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{\f37\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri;}{\f42\fbidi \fswiss\fcharset0\fprq2{\*\panose 020b0502040204020203}Segoe UI;}{\flomajor\f31500\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
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{\fbimajor\f31503\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\flominor\f31504\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
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{\fbiminor\f31507\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\f43\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\f44\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
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{\f420\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\f421\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese);}{\f463\fbidi \fswiss\fcharset238\fprq2 Segoe UI CE;}{\f464\fbidi \fswiss\fcharset204\fprq2 Segoe UI Cyr;}
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{\flomajor\f31511\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\flomajor\f31512\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\flomajor\f31513\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\flomajor\f31514\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\flomajor\f31515\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\flomajor\f31516\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}
{\fdbmajor\f31518\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fdbmajor\f31519\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fdbmajor\f31521\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}
{\fdbmajor\f31522\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fdbmajor\f31523\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fdbmajor\f31524\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\fdbmajor\f31525\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fdbmajor\f31526\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fhimajor\f31528\fbidi \froman\fcharset238\fprq2 Cambria CE;}
{\fhimajor\f31529\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}{\fhimajor\f31531\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\fhimajor\f31532\fbidi \froman\fcharset162\fprq2 Cambria Tur;}
{\fhimajor\f31535\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}{\fhimajor\f31536\fbidi \froman\fcharset163\fprq2 Cambria (Vietnamese);}{\fbimajor\f31538\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\fbimajor\f31539\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fbimajor\f31541\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fbimajor\f31542\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\fbimajor\f31543\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fbimajor\f31544\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fbimajor\f31545\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\fbimajor\f31546\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\flominor\f31548\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\flominor\f31549\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\flominor\f31551\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\flominor\f31552\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\flominor\f31553\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\flominor\f31554\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\flominor\f31555\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\flominor\f31556\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}
{\fdbminor\f31558\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fdbminor\f31559\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fdbminor\f31561\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}
{\fdbminor\f31562\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fdbminor\f31563\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fdbminor\f31564\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\fdbminor\f31565\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fdbminor\f31566\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fhiminor\f31568\fbidi \fswiss\fcharset238\fprq2 Calibri CE;}
{\fhiminor\f31569\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr;}{\fhiminor\f31571\fbidi \fswiss\fcharset161\fprq2 Calibri Greek;}{\fhiminor\f31572\fbidi \fswiss\fcharset162\fprq2 Calibri Tur;}
{\fhiminor\f31575\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\fhiminor\f31576\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese);}{\fbiminor\f31578\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\fbiminor\f31579\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fbiminor\f31581\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fbiminor\f31582\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\fbiminor\f31583\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fbiminor\f31584\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fbiminor\f31585\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\fbiminor\f31586\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}}{\colortbl;\red0\green0\blue0;\red0\green0\blue255;\red0\green255\blue255;\red0\green255\blue0;\red255\green0\blue255;\red255\green0\blue0;\red255\green255\blue0;
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\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \b\fbias0 \fi-360\li360\lin360 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'01.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li720\lin720 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'02.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li1440\lin1440 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2160\lin2160 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'04.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2880\lin2880 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'05.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li3600\lin3600 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'06.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li4320\lin4320 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'07.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li5040\lin5040 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'08.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li5760\lin5760 }{\listname ;}\listid182669089}{\list\listtemplateid1689659504\listhybrid{\listlevel\levelnfc3\levelnfcn3\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0
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{\leveltext\leveltemplateid67698713\'02\'01.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2160\lin2160 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext
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{\leveltext\leveltemplateid67698703\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2520\lin2520 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext
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\'02\'01.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li1800\lin1800 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\'02\'02.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 
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\'02\'06.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li5400\lin5400 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\'02\'07.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 
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;}\listid391512888}{\list\listtemplateid930394648\listhybrid{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698703\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 
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\fi-360\li1440\lin1440 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715\'02\'02.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
\fi-180\li2160\lin2160 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
\fi-360\li2880\lin2880 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713\'02\'04.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
\fi-360\li3600\lin3600 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715\'02\'05.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
\fi-180\li4320\lin4320 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703\'02\'06.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
\fi-360\li5040\lin5040 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713\'02\'07.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 
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\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \b \fi-360\li720\lin720 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'01.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li1440\lin1440 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'02.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li2160\lin2160 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2880\lin2880 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'04.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li3600\lin3600 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'05.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li4320\lin4320 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'06.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li5040\lin5040 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'07.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li5760\lin5760 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'08.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li6480\lin6480 }{\listname ;}\listid409622327}{\list\listtemplateid-910906784\listhybrid{\listlevel\levelnfc3\levelnfcn3\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0
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\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid67698703\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li720\lin720 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative
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{\leveltext\leveltemplateid67698703\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2880\lin2880 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext
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\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \b \fi-360\li720\lin720 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0\levelindent0{\leveltext\leveltemplateid462172608\'02\'01.;}{\levelnumbers\'01;}
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\'02\'00.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fbias0 \fi-360\li360\lin360 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'01.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li1080\lin1080 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'02.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li1800\lin1800 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'03.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li2520\lin2520 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'04.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li3240\lin3240 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'05.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li3960\lin3960 }{\listlevel\levelnfc0\levelnfcn0\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698703
\'02\'06.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li4680\lin4680 }{\listlevel\levelnfc4\levelnfcn4\leveljc0\leveljcn0\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698713
\'02\'07.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-360\li5400\lin5400 }{\listlevel\levelnfc2\levelnfcn2\leveljc2\leveljcn2\levelfollow0\levelstartat1\lvltentative\levelspace0\levelindent0{\leveltext\leveltemplateid67698715
\'02\'08.;}{\levelnumbers\'01;}\rtlch\fcs1 \af0 \ltrch\fcs0 \fi-180\li6120\lin6120 }{\listname ;}\listid1507555715}{\list\listtemplateid1889164122\listhybrid{\listlevel\levelnfc23\levelnfcn23\leveljc0\leveljcn0\levelfollow0\levelstartat1\levelspace0
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{\title 2016 Guam 39}{\subject Lujan v. Quinata, CVA15-014}{\author Supreme Court of Guam}{\operator Gloria Duenas-Cruz}{\creatim\yr2016\mo12\dy30\hr16\min4}{\revtim\yr2016\mo12\dy30\hr16\min4}{\printim\yr2016\mo12\dy30\hr12\min50}{\version4}{\edmins1}
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \i\fs20\insrsid16013251 Lujan v. Quinata}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid16013251 , 2016 Guam }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
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\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\ulnone\insrsid16611761\charrsid2254657 IN THE SUPREME COURT OF GUAM
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\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid798824\charrsid12596355 DAVID J. LUJAN}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \fs28\insrsid798824\charrsid12596355 , 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657 Plaintiff-Appellee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2312813 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid798824\charrsid12596355 v.}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \fs28\insrsid798824\charrsid12596355  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 DEBTRALYNNE S. QUINATA }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 aka DEBBIE }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid6490486\charrsid12596355 QUINATA and
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\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467 Defendant/Third-Party }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2312813 Plaintiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6490486\charrsid2254657 -Appellees}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2312813 ,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid798824\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657  
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid798824\charrsid12596355 v. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 ANA LUJAN, DAVID LEON }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 GUERRERO}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid6490486\charrsid12596355 , THE ESTATE OF
\par GIL JUAN }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 LEON GUERRERO}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 , }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid1663467\charrsid12596355 Deceased}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355  }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 (}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid6490486\charrsid12596355 PR0042-07),
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 THE ESTATE }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 OF ROSITA }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 
QUINATA LEON }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 GUERRERO}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 , }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid1663467\charrsid12596355 Deceased}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 
\par (PR0041}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 -}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 07), JOHN LEON GUERRERO fka JOHN AGUIGUI and
\par JESSE LEON GUERRERO fka JESSE }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 AGUIGUI, }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 DOES I }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid1663467\charrsid12596355 through}{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355  X,
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 also ALL }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 OTHER PERSONS}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid6490486\charrsid12596355 , UNKNOWN, CLAIMING ANY RIGHT,
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 INTEREST}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 , }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 
OR LIEN IN SUCH }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 LANDS, OR CLOUD UPON
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 THIRD}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 -PARTY PLAINTIFFS}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\fs28\insrsid9514070\charrsid12596355 \rquote }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355  }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid6490486\charrsid12596355 TITLE THERETO,
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467 Third-Party }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2312813 Defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6490486\charrsid2254657 -Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2312813 .}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8068269\charrsid2254657 Supreme Court Case No.:  CVA15}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 -0}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657 14}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16611761\charrsid2254657 
\par Superior Court Case No.:  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657 CV1472-07}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070\charrsid2254657 
\par 
\par }\pard\plain \ltrpar\s3\qc \li0\ri0\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid11555953 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\ulnone\insrsid9514070\charrsid2254657 OPINION
\par }\pard\plain \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9514070 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid8748238 Filed:  December 30, 2016}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\fs28\insrsid8748238\charrsid8748238 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid9514070\charrsid2254657 Cite as: 2016 Guam }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\fs28\insrsid5451614 39}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \fs28\insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par Appeal from the Superior Court of Guam
\par Argued and submitted on }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657 May}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8068269\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid798824\charrsid2254657 1}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid8068269\charrsid2254657 9, 2016}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 Hag\'e5t\'f1a, Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 
\par }\pard \ltrpar\ql \li0\ri0\sl276\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2312813 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 \page }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12596355\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl
\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5220\clshdrawnil \cellx5100\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4140\clshdrawnil \cellx9240\pard \ltrpar
\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11555953 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid16611761\charrsid2254657 Appearing for }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\cs16\ul\cf1\insrsid1663467 Third-Party Defendant-}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid16611761\charrsid2254657 Appellant}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid8068269\charrsid2254657 s}{\rtlch\fcs1 \af0\afs20 
\ltrch\fcs0 \cs16\ul\cf1\insrsid16611761\charrsid2254657 :
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 Georgette Bello Concepcion, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid4151063\charrsid2254657 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 
\par Law Office of Georgette Bello Concepcion, P.C.
\par 173 Aspinall Ave., }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 Ste.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 203
\par Hag\'e5t\'f1a, GU 96910
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5526060 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 \cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11555953 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\cs16\ul\cf1\insrsid8068269\charrsid2254657 Appearing for }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid1663467 Third-Party Plaintiff-}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid16611761\charrsid2254657 Appellee}{\rtlch\fcs1 
\af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid8068269\charrsid2254657 s}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs16\ul\cf1\insrsid16611761\charrsid2254657 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 Curtis C. Van de veld, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4151063\charrsid2254657 Esq.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 The Vandeveld Law Offices, P.C.
\par 123 Hernan Cortes Ave., Second }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 Fl}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 r.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4151063\charrsid2254657 
\par Hag\'e5t\'f1a, GU 96910
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467 
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid1663467 {\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid1663467\charrsid2254657 Appearing for Plaintiff-Appellee:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657 Mitchell F. Thompson, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid1663467\charrsid2254657 Esq}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657 . 
\par Thompson}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9066482  Thompson}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657  & Alcantara, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9066482 P.C.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657 

\par 238 Archbishop Flores }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467 St.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467 Ste.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1663467\charrsid2254657  801

\par Hag\'e5t\'f1a, GU 96910\cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 \trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trftsWidthA3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12596355\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl 
\cltxlrtb\clftsWidth3\clwWidth5220\clshdrawnil \cellx5100\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4140\clshdrawnil \cellx9240\row }\pard \ltrpar
\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10695399\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13324802\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9514070\charrsid2254657 \page }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16611761\charrsid2254657 
BEFORE: ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; KATHERINE A. MARAMAN, Associate Justice.
\par 
\par 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid8735503\charrsid2254657 TORRES}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16611761\charrsid2254657 ,}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid8735503\charrsid2254657  C}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9066482 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16611761\charrsid2254657 J.:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid8735503\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid10968428\charrsid2254657 This appeal concerns a plot of land, Lot 154-1NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1015153\charrsid2254657  (\'93NEW-R4\'94)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 
, in Umatac over which three separate parties have been fighting for years and is before the court for the second time. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 Defendant/Third-}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3304139\charrsid2254657 Party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11689313\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3304139\charrsid2254657 Plaintiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10968428\charrsid2254657 -Appellees Debbie Quinata and Cory Quinata (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9205306\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 ) currently reside on NEW-R4; Plaintiff-Appell}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3304139\charrsid2254657 ee}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10968428\charrsid2254657  David J. Lujan (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657 \'94}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 ) owns adjoining property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1015153\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657  Lot 154-1NEW-2}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid1015153\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657  and claims an easement across NEW-R4; and Third}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 -Party Defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10968428\charrsid2254657 -}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8062025\charrsid2254657 Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657  Ana Lujan, David Leon Guerrero, and the Estate of Gil Leon}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid8062025\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 Guerrero (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 
the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9205306\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10968428\charrsid2254657 ) claim legal title to NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 .}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2976293\charrsid2254657 Rosita Leon Guerrero, now deceased, was the previous owner of NEW-R4.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8062025\charrsid2254657 
The Estate appeals the judgment granting the Quinatas an irrevocable lifetime license to use and occupy Lot }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2976293\charrsid2254657 NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8062025\charrsid2254657 
 subject to access easement rights }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 previously granted to Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8062025\charrsid2254657 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12016949\charrsid2254657 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 The }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 judgment was entered after the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 Superior Court}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 \rquote s Decision and Order granting the Quinatas\rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657  motion}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 
 for summary judgment and denying }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 \rquote s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 
 motion for summary}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12016949\charrsid2254657 judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11289803\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12016949\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The Decision and Order }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3700561 recognized}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 that Rosita granted the Quinatas }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3700561 a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 license to reside on NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3700561 which became irrevocable }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 for }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3700561 the Quinatas\rquote }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  lifetimes.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 For the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2182686\charrsid2254657 
reasons set forth herein}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , we affirm in part}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  reverse in part}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid1576415 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  and remand for proceedings not inconsistent with this opinion.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6310797\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qc \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid210621 I.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16521776\charrsid2254657 FACTUAL AND PROCEDURAL BACKGROUND
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid4666020 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 Most of the facts of this case were before the court in 2014 when it decided }{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \i\insrsid6118080\charrsid2254657 Lujan v. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid6118080\charrsid2254657 Quinata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 , 2014 Guam 20 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 
\'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16385109\charrsid2254657 Lujan }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid870837\charrsid2254657 I}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 )
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16385109\charrsid2254657 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12596355  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16385109\charrsid2254657 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16385109\charrsid2254657 Lujan}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid6118080\charrsid2254657  I}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 we affirmed}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657  the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1461309\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 
s grant of summary judgment against the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1461309\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657  adverse possession claim but reversed and remanded the trial court}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1461309\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6118080\charrsid2254657 s grant of an irrevocable license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid6118080\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 
holding that the Estate must have an opportunity to present evidence and arguments regarding whether or not the Quinatas were granted an irrevocable license to reside on NEW-R4 for their lifetimes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1461309\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11366413\charrsid2254657 2014 Guam 20 \'b6\'b6 30-31.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
On remand, the parties both moved for summary judgment on the issue whether Rosita granted the Quinatas an irrevocable license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12596355 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
The Estate argued that the Quinatas did not hold an irrevocable license because such a license }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
is not explicitly accepted or defined in Guam law}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10632981\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5733485\charrsid2254657  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12596355 Record on Appeal (\'93RA\'94),}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10632981\charrsid2254657  tab 430 at 8 (Mot. Summ. J. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1576415 &}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1576415\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10632981\charrsid2254657 Mem. P. & A.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3168056 , Dec. 17, 2014}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10632981\charrsid2254657 ) (quoting }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid10632981\charrsid2254657 Lujan I}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10632981\charrsid2254657 , 2014 Guam 20 \'b6 27), }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 and even if the trial }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 court }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 were to find that such a license }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 was}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657  valid, the Quinatas have realized the value of their investment in}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 NEW-R4}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , making the license no longer enforceable.  The Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 counter motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 claimed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 they possess}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870837\charrsid2254657 ed}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  a lifetime irrevocable license }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 under the doctrine of estoppel and }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 because the license is coupled with an interest.  The trial court denied the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
s motion and granted the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  motion for summary judgment, specifically holding:
\par }\pard \ltrpar\qj \fi720\li720\ri720\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid13332278 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
In this case, the Supreme Court of Guam determined that there is clear and satisfactory proof that the Quinatas were permitted to live on NEW-R4.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 , 2014 Guam 20 \'b6 22.  At trial, the Quinatas testified that they were granted lifetime use of NEW-R4 by Rosita.  [RA, tab 432 at 3 (Decl. Curtis C. Van de Veld, Jan. 14, 2015).]  Cory Quinata has lived on N
EW-R4 uninterrupted since 1979, except for a brief period when a fire destroyed their home on NEW-R4.  [RA, tab 435 at 2-3 (Decl. Cory Quinata, Jan. 28, 2015).]  After the fire, the Quinatas cleared the debris and built a new house on NEW-R4.  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  3-4.  They also planted fruit trees on NEW-R4, which provides them with a constant stream of income as they sell }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid882414\charrsid2254657 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 fruits.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  at 4.  The Quinatas also planted ornamental plants around the house, improved and paved the driveway, and made periodic improvements to the house.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   In total, the Quinatas invested approximately $125,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid882414\charrsid2254657 .00}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 of cash and labor to make improvements to NEW-R4; and they did so based on Rosita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
s express statements that the property belonged to the Quinatas and that they would be allowed to remain on the property indefinitely, or at least through their lives.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  at 6.  Rosita and her husband, Gil Leon Guerrero, were aware of their investments, visited the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657  home, and encouraged the Quinatas to continue their efforts to make themselves a lifetime home.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657   The above facts are not in dispute.
\par }\pard \ltrpar\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 RA, tab 446 at 6 (Dec. & Order, May 11, 2015).
\par }\pard \ltrpar\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11555953 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 The Estate now appeals the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9439752\charrsid2254657 j}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12596355 udg}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9439752\charrsid2254657 
ment granting the Quinatas an irrevocable lifetime license and the Decision and Order }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 grant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9439752\charrsid2254657 ing}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14356280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  motion for summary judgment and }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9439752\charrsid2254657 denying the Estate\rquote s }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9240641\charrsid2254657 motion for summary judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16521776\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qc \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9443725 II.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16521776\charrsid2254657 JURISDICTION 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid4666020 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6304603\charrsid2254657 This court has jurisdiction over an appeal from a final judgment of the Superior Court.  48 U.S.C.A. \'a7
 1424-1(a)(2) (Westlaw through Pub. L. 114-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5733485\charrsid2254657 254 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6304603\charrsid2254657 (2016)); 7 GCA \'a7\'a7 3107, 3108(a) (2005).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4547641\charrsid2254657 The Estate timely appealed the}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6304603\charrsid2254657  Superior Court judgment.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15625631\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16521776\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qc \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9443725 III.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16521776\charrsid2254657 STANDARD OF REVIEW
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid4666020 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 This court reviews the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15339946\charrsid2254657 
\rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s grant of a motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Bank of Guam v. Flores}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2004 Guam 25 \'b6 7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2509355\charrsid2254657   }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 When reviewing a trial court\rquote s decision to grant a motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9199890\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 
\par }\pard \ltrpar\qj \li720\ri720\widctlpar\tx8460\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid13332278 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9199890\charrsid2254657 t}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid5008948\charrsid2254657 he court must d}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 raw inferences and view the evidence in a light most favorable to the non-moving party.  \'93
If the movant can demonstrate that there are no genuine iss
ues of material fact, the non-movant cannot merely rely on allegations contained in the [pleadings] . . . , but must produce at least some significant probative evidence tending to support the [pleadings] . . . .\'94  Thus, this court\rquote s \'93
ultimate inquiry is to determine whether the \lquote specific fact\rquote 
 set forth by the nonmoving party, coupled with undisputed background or contextual facts, are such that a rational or reasonable jury might return a verdict in its favor based on that evidence.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955 
\par }\pard \ltrpar\qj \li720\ri720\widctlpar\tx8460\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid11033875 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11033875\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13326011 {\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Bank of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4204955\charrsid2254657 , 2004 Guam 25 \'b6 7 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11033875\charrsid2254657 (alterations in original) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 
(citations omitted).  In determining whether material issues of fact exist, the court must determine if there is a fact whose existence might affect the outcome of the case.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Id.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657  \'b6 8 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Edwards v. Pac. Fin. Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 , 2000 Guam 27 \'b6
 7).  \'93[T]he mere existence of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 some }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 
alleged factual dispute between the parties will not defeat an otherwise properly supported motion for summary judgment; the requirement is that there be no }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 genuine}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4204955\charrsid2254657  issue of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 material}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657  fact.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid4204955\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657  (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Anderson v. Liberty Lobby, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4204955\charrsid2254657 , 477 U.S. 242, 247-48 (1986)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8718672\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 .  \'93
As to materiality, the substantive law will identify which facts are material.  Only disputes over facts that might affect the outcome of the suit under the governing law will properly preclude
 the entry of summary judgment.  Factual disputes that are irrelevant or unnecessary will not be counted.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657  (quoting }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4204955\charrsid2254657 Liberty Lobby}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4204955\charrsid2254657 , 477 U.S. at 248}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8718672\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4204955\charrsid2254657 .
\par }\pard\plain \ltrpar\s22\qc \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid13326011 IV.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid6035207\charrsid2254657 ANALYSIS}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid926437\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13326011 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid4666020 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The Estate raises several issues on appeal, but the only genuine issue is whether th
e court erred in granting the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15339946\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9240641\charrsid2254657 and denying the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15339946\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9240641\charrsid2254657 s motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 based on the finding that Rosita granted the Quinatas a lifetime irrevocable license to live on lot NEW-R4.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid13326011 A.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid12920904\charrsid2254657 Grant of the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid13264798\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\insrsid12920904\charrsid2254657  Motion for Summary Judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10430368\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid4666020 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12674525\charrsid2254657 To determine whether the Superior Court erred in granting the Quinatas\rquote  motion}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid10430368\charrsid2254657 , we must decide (1) whether Guam law recognizes irrevocable license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5398885\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10430368\charrsid2254657 
; (2) whether sufficient }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9058503\charrsid2254657 admissible }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10430368\charrsid2254657 evidence supported the court\rquote s finding that Rosita\rquote 
s conduct created an irrevocable license for the Quinatas to reside on NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9058503\charrsid2254657  and whether there was a genuine issue of material fact on this point}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10430368\charrsid2254657 ; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9199890\charrsid2254657 and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10430368\charrsid2254657 (3) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12674525\charrsid2254657 
whether the court properly calculated the duration for a license made irrevocable through estoppel}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10430368\charrsid2254657 .
\par }\pard\plain \ltrpar\s22\qj \fi288\li432\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin432\itap0\pararsid7290071 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid13326011 1.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid12920904\charrsid2254657 Irrevocable Licenses under Guam Law}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid4666020 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The Estate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5188736\charrsid2254657 argues that }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 Guam law prohibits irrevocable licenses.  When arguing this issue, the Estate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5188736\charrsid2254657 focuses }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 on convincing this court that the interest that the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid728151\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2976293\charrsid2254657 claim would exceed the scope
 of a license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13264798\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  Br. at 25-27}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657  (Mar. 15, 2016)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs25\super\insrsid13400973\charrsid2254657 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s23\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs25\super\insrsid16013251\charrsid1060810 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16013251\charrsid1060810   This citation and future citations to the Appellants\rquote  Opening Brief are to the compliant brief filed pursuant to this court\rquote 
s March 14, 2016, order and not to the non-compliant brief of September 14, 2015.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   The Estate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2976293\charrsid2254657 also }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid5188736\charrsid2254657 argue}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657 that }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 public policy }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657 counsels against recognizing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12674525\charrsid2254657  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid5188736\charrsid2254657 irrevocable license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1137421\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5188736\charrsid2254657 
  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid13400973\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657  at 23.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Guam\rquote s Land Title Registration System is a Torrens }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid7290071 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 ystem intended to \'93render titles safe and indefeasible.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Pelowski v. Taitano}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2000 Guam 34 \'b6 30}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7997312\charrsid2254657  (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid7997312\charrsid2254657 Pioneer Abstract & Title Guar}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid7290071 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid7997312\charrsid2254657  Co. v. Feraud}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7997312\charrsid2254657 , 267 P. 134, 137 (Cal. Dist. Ct. App. 1928))}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12674525\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Once a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1846073\charrsid2254657 n initial}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  registration of a parcel of land is acknowledged by a decree of the court, the ownership of the land is deemed conclusive against any other interests or claims to the land.  21 GCA \'a7
 29117 (200}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5779673\charrsid2254657 5}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Pelowski}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 , 2000 Guam 34 \'b6 31.  This system also protects }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1846073\charrsid2254657 later }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
bona fide purchasers that have no knowledge, actual or constructive, of another\rquote s rights to the land.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Pelowski}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
, 2000 Guam 34 \'b6 3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1846073\charrsid2254657 2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4262045\charrsid2254657 Guam law }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 provides:

\par }\pard \ltrpar\qj \fi720\li720\ri720\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid13332278 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
A deed, mortgage, lease, or other instrument purporting to convey, transfer, mortgage, lease, charge, or otherwise deal with the registered land, or any estate or interest t
herein, or charge upon the same, other than a will or a lease not exceeding one (1) year where the land is in the actual possession of the lessee or his assigns, shall take effect only by way of contract between the parties thereto, and as authority to re
gister the transfer, mortgage, lease, charge, or other dealing upon compliance with the terms of this Law.
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13326011 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4262045\charrsid2254657 21 GCA \'a7 29155 (2005).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 Section 29159 further acknowledges that any instrument intendi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 ng to create an encumbrance on}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 registered land is recognized immediately upon registration of that instrument.  21 GCA \'a7 29159 (2005).  
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4666020 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4666020 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 \tab }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 Notwithstanding the writing and recordation requirements of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7290071 section}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 29155, this court has recognized that oral promises for the conveyance of land title may be taken out of the statute of frauds, by the doctrine of estoppel, where it is clear that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6760335\charrsid2254657 
the grantor }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 inten}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6760335\charrsid2254657 ded}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  to convey title.  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid12920904\charrsid2254657 In re Moylan}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2011 Guam 16 \'b6 39.  This same doctrine is the basis for the recognition of irrevocable licenses.  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid16333900\charrsid2254657 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657  Gutierrez v. Guam Power Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2013 Guam 1 \'b6}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid7290071 \'b6}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  21}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16333900\charrsid2254657 , 23; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16333900\charrsid2254657 Dority v. Hiller}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16333900\charrsid2254657 , 986 P.2d 636, 639 (Or. Ct. App. 1999) (\'93
If the licensee proves by clear and convincing evidence that the consent was given and that the licensee reasonably and detrimentally relied on the consent, then the landowner is estopped from revoking the license.\'94)}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5844423\charrsid2254657 N}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
o statute within the Land Registration System of Guam bars this court from recognizing an irrevocable license to prevent inequity. 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16385109\charrsid2254657 Nevertheless,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 this court must }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16385109\charrsid2254657 still }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 decide whether it will recognize irrevocable licenses}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid31065\charrsid2254657  and, if so, in what form and to what extent}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13387835\charrsid2254657 We}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13387835\charrsid2254657 acknowledged }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Lujan I}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  that Guam law has neither accepted nor defined irrevocable licenses.  2014 Guam 20 \'b6 27.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13387835\charrsid2254657 We}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  also previously }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13387835\charrsid2254657 recognized }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 that courts are split as to whether licenses ma
y be irrevocable and what restrictions on the scope and duration comes with them.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2013 Guam 1 \'b6\'b6
 21-24.  The trial court considered this commentary on irrevocable licenses in making the determination that Rosita did indeed grant the Quinatas a lifetime irrevocable license.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9441814\charrsid2254657 
RA, tab 446 at 4-8 (Dec. & Order)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14706563 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The First Restatement of Property recognizes }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8808283\charrsid2254657 three}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5707240\charrsid2254657  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid13967888\charrsid2254657 scenarios}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5707240\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13387835\charrsid2254657 in which}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13967888\charrsid2254657 
 a license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5707240\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13967888\charrsid2254657 is}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16656253\charrsid2254657  irrevocable for some period of time}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid5707240\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11344389\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3214013\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11344389\charrsid2254657 
Restatement (First) of Property \'a7 519 (Am. Law. Inst. 1944)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4788536\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5707240\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13967888\charrsid2254657 
First, a person granted a license that is to be terminated must be given a reasonable amount of time to \'93remove himself and his effects from the land.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid13967888\charrsid2254657 Id.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid5844423\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13967888\charrsid2254657 \'a7 519(2).  Second,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid600032\charrsid2254657  w}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 here there is an interest}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid600032\charrsid2254657  in chattel that the license }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5844423\charrsid2254657 seeks to render effective, }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 the license \'93can be terminated only to such an extent as not to prevent the license from being effective to protect the interest with which it is coupled.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5844423\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid600032\charrsid2254657 \'a7 519(3). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12349846\charrsid2254657 The First Restatement offers an example: 
\par }\pard \ltrpar\qj \fi720\li720\ri720\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid13332278 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12349846\charrsid2254657 A sells to B chattels upon his, A\rquote s, lan
d and orally gives him at the time of sale two years in which to remove them.  A sells his land to C.  C orders B to remove the chattels within sixty days which is a reasonable time within which to remove them.  B\rquote 
s license is now limited to sixty days.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12349846 
\par }\pard \ltrpar\qj \fi720\li720\ri720\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid7290071 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7290071\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13326011 {\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12349846\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid5844423\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12349846\charrsid2254657 \'a7 519 cmt. d.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid31065\charrsid2254657 While modified, the license could not be revoked }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid13967888\charrsid2254657 immediately }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid31065\charrsid2254657 because of the coupled interest in chattel}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5844423\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid31065\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13967888\charrsid2254657 Third, a license cannot be canceled }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid31065\charrsid2254657 where }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12349846\charrsid2254657 the licensee has relied detrimentally on the license under circumstances that would render cancellation inequitable.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16656253\charrsid2254657 See id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16656253\charrsid2254657  \'a7 519(4).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid277565\charrsid2254657 In this case, the license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11945373\charrsid2254657 e}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid277565\charrsid2254657  \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2051964\charrsid2254657 is privileged to continue the use permitted by the license to the extent reasonably necessary to realize upon his expenditures}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid277565\charrsid2254657 .\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid277565\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid277565\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12349846\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14706563 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid2370495\charrsid2254657 This is}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid872316\charrsid2254657  an equitable remedy based on estoppel principles}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2370495\charrsid2254657 .  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2013 Guam 1 \'b6 21; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Harber v. Jensen}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 , 97 P.3d 57, 63 (Wyo. 2004) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16339875\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
[O]ne claiming an irrevocable license must prove the licensor had knowledge of the licensee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16339875\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
s improvements and acted in some way to induce the licensee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16339875\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s relian
ce on the permissive use to make such improvements.  Additionally, the improvements themselves must have required the use of the licensor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16339875\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 s property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16339875\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 
Brown v. Eoff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 530 P.2d 49, 51 (Or. 1975);}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657  Cooke v. Ramponi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
, 239 P.2d 638, 641 (Cal. 1952).  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Opposition to the recognition of irrevocable licenses is based on public policy }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8790882\charrsid2254657 favoring the free use of property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1009827\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid1009827\charrsid2254657 s}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid12920904\charrsid2254657 ee }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8790882\charrsid2254657 Susan Eisenberg, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid8790882\charrsid2254657 Intangible Takings}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid8790882\charrsid2254657 , 60 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7290071\charrsid13332278 Vand. L. Rev.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8790882\charrsid2254657  667 (2007)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15950789\charrsid2254657 ;}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2370495\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Belzoni}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid12920904\charrsid2254657 Oil Co. v. Yazoo & M.V.R. Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 47 So. 468, 472 (Miss. 1908) (holding that revocability of licenses }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14417921\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 prevents the burdening of lands with restrictions founded upon oral agreements easily misunderstood}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14417921\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1009827\charrsid2254657 , and on the definition of a license itself, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid723513\charrsid2254657 Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid723513\charrsid2254657 , 2013 Guam 1 \'b6 12 (\'93Generally speaking, a license is personal, revocable, unassignable, and impermanent.\'94)}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 .  This is the position for which the Estate advocates.  Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14417921\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  Br. at 23-24.  

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 The Superior Court based its decision on First Restatement of Property \'a7 519(4)
\rquote s estoppel principles. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 RA, tab 446 at 4-8 (Dec. & Order).  While supporting the court\rquote 
s decision, the Quinatas also argue that affirmance is possible on other grounds and that the license here is irrevocable because it is coupled with an interest in the fruit trees they planted on the property and, al
though not argued explicitly, perhaps in the structure they built.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid3496017\charrsid2254657 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657  Appellees\rquote 
 Br. at 25-26 (Oct. 14, 2015).  We decline the Quinatas\rquote  invitation to apply First Restatement of Property \'a7 519(3) (describing licenses coupled with an interest) to the facts of this case because, unlike in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid162106\charrsid2254657 Lo Re v. Tel-Air Communicatio}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid3496017\charrsid2254657 ns, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 , 490 A.2d 344 (N.J. Super.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid1916607\charrsid2254657  Ct.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 
 App. Div. 1985), which the Quinatas cite, the license here was not granted to protect an interest in any particular, persisting personalty.  Rather, the facts of this case hew more closely to First Restatement of Property \'a7
 519(4) (describing estoppel to revoke licenses), on which the Superior Court rested its decision.  As such, we need not contend with the question whether the principles in First Restatement of Property \'a7 519(3) find application }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid11945373\charrsid2254657 in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657  and, if so, to what extent}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3496017\charrsid2254657 .  We do, however, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 take this opportunity to recognize }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 irrevocability by estoppel}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657  under }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1212282 section}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 
 519(4) because it prevents substantial injustice without overburdening the free use of land}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3496017\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qj \fi-331\li1051\ri0\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1051\itap0\pararsid1212282 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid10688976 2.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15279242\charrsid2254657 Sufficient Admissible Evidence }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid8681354\charrsid2254657 
Supports the Creation of an Irrevocable License, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15279242\charrsid2254657 and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid10247637\charrsid2254657 There Is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\insrsid15279242\charrsid2254657 No }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid10622063\charrsid2254657 Genuine }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15279242\charrsid2254657 Issue of Material Fact}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14706563 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid14706563 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11141942\charrsid2254657 Summary judgment is appropriate where \'93
the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law.\'94
  Guam R. Civ. P. 56(c).  \'93Supporting and opposing affidavits shall . . . set forth such facts as would be admissible in evidence . . . .\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1212282 Guam R. Civ. P.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1212282\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11141942\charrsid2254657 56(e).  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6109986\charrsid2254657 We first consider the Estate\rquote s argument that the trial court erred }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3370022\charrsid2254657 when}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6109986\charrsid2254657  it granted summary judgment based on evidence }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3370022\charrsid2254657 the }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1212282 E}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3370022\charrsid2254657 state contends}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6109986\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3370022\charrsid2254657 
would be}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657  inadmissible at trial.  W}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6109986\charrsid2254657 e }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 then}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid6109986\charrsid2254657  consider }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16655514\charrsid2254657 whether the Estate produced evidence of its own that would have permitted a jury to find in its favor\emdash 
that is, evidence sufficient to create a genuine issue of material fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6109986\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qj \fi720\li720\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1212282 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid13306050 a.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid13595064\charrsid2254657 Admissible Evidence Supported the Quinatas\rquote  Motion}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid12920904\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1212282 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid14706563 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12080061\charrsid2254657 T}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 he Estate claims that }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid9962104\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 the statements and declarations relied upon by the court in determining Rosita }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid12920904\charrsid2254657 expressly}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  gave the Quinatas permission to occupy NEW-R4 for their lifetimes are[ ]inadmissible.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9962104\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9962104\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
 Br. at 13.  Specifically, the Estate claims that the trial court heavily relied upon Cory Quinata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9962104\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s declaration}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11945373\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 which }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 contains statements that Rosita made to him.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  at 14.  As the Quinatas point out, th}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12080061\charrsid2254657 e admissibility of the evidence }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 was not raised }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7692449\charrsid2254657 before }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 the trial court and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12080061\charrsid2254657 is subject}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  to a plain error review.  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 See People v. Quitugua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 , 2009 Guam 10 \'b6 10 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'93}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 [T]he issue presented was not raised in the trial court and thus we . . . apply[] plain error review.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'94}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 ). 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14706563 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The trial court repeatedly referred to the statements Cory claims that Rosita made to him }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 in which she said}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  she would allow }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2567996\charrsid2254657 the Quinatas }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
to remain on the property indefinitely.  RA, tab 446 at 6, 8 (Dec. & Order) (citing RA, tab 434 at 6 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5789830\charrsid2254657 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
Decl. of Cory Quinata, Jan. 14, 2015}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5789830\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 ).  Cory}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \rquote }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s declaration asserts that Rosita made }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 express sta
tements to [Debbie and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 me}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
] that the property belonged to me and that we would be allowed to remain on the property indefinitely or at least throughout our lives.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657   RA, tab 434 at 6 (Decl. of Cory Quinata).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 Cory}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  also claimed that Rosita and her husband encouraged }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 him}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  to continue making a lifetime home on the lot.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Id.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657   The Estate }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12080061\charrsid2254657 argues }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
that any statements made by Rosita and introduced through Cory or any other party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs25\super\insrsid12920904\charrsid2254657 \chftn {\footnote \ltrpar \pard\plain \ltrpar
\s23\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs25\super\insrsid16013251\charrsid1060810 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16013251\charrsid1060810  The Estate points to the declaration of Cory\rquote 
s counsel, Curtis Van de veld, as also containing hearsay statements made by Rosita, but these were not expressly relied upon by the court, and regardless, the hearsay analysis is the same.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid16013251\charrsid1060810 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16013251\charrsid1060810  Appellants\rquote  Br. at 15.  Therefore, these specific statements contained in this declaration will not be individually addressed.}}}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  are inadmissible hearsay, and the court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
s reliance on them in its Decision and Order was improper.  Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  Br. at 14-15.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12080061\charrsid2254657 Under our plain error review, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 reversal is warranted}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12080061\charrsid2254657  if }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16142894\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
(1) there was an error; (2) the error is clear or obvious under current law; (3) the error affected substantial rights; and (4) reversal is necessary to prevent a miscarriage of justice or to maintain the integrity of the judicial process.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid16142894\charrsid2254657 Quitugua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16142894\charrsid2254657 , 2009 Guam 10 \'b6 11}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14706563 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14706563 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 W}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 e }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 now examine whether }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 admitting the statements }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 Ros}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid8216409\charrsid2254657 it}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 a made to Cory }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 was error.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 
The Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657  in their Opposition to the Motion for Summary Judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494 ,}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid14244366\charrsid2254657  argue that the statements are not hearsay or }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8808284\charrsid2254657 that they are }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 admissible }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8808284\charrsid2254657 under }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 an exception to the hearsay rule.  RA, tab 433 at 3 n}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 .}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 1 (Opp}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 n to Mot. Summ. J.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid13306050 , Jan. 14, 2015}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10247637\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid16142894\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Hearsay is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid660543\charrsid2254657 an out}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 -}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid660543\charrsid2254657 of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 -}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid660543\charrsid2254657 court statement }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'93}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 offered into evidence to prove the truth of the matter asserted.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16142894\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657   Guam R. Evid. 801(c).  However, admissions by a party-opponent offere}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid728151\charrsid2254657 d against that party-opponent are}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  not considered hearsay.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 Guam R. Evid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
801(d)(2).  Further, there is an exception that allows the admission of hearsay for }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid660543\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
a statement which was at the time of its making so far contrary to the declarant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s pecuniary or proprietary interest}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657  . . . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 that a reasonable person in the declarant\rquote s position would not have made the statement unless believing it to be true
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657 .\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 Guam R. Evid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid2099817\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 804(b)(3).
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
The statements Rosita made are arguably not hearsay, because they were made by Rosita and it is her estate, which is party to this litigation, that is now claiming such statements are inadmissible.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid12920904\charrsid2254657 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 Guam R. Evid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 801(d)(2); }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\insrsid13400973\charrsid2254657 Estate of Shafer v. C.I.R.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13400973\charrsid2254657 , 749 F.2d 1216, 1220 (6th Cir. 1984)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11217805\charrsid2254657  (\'93Since 
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5789830\charrsid2254657 [}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid162106\charrsid2254657 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5789830\charrsid2254657 decedent]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid11217805\charrsid2254657 , through his estate, is a party to this action, his statements are a \lquote classic example of an admission.\rquote \'94)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  Even if these }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 statements were not admissions by a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 party-opponent, they }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid9704862\charrsid2254657 would }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8796875\charrsid2254657 not be excluded by the hearsay rule pursuant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657  to }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12920904\charrsid2254657 GRE 804(b)(3)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s statement against interest exception}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid14244366\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 The }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 statements by Rosita giving the Quinatas permission to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 use and occupy NEW-R4 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid11217805\charrsid2254657 were }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 contrary to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 her proprietary interest in that land}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid11217805\charrsid2254657  because }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2567996\charrsid2254657 a 
reasonable person in her position would have realized that her promises regarding ownership or occupation might give rise to legal rights adverse to her own.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Therefore, }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid14244366\charrsid2254657 the t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657 r}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 ial court did not err in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 admitting and relying on }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 the statements contained in Cory\rquote s declaration.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid9704862\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3024598\charrsid2254657 Because }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14244366\charrsid2254657 there was no }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 error, the plain error analysis ends.
\par }\pard\plain \ltrpar\s22\qj \fi720\li720\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2099817 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 b.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid12596355   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16655514\charrsid2254657 The Estate Failed to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9066225\charrsid2254657 
Articulate a Genuine}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16655514\charrsid2254657  Issue of Material Fact}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15562915\charrsid2254657 
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12596355 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid14755765 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The trial court held that it was undisputed that Rosita made statements that the Quinatas }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16217895\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 use the property as their home and that they remain on the property indefinitely.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid16217895\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9066225\charrsid2254657 RA, tab 446}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  at 6}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9066225\charrsid2254657  (Dec. & Order)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 .  The Estate, indeed, did not dispute that fact but maintain}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9066225\charrsid2254657 ed}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  that such an interest }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16261267\charrsid2254657 exceeds the scope of a license}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 .  RA, tab 430 at 7}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16261267\charrsid2254657 -8}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  (Mot. Summ. J. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817 &}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Mem. P. & A.).  The trial court did not address this argument}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3029297\charrsid2254657 ,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13965397\charrsid2254657  but we are convinced that licenses }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 of this type }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13965397\charrsid2254657 
made irrevocable by estoppel are not coextensive with life estates under Guam law. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2099817  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13965397\charrsid2254657 Section IV.A.3}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid9913494 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13965397\charrsid2254657 , below, discusses }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9121490\charrsid2254657 the duration of these licenses.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3029297\charrsid2254657   Further, while the scope of this license is admittedly broad, encompassing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3024598\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3029297\charrsid2254657  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid16279496\charrsid2254657 at least temporarily}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3024598\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16279496\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3029297\charrsid2254657 rights usually thought to comprise an estate in land, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 we believe the equities weigh}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3029297\charrsid2254657 
 in favor of recognizing such a license in rare circumstances where doing so is necessary to avoid}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657  a manifest}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3029297\charrsid2254657  injustice.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15562915\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14755765 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid9121490\charrsid2254657 O}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3165807\charrsid2254657 ur holding in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid3165807\charrsid2254657 Lujan I}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  already }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9121490\charrsid2254657 decided that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  Rosita gave }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3165807\charrsid2254657 the Quinatas }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 permission }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3165807\charrsid2254657 to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 resid}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 e}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  on the property.  2014 Guam 20 \'b6\'b6 22, 29.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 \'93}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 Under the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 \lquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 law of the case}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid620280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  doctrine, a court is generally precl
uded from reconsidering an issue that has already been decided by the same court, or a higher court in the identical case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657   }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid620280\charrsid2254657 People v. Orallo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 , 2006 Guam 8 \'b6 5 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid620280\charrsid2254657 People v. Hualde}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 , 1999 Guam 3 \'b6 13).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657 T}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 he Estate}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 s argument that th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657 e Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid620280\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  claim }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657 of an irrevocable license }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657 is barred by the statute of frauds}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 , Appellants\rquote  Br. at 27, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657 is al}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid620280\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657 o rejected}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  because this court has already acknowledged that a}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid1598925\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 license can be created orally}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid620280\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657  without a writing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1598925\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid12920904\charrsid2254657 Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 
, 2013 Guam 1 \'b6 12.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1598925\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15562915\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 The Quinatas assert}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 ed
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  that in addition to giving them permission to reside on the property, Rosita and her husband frequently visited the house they constructed on the lot and encouraged them to }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid8597143\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 make a lifetime home.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8597143\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12920904\charrsid2254657   RA, tab 343 at 6 (Decl. Cory Quinata).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7738823\charrsid2254657 As a resu
lt, the Quinatas made significant investments in the property by building a home and maintaining it, improving the driveway, and planting fruit trees and ornamental vegetation.  RA, tab 446 at 6 (Dec. & Order).  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3557133\charrsid2254657 T}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657 here}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid8216409\charrsid2254657  was}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12920904\charrsid2254657  no genuine issue of material fa}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7547885\charrsid2254657 ct }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3557133\charrsid2254657 as to any prerequisite for an irrevocable license. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16013251\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7547885\charrsid2254657 Therefore, we affirm the trial court}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7547885\charrsid2254657 s decision to grant the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid7547885\charrsid2254657  motion for summary judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15562915\charrsid2254657  on the basis that they were granted an irrevocable license to the property}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid7547885\charrsid2254657 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657 Although the trial }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657 court }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657 did not err in granting summar}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11748235\charrsid2254657 y }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid15821454 judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15821454\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3024598\charrsid2254657 on the issue of whether }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11748235\charrsid2254657 
the Quinata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11748235\charrsid2254657  have}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657 
 an irrevocable license to use and occupy the property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3607360\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657  we }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13257098\charrsid2254657 
must now }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1983184\charrsid2254657 explore}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13257098\charrsid2254657  the appropriate duration of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1983184\charrsid2254657 licenses made }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13257098\charrsid2254657 irrevocable }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1983184\charrsid2254657 through estoppel }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3024598\charrsid2254657 in }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid13257098\charrsid2254657 Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7277568\charrsid2254657 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15562915\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qj \fi288\li432\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin432\itap0\pararsid7814923 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15821454 3.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid7547885\charrsid2254657 Scope of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3496017\charrsid2254657 Licenses }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\insrsid7547885\charrsid2254657 Irrevocable }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid1983184\charrsid2254657 Through}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3496017\charrsid2254657  Estoppel}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7547885\charrsid2254657 

\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14755765 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid14755765 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
The trial court decided that it was undisputed that Rosita granted the Quinatas the property to use as a lifetime home and}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16013251\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
 therefore, because the value of such was too intangible to calculate, they should be allowed to enjoy it for that purpose for the remainder of their lifetime.  RA, tab 446 at 6 (Dec. & Order).  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1856504\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4720497\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14294872\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 The Restatement commentary with respect to }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14884025\charrsid2254657 licenses irrevocable through estoppel}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  acknowledges that licenses cannot be irrevocable where there ha
s been no representation by the licensor as to the duration.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14884025\charrsid2254657 Restatement (First) of Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14884025\charrsid2254657 \'a7 519 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 cmt. e (\'93
If the license [sic] knows that his license is at the will of the licensor he cannot raise an estoppel by acting upon his own guess as to the probable duration of the license.\'94).  Further, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14884025\charrsid2254657 a licensor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  is only estopped from revoking the license }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657 \'93to the extent reasonably necessary\'94
 for the licensee \'93to realize upon his expenditures.\'94  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2820205\charrsid2254657 Id}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid7814923 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2820205\charrsid2254657  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657 \'a7 519(4)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657 O}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14884025\charrsid2254657 ne reading of comment g and illustration 3 of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7814923 section}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14884025\charrsid2254657 
 519 might suggest some permanence to at least a core aspect of the license\rquote s terms, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657 while another would allow }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657 revocation}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657  of the license once the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657 investment made in reliance on that license }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid5312770\charrsid2254657 has been realized.  Case law also reflects this split.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14884025\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid5312770\charrsid2254657 Tatum v. Dance}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 , the Florida Appellate Court warned that irrevocable licenses should only be recognized in narrow circumstances to prevent inequity and only for a duration that protects a licensee\rquote 
s investment.  605 So.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7814923  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 2d}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657  110,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid2254657  113}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657  (Fla. Dist. Ct. App. 1992), }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid5312770\charrsid2254657 aff\rquote d}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid5312770\charrsid2254657 , 629 So.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7814923  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5312770\charrsid2254657 2d 127 (Fla. 1993)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 .  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid16268202\charrsid2254657 The court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  also held that a license may be enforceable against successors of the licensor to achieve this equitable remedy.  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid4396758\charrsid2254657 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657   
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14621654\charrsid2254657 At least one jurisdiction has recognized a tension in }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid6570567\charrsid2254657 its case}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14371274\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6570567\charrsid2254657 law regarding the duration of irrevocable licenses}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid15356015\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid15356015\charrsid2254657 Brusco Towboat Co. v. State}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15356015\charrsid2254657 , 589 P.2d 712, 723 (}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid11488507\charrsid2254657 Or. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15356015\charrsid2254657 1978) (en banc) (\'93These cases suggest that when a license becomes \lquote irrevocable\rquote 
 . . . the rights acquired by the licensee are perpetual.  However, in [}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid15356015\charrsid2254657 Rouse v. Roy L. Houck Sons\rquote  Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15356015\charrsid2254657 
, 439 P.2d 856, 858 (Or. 1968)], in which the purported license was for a five-year term, we said . . . \lquote the license is privileged to continue . . . to the extent reasonably necessary to realize upon . . . expenditures.\'94)}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid6570567\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15356015\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [34]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6570567\charrsid2254657 Still other}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657  ju
risdictions }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6570567\charrsid2254657 clearly }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657 recognize a longer lasting irrevocable license.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid2511522\charrsid2254657 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2107923\charrsid2254657 Cooke}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657 , 239 P.2d }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11488507\charrsid2254657 at}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657  641 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14621654\charrsid2254657 (\'93[W]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid2511522\charrsid2254657 here a licensee has entered under a parol license and has expended money}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6570567\charrsid2254657  . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657 
 the licensee will have a right of entry upon the lands of the licensor for the purpose of maintaining }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6570567\charrsid2254657 . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657 
 his rights under his license, and the license will continue for so long a time}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14621654\charrsid2254657  as the nature of it calls for.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2511522\charrsid2254657 \'94}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657  (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2107923\charrsid2254657 Stoner v. Zucker}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657 , 83 P. 808, 810 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid11488507\charrsid2254657 Cal. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657 1906)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765\charrsid14755765 3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 5}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765\charrsid14755765 ]}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid14755765\charrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid14755765 This }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid14755765 last }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid14755765 approach does not require a valuation of either the investment or the realized }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 value}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7697107\charrsid2254657 ,}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657  and recognizes}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  irrevocability }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8784558\charrsid2254657 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid2254657 for so long a time as the nature of it calls for.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8784558\charrsid2254657 \'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657   }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid2107923\charrsid2254657 Cooke}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2107923\charrsid2254657 , 239 P.2d at 641 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid2107923\charrsid2254657 Stoner}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid2107923\charrsid2254657 , 83 P. at 810}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2820205\charrsid2254657 )}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 .  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [36]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 T}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 here are}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 , therefore,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  two potential approaches to measuring the scope and duration of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1989230\charrsid2254657 licenses made }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 irrevocable}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657  through estoppel}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid2254657 .  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 Under the first approach, t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
he investment of money and labor can be calculated into a dollar amount and then the value that the licensee has realized by use of the license can also be calculated into a dollar amount}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 ; t}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 he license is then revocable at the point that the realized value equals or exceeds the investment value.  This}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14946555\charrsid2254657  valuation}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  approach does allow much to be disputed by the parties as }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14699757\charrsid2254657 to}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
 valuation methods and gives the trial court }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7697107\charrsid2254657 broad }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 discretion in calculating those values.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 The second method, employed in California,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid2254657  allow}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  for the license to continue }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4090909\charrsid2254657 without calculation of values }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 for an indefinite duration as long as the use is consistent with the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4090909\charrsid2254657 purpose of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 license.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4396758\charrsid2254657 See Stoner}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4396758\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11488507\charrsid2254657 83 P. at 810}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 ; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid4396758\charrsid2254657 Cooke}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11488507\charrsid2254657 239 P.2d at 641}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 ; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\insrsid4090909\charrsid2254657 Richardson v. Franc}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10174145\charrsid2254657 182 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 Cal.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11404401  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 Rptr.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5537253  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4090909\charrsid2254657 3d 853, 862 (Ct. App. 2015)}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 .  This}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11748235\charrsid2254657  approach}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 , however, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4090909\charrsid2254657 leads to longtime encumbrance with all of the uncertainty attendant oral agreements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid14755765 [38]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657 W}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657 e }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10703154\charrsid2254657 adopt}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657  the valuation approach}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657  to minimize long}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3152367\charrsid2254657 -}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657 term uncertainty and the impact irrevocable licenses have on the free use of land}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 .}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 Therefore, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657 
we reverse }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657 the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8784558\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657 
s finding that the Quinatas hold an irrevocable license to the property for their lifetime.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4396758\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657  We also remand }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid8784558\charrsid2254657 the case }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657 to the trial court to hold a valuation hearing to determine the value of the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid8784558\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657  investment in the property and their realized value}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1537992\charrsid2254657  by use of the property}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11885239\charrsid2254657  to calculate the remaining duration of the irrevocable license, if any.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11404401 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid5537253 B.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4283757\charrsid2254657 Denial of the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid403785\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\insrsid4283757\charrsid2254657 s Motion for Summary Judgment
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14755765 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \b\insrsid14755765 [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14755765 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 This court now needs to address the denial of the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1522250\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 s motion for summary judgment, which was raised as an error on appeal.  Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1522250\charrsid2254657 
\rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  Br. at 2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1909032\charrsid2254657 1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 .  The Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1522250\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 s motion for summary judgment rests on the arguments that the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1909032\charrsid2254657 \rquote 
 claimed license exceeds the permissible scope of a license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 , and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1909032\charrsid2254657 that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4283757\charrsid2254657 if the court determined they did hold an irrevocable license, they have since realized the value.  Because we have decided that the trial court must determine the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1522250\charrsid2254657 remaining duration}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  of the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9979836\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4283757\charrsid2254657  irrevocable license on remand, there }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657 are attendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  issue}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1989230\charrsid2254657 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657 material }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 fact }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid1989230\charrsid2254657 in relation to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1909032\charrsid2254657 duration}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1989230\charrsid2254657  of the license}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14946555\charrsid2254657 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10703154\charrsid2254657  which means the denial of the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1522250\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10703154\charrsid2254657 s motion for summary judgment was erroneous.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 
\par }\pard \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8635 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid8635 [40]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8635 \tab }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4283757\charrsid2254657 The Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9913494  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 s
ubmitted evidence on the estimated valuation of the time and money they invested to make the improvements on the property.  RA, tab 434 at 3-6 (Decl. Cory Quinata).  Rebuttal evidence submitted by the Estate came from a construction cost witness who estim
ated the cost of the structures the Quinatas built.  RA, tab 427 at Ex. A (Decl. Georgette Bello Conception, Dec. 17, 2014).  Additional rebuttal evidence to show rental value of the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 
\rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  property was also estimated.  RA, tab 435 at 1 (Decl. Shawn R. S
. Blas, Jan. 28, 2015).  It is clear that there is a factual dispute as to the valuation of the investment and realization of that investment by the Quinatas.  Therefore, we reverse the denial of the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid6386884\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 s motion for summary judgment and remand to the trial court to determine the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 duration}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657  of the irrevocable license based on the valuation approach.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid6042736\charrsid2254657 
\par }\pard\plain \ltrpar\s22\qc \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11404401\contextualspace \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\cf1\chshdng0\chcfpat0\chcbpat8\insrsid4666020 V.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\cf1\chshdng0\chcfpat0\chcbpat8\insrsid10386755\charrsid6506948 CONCLUSION
\par }\pard\plain \ltrpar\qj \li0\ri0\sl480\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8635 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\insrsid8635 [41]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8635 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7369116\charrsid2254657 We }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid7369116\charrsid2254657 AFFIRM}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid7369116\charrsid2254657  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14573444\charrsid2254657 in part }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7369116\charrsid2254657 the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 \rquote }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7369116\charrsid2254657 s }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4283757\charrsid2254657 granting of the Quinatas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid4283757\charrsid2254657  motion for summary judgment on the basis that the}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7369116\charrsid2254657  Quinatas were granted an irrevocable license to }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid14573444\charrsid2254657 use and occupy NEW-R4}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid803952 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14573444\charrsid2254657  but hold that the court erred in determining that the Quinata}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid9913494 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14573444\charrsid2254657  have the irrevocable license throughout their respective lifetimes}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5252653\charrsid2254657 .  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid14573444\charrsid2254657 B}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5252653\charrsid2254657 ecause we are adopting the valuation approach to irrevocable licenses, we }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid5252653\charrsid2254657 REVERSE
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5252653\charrsid2254657  the denial of the Estate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5252653\charrsid2254657 
s motion for summary judgment and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid5252653\charrsid2254657 REMAND}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5252653\charrsid2254657  to the trial court to make a determination o}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10703154\charrsid2254657 f the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6386884\charrsid2254657 duration }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10703154\charrsid2254657 of the irrevocable license in accordance with the valuation approach.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15495025 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5451614 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5451614 
\par }\pard \ltrpar\qj \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5451614 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4666020 
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