \ltrch\fcs0 \f38\fs16 \sbasedon10 \slink41 \slocked \ssemihidden \styrsid16194534 Balloon Text Char;}{\s43\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 
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\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 IN THE SUPREME COURT OF GUAM
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ROSALINDA IGNACIO M. BURKHART}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par Plaintiff-Appellant,
\par 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 v.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ROLAND R. MIRANDA, RITA T. MIRANDA,
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Defendants-Appellees,}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par 
\par GUAM HOUSING CORPORATION and
\par UNITED STATES SMALL BUSINESS ADMINISTRATION,}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Defendants.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par Supreme Court Case No. CVA11-012
\par Superior Court Case No. CV0492-09}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031\charrsid15803031 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 OPINION
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Filed:}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 February 28, 2013
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Cite as: 2013 Guam 2
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Appeal from the Superior Court of Guam
\par Argued and submitted on February 13, 2012
\par Hag\'e5t\'f1a, Guam
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid5920874\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl
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\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Appearing for Plaintiff-Appellant:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Ron Moroni, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 Moroni Law Offices}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par San Ramon Bldg.
\par 115 San Ramon St., Ste. 301\tab 
\par Hag\'e5t\'f1a, GU 96910\cell }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs36\ul\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Appearing for Defendants-Appellees:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 James Maher, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par 140 Aspinall Ave., Ste. 201
\par Hag\'e5t\'f1a, GU 96910
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\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\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 BEFORE: F. PHILIP CARBULLIDO, Chief Justice; ROBERT J. TORRES, Associate Justice; and KATHERINE A. MARAMAN, Associate Justice.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par TORRES, J.:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Plaintiff-Appellant Rosalinda Ignacio M. Burkhart 
appeals two separate decisions and orders of the trial court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
The first decision and order denied her motion for partial summary judgment seeking dismissal of Defendants-Appellees Roland R. Miranda and Rita T. Miranda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaims and granted Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s motion for summary judgment alleging Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s claim was time barred.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The second decision and order granted Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s additional motion for summary judgment to reform a defective deed and quiet title in their names.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda argues on appeal that the trial court erred in (1) granting Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s first motion for summary judgment dismissing her complaint; (2) denying her first motion for partial 
summary judgment seeking dismissal of Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaims; and (
3) granting Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s second motion for summary judgment
 to reform the deed and quiet title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab For the reasons set forth below, we 
reverse and remand for further proceedings. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 I.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 FACTUAL AND PROCEDURAL BACKGROUND
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab This case stems from a dispute between family members
 over the title to the house and lot more particularly described as Cadastral Lot Number 12, Block Number 2, Estate Number 12008, Suburban, Subdivision of Tract 85 in Piti, Guam (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 the Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The Property is registered land and was at one time registered to Raymond C. Miranda and Jesusa L. Miranda, husband and wife, as joint tenants.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 In January 1980, Raymond C. Miranda quitclaimed his interest in the Property to his wife Jesusa,
 and shortly thereafter the couple divorced. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab In April
 1987, Jesusa executed a general power of attorney giving her son, Raymond I. Miranda, Jr. (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Raymond Jr.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 )
, power to conduct transactions on her behalf.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 At trial, Jesusa declared 
that she was not in Guam at the time of execution of the deed, and that while she wanted someone to handle her affairs for her, she did not intend for the power of attorney to last indefinitely.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Four years later, Raymond Jr. executed a warranty deed granting the Property to Jesusa}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s other son, Roland R. Miranda.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The deed did not provide that Raymond Jr. was acting as attorney-in-fact for Jesusa, and Jesusa claimed 
she never authorized Raymond Jr. to transfer ownership of the Property to Roland. Furthermore, the deed incorrectly identified Raymond Jr. as the grantor. Jesusa did acknowledge that sometime in 1991, Raymond Jr. 
called her to discuss the possibility of Roland using the Property as collateral for a loan, but she expressed that she did not want to sell the Property to Roland, and Raymond did not have her authority to sell the Property.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Jesusa stated she only learned of the purported transfer to Roland years later.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Roland argued he had an agreement with his 
mother Jesusa to buy the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland declared that the agreemen
t was brokered by Raymond at his }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s behest.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 He stated that pursuant to the agreement, he and Rita obtained a loan from the Guam Housing Corporation, satisfied the existing mortgage on the land,}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 
\rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 
 Roland and Rita submitted documents to show that on May 8, 1991 they paid off an existing loan of $13,403.00 on the property.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  and remitted approximately
 $15,000.00 to his mother.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab For many years, Roland and Rita and their family 
lived on the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland claimed they made extensive improvements 
such as installing new plumbing and tiles, remodeling the kitchen, installing new internal and external doors, as well as painting the interior and exterior of the house.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534\charrsid15891811 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid15891811 
 Roland stated in his deposition that he did most of the work himself and did not have any records of the improvements.  He stated, however, that a \'93substantial amount of money\'94 was invested in materials over the years. }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid16194534  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid15891811 RA, tab 41, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 E}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid15891811 x. 9 at 1-3 (Not. Mot. &
 Mot. Summ. J., Oct. 27, 2009).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rita and Roland also 
paid the annual real property tax assessments.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Jesusa did 
not dispute that Roland lived there with his family but stated that she allowed him to live in the house rent-free because he is her son.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 She added, however, that she never told him he could take ownership of the home, and that he never told her that he regarded himself as the owner.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
She also stated that she never took any action to remove Roland from the house because he was there with her permission, but not under any claim of ownership.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland differed and asserted that from April of 1991 to March of 2009, Jesusa visited them at the Property over 100 times, and during this period, she referred to the P
roperty as }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 your place.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 40 at 2 (Decl. Roland R. Miranda, Oct. 22, 2009).
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab In August 2007, Jesusa executed a deed of gift for t
he Property in favor of her daughter, Rosalinda.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Jesusa stated that this 
was the only transfer she ever made of the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda later 
filed a complaint in the trial court against Roland and Rita for: (1) ejectment for unlawful withholding of property; (2) rent in the amount of $2,500.00 per month from February 2008 onwards, for the duration of the detention;}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 
\rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534  The Deed of G
ift was granted on August 15, 2007.  It is unclear why the complaint only asks for rent from February 2008 onwards.  RA, tab 6, ex A at 1 (Deed of Gift, Feb. 13, 2008).  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  (3) quiet title; and (4) damages for removal of clouds on title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 3 (Compl., Mar. 20, 2009).
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Roland and Rita 
answered the complaint and raised numerous affirmative defenses.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland and Rita
 also filed a counterclaim arguing that as a result of Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s fraud, 
Rosalinda should be deemed an involuntary trustee holding the property in trust for Roland and Rita.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaim also requested the court to reform the 1991 warranty deed to express the true intended conveyance of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Jesusa I. Miranda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  as grantor instead of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Raymond I. Miranda, Jr.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda moved for partial summary judgment regarding counts 1 and 2 of the counterclaim because count 1 failed to allege fraud with sufficient particularity, and because count 2}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s request for reformation was barred by the statute of limitations set forth in 
7 GCA \'a7 11305(d).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 According to Rosalinda, that claim was barred because 
the alleged mistake, which formed the basis for reformation, was made when the deed was signed more than three years earlier.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland and Rita also filed a motion for summary judgment arguing that Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s actions were time-barred under 7 GCA \'a7 11205 because she was not seized or possessed of the Property within five years before the commencement of her complaint.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab The trial court denied Rosalinda}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s motion for partial summary judgment on count 1, concluding that Roland and Rita}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaim contained sufficient detail to satisfy Guam Rules of Civil Procedure Rule 9(b)
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s requirements that the circumstances constituting fraud be pleaded
 with particularity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The court also denied Rosalinda}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s motion on count 2, finding that genuine issues of material fact existed which prec
luded summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The court determined that while Raymond }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 admits he knew what he was signing, it is questionable that he knew [the deed] was a mistake,
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  and if Roland and Rita did not have a reasonable beli
ef the house was conveyed to them they would have had no reason to pay property taxes, take out mortgages, and make improvements and repairs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab The trial court granted Roland and Rita}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s separate summary judgment motion, finding that Rosalinda}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s right to file a claim stems from her mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s right, and therefore was barred by the five-year statute of limitations found in 7 GCA \'a7 11205.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The court also found Rosalinda could not point to any prejudice resulting from
 Roland and Rita raising their time limitation defense in a motion for summary judgment rather than as an affirmative defense, and Roland and Rita had a superior claim to the property because they received their deed in 1991 whereas Rosalinda 
received hers in 2008.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Thereafter, Roland and Rita filed a second 
motion for summary judgment requesting the court to quiet title in their name and to reform the deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The trial court granted the motion and reiterated that the time for anyone to claim an interest in the property adverse to Roland and Rita had already expired.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 A judgment was entered, and Rosalinda timely filed an appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16194534\charrsid13591516 Roland and Rita filed a statement pursuant to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 Guam Rules of Appellate Procedure}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13591516  
Rule 17(e)(2) indicating that they would not file a brief on appeal.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 II.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 JURISDICTION
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab This court has jurisdiction over appeals from a
 final judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 112-207
 (2012)); 7 GCA \'a7\'a7 3107, 3108(a) (2005).
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 III.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 STANDARD OF REVIEW
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab We review the grant of a summary judgment motion }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 {\*\bkmkstart SR\'3b1741}{\*\bkmkstart SR\'3b1743}{\*\bkmkstart SR\'3b1750}{\*\bkmkstart SR\'3b1751}{\*\bkmkend SR\'3b1741}{\*\bkmkend SR\'3b1743}
{\*\bkmkend SR\'3b1750}{\*\bkmkend SR\'3b1751}de novo}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 .}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Wasson v. Berg}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  2007 Guam 16 \'b6 9 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Nat}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 l Union Fire Ins. Co. v. Guam Hous. & Urban Renewal Auth.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  2003 Guam 19 \'b6 12).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Issues of statutory interpretation are reviewed }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Town House Dep}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid15803031 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 t Stores, Inc. v. Dep}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 t of Educ.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 2012 Guam 25 \'b6 11 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Mendiola v. Bell}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 2009 Guam 15 \'b6 11).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  "'}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [O]ur duty is to interpret statutes in light of their terms and legislative intent.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '" }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 People v. Flores}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  2004 Guam 18 \'b6 8 (quoting }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Carlson v. Guam Tel. Auth.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  2002 Guam 15 \'b6 46 n.7) (alteration in original).
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 IV.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ANALYSIS
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Rosalinda argues that the trial court erred in: (
1) granting Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s first motion for summary judgment
 dismissing her complaint; (2) denying her first motion for summary judgment seeking dismissal of Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaims on the first two causes of action; and (3) granting Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s second motion for summary judgment to reform the deed and to quiet title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We will initially review the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s grant of summary judgment dismissing Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s complaint which relied in part on 7 GCA \'a7 11205.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534  Section 11205 provides:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13646933  \'93
No action for the recovery of real property, or for the recovery of the possession there
of, can be maintained, unless it appear that the plaintiff, his ancestor, predecessor, or grantor, was seized or possessed of the property in question, within five years before the commencement of the action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16194534 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13646933  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13646933 7 GCA \'a7 11205 (2005)}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16194534 .}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Then we will address Roland and Rita}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaims for reformation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Resolution of these issues will elucidate whether the trial court was correct in granting Roland and Rita}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s second summary judgment motion to reform the deed and to quiet title.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 A.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 {\*\bkmkstart sp_999_16}{\*\bkmkstart SDU_16}Dismissal of Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s complaint 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s main argument in their motion for summary judgment seeking dismissal of Rosalinda}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s complaint is that it was time-barred by 7 GCA \'a7 11205 because Jesusa (and Rosalinda
 as her successor in interest) had only until April 1996 to bring an action for recovery of the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   This date is five years after the warranty deed from Raymond Jr. to Roland. }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s opposition asserted that she, or her predecessor in interest, were seized of the property because she had legal title 
and it was not necessary that she be in actual possession of the property in order to bring her complaint.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   The last two certificates of title for the Property }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid8541241 issued by the Department of Land}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid16194534  Management certified Jesusa (October 25, 1995 Certificate of Title Number 104234) and then Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13646933  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid13646933 January 28, 2010 Certificate of Title Number 124897}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 ) as the registered owner.  RA, tab 58, at ex. 15 (Decl. James Maher, Oct. 22, 2009).}}}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda further cites to 21 GCA \'a7 29136}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   Title 21 GCA \'a7 29136 provides: \'93
After land has been registered, no title thereto adverse or in derogation to the title of the registered owner shall be acquired by any length of possession.\'94  21 GCA \'a7 29136 (2005).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  to substantiate her argument that the statute of limitations found in section 11205 does not bar her case because, under section 29136, 
title to registered land cannot be acquired by adverse possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
She also relies on 21 GCA \'a7 29140 to argue Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s 
title cannot prevail against her title as a registered owner.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   Title 21 GCA \'a7 29140 provides: \'93
No unregistered estate, interest, power, right, claim, contract, or trust shall prevail against the title of a registered owner taking bona fide for a valuable consideration or of any person bona fide claiming through or under him.\'94  21 GCA \'a7
 29140 (2005).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Therefore, she submits, section 11205 does not apply,
 and she is not barred from bringing her complaint. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab The trial court recognized section 11205
 does not apply to registered land and title cannot be defeated based on adverse possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Nevertheless, the court inexplicably stated that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [a]lthough the property in question is registered land, [Rosalinda]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s claim in using 21 GCA \'a7 29136 and 21 GCA \'a7 29140 to defeat [Roland and Rita]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s Motion for Summary Judgment is inapplicable to defeat [Roland and Rita]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s Motion for Summary Judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 65 at 3 (Dec. & Order, Aug. 31, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Consequently, the court agreed with Roland and Rita that any right Rosalinda has stems from her mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s rights, and this includes whether Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s right to bring her complaint is subject to a five-year limitations period under section 11205.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   The court did not specifically explain why 21 GCA }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid15232297 \'a7\'a7}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534  29136 and 29140 were inapplicable but one can presume that it believed the warranty deed from Raymond Jr.
 to Roland and Rita divested Jesusa of title to the Property.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 65 at 
1 (Dec. & Order). 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Clearly, the statute of limitations in 7 GCA \'a7
 11205 does not apply when registered land is involved.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [T]
he requirement of seisin or possession is met when it is established that the plaintiff was possessed of legal title, and this seisin can be destroyed only by establishing the fact that a title by adverse possession was acquired by the defendant.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Taitano v. Calvo Fin. Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 2008 Guam 12 \'b6 33 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Tobin v. Stevens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 251 Cal. Rptr. 587, 589 (Ct. App. 1988)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The right of possession\emdash upon which Rosalinda demands for ejectment, rent, quiet title, and removal of clouds on the title\emdash is based on her being the registered owner.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 This can only be defeated by adverse possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The law is well established that one cannot adversely possess registered land.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 21 GCA \'a7 29136 (2005); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Flores v. Camacho}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , No. 84-0064A, 1985 WL 56582, at *2 (D. Guam App. Div. July 15, 1985) (
claim for adverse possession defeated because plaintiffs conceded that defendants had a certificate of title); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Hair v. Pangilinan}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , No. 85-0059A, 1986 WL 68921, at *1 (D. Guam App. Div. Aug. 13, 1986) (lands subject to the Guam Land Title Registration Act are not subject to adverse possession).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The provisions of Title 7, Chapter 11, Article 2 of the Guam Code Annotated, 
including section 11205, do not apply because the land in this case was registered under the Guam Land Title Registration Act.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The trial court erred in granting summary judgment based on its determination that Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s right to bring her complaint was subject to a five-year limitations period under section 11205.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We now must address the validity of the warranty deed from Raymond Jr. to Roland. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 {\*\bkmkend sp_999_16}{\*\bkmkend SDU_16}
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 B.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The Validity of the Warranty Deed 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Rosalinda argues Roland and Rita}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s claim for reformation of the deed is barred by the statute of limitations because Raymond Jr. 
read the deed before he signed it, and therefore he is deemed to have knowledge of the contents at that time.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
s Br. at 26 (Oct. 3, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s argument is misplaced because the issue is not when Raymond Jr. had knowledge
 that the deed did not provide he was acting as attorney-in-fact for Jesusa, but rather when Roland, as the grantee, had knowledge of this error.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Neither party argues the d
eed is invalid because of the error in its execution; however, the deed did not comply with Guam law on the acknowledgement for transferring an estate in real property by an attorney-in-fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Title 21 GCA \'a7 4105 requires that Raymond Jr., when executing the deed as attorney-in-fact
, must subscribe the name of his principal, Jesusa, and his own name, as attorney-in-fact.\chftn {\footnote \ltrpar \pard\plain \ltrpar\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 
\rtlch\fcs1 \af38\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\loch\af39\hich\af39\dbch\af4\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af38\afs20 \ltrch\fcs0 \cs21\f0\fs20\super\insrsid16194534\charrsid5575131 \chftn }{\rtlch\fcs1 \af38\afs20 
\ltrch\fcs0 \f0\fs20\insrsid16194534\charrsid5575131 \hich\af0\dbch\af4\loch\f0  }{\rtlch\fcs1 \af38\afs20 \ltrch\fcs0 \f0\fs20\insrsid16194534 \hich\af0\dbch\af4\loch\f0  \hich\af0\dbch\af4\loch\f0 Title }{\rtlch\fcs1 \ab\af38\afs20 \ltrch\fcs0 
\f0\fs20\insrsid16194534\charrsid72254 \hich\af0\dbch\af4\loch\f0 \hich\f0 21 GCA \'a7\loch\f0  4105}{\rtlch\fcs1 \ab\af38\afs20 \ltrch\fcs0 \f0\fs20\insrsid16194534 \hich\af0\dbch\af4\loch\f0  provides:}{\rtlch\fcs1 \ab\af38\afs20 \ltrch\fcs0 
\b\f0\fs20\insrsid16194534\charrsid5575131 \hich\af0\dbch\af4\loch\f0  }{\rtlch\fcs1 \ab\af38\afs20 \ltrch\fcs0 \b\f0\fs20\insrsid16194534 \loch\af0\dbch\af4\hich\f0 \'93}{\rtlch\fcs1 \af38\afs20 \ltrch\fcs0 \f0\fs20\insrsid16194534\charrsid5575131 
\hich\af0\dbch\af4\loch\f0 When an attorney in fact executes an instrument transferring an estate in real property, he must subscribe the name of his principal to it, and his own name as attorney in fact.}{\rtlch\fcs1 \af38\afs20 \ltrch\fcs0 
\f0\fs20\insrsid16194534 \loch\af0\dbch\af4\hich\f0 \'94\loch\f0  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  21 GCA \'a7 4105 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 This was not done.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13, Ex. 2 at 1 (Defs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl., Apr. 21, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Section 4105 is adopted from California Civil Code \'a7 1095.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  21 GCA \'a7 4105, SOURCE.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 California case law construing the identical statute is therefore persuasive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See Torres v. Torres}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 2005 Guam 22 \'b6 33 (stating the source of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s Civil Code is the California Civil Code, and California case law which interprets code provisions that parallel Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s is persuasive when there is no compelling reason to deviate from California}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s interpretation); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Sumitomo Constr. Co., Ltd. v. Zhong Ye, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 1997 Guam 8 \'b6 7 (}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Generally, when a legislature adopts a statute which is identical or similar to one in effect in another jurisdiction, it is presumed that the adopting jurisdiction applies the construction placed on the statute by the originating jurisdiction.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  (citation omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Hodge v. Hodge}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , under a power of attorney, a 
wife incorrectly signed a deed attempting to create a joint tenancy in her and her husband}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s name.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 64 Cal.
 Rptr. 587, 588\~(Ct. App. 1967).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The wife wrote her husband}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s name, but she did not sign her own name.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The court held the deed was invalid under California Civil Code section 1095 (the California equivalent of 21 GCA \'a7 4105).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  at 589; 
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Azevedo v. Pimentel}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 15 P.2d 795, 797 (Cal. Dist. Ct. App. 1932) (}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Evidently the deed . . . is not a valid conveyance to the defendant, especially as the 
attorney-in-fact did not }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
subscribe the name of his principal to it, and his own name as attorney in fact[.]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  (citing Cal. Civ. Code \'a7 1095)); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Mitchell v. Benjamin Franklin Bond & Indem. Corp.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 57 P.2d 185, 186 (1936) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The law is well settled that a deed in the name of an attorney-in-fact, even if to the signature is added the words, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Atty for (a named principal),}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  does not pass the principal}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s title to the property described in such deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Morrison v. Bowman}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 29 Cal. 337, 352 (1865) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [W]hen a person having power to sell and convey real estate for another, undertakes to exercise the power, the act performed must be in the name of the principal, or it will not bind him.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ). 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab The deed names Raymond Jr. as the grantor; Jesusa}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s name does not appear on the document as the grantor.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13, Ex. 2 at 1 (Defs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 This is unmistakably incorrect as Raymond Jr., when executing the deed as attorney-in-fact, should have subscribed the name of his principal, Jesusa, and his own
 name as attorney-in-fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Failure to comply with section 4105 renders 
the deed void.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s argument for reformation is now irrelevant.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13 at 6 (Answer to Compl. & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Void agreements cannot be reformed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Ainsworth v. Morrill}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 160 P. 1089, 1090 (Cal. Dist. Ct. App. 1916) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 It is elementary that a void agreement has no standing in the law, and consequently it can neither be reformed nor enforced.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Selover v. Am. Russian Commercial Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 7 Cal. 266, 275 (1857) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Defective deeds . . . cannot be reformed, even in chancery.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Equity also cannot reform a void deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 .; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Hedges v. Dixon Cnty.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 150 U.S. 182, 192 (1893) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [W]here the transaction or the contract is declared void because [it is] not in compliance with express statutory or constitutional provision[s]
, a court of equity cannot interpose to give validity to such transaction or contract . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Duncan v. Jenkins}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 286 S.W. 783, 784 (Ky. 1926) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [I]t is well settled that statutes are as binding on courts of equity as on courts of law, and, where a contract is void because [it is] 
not in compliance with express statutory provisions, a court of equity cannot modify it, so as to make it legal, and then enforce it.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Although the deed is void, that does not end the analysis because even though the deed from Raymond Jr. does not operate to convey an estate in real property on behalf of Jesusa, it may reflect an agreement to convey the property. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 C.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Deed May Provide Evidence of an Agreement
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab 
While the deed executed by Raymond Jr. is void, it is not immaterial.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 T
he deed may still provide evidence of an agreement by Jesusa or her duly appointed attorney-in-fact to convey the property to Roland.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Hodge}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  recognizes the statute renders the deed void, but it may still be useful
 in ascertaining whether there was an agreement to transfer the property:
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The manner of execution of a deed by an attorney in fact for the grantor is prescribed by statute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 He must subscribe the name of his principal to the instrument, and then his own as attorney in fact.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
If the instrument is not executed in this manner, it does not operate as a conveyance by the principal, though it may be sufficient as a memorandum of an agreement to convey the property described.
\par 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15803031 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
64 Cal. Rptr. at 589 (internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Of course,
 in ascertaining on remand whether there was an agreement to transfer the property, both parties still may possess avenues in which to obtain the relief they seek.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 D.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The Statute of Limitations is no Longer an Issue
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab 
The parties dispute whether the statute of limitations, specifically 7 GCA \'a7 11305(d), bars relief to Roland and Rita.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs21\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s15\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16194534 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs21\super\insrsid16194534 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534   Section}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid9770894  11305}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 
 limits the time for commencing \'93[a]n action for relief on the ground of fraud or mistake\'94 to three years, \'93
[t]he cause of action in such case not to be deemed to have accrued until the discovery by the aggrieved party of the facts constituting the fraud or mistake.\'94  7 GCA \'a7 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534\charrsid9770894 11305}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16194534 (d) (2005).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda 
argues Roland should be charged with knowledge of the error in the deed because he }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 signed the deed and read its content in 1991.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
s Br. at 29.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 In fact, Roland}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s signature is not on the warranty deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13 Ex. 2 at 1 (Defs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We disagree with Rosalinda and believe Roland cannot be charged with knowledge of the error in 1991.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab In interpreting the term }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 discovery}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  in this case, we start with, but are not limited to, analysis of section 11305.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Under section 11305(d), we have held that the cause of action in a fraud or mistake claim accrues when the claimant, exercising reasonable diligence, obtains information that would put a reasonable person on inquiry.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See Gayle v. Hemlani}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \~}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 2000 Guam 25 \'b6 25; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,\~2008 Guam 12 \'b6 45.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Gayle}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , this court affirmed the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s finding that defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaim for breach of fiduciary duty and constructive fraud, in response to plaintiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s attempt to declare an option granted in 1972, was barred in 1999 by section 11305.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 2000 Guam 25 \'b6 48.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We have held that the statute of limitations will begin to run when the plaintiff suspects or should suspect that his injury was caused by wrongdoing or that someone has do
ne something wrong to him.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \'b6 24 (citing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Custodio v. Boonprakong}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  1999 Guam 5 \'b6 27).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We further cited}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 to}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Custodio }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 to explain why }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 discovery}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  takes place when one suspects a potential cause of action}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 : }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 A plaintiff need not be aware of the specific [f]acts necessary to establish the claim . . 
. . [o]nce the plaintiff has a suspicion of wrongdoing, and therefore an incentive to sue, he must decide whether to file suit or sit on his rights.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  (second alteration in original) (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Custodio}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 , 1999 Guam 5 \'b6 27) (interpreting this jurisdiction}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s discovery statute in medical malpractice claims).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 On the issue of discovery, we indicated that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [d]iscovery occurs when a plaintiff could have discovered the wrongful acts with reasonable diligence.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  \'b6 25 (citing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Bourland v. Salas}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  No. 82\endash 0224A, 1986 WL 68918, at *4 (D. Guam App. Div. Oct. 24, 1986)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 On the basis of this interpretation of section 11305, we found that because the defendant had received the benefit of legal counsel, was not in a position to
 invest a great deal of trust in opposing counsel, and failed to raise the breach of fiduciary duty claim or constructive fraud arguments earlier in spite of filing suit in the past, the defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s counterclaims were barred.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  \'b6\'b6 36, 39, 43.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Turning back to the present case, the issue
 of whether Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s claim for reformation is barred under 7 GCA \'a7 
11305(d) is irrelevant because, as stated above, a void deed cannot be reformed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 However, the question of when Roland and Rita }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 discovered}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
 the error in the deed is important in determining the commencement of the statute of limitations period on any claim that the deed constituted an agreement to convey the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Here, Roland, as the grantee, did not sign the deed
 but duly recorded it.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13 ex. 2 at 1 (Defs.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Roland and Rita obtained title documents and loans from lenders experienced in real estate transactions
 based on the warranty deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 40 at 1 (Decl. of Roland R. Miranda, O
ct. 22, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
If these trained professionals did not find any discrepancies in the deed, we cannot, with clear conscience, charge Roland and Rita with knowledge of the error.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab From 1991 to 2008, no events occurred to arouse the 
suspicions of Roland and Rita as discussed in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Custodio}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 .}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  1999 Guam \'b6 27.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 They received mortgages from lenders, and Jesusa frequently visited the house allegedly referring to it as }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 your place.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 40 at 1-2 (Decl. Roland R. Miranda).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
s unidentified letter instructing Roland and Rita to vacate would likely not be sufficient to place them on notice because, without further evidence, they would have no reason to believe the anonymous letter to be credible or that they would not 
otherwise be legally in possession of the Property based on their seventeen years of occupancy.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 13 at 6 (Defs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Therefore, the earliest stage of possible discovery occurred when Rosalinda filed suit.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Yet, even at that point in time, Roland and Rita 
cannot be charged with knowledge of a wrongful act against them.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
The complaint did not specify an error in the conveyance.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 RA, tab 3 at 1-4 (
Compl., Mar. 20, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Instead, Roland and Rita 
first noted the mistake contained in the deed in their answer and counterclaim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
RA, tab 13 at 6 (Defs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  Answer & Countercl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The trial court, in the ruling on the parties}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  first motions for summary judgment and Roland and Rita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s subsequent motion for summary judgment, mentioned the error in its decisions and orders
 but still did not discover the deed was void.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 See}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  RA, tab 65 at 1 (Dec. & Order, Aug. 31, 2010); RA, tab 77 at 1 (Dec. & Order, May 6, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Both parties and the trial court failed to recognize the deed was void despite engaging in litigation for nearly two-and-a-half
 years, three summary judgment motions, and two decisions by the trial court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
Therefore, we hold, as a matter of law, in determining when the statute of limitations begins to run in an action for fraud or mistake and under the facts of this case, Roland and Rita cannot be charged with discovery until the date of this opinion.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Accordingly, the statute of limitations does not bar Roland and Rita from arguing
 on remand that there was an agreement to convey the property. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 V.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 CONCLUSION
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab 
The trial court committed reversible error when it granted summary judgment to Roland and Rita dismissing Rosalinda}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s complaint and when it reformed the deed in their favor.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 We hold that the deed is void for failure to comply with 21 GCA \'a7 4105.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 Although the deed is clearly void, the trial court must still determine whether an agreement existed to transfer the property to Roland and Rita.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 The effective start date for the running of any statute of limitations period shall b
e the date of this opinion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15803031 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 \tab Accordingly, the trial court}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid15803031 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 s decision is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 REVERSED}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  and }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031 REMANDED}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid16194534\charrsid15803031  for further proceedings consistent with this opinion.
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