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{\*\wgrffmtfilter 013f}\nofeaturethrottle1\ilfomacatclnup0{\*\ftnsep \ltrpar \pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6894690 \chftnsep 
\par }}{\*\ftnsepc \ltrpar \pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid6894690 \chftnsepc 
\par }}{\*\aftnsep \ltrpar \pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid6894690 \chftnsep 
\par }}{\*\aftnsepc \ltrpar \pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid6894690 \chftnsepc 
\par }}\ltrpar \sectd \ltrsect\psz1\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid2714535\sftnbj {\headerr \ltrpar \pard\plain \ltrpar\s15\qj \li0\ri0\widctlpar\tqc\tx4320\tqr\tx9360\wrapdefault\faauto\rin0\lin0\itap0\pararsid2574947 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid15478022 Gov\rquote t of Guam v. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6379436 Gutierrez }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\fs20\insrsid8215884 ex rel. Torres}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid3277078 , 2015 Guam 8}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid14752013 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid15478022 Opinion          \tab }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid15478022\charrsid15748452 Page }{\field{\*\fldinst {\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid15478022\charrsid15748452  PAGE }}{\fldrslt {\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\lang1024\langfe1024\noproof\insrsid9569753 16}}}\sectd \ltrsect\linex0\endnhere\sectdefaultcl\sftnbj {\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid15478022\charrsid15748452  of }{\field{\*\fldinst {\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid15478022\charrsid15748452  NUMPAGES }}{\fldrslt {\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\lang1024\langfe1024\noproof\insrsid9569753 18}}}\sectd \ltrsect\linex0\endnhere\sectdefaultcl\sftnbj {\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\fs20\insrsid15478022\charrsid9926449 
\par }\pard \ltrpar\s15\qj \li0\ri0\widctlpar\brdrb\brdrs\brdrw10\brsp20 \tqc\tx4320\tqr\tx9360\wrapdefault\faauto\rin0\lin0\itap0\pararsid14752013 {\rtlch\fcs1 \af0\afs12 \ltrch\fcs0 \fs12\insrsid14752013\charrsid3277078 
\par }\pard \ltrpar\s15\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx9360\wrapdefault\faauto\rin0\lin0\itap0\pararsid15478022 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15478022 
\par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}}
{\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8
\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\field\flddirty{\*\fldinst {\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  SEQ CHAPTER \\h \\r 1}}{\fldrslt }}
\sectd \ltrsect\psz1\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid2714535\sftnbj {\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 IN THE SUPREME COURT OF GUAM
\par }\pard\plain \ltrpar\s24\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \f2\fs18\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 GOVERNMENT OF GUAM,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Plaintiff-Appellee/Cross-Appellant,
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 v.
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 GERALDINE T. GUTIERREZ, in her capacity as Administratrix of the }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\caps\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Estate of Jose Martinez TORRES}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  and the }{\rtlch\fcs1 \af0\afs28 
\ltrch\fcs0 \b\caps\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Estate of Jose Martinez Torres,}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Defendants-Appellants/Cross-Appellees.
\par 
\par 
\par Supreme Court Case No.: CVA14-007
\par Superior Court Case No.: CV1124-09
\par 
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 OPINION
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Filed:}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 March 27, 2015
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Cite as: 2015 Guam 8
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par 
\par Appeal from the Superior Court of Guam
\par Argued and submitted on September 29, 2014}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trgaph108\trleft-108\tpvpara\tphmrg\tposy703\tdfrmtxtLeft180\tdfrmtxtRight180\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid5797139
\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\pard\plain \ltrpar\ql \fi-5040\li5040\ri0\nowidctlpar\intbl\pvpara\phmrg\posy703\dxfrtext180\dfrmtxtx180\dfrmtxty0\wraparound\faauto\rin0\lin5040\pararsid9569753 
\rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 For Defendants-Appellants/Cross-Appellees}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 :}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\pvpara\phmrg\posy703\dxfrtext180\dfrmtxtx180\dfrmtxty0\wraparound\faauto\rin0\lin0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
F. Randall Cunliffe, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Cunliffe & Cook, P.C.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }\pard \ltrpar\ql \fi-5040\li5040\ri0\nowidctlpar\intbl\pvpara\phmrg\posy703\dxfrtext180\dfrmtxtx180\dfrmtxty0\wraparound\faauto\rin0\lin5040\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
210 Archbishop Flores St., Ste. 200}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\pvpara\phmrg\posy703\dxfrtext180\dfrmtxtx180\dfrmtxty0\wraparound\faauto\rin0\lin0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Hag\'e5t\'f1a
, GU 96910
\par 
\par Joseph C. Razzano, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par Joshua D. Walsh, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par Civille & Tang, PLLC
\par 330 Hernan Cortez Ave., Ste. 200}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Hag\'e5t\'f1a, GU 96910\cell }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 For Plaintiff-Appellee/
Cross-Appellant}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par David J. Highsmith, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par Assistant Attorney General
\par Office of the Attorney General
\par Civil Division
\par 590 S. Marine Corps Dr., Ste. 706
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Tamuning}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , GU 96913}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trgaph108\trleft-108\tpvpara\tphmrg\tposy703\tdfrmtxtLeft180\tdfrmtxtRight180\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid5797139
\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Hag\'e5t\'f1a, Guam
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 BEFORE:}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 KATHERINE A. MARAMAN, Presiding Justice;}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\fs20\super\insrsid6894690\charrsid10491045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 
Associate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs29\fs20\insrsid6894690\charrsid10491045 Justice}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  Maraman, as the senior member of the panel, was designated as the }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs29\fs20\insrsid6894690\charrsid10491045 Presiding}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs29\fs20\insrsid6894690\charrsid10491045 Justice}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs29\fs20\insrsid6894690 .}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  DAVID A. WISEMAN, Justice }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Pro Tempore}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ; J. BRADLEY KLEMM, Justice }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Pro Tempore}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 .
\par 
\par 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MARAMAN, J.: }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab This appeal concerns the ownership of 
certain real property seized by the United States Government following the Japanese occupation of the island during the Second World War and thereafter returned to the Government of Guam for transfer to its original owners.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The present dispute centers on a deed for one such property granted by the Guam Ancestral Lands Commission (\'93
GALC\'94) to the Estate of Jose Martinez Torres.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Defendants-Appellants
/Cross-Appellees Geraldine T. Gutierrez, Administratrix of the Estate of Jose Martinez Torres, and the Estate of Jose Martinez Torres (collectively, \'93the Estate\'94) appeal a decision and order from the trial court granting reformation of the Estate
\rquote s deed and remanding determination of the Estate\rquote s land claims back to the GALC.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Estate alleges that the trial court lacked jurisdiction to reform the deed and erred in granting summary judgment based solely on evaluation of a transcript from the 2006 GALC hearing.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
The Estate further opposes the continued injunction levied against it and contends that the trial court erred in failing to address its motion for sanctions against Plaintiff-Appellee/Cross-Appellant Government of Guam (\'93the Government\'94).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government cross-appeals,
 alleging that the GALC lacked authority to transfer the property to the Estate in the first instance and claiming that the trial court possessed jurisdiction to address its remaining claims of quiet title, declaratory judgment, and constructive trust.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 For the reasons set forth below, both the appeal and cross-appeal are affirme
d in part and reversed in part, and the case is remanded for further proceedings in the Superior Court. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 I.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Factual and Procedural Background}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 {\*\bkmkstart SDU_516}[2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
This case arises from a dispute regarding a quitclaim deed to certain property in Dededo marked as lots AL002, AL002-1, and AL002-2 (the \'93Property\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 According to the Estate, Mariquita Souder, an heir of the purported landowner Jose Martinez Torres, began filing applications with the GALC for the return of ancestral land in 2003
.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Although most of her applications were granted, the application as to the Property was denied because the GALC deemed the land to be former Spanish Crown Land.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 After Ms. Souder died, Evelyn O\rquote Keefe assumed her role.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 O\rquote 
Keefe hired experts to demonstrate that the land was not Spanish Crown Land, filed a Motion for Reconsideration, and presented the expert testimony at a hearing before the GALC in August 2006.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab In September 20
06, the GALC held a hearing with five commissioners present, as well as Attorneys Rawlen Mantanona, Joseph Razzano, and Louis Yanza, who represented O\rquote Keefe.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 After discussing the location of the lands at issue, the commission clarified the Estate\rquote s claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 According to a transcript provided by the Estate, the following conversation took place: }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \fi-2434\li3154\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin3154\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS:\tab 
I'd like to make a motion and my motion would be basically to be in line with the request of the family to recognize the claim to the estate of the lots mentioned herein on the record, which would also extinguish all claims to the Duarte Estate.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
And also that this be a conditional deed that you still have to go to the courts and go through the regular court proceedings to \endash  and correct me if I\rquote m wron
g, is that going to the court proceedings to review this claim and the court will make the final judgment on the claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. YANZA: \tab That is correct Mr. Chairman.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 On behalf of the estate, neither I myself, Mr. Mantanona and Mr. Razzano or Mrs. O\rquote Keefe can declare that we hereby terminate all future claims to ancestral lands.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 But, as we saw fit best [sic]
 for the estate, we are willing to go before the probate court and the probate estate of Mr. Torres and request the court that they, the Court, approves 
the receipt of these ancestral lands and approve the final termination of future claims within the inventory of the commission.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS:\tab And understand this, this is a conditional deed and if the Court comes back that says, that you will have abso
lutely no claim to this property, this property comes right back into the inventory of the Ancestral Lands Commission and that we are not going to rehear this case again.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Unless you guys have convincing evidence that has not been reviewed by the Court to rehear the case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Do you understand exactly what this motion is?}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. YANZA: \tab Yes. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. MANTANONA: \tab Yes, we do.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li3154\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin3154\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 . . . .
\par }\pard \ltrpar\ql \fi-2434\li3154\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin3154\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS: \tab Yeah.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 And understand, I\rquote m not asking the family for permission for this extinguishment.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 My motion is not asking for permission, I\rquote m making this motion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 And this motion is to extinguish this claim and basically, it\rquote 
s up to the Courts and if the Court see fit that this motion is inappropriate then the Courts can rule against that and if the Court sees fit that this claim is invalid, this property would come back to the inventory of the Ancestral Lands Commission.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 But basically the Court is going to be the final say so.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Do you understand that motion?}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. MANTANONA: \tab Yes. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. YANZA: \tab Mr. Commissioner?}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Just to clarify.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS: \tab Yeah. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR YANZA: \tab 
This present motion on the floor, this would be a conditional transfer of the properties so long as the court approves it and once the court approves it \endash }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS: \tab Yes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In other words, where it\rquote s a conditional deed that we\rquote re giving you.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 You still have to go to the courts and \endash  if the Courts comes back and say yes \endash  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. YANZA: \tab Okay.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 We understand that.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
We accept that.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MS. ORLINO: \tab And then it\rquote s going to not come before this commission again?}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. MANTANONA: \tab Right, yeah. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. YANZA: \tab No, no.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 If the court approves of the transfer \endash }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MS. ORLINO: \tab Then it\rquote s a done deal.
\par }\pard \ltrpar\ql \li3154\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin3154\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 . . . .
\par }\pard \ltrpar\ql \fi-2434\li3154\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin3154\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR: YANZA: \tab And then the condition would be satisfied?
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. MANTANANE: \tab Yeah, right.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. CHARFAUROS: \tab If the court rules against it, then it comes \endash  that property comes back into \endash  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 MR. ECLAVEA: \tab Into our inventory. 
\par }\pard \ltrpar\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 128, Ex. 1 at 26-30 (Guam Ancestral Lands Comm\rquote n Hr
\rquote g, Sept. 26, 2006) (\'93GALC Hr\rquote g\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
The attorneys agreed to draft the deed for the GALC\rquote s review.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab On September 25, 2006, the Estate\rquote 
s attorneys sent a letter to the GALC and its commissioners.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The letter stated:}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
As per the GALC September 20, 2006 hearing, I enclose for your easy reference, a copy of our proposed Quitclaim Deed deeding from the GALC to the Estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 As you will note, I have essentially copied the same language in the GALC\rquote s Quitclaim Deed template.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 There are, however, a few changes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The changes are: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }\pard \ltrpar\ql \li1134\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin1134\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li1134\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1134\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 1.\tab Decision: The decision by the Commission acknowledging the Estate\rquote s property (pp. 3-4).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 2.\tab Lot Descriptions (pp. 3-4 and 6-7).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 3.\tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Condition: Pursuant to the motion approved by the Commission, I direct your attention to pages 11-12 in which the conditions of the Quitclaim Deed are set forth therein.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
As was decided, the transfer of the properties to the Estate is conditioned upon the Estate going before the probate court to approve the acceptance of t
he properties in exchange for the Estate to forego all other claims against the Commission for other properties held by the Commission. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }\pard \ltrpar\s23\ql \fi-432\li1872\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1872\itap0\pararsid9569753 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA tab 134, Ex. G at 1-2 (Letter from Louie J. Yanza to GALC, Sept. 25, 2006) (emphasis added).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The Final Written Decision and Order,
 issued by the GALC and signed by GALC Commissioners Orlino and Cruz, expressly stated that: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
The Commission . . . directs the Chairperson and Secretary of the Commission to condition the return of the properties to the
 Estate that the Estate shall request the probate court of the Jose M. Torres Estate to accept the return of the properties in exchange for the Estate terminating all future claims . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA tab 134, Ex. I at 4 (Final Written Dec. & Order, Dec. 26, 2006).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab On June 7, 2007, the Estate petitioned the Probate Court 
\'93to Compromise and to Confirm Quitclaim Deed and Real Property Received by the Estate [t]hrough the Ancestral Lands Commission.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 89, Ex. 2 at 1 (Pet. Compromise, June 12, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The petition was approved by the probate court on August 31, 2007.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The GALC thereafter filed a \'93Satisfaction and Release of Condition Placed on Deed\'94 on September 26, 2007.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 66, Ex. A at 1 (Satisfaction & Release, Sept. 26, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This release quotes the condition in the quitclaim deed, and declares it to be satisfied.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The deed was signed on October 17, 2006.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The Government, acting on behalf of the GALC,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\fs20\super\insrsid6894690\charrsid10491045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 It appears that the Government\rquote s representation of GALC was in dispute}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690 
 at one point}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 However, this is not an issue on appeal}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  and no party now contends that the Government is not the proper representative of the GALC.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  filed a \'93Complaint for Reformation of Deed, for Declaratory Judgment, to Quiet Title, and for Imposition of a Constructive Trust\'94 on July 24, 2009.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 2, at 1 (Compl. Reformation of Deed, July 24, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\fs20\super\insrsid6894690\charrsid10491045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 The Government attempted to intervene in the Estate\rquote s probate court case in 2008, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690 but}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  the court denied the Government\rquote s petition.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
The court issued a preliminary injunction on February 10, 2009, \'93to enjoin [the Estate] from distributing the assets contained within the Estate . . . .\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 45 at 1 (Order, Feb. 10, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court stated that the injunction would be in effect \'93for ten (10) days from the date of this order.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 3.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court held a hearing for a motion for a permanent injunction on February 22, 2010.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It continued the injunction until a hearing on March 31, 2010.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Estate filed for dissolution of the injunction on March 18, 2011.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court ruled that the original injunction expired on February 24, 2009, ten days after it was first ordered.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, the court then renewed and extended the injunction \'93
until resolution of the issue of whether the [Government has] properly set forth claims as taken under advisement on February 17, 2012.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 163 at 5 (Dec. & Order, Mar. 6, 2012).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
After filing first and second amended complaints, the Government eventually filed a third amended complaint.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government alleged reformation of the deed as its first cause of action, and it 
requested declaratory judgment, quiet title, and imposition of a constructive trust as its second cause of action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government thereafter moved for summary judgment on the complaint.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Estate filed an opposition and cross-motion for summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The trial court heard the matter on November 30, 2012.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It issued a decision and order on September 30, 2013.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Estate timely filed an appeal, and the Government timely filed a cross-appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 II.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Jurisdiction}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
This court has jurisdiction over appeals from final judgments of the Superior Court pursuant to 48 U.S.C.A. \'a71424-1(a)(2) (Westlaw through Pub. L. 113-296 (2014)), and 7 GCA \'a7\'a7 3107(b) and 3108(a) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 III.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Standard of Review}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 {\*\bkmkend SDU_516}[11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab We review 
decisions to dismiss for lack of subject matter jurisdiction }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Core Tech Int
\rquote l Corp. v. Hanil Eng\rquote g & Constr. Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2010 Guam 13 \'b6\~16.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 We review a trial court\rquote s decision granting a motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Taitano v. Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 26 \'b6\~11.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab This court generally considers the trial court\rquote 
s grant of a preliminary or permanent injunction for abuse of discretion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Hongkong & Shanghai Banking Corp. v. Kallingal}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 13 \'b6\~17 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Carlson v. Guam Tel. Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2002 Guam 15 \'b6\~15 n.3).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Issues of law that underlie the grant of an injunction are reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, while findings of irreparable harm or likelihood of success on the merits are reviewed for abuse of discretion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab We review a court\rquote 
s decision to deny sanctions for abuse of discretion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
DFS Guam L.P. v. A.B. Won Pat Int\rquote l Airport Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2014 Guam 12 \'b6 10.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 IV.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Analysis}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 A.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Superior Court has Jurisdiction over the Dispute }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 1.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Original jurisdiction over the Government\rquote s causes of action}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Superior Court of Guam holds original jurisdiction over all causes of action and some appellate jurisdiction, not exclusively reserved for the Supreme Court, as provided by the legislatu
re.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 7 GCA \'a7 3105 (2005).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In addition, Guam law provides the trial court with jurisdiction to hear the claims at issue in this case.}
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court may reform contracts pursuant to
 its general jurisdiction under 7 GCA \'a7 4101.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 7 GCA \'a7 4101 (2005); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 7 GCA \'a7 11305(h) (2005); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Burkhart v. Miranda}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2013 Guam 2 \'b6\'b6\~15, 27 (discussing Superior Court\rquote s reformation of deed); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Exec. View Estate, Inc. v. Kamminga}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , No. 95-00125A, 1996 WL 104469,
 at *2 (D. Guam App. Div. Mar. 1., 1996) (Superior Court sits in both law and equity); 66 Am. Jur. 2d }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Reformation of Instruments}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  \'a7 92 (2014) (reformation of an instrument is subject to court sitting in equity).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, the Superior Court possesses jurisdiction to make a declaratory judgment involving a deed.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
7 GCA \'a7\~26801 (2005); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Hart v. Hart}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 2008 Guam 11 \'b6\'b6 13-14 (Superior Court may clarify ambiguous decrees pursuant to Section 26801).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Finally, the Legislature has vested the court with jurisdiction to hear actions to quiet title.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7 25101 (2005); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Taitano}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 26 \'b6 23 (holding that a petition \'93to quiet title to real property [is] a matter the trial court obviously has jurisdiction over pursuant to 21 GCA \'a7
 25101 and 7 GCA \'a7 3105 (2005).\'94).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Thus, the Superior Court possesses the general authority under its original jurisdiction to rule on the claims at issue in this case. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
Despite the existence of independent jurisdiction over the claims presented in this case, the court must resolve whether an administrative remedy precludes the exercise of traditional jurisdiction and limits the trial court 
to review of the administrative decision.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Case
 law from other courts addressing this question reveals a split of authority.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Some cases hold that administrative deference prevents the court from exercising its original jurisdiction in cases over which an administrative body has authority.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  Phillips v. Lowe\rquote s Home Ctr., Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 879 So. 2d 200, 203 (La. Ct. App. 2004) (\'93T
he grant of original exclusive jurisdiction of designated subject matters to an agency results in the removal of those matters from the [trial] court\rquote s jurisdiction.\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Pittsburgh Bd. of Pub. Educ. v. Pa. Human Relations Comm\rquote n}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 820 A.2d 838, 841 (Pa. Commw
. Ct. 2003) (\'93In matters involving administrative agencies, this court\rquote s original jurisdiction is limited to those actions not within its appellate jurisdiction.\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, other courts have determined that, with regard to administrative decisions, the 
existence of appellate jurisdiction does not foreclose a trial court from exercising its original jurisdiction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  City of Chicago v. Int\rquote l Coll. of Surgeons}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 522 U.S. 156, 168-69 (1997)
 (claims requiring review of administrative determinations do not deny trial courts alternate avenues of jurisdiction); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Emp\rquote rs Mut. Cos. v. Skilling}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 644 N.E.2d 1163, 1165 (Ill. 1994) (agencies may be given exclusive jurisdiction over certain matters, but \'93if the legislative enactment does divest the 
[trial] courts of their original jurisdiction through a comprehensive statutory administrative scheme, it must do so explicitly\'94 (citations omitted)); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Tri-State Generation & Transmission Ass\rquote n v. D\rquote Antonio}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 249 P.3d 924, 931 (N.M. Ct. App. 2011) (in evaluating an administrative proceeding, \'93
the court\rquote s original jurisdiction may be exercised at the same time as its appellate jurisdiction\'94 (citations omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Accordingly, we hold that whether the Superior Court retains its jurisdiction to rule on the Government\rquote s
 claims depends on whether applicable legislation intended to grant exclusive jurisdiction over such claims to the GALC. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The GALC
 is considered an administrative body subject to the rules and privileges of the Guam Administrative Adjudication Act.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7 80104(b) (2005); 5 GCA \'a7 9102 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Under the Act, the commission has primary jurisdiction to make determinations of matters within its authority,
 and such decisions are entitled to deference unless contrary to law or unsupported by substantial evidence.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 5 GCA \'a7\'a7 9239-9240 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Based on these rules, the Estate claims that issuance of the deed represents a 
conclusive transfer of ancestral land rights to the Estate and that evaluation by the Superior Court improperly usurps the authority of the commission.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, notwithstanding the general rules regarding administrative bodies, analysis of the specific statutory provisions governing the GALC strongly suggests
 that it was designed to maintain concurrent original jurisdiction with the Superior Court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In creating the GALC, legislative findings traced the history of land seizure on Guam, noting the significant public policy interest in favor of obtaining due process through \'93
impartial courts\'94 and \'93independent\'94 triers of fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Guam Pub. L. (\'93P.L.\'94) 25-45:2(c) (June 9, 1999).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In fact, the GALC itself was created to provide a means of remedy for those landowners who lacked litigation resources or whose claims 
could not be satisfied after conclusion of litigation under 48 U.S.C. \'a7 1424.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
P.L. 25-45:2(d).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Additionally, the Legislature stated explicitly that \'93[n]
othing in this Act shall be interpreted to eliminate in whole or in part any remedy or procedure which may be utilized to further the just claim of any party to land.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 P.L. 25-45:7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Thus, it is clear that, rather than impose exclusive administrative jurisdiction, the Legislature intended the GALC to exercise juri
sdiction over land claims concurrent with the legal remedies available under the Superior Court\rquote s original jurisdiction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See id}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 .; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Phillips}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 879 So. 2d at 203 (\'93[E]
xclusive jurisdiction can be contrasted with concurrent jurisdiction where the [trial] court maintains original jurisdiction in certain matters at the same time that an agency or other court has been granted the same original jurisdiction.\'94
 (citation omitted)). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Furthermore, even if the L
egislature had intended to provide statutory deference to the GALC, such deference would not apply to the specific actions brought in this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Administrative deference and exhaustion requirements do not apply when a quiet title action is predicated upon an }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ultra vires}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  challenge to the exercise of administrative jurisdiction.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appraisal Review Bd. of Harris Cnty. Appraisal Dist. v. O\rquote Connor & Assocs.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 267 S.W.3d 413, 418-19 (Tex. App. 2008) (\'93[The general rule]
 is that courts do not interfere with the statutorily conferred duties and functions of an administrative agency.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, courts may intervene in administrative proceedings when an agency exercises authority beyond its statutorily conferred powers.\'94 (citations omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Additionally, the existence of an administrative proceeding does not preclude the court\rquote 
s jurisdiction over remedies that cannot be adjudicated by the administrative body.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Comm\rquote n on Human Rights & Opportunities v. Human Rights Referee of Comm\rquote n on Human Rights & Opportunities}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 783 A.2d 1214, 1218 (Conn. App. Ct. 2001) (trial court has jurisdiction to hear claim for which no adequate administrative remedy is available). }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753 
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
The GALC possesses authority only to hear ancestral land claims.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7\~
80104(b).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
It is not a court in equity and thus possesses no jurisdiction to evaluate claims for contract reformation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Fed. Trade Comm\rquote n v. Eastman Kodak Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 274 U.S. 619, 627 (1927) (Federal Trade Commission is not court of equity, because it was not given those powers by statute); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
United States v. Milliken Imprinting Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 202 U.S. 168, 174 (1906) (\'93Reformation is not an incident to an action at law, but can be granted only in equity.
\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 New Standard Pub. Co. v. Fed. Trade Comm\rquote n}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 194 F.2d 181, 183 (4th Cir. 1952) (\'93[A]n administrative agency is not a court of equity . . . .\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Thus, the trial court is the only entity which may properly exercise independent jurisdiction on the issue of reformation and quiet title related to a cha
llenge of administrative authority over the land claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 7 GCA \'a7\'a7 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 3105, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 4101; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7 25101.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellate jurisdiction to remand to the GALC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Remand is an appropriate remedy following appellate review of a lower proceeding.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Sierra Club v. Van Antwerp}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 719 F. Supp. 2d 77, 79 (D.D.C. 2010) (stating that remand is proper
 when reviewing an administrative decision).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
In addition to its original jurisdiction, the Superior Court does possess limited appellate jurisdiction to review administrative determinations, including those made by the GALC.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
5 GCA \'a7\'a7 9240-9241 (2005); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7
 80104(g).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
However, both parties concede that appellate jurisdiction is not applicable in this case because the action did not arise as an appeal of the commission\rquote s decision to convey the quitclaim deed to the Estate.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Appellee\rquote s Br. at 15-16 (June 18, 2014); Appellant\rquote s Br. at 14 (May 20, 2014).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Thus, appellate jurisdiction is not implicated and cannot justify the Superior Court\rquote s use of remand as a remedy.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Because the trial court did not obtain jurisdiction through an appeal of an administrative decision, it
 had no authority to remand the case to the GALC.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Furthermore, even if 
this claim did arise pursuant to an appeal, remand may be ordered only when a lower adjudicative body possesses authority to comply with the instructions of the remanding court.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Olivier Plantation, LLC v. St. Bernard Parish}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 744 F. Supp. 2d 575, 590 (E.D. La. 2010) (remanding to state court).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 As this court has established above, the GALC does not possess jurisdiction to reform the deed or to rule on challenges to its own authority.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 New Standard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 194 F.2d at 183 (administrative agency is not a court in equity); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 O\rquote Connor}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 267 S.W.3d at 418-19 (administrative exhaustion not required where challenge is to exercise of administrative jurisdiction).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Therefore, the court erred to the extent that it remanded the Government\rquote s claims to the GALC.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 B.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Deed is Void as Exceeding the GALC\rquote s Authority}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
In addition to challenging the terms of the deed at issue in this case, the Government alternately contends on appeal that the deed is void as a matter of law since the GALC did not possess jurisdiction to transfer the land in question.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellee\rquote s Br. at 16-17.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This claim is premised on the assertion that Jose Martinez Torres did not own the P
roperty at the time it was seized by the United States.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 10-13.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 According to the Estate, the land at issue belonged to Torres, who purportedly bought the land from Pedro M. Duarte in 1915.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, Ex. I at 1 (Supporting Aff. of Applicant, Apr. 23, 2001); Appellee\rquote s Br. at 4.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government disputes that the Prop
erty was ever validly transferred from Duarte to Torres, claiming that after the latter had tendered partial payment for the lots, Duarte\rquote s property was put up for auction and ultimately adjudicated to the Government of Guam.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 127 at 3-4 (Mot. Summ. J., Dec. 3, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, it is alleged that Torres maintained ownership and hired several people to care for the Property and
 harvest copra until the land was taken by the Japanese army in 1941.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, 
Ex. I at 1 (Supporting Aff. of Applicant).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
This land was taken from the Japanese by the United States government in 1944.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id
.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The federal government returned this land to the Government of Guam in 2002.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 89, Ex. 1 at 1 (Quitclaim Deed, Oct. 17, 2006).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government of Guam then delivered this land to the GALC.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ;}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  see also }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Guam Pub. L. 22-145
 (requiring federal properties reacquired by the Government of Guam be returned to the estates of original landowners); Guam Pub. L. 23-141 (same).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab It 
should initially be noted that the Government did not appeal the GALC\rquote s original decision determining that the Estate was the legitimate owner of the Property and entitled to its return.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, 
Ex. C at 3 (GALC Final Written Dec. & Order, Dec. 22, 2006) (\'93T
he Commission, having reviewed the evidence presented, having considered testimony given under oath and having voted on the Application, determines by greater weight of the evidence that Jose Torres Martinez aka Jose Martinez T
orres is the ancestral landowner of [the Property].\'94); 5 GCA \'a7 9240 (procedure for appealing administrative decisions); 21 GCA \'a7\~80104(g) (authority to appeal issues before the GALC).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, the Government\rquote s theory that the GALC never possessed jurisdic
tion to transfer the Property was presented for the first time on appeal, and the factual issues underpinning this claim were not presented to or ruled upon by the Superior Court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant
\rquote s Reply Br. at 1-8 (Aug. 5, 2014); Appellee\rquote s Reply. Br. at 3 (Sept. 2, 2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'93[A]s a matter of general practice, \lquote this court will not address an argument raised for the first time on appeal.\rquote \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Tanaguchi-Ruth + Assocs. v. MDI Guam Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 7 \'b6\~78 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Univ. of Guam v. Guam Civil Serv. Comm\rquote n}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2002 Guam 4 \'b6 20).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Indeed, this court may only exercise discretion to review new issues \'93
(1) when review is necessary to prevent a miscarriage of justice or to preserve the integrity of the judicial process; (2) when a change in law raises a new issue while an appeal is pending; and (3) when the issue is purely one of law.\'94}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'b6\~80 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Dumaliang v. Silang}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 24 \'b6\~12 n.1).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 None of these exceptions apply here.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Additionally, resolution of factual issues not evaluated by the trial court is not an appropriate function of an appellate court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Kloppenburg v. Kloppenburg}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2014 Guam 5 \'b6 27 (factual inquiries are more appropriately addressed by a trial court in the first instance); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 McNeil v. Pub. Defender Serv. Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , No. 90\endash 00044A, 1990 WL 320362
, at *2 (D. Guam App. Div. Oct. 30, 1990) (\'93An appellate court has no fact-finding function.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It cannot receive new evidence from the parties, determine where the truth actually lies, and base its decision on that determination.\'94 (emphasis omitted)). }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Finally, the court is not persuaded by the Government
\rquote s argument that addressing this issue on appeal is necessary to determine the subject matter jurisdiction of the trial court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellee\rquote s Reply Br. at 3 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 26; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Bank of Guam v. Del Priore}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2007 Guam 7).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 As indicated above, the trial court possesses independent jurisdiction to hear an }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ultra vires}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  challenge as well as appellate jurisdiction to review alleged errors of GALC
 decisions.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 7 GCA \'a7\'a7 3105, 26801}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21 GCA \'a7 80104(g).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The failure of the Government to take advantage of these available
 channels of judicial review does not entitle them to adjudication in the first instance by this court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Therefore, this court will not address the Government\rquote s argument as to whether the GALC had jurisdiction to deed the Property to the Estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\fs20\super\insrsid6894690\charrsid10491045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 Similarly, the Government at times appears to argue that the deed was invalid due to failure of a condition precedent.  Appellee\rquote 
s Br. at 17.  Again, this argument attacking the validit
y of the deed could be made in a quiet title action in the Superior Court, but was never made at the trial court level, and neither party designates it as an issue for appeal.  The existence of a condition precedent}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690 , as well as whether it was waived,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  is a 
factual matter.  As discussed, we do not review new facts on appeal, and typically will not even address issues raised for the first time on appeal.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 C.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Doctrine of Estoppel by Deed Applies}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The court next addresses
 whether the doctrine of estoppel by deed precludes the Government from attacking the deed\rquote s validity.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The parties have argued at length as to whether the doctrine applies only to issues involving after-acquired title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellee
\rquote s Br. at 22-23; Appellant\rquote s Reply Br. at 25-26.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
However, determination of that question is unnecessary in this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Regardless of whether the doctrine of estop
pel by deed is limited to after-acquired title, it is established that the doctrine does not apply where a claim of invalidity exists.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Gordon v. City of San Diego}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 36 P. 18 (Cal. 1894) (\'93
It is essential to an estoppel by deed that the deed itself should be a valid instrument . . . .\'94);}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\fs20\super\insrsid6894690\charrsid10491045 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid10491045 
This court finds California case law to be persuasive in determining matters of estoppel by deed.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690\charrsid15488923 Taitano}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923 , 2005 Guam 26 \'b6}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690 \'b6 36 n.10,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923 \~44.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Dominex, Inc. v. Key}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 456 So. 2d 1047, 1057 (Ala. 1984); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Perkins v. Kerby}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 308 So. 2d 914, 917 (Miss. 1975); 31 C.J.S. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Estoppel and Waiver}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  \'a7 56 (2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Likewise, the doctrine does not apply where a deed has been procured through fraud or is the product of mistake.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Vai v. Bank of Am. Nat\rquote l Trust & Sav. Ass\rquote n}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 364 P.2d 247, 256 (Cal. 1961)
 (en banc); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also San Juan Basin Consortium, Ltd. v. EnerVest San Juan Acquisition Ltd. P\rquote ship}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 67 F. Supp. 2d 1213, 1226 (D. Colo. 1999); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Levatino v. Levatino}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 506 So. 2d 858, 862 (La. Ct. App. 1987); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kolker v. Gorn}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 67 A.2d 258, 261 (Md. 1949); 31 C.J.S. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Estoppel and Waiver}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  \'a7 57 (2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Here, the Government has asserted both fraud and mistake in its first cause of action and has alleged that the deed is invalid in its second cause of action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 89 at 2-8 (Third Am. Compl., Aug. 30, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Until these claims are resolved, the doctrine of estoppel by deed cannot apply in this case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Accordingly, the Government is not estopped from arguing that the deed is invalid, or from }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 requesting reformation on the basis of mistake.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 D.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Trial Court Erred in Granting Summary Judgment in Favor of the Government Based on its Claim for Reformation}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }\pard \ltrpar\s23\ql \fi-518\li518\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin518\itap0\pararsid9569753\contextualspace {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Summary judgment is proper \'93\lquote if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that t
here is no genuine issue as to any material fact.\rquote \'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Gayle v. Hemlani}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 25 \'b6 20 (quoting Guam R. Civ. P. 56(c)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Bank of Guam v. Flores}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2004 Guam 25 \'b6 8.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 A genuine issue exists where there is \'93sufficient evidence\'94
 which establishes a factual dispute requiring resolution by a fact-finder.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Gayle}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 25 \'b6 20 (citing }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Iizuka Corp. v. Kawasho Int\rquote l, Inc.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  1997 Guam 10 \'b6 7 (citation omitted)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, the dispute must involve a \'93material fact.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
\'93A \lquote material\rquote  fact is one that is relevant to an element of a claim or defense and whose existence might affect the outcome of the suit . . . Disputes over irrelevant or unnecessary facts will not preclude a grant of summary judgment.\'94
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  (omission in original).}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In motions for summary judgment, a court must view the evidence and draw inferences in the light most favorable to the non-movant.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'b6 }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 21.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 If, however, there are no genuine issues of material fact, the non-movant may not simply rely on allegations in the complaint, but must provide some significant probative evidence supporting
 the complaint.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  (citing }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Anderson v. Liberty Lobby, Inc.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  477 U.S. 242, 249 (1986)). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 1.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Unilateral mistake}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
The Estate contends that the trial court erred in granting summary judgment in favor of the Government.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant\rquote s Br. at 22.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court held that the Government was entitled to reformation based upon unilateral mistake.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 219 at 10-13 (Dec. & Order, Sept. 30, 2013).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In making this determination, the court reasoned that the Estate\rquote s attorney \'93knew or should have known\'94
 that submission to the probate court did not properly satisfy the intended condition.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 13.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, this conclusion is not drawn from the appropriate standard for determining whether reformation is warranted.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Unilateral mistake may, in some cases, justify rescission of a contract
 where the other party knew or should have known of the mistake.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 18 GCA \'a7 89202 (2005) (\'93A party to a contract may rescind the same . . . [i]
f the consent of the party rescinding, or of any party jointly contracting with him, was given by mistake.\'94); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Mendiola v. Bell}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2009 Guam 15 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'b6 32}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  n.5 (\'93Guam statutory law . . . recognizes a right of rescission for fraud [or] for mistake . . . .\'94 (internal quotation marks omitted));}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  ArcelorMittal Cleveland, Inc. v. Jewell Coke Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 750 F. Supp. 2d 839, 848 (N.D. Ohio 2010) (applying Restatement (Second) of Contracts \'a7 153).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid9569753 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It has b
een pointed out that the difference between reformation and rescission of a written contract on account of a mistake of one of the parties is very distinct, for the reformation of a contract involves an effort to enforce it as reformed, whereas rescission
 involves an effort to abandon and recede from a contract which the party did not intend to make.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 One of the parties to a contract cannot have it reformed on account of mistake which is not mutual, for to do so would be to enforce the reformed contract which the other 
party had not intended to make. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Annotation, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Unilateral Mistake as Basis of Bill in Equity to Rescind the Contract}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 59 A.L.R. 809 (originally published in 1929). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab In light of these differences in remedy, \'93[a]
 unilateral mistake alone is not an adequate ground for reformation.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 M 
Electric Corp. v. Phil-Gets (Guam) Int\rquote l Trading Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2012 Guam 23 \'b6\~26; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ArcelorMittal}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 750 F. Supp. 2d at 848 (\'93Generally, a court will not reform a contract in the case of a unilateral mistake\'94); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kopff v. Econ. Radiator Serv.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 838 S.W.2d 449, 452 (Mo. Ct. App. 1992).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Instead, only a \'93
unilateral mistake accompanied by fraud or misrepresentation by the other party will warrant reformation.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 M Electric Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2012 Guam 23 \'b6\~26.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This requirement of wrongdoing by the party opposing reformation mirrors similar limitations articulated 
in other jurisdictions.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 John John, LLC v. Exit 63 Dev., LLC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 826 N.Y.S.2d 656, 657}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\delrsid14903172\charrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 (N.Y. App. Div. 2006) (\'93To reform a contract based
 on mistake, a plaintiff must establish that the contract was executed under mutual mistake or a unilateral mistake induced by the defendant\rquote s fraudulent misrepresentation.\'94 (citation and internal quotation marks omitted)); }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Poly Trucking, Inc. v. Concentra Health Servs., Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 93 P.3d 561, 563 (Colo. App. 2004) (\'93Reformation is generally permitted when . . . one party made a unilateral mistake and the other engaged in fraud or inequitable conduct.\'94 (citations omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Faivre v. DEX Corp. Ne.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 913 N.E.2d 1029, 1036 (Ohio. Ct. App. 2009) (\'93[W]
here the mistake occurred due to a drafting error by one party and the other party knew of the error and took advantage of it, the trial court may reform the contract.\'94 (citation omitted)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kish v. Kustura}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 79 P.3d 337, 339 (Or. Ct. App. 2003) (\'93
To obtain reformation of a contract, a party must prove . . . that there was a mutual mistake or a unilateral mistake on the part of the party seeking reformation and inequitable conduct on the part of the other party . . . .\'94 (citation and internal 
quotation marks omitted)). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab  \lquote \'93
The elements of fraud include: 1) a misrepresentation; 2) knowledge of falsity (or scienter); 3) intent to defraud to induce reliance; 4) justifiable reliance; 5) resulting damages.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The absence of any of these required elements will preclude recovery.\'94\rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Wilkinson v. Jones}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2004 Guam 14 \'b6\~18 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Trans Pac. Exp. Co. v. Oka Towers Corp.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 3 \'b6 23).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Here, the trial court did not make a finding that the Estate intentionally misrepresented the terms of the contract for the purpose of misleading the GALC.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Rather, the court merely opined that \'93[t]he distinction between a \lquote probate court\rquote 
 and a court of general jurisdiction, competent to adjudicate the validity of the Defendants\rquote  ancestral claim }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 . . .}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  was clear to the Defendants\rquote  attorneys, or should have been so in the exercise of reasonable diligence.\'94}{\rtlch\fcs1 \af0\afs22 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 219 at}{\rtlch\fcs1 \af0\afs22 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  11 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 (Dec. & Order).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 As discussed above, this conclusion alone
 is insufficient for a grant of summary judgment under the reformation standard for unilateral mistake.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The trial court\rquote s decision in this case makes no reference to evidence that the error was intentionally included for the purpose of misleading the GALC or that the commissioners
 reasonably relied on such representation.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 9-12.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Thus, reformation was improper.}{\rtlch\fcs1 \af0\afs22 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0\afs22 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Dispute of material fact}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In addition to evaluating summary judgment under an improper standard, the trial court also erred in concluding that no dispute of material fact remained.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'93
Summary judgment is generally proper in a contract dispute only if the language of the contract is wholly unambiguous.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Compagnie Financiere de CIC et de L\rquote Union Europeenne v. Merrill Lynch, Pierce, Fenner & Smith Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 232 F.3d 153, 157-58 (2d Cir. 2000) (citations omitted).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, if parties assert conflicting intentions about the meaning of the same contract language, then disputes of material fact remain and preclude summary judgment.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Atalla v. Abdul-Baki}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 976 F.2d 189, 195 (4th Cir. 1992).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 If a contract\rquote s terms remain ambiguous, summary judgment may be granted only \'93if the evidence presented about the parties\rquote  intended meaning [is] so one-sided
 that no reasonable person could decide the contrary.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Compagnie Financiere}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 232 F.3d at 158 (citing }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
3Com Corp. v. Banco do Brasil, S.A.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  
171 F.3d 739, 746-47 (2d Cir. 1999)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
This presumption against summary judgment has been applied specifically to claims of unilateral mistake relating to the substance of a contact.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See, e.g.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Bethlehem Steel Corp. v. Centex Homes Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 327 So. 2d 837, 838-39 (Fla. Dist. Ct. App. 1976).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In this case, the Estate has presented multiple pieces of evidence regarding the intended meaning of the contract and whether a unilateral mistake occurred at all.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 For example, in a deposition provided by the Estate, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Commissioner Mark Charfauros stated that some commissioners had concerns about the deed that were resolved, and that they were involved in the drafting of the deed.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, Ex. D at 5-8 (Mark Charfauros Dep., June 17, 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 He stated that he had no problems with the condition in the quitclaim deed as it was drafted and signed.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 at 21.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Moreover, he also stated that \'93[i]t was not the GALC\rquote s intent to have the Superior Court of Guam actually review whether the Estate actually owned the property or have the court review our decision.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, Ex. G at 2 (Decl. Mark C. Charfauros. Apr. 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\fs20\super\insrsid6894690\charrsid15488923 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923 The copy of this declaration in the Estate\rquote s Excerpts of Record is not signed or dated.  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Additionally, one of the Estate\rquote s attorneys,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\fs20\super\insrsid6894690\charrsid15488923 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923 Although the attorneys represented O\rquote Keefe, and 
not the Estate, at the GALC hearing, they are now attorneys for the Estate as well and will be referred to collectively as the \'93Estate\rquote s attorneys.\'94  }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  Louie Yanza, testified in writing that he \'93received comments and revised the Deed in accordance with the GALC\rquote s wishes.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 218, Ex. E at 2 (Decl. Louie Yanza, Aug. 17, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 He stated, \'93I had three conversations with Mr. Leon Guerrero all which resulted in amendments to the Deed.\'94
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 According to Yanza, Joey Leon Guerrero finally approved the deed on October 16, 2006.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, the language of the condition stated in both the GALC\rquote s final decision and order and on the quitclaim deed supports the interpretation of the Estate.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 134, Ex. I at 4 (Final Written Dec. & Order, Dec. 26, 2006); RA, tab 89, Ex
. 1 at 1 (Quitclaim Deed, Oct. 17, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 These documents are themselves
 evidence sufficient to create a dispute of material fact. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Even assuming }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 arguendo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  that a unilateral mistake occurred, the Estate has also presented evidence challenging
 several elements of the fraud allegation, a necessary component for reformation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
On the issue of misrepresentation, Yanza sent a letter to the entire commission that directed its attention to the specific terms of the condition he included in the deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 134, Ex. G at 1-2 (Letter from Louie J. Yanza to GALC).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This fact would suggest that the Estate\rquote s attorneys made no false representation with regard to the condition included in the deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, in the deposition of Joey Leon Guerrero, Leon Guerrero affirmed that he \'93saw a problem\'94 with the d
raft quitclaim deed, but failed to object or bring the issue to the attention of other commissioners.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 134, Ex. A at 2 (Joey G. Leon Guerrero Dep., Feb. 17, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Additionally, one of the commissioners who signed the deed, Maria Cruz, stated that she did not review or even read the deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 134, Ex. D at 4, 7 (Maria G. Cruz Dep., Aug. 11, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The fact that the commissioners were either explicitly aware of the condition or failed to read the deed
, viewed in the light most favorable to the nonmoving party, would indicate that, even if a misrepresentation had occurred, reliance by the commissioners would not have been reasonable.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Randas v. YMCA of Metro. L.A.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 21 Cal. Rptr. 2d 245, 248 (Ct. App. 1993) (quoting 1 Witkin, Summary of Cal. Law (9th ed. 1987), \'a7 120, at 145) (\'93O
rdinarily, one who accepts or signs an instrument, which on its face is a contract, is deemed to assent to all its terms, and cannot escape liability on the ground that he has not read it.\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Stevens v. Illinois Cent. R.R. Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 234 F.2d 562, 564 (5th Cir. 1956); }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 DSP Venture Grp., Inc. v. Allen}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 830 A.2d 850, 854 (D.C. 2003) (party \'93
bore the risk of his mistake, because he knowingly did not bother to read the contract he signed.\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 73 Park Ave. Acquisition LLC v. Shalov}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 964 N.Y.S.2d 533, 533 (N.Y. App. Div. 2013); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Torchia v. Aetna Cas. & Sur. Co.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 804 S.W.2d 219, 224-25 (Tex. App. 1991) (\'93Parties to an agreement have a duty to read what they sign.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Absent fraud in procuring the signing of the release, unilateral mistake is not grounds for rescind
ing or setting aside a release.\'94 (citations omitted)). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Rather than concluding that a sufficient showing of 
factual dispute had been made, the trial court chose instead to ignore or dismiss the evidence presented by the Estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In reference to the communications between Yanza and the commissioners, the court inferred
 that their status as non-lawyers rendered them incapable of comprehending the proposed condition they were presented.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 219 at 11-13 (Dec. & Order).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court similarly discounted the language of the GALC\rquote s written decision and order simply because it was prepared by the Estate\rquote s attorneys.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 13.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Finally, the court disregarded Commissioner Charfauros\rquote s
 claim that the condition in the deed properly expressed the intent of the GALC, instead favoring what the court considered the objective meaning of the condition in the transcript.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  at 11.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 These actions demonstrate that the trial court impermissibly assessed the 
credibility of declarations and compared the relative weight of competing evidence and inferences.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Guam Sanko Transp., Inc. v. Pac. Modair Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2012 Guam 2 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'b6 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 10}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 (\'93
\lquote Credibility determinations, the weighing of the evidence, and the drawing of legitimate inferences from the facts are jury functions, not those of the judge . . . .\rquote \'94 (quoting }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Anderson}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 477 U.S. at 255)); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Jennifer G. v. Ariz. Dep\rquote t of Econ. Sec.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 123 P.3d 186, 189 (Ariz. 
Ct. App. 2005) (\'93Summary judgment is not appropriate when a trial judge must pass on the credibility of witnesses with differing versions of material facts, weigh the quality of documentary or other evidence, or 
choose among competing or conflicting inferences.\'94 (internal quotation marks omitted)). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [34]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Because the trial
 court did not apply the appropriate standard governing unilateral mistake in claims for reformation and impermissibly weighed competing evidence of material facts, summary judgment was not proper and must be reversed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 As resolution of the Estate\rquote s evidentiary challenges regarding admissibility of the transcript is u
nnecessary to the outcome of this matter, this court declines to address them.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 SST Global Tech., LLC v. Chapman}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 270 F. Supp. 2d 444, 457 (S.D.N.Y. 2003) (declining to address an argument because it \'93is not necessary to resolution of the . . . claim\'94); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
In re Byker}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 64 B.R. 640, 642 (Bankr. N.D. Iowa 1986) (\'93S
ince the resolution of that issue is not necessary to the decision in this case, this Court declines to make any pronouncement on that issue . . . .\'94); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kosmyna v. Botsford Cmty. Hosp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 607 N.W.2d 134, 138 (Mich. Ct. App. 1999) (\'93T
his Court may decline to address issues not necessary to the resolution of the case at hand.\'94 (citation omitted)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 E.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Trial Court Erred in Granting an Injunction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [35]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The Estate next 
asserts that the trial court erred in granting a preliminary injunction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s17\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6894690 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\fs20\super\insrsid6894690\charrsid15488923 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid15488923 
The Government claims that, while the injunction was initially characterized as preliminary, it became permanent following a dispositive final judgment by the Superior Court. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\fs20\insrsid6894690\charrsid4802681 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid4802681 Appellee\rquote s Br. at 24-25. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690\charrsid4802681 However, this distinction is immaterial to the court\rquote s analysis, since both require a showing of irreparable harm which cannot be remedied through monetary compensation. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690\charrsid4802681 Id}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690\charrsid998995 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid4802681  (citing }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\fs20\insrsid6894690\charrsid4802681 Marangi v. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690 Gov\rquote t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\fs20\insrsid6894690\charrsid4802681  of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\fs20\insrsid6894690\charrsid4802681 , 319 F. Supp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid4802681 2d. 1179, 1186 (D. Guam 2004)); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\fs20\insrsid6894690\charrsid4802681 see also eBay Inc. v. MercExchange, L.L.C}{\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690\charrsid4802681 ., 547 U.S. 388, 391 (2006) (adequacy of monetary compensation is a sufficient remedy at law to d}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \fs20\insrsid6894690 efeat a permanent injunction). }}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
 in favor of the Government, which enjoined the Estate from distributing its assets to the heirs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant\rquote s Br. at 29.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 We have held that \'93[an] injunction is a \lquote drastic remedy,\rquote  which serves to maintain the status quo ante litem.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Mack v. Davis}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 2013 Guam 13 \'b6\~12 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Benavente v. Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 2006 Guam 20 \'b6 16).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This court has stated that \'93
the test for obtaining a preliminary injunction is for a movant to show: \lquote (1) irreparable injury, and (2) the likelihood of succeeding on the merits.\rquote \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Sananap v. Cyfred}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2009 Guam 13 \'b6\~14).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Both of these findings are reviewed for abuse of discretion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'b6\~11.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 1.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Likelihood of irreparable harm}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [36]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
In its first order granting the injunction, the court found that there was a likelihood of irreparable harm.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 45 at 2 (Order, Feb. 10, 2010).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It found that \'93
[the Government] has demonstrated that money is being collected for disbursement to the heirs of Jose Martinez Torres for certain parcels of property, which may not be properly included as part of the Estate . . . .\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Estate argues that monetary loss alone is not sufficient to satisfy the irreparable harm prong.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant\rquote s Br. at 30-31.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The Government has not provided any argument to contradict this assertion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellee\rquote s Br. at 25.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab  \'93
A determination of irreparable harm typically focuses on categories of harm that do not easily lend themselves to monetary compensation.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Sule v. Guam Bd. of Exam\rquote rs for Dentistry}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2011 Guam 5 \'b6\~12.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Irreparable harm exists where \'93pecuniary compensation would not afford adequate relief or [where] 
it would be extremely difficult to ascertain the amount that would afford adequate relief.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 DVD Copy Control Ass\rquote n, v. Kaleidescape, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 97 Cal. Rptr. 3d 856, 876 (Ct. App. 2009))
.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kaleidescape}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , the California court found no irreparable harm where the moving party \'93
failed to prove that pecuniary compensation would be inadequate or extremely difficult to calculate.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 97 Cal. Rptr. 3d at 877.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [38]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab The Government contends that
 the injunction is necessary to \'93protect the funds\'94 acquired through the land sale from disbursement by the Estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellee\rquote s Br. at 25.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, the Estate has affirmed that it possesses \'93tens of millions of dollars\rquote  [sic] worth of assets\'94 from which potential compensation could be collected.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant\rquote s Br. at 31.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In this case the remedy for the quiet title action\emdash the proceeds from the sale of the Property\emdash is 
extremely easy to calculate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 There is also no reason to conclude that monetary
 damages in an amount equaling the proceeds would be inadequate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab B
ecause of the general practice of not granting injunctions relating to monetary relief}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 and because the Government made no showing that the Estate would have insufficient funds to cove
r any recovery by the Government in the absence of an injunction, the trial court erred in finding irreparable harm.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 2.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Likelihood of success on the merits}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [40]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Regardless of whether the trial court erred in finding irreparable harm, it 
undoubtedly abused its discretion because the \'93likelihood of success on the merits\'94 requirement is not satisfied.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See PHG Techs., LLC v. St. John Cos.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 469 F.3d 1361, 1365 (Fed. Cir. 2006) (\'93[A]
 movant cannot be granted a preliminary injunction unless it establishes both . . . likelihood of success on the merits and irreparable harm.\'94); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also 
Sule}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2011 Guam 5 \'b6\~21.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'93The appellate court may affirm the trial court\rquote 
s grant of an injunction as long as the record produces any ground on which it may appear that the seeking party may recover on the merits.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Kallingal}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2005 Guam 13 \'b6\~27.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [41]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
In its first decision and order relating to the injunction, the court stated that it could not resolve whether there was a likelihood of success on the merits because the Estate was not a party at the time.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 45 at 2, 15 (Dec. & Order).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, in the same order, it ruled }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 sua sponte}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  to join the Estate as a party and granted the injunction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 at 3.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The court\rquote s failure to provide any specific finding of a likelihood of success constituted an error.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Sule}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 2011 Guam 5 \'b6\~30 (\'93[T]he trial court necessarily had to address, at least to some extent, the merits of the complaint itself in order to determine whether Dr. Sule has established both irreparable harm and a likelihood of success on the merits.
\'94). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [42]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab For the 
same reasons, the trial court erred in the January 17, 2014 judgment stating that the injunction remained in effect.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 233 (Judgment, Jan. 17, 2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Even though the court found in favor of the Government on the reformation claim, the pertinent claims for granting injunctive relief were the claims for quiet title and declaratory judgment.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
The trial court never made a finding of a likelihood of success on the merits of these arguments, because it dismissed the claims for lack of subject matter jurisdiction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 45 at 2 (Dec. & Order).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Where a court does not make a finding of likelihood of success on the merits, it should not grant an injunction.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Small v. Kiley}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 567 F.2d 163, 164 (2d Cir. 1977); }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 see also Cadicamo v. Alite}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 4 So. 3d 699, 700 (Fla. Dist. Ct.
 App. 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [43]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
Because the trial court did not make any findings on the likelihood of the Government\rquote s success on the merits of its quiet title and declaratory judgment action, and because it did not have a sufficient basis to find irreparable harm, t
he Superior Court abused its discretion in granting an injunction. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 F.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Whether the Trial Court Erred in Failing to Address the Estate\rquote s Rule 11 Motion}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\s23\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [44]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
The Estate argues that the trial court erred in failing to address its Guam Rules of Civil Procedure (\'93GRCP\'94) Rule 11 motion for sanctions.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Appellant\rquote s Br. at 32-35.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 It argues that sanctions are warranted because the Government\rquote s case for fraud or mistake is directly contradicted by the evidence, showing that the GALC faile
d to review the deed.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id. }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 at 33-34.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, the Estate does not specify which GRCP 11 motion the court purportedly ignored.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In fact, the only motion for sanctions on the record involves the Government\rquote s alleged act of \'93purposefully violat[ing] the esta
blished Rules of Civil Procedure\'94 in filing the tape recording of the September 2006 GALC proceedings.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 212 at 4 (Obj. & Mot. Strike Recording, June 7, 2013).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 This motion for sanctions was based upon General Rule 2.1 of the Local Rules of the Superior Court of Guam (\'93Local Rules\'94)
, which implicates a violation of civil procedure.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Id
.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, in the Estate\rquote 
s reply to the Government\rquote s opposition, it suggested that sanctions should also be imposed based upon Civil Rule 7.1(k) of the Local Rules, because the Government\rquote s argument is frivolous.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 215 at 5 (Def.\rquote s Reply to Pl.\rquote s Opp\rquote n, July 19, 2013).}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 The trial court did not address the Estate\rquote 
s argument for sanctions at all.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 RA, tab 219 at 14 (Dec. & Order).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [45]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab Courts may find no 
abuse of discretion where a trial court does not rule on a motion for sanctions if it finds that a denial of sanctions would not be an abuse of discretion.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See Justofin v. Metro. Life Ins. Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
, 372 F.3d 517, 526 (3d Cir. 2004) (leaving failure to address sanctions within the trial court\rquote s discretion).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Here, because the trial court ruled against the Estate, this court may assume that it denied the sanctions motion, even though it did not mention it in the decision and order.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Pearson v. Pearson}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 946 P.2d 1291, 1297 (Ariz. Ct. App. 1997) (\'93The failure to rule implies that the respective motions for fees were denied.\'94); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Mercede Equip. Rental, Inc. v. Rick\rquote s Equip. Rental, Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 559 So. 
2d 339, 340 (Fla. Dist. Ct. App. 1990) (declining to address motion to amend).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid9569753 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [46]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
The Superior Court would not have abused its discretion in denying sanctions in this case.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Sanctions may be imposed under GRCP 11(c) for presenting pleadings that are made to harass, that are frivolous, or that have no evidentiary support.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 GRCP 11(b)-(c).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 A pleading is frivolous if it is objectively \'93both baseless and made without a reasonable and competent inquiry.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In re Oka Towers Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 16 \'b6 9 (citations omitted); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Nateroj v. Haruyama}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , No. 91\endash 00039A, 1992 WL 97207, at *3 (D. Guam App. Div. Apr. 16, 1992).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \'93[A] \lquote reasonable inquiry\rquote  means an inquiry reasonable under all the circumstances of a case.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In re Oka Towers Corp.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2000 Guam 16 \'b6 9 (citation omitted).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [47]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab 
In this case, there is no evidence that the pleadings were made to harass the Estate or for another improper purpose.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Likewise, the Estate\rquote s claims have some evidentiary support in the GALC hearing from 2006.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 For the same reasons, the claims were not frivolous.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 See In re Estate of Concepcion}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 , 2003 Guam 12 \'b6 35 (\'93
Although the handling of this case in the probate court and on appeal . . . may be questioned, the issues presented show that the appeal was not frivolous.\'94).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Therefore, it was not an abuse of discretion for the trial court to decline to impose sanctions upon the Government.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 V.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Conclusion}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [48]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 In light of the facts and arguments presented, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 we reverse the trial court\rquote 
s grant of summary judgment on the reformation claim and remand.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
Additionally, we reverse the trial court\rquote s continuance of the injunction.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 However, we affirm that the trial court did not abuse its discretion in declining to grant the Estate\rquote s motion for sanctions. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [49]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 On the Government\rquote s cross-appeal, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 we reverse }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 the dismissal of the Government\rquote s claims for quiet title, declaratory judgment, and constructive trust, and remand for further proceedings.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid9569753  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Further, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 we }
{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 decline to rule on the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 ultra vires}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  challenge presented for failure to seek initial disposition in the trial court. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9569753\charrsid9569753 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 [50]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 Accordingly, we }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 REVERSE}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  in}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 part,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  AFFIRM }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 in part, and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 REMAND}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753  for proceedings not inconsistent with this opinion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid6894690\charrsid9569753 
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