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{\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);}
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{\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;}
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\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 v.
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OCEAN HOUSING, INC., DONALD and TERESITA WILSON,
\par KI DO CHA, EMSCO, SEUING LEE, KORANDO CORP.,
\par MOON SIK YOON, JIN HEE LEE, and DOES I through X,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Defendants.
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\brdrb\brdrs\brdrw10\brsp20 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 KORANDO CORPORATION,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Claimant,
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 v.
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OCEAN HOUSING, INC., DONALD WILSON and TERESITA WILSON, KI DO CHA, EMSCO, SEUING LEE, MOON SIK YOON, JIN HEE LEE,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Defendants.
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\brdrb\brdrs\brdrw10\brsp20 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 DONALD E. WILSON and TERESITA S. WILSON,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Claimants-Appellees,
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 v.
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OCEAN HOUSING, INC., KI DO CHA, MOON SIK YOON,
\par JIN HEE LEE, and DOES I through X and all other persons unknown claiming any right, title, estate, lien or interest in the real property
\par described in the Cross-Claim adverse to Cross-Claimants\rquote  ownership,
\par or any cloud on Cross-Claimants\rquote  title,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Defendants-Appellants.
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\brdrb\brdrs\brdrw10\brsp20 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\s18\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par OCEAN HOUSING, INC. and JIN HEE LEE,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Claimants-Appellants,
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 v.}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 DONALD E. WILSON and TERESITA S. WILSON,
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cross-Defendants-Appellees.
\par 
\par 
\par Supreme Court Case No.: CVA14-025
\par Superior Court Case No.: CV0327-03
\par 
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OPINION
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Filed:}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 February 5, 2016
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Cite as: 2016 Guam 4
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par 
\par Appeal from the Superior Court of Guam
\par Argued and submitted on August 7, 2015
\par }\pard\plain \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Hag\'e5t\'f1a, Guam
\par 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid9110159\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 
\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl 
\cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 {\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Appearing for Cross-Claimants-Appellants}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Ocean Housing, Inc. and Jin Hee Lee}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 :
\par Peter C. Perez, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par Law Office of Peter C. Perez
\par 238 Archbishop Flores St., Ste. 802
\par Hag\'e5t\'f1a, GU 96910
\par \cell }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\prauth1\prdate1195481708\rin0\lin0\pararsid9110159 {\*\oldpprops \pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appearing for Cross-Defendants-Appellees
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\prauth1\prdate1195481708\rin0\lin0\pararsid9110159 {\*\oldpprops \pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Donald E. Wilson and Teresita S. Wilson}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 :
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 William B. Pole, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\prauth1\prdate1195481708\rin0\lin0\pararsid9110159 {\*\oldpprops \pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Law Offices of Gumataotao & Pole}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\prauth1\prdate1195481708\rin0\lin0\pararsid9110159 {\*\oldpprops \pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 115 San Ramon St., Ste. 301}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\faauto\rin0\lin0\pararsid9110159 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Hag\'e5t\'f1a, GU 96910
\par \cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \trowd \irow0\irowband0\lastrow \ltrrow
\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid9110159\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row }\pard \ltrpar
\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 BEFORE: F. PHILIP CARBULLIDO, Presiding Justice;}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \cs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s22\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs24\super\insrsid10772865 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10772865 
 Associate Justice F. Philip Carbullido, as the senior member of the panel, was designated Presiding Justice.}}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
 KATHERINE A. MARAMAN, Associate Justice; ALBERTO E. TOLENTINO, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Justice }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Pro Tempore}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .
\par 
\par 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 CARBULLIDO, J.: }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab This case comes before the court as an appeal by
 Cross-Claimants-Appellants Ocean Housing, Inc. (\'93OHI\'94) and Jin Hee Lee (collectively, \'93OHI and Lee\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 At issue on appeal is the trial court\rquote s grant of summary judgment to Cross-Defendants-Appellees Donald E. Wilson and Teresita S. Wilson (collectively, \'93the Wilsons\'94
) for their cross-claims to quiet title, for expungement of a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , and for a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee assert that the trial court committed reversible error by granting summary judgment without issuing a reasoned decision weighing the factors necessary for such judgment.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, OHI and Lee claim that summary judgment was improper due to the 
remaining disputes of material facts regarding their affirmative defenses and the Wilsons\rquote  establishment of a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee seek to have this court vacate the grant of summary judgment and remand to the trial court for resolution of remaining factual disputes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab For the reasons stated herein, we affirm
 the grant of summary judgment on the Wilsons\rquote  cross-claims and remand for determination of the appropriate award of attorney\rquote s fees. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 I.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Factual and Procedural Background}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s21\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 {\*\bkmkstart SDU_516}[3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab The case involves the parties\rquote 
 competing interests in approximately eight acres of real property located in Dededo, Guam (hereinafter \'93Property\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 On May 8, 1995, the Wilsons and OHI entered a Joint Venture Agreement (\'93JVA\'94) for the purpose of constructing and marketing residential units on the Property which was to be 
contributed by the Wilsons.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The JVA
 stated that OHI would perform the acts necessary for construction of 54 residential units on the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Under the JVA, the Wilsons were obligated to contribute the Property upon which the units would be constructed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
The JVA specified several facts relevant to the present dispute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
It stated that the parties would divide the profits and losses of the venture in the following manner: OHI - 85.22% and the Wilsons - 14.78%.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Each party was solely responsible for its contribution; OHI for all aspects of residential units and construction and the Wilsons for the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the property 
value contributed to the venture by the Wilsons was represented by subsequent agreement addendum as $1,000,000.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
Two important events occurred prior to the enactment of the JVA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
First, the Wilsons had previously conveyed a portion of the Property included in the JVA, Lot No. 10111-10-11, to Joann Nauta in July 1978.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Secondly, in September 1990, the Wilsons and Joann Nauta leased several lots on the Property, including Lot No. 10111-10-11, to Anna Wang Kao for 99 years.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Neither of these facts was disclosed to OHI at the time of the JVA, and Lee became aware of them five 
years after the enactment of the JVA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
As to the latter, disputes arose regarding the lease agreement, culminating in litigation between the Wilsons and Da Yu Overseas, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 That dispute was ultimately resolved in January 2001, when the court terminated the Wilson-Kao lease agreement }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 nunc pro tunc}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  to August 2, 1994.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab On February 5, 2001, following the
 resolution of litigation regarding the Wilson-Kao lease agreement, the parties to the JVA entered into a Release and Settlement Agreement (\'93OHI-Wilson Release\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Among other things, the OHI-Wilson Release specified that OHI would release the Wilsons and their agents from any liabilities and waive any clai
ms or causes of action in connection with the JVA, and would indemnify the Wilsons and defend them in any suits asserted in connection with the JVA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In exchange, the parties to the OHI-Wilson Release agreed to subdivide the Property, granting the right, title, and interest of Lots 13 through 34 (\'93Phase I Lots\'94
) to OHI along with any homes and improvements thereon.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, this grant of interest in the specified Property was explicitly made contingent on OHI\rquote s removal of liens on the Property held by Hawaiian Rock Products Corporation (\'93Hawaiian Rock\'94) and others specifically identified in the \'93
Schedule I\'94 document attached to the OHI-Wilson Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F 
at 2-3, 12 (Release & Settlement Agreement, Feb. 5, 2001).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 As further specified
 in the OHI-Wilson Release, failure by OHI to remove the liens would constitute a default and result in forfeiture of OHI\rquote s title and interest in the Phase I Lots granted by the OHI-Wilson Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab In November 2001,
 the parties entered into an amended release and settlement agreement (\'93Amended Release\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Amended Release stated that OHI had failed to complete its obligations within the timeframe specified in the original OHI-Wilson Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the Amended Release voided the provision of the original OHI-Wilson Release
 which would have triggered OHI and Lee\rquote s default and forfeiture of their interest in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In exchange for additional consideration to the Wilsons, the Amended Release granted additional time for OHI to fulfill its obligation of removing the Property liens specified in the Release.
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Amended Release also 
specified that if OHI had not satisfied these obligations by the extended completion date, their interest in the Phase I Lots, granted by the OHI-Wilson Release, would be voided. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab The present litigation initially arose via a Complaint 
filed in March 2003 by Hawaiian Rock against the Wilsons, OHI, and Lee seeking to quiet title and compel transfer of title for breach of warranty and fraud.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Complaint was based on an alleged breach of a settlement agreement and mutual release of claims between Hawaiian Rock, the Wilsons, OHI, and Lee (\'93Hawaiian Rock Settlement
\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Hawaiian Rock S
ettlement resolved earlier disputes between these parties litigated in a separate lawsuit.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The litigation stemming from the Hawaiian Rock Complaint resolved the claims of Hawaiian Rock and another party, Korando Corporation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, during the course of this proceeding, the Wilsons filed a cross-claim in April
 2006 against OHI and Lee to quiet title on the basis of violations of the OHI-Wilson Release and the Amended Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
OHI and Lee responded, filing an answer which denied the cross-claim allegations of the Wilsons and asserted several affirmative defenses.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In addition to their answer, OHI and Lee filed several cross-
claims against the Wilsons, including Recission/Reformation of Contract, Breach of Fiduciary Duty, Breach of Contract, Mental Distress, and Abuse of Process.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Wilsons moved to dismiss OHI and Lee\rquote s cross-claims.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee opposed dismissal and filed several exhibits in support of their position.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865\contextualspace \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab On September 9, 2013, the trial court dismissed OHI and Lee\rquote 
s claims against the Wilsons.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court found that all of OHI and Lee
\rquote s claims stemming from the JVA were barred by the release and indemnification provision of the OHI-Wilson Release and that the remaining claim for mental distress was barred by the applicable statute of limitations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee moved for reconsideration on September 23, 2013, cl
aiming that the trial court had overlooked outcome-determinative facts.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
The Wilsons filed their opposition to the motion for reconsideration and in the same pleading filed a cross-motion for summary judgment on their claims against OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 On November 18, 2013, OHI and Lee filed an opposition to the Wilsons\rquote  motion for summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
On March 31, 2014, the trial court issued a Decision and Order that denied reconsideration of these claims, definitively resolving all substantive disputes OHI and Lee claimed against the Wilsons.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the trial court also denied the Wilsons\rquote  motion for summary judgment, explaining that
 because the dispute remained pending through the conclusion of appeal or exhaustion of the right to appeal, it could not expunge the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , precluding the perfection of title necessary to grant judgment on a quiet title action or issue a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the court explicitly declared its decision a final judgment, which triggered the 30-
day window for appeal under Guam Rules of Appellate Procedure 4(a).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
OHI and Lee declined to appeal within this period, and the Wilsons thereafter renewed their motion for summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In response, the trial court issued judgment granting the Wilsons\rquote  requested relief to quiet title and expunge OHI and Lee\rquote s }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , RA, tab 300 (Judgment, July 15, 2014), and subsequently 
gave the Wilsons a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
OHI and Lee filed a notice of appeal thereafter, on August 11, 2014.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 II.}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Jurisdiction}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab This court has jurisdiction over appeals from a
 final judgment of the Superior Court pursuant to 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 114-114 (2015)) and 7 GCA \'a7\'a7 3107(b) and 3108 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Here, the parties disagree over when a final judgment was issued by the Superior Court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant
\rquote s Br. at 1 (Apr. 17, 2015); Appellee\rquote s Br. at 2-4 (May 14, 2015).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Timeliness of appeal constitutes a jurisdictional question for this court, which will be addressed below.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Abalos v. Cyfred, Ltd.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2009 Guam 14 \'b6 6; }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 McGhee v. McGhee}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2008 Guam 17 \'b6\'b6 5-7. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 III.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Standard of Review}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid14513424 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 {\*\bkmkend SDU_516}[13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab Determination of our ow
n appellate jurisdiction is a threshold issue which must be resolved prior to review of the merits of a dispute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Ellis v. AAR Parts Trading, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 828 N.E.2d 726, 732-33 (Ill. App. Ct. 2005);}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  Kilroy v. Kilroy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 137 S.W.3d 780, 783 (Tex. App. 2004).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Such determination requires an interpretation of relevant statutory authority as well as resolution of a mixed question of law and fact, both of which are conducted }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Lujan v. Lujan, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 2012 Guam 7 \'b6 18
 (questions of law are reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ); }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gutierrez v. Guam Power Auth.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2013 Guam 1 \'b6 8
 (mixed questions of law and fact are reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 We review a trial court\rquote s decision granting a motion for summary judgment }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Zahnen v. Limtiaco}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2008 Guam 5 \'b6 8; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Taitano v. Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2005 Guam 26 \'b6 11.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A trial court\rquote s conclusions of law are also reviewed }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs19\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de}{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs19\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Mendiola v. Bell}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2009 Guam 15 \'b6 11.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 IV.}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Analysis}{\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \ab\af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Timeliness of Appeal }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab As an initial matter, the Wilsons challenge the timeliness of the present appeal.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellee\rquote s Br. at 2-4.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A timely notice of appeal is mandatory and jurisdictional.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gill v. Siegel}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2000 Guam 10 \'b6 5 (quoting }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 United States v. Robinson}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  361 U.S. 220, 224 (1960)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 For an appeal taken as a matter of right, the time requirements are absolute and leave this court no discretion to digress.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Sky Enter. v. Kobayashi}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2002 Guam 24 \'b6 8.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 As noted above, such jurisdictional issues must be addressed before reaching the substance of an appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Ellis}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 828 N.E.2d at 732-33;}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  Kilroy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 137 S.W.3d at 783.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Rule 4(a) of the Guam Rules of Appellate Procedure (\'93GRAP\'94)
 requires that when an appeal is permitted by law from the Superior Court to the Supreme Court, the time within which an appeal may be taken in a civil case shall be 30 days from the date of entry of judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 GRAP 4(a)(1).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab The parties have differing opinions on 
whether the notice of appeal was timely filed, which stems from a disagreement over the date on which final judgment was entered.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee assert that judgment in the case was made final with the trial court\rquote s issuance of a judgment on July 15, 2014.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 1; Appellant\rquote s Reply Br. at 1 (May 28, 2015).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Based on this assumption, OHI and Lee contend that their notice of appeal, filed on August 11, 2014,
 complied with GRAP 4(a) by falling within the 30-day period following judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Appellant\rquote s Br. at 1; Reply Br. at 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Wilsons respond that the 
March 31, 2014 Decision and Order entered on April 1, 2014, constituted a final judgment resolving all substantive matters between the parties.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellee\rquote s Br. at 2-4.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Wilsons further explain that the remaining resolution of their action to quiet title and expunge }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  could not have been resolved prior to the co
mpletion of an appeal or the expiration of the time to appeal, a phenomenon they claim occurred on May 1, 2014.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 3-4. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab \'93
The Guam Legislature limited the appellate review of this court, generally, to final determinations.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Duenas v. George & Matilda Kallingal, P.C.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2013 Guam 28 \'b6 12}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 People v. }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Angoco}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2006 Guam 18 \'b6 11).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Under ordinary circumstances, this rule requires a party to assert all claims of reversible error in a single }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 appeal}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  following }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 final}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  on the merits.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Angoco}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2006 Guam 18 \'b6 10.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'93Guam law defines a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 final}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  as \lquote the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs19\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 final}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  determination of the rights of the parties in an action or proceeding.\rquote \'94}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Duenas}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2013 Guam 28 \'b6 15 (quoting 7 GCA \'a7 21101; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A.B. Won Pat Guam Int\rquote 
l Airport Auth. v. }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Moylan}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2004 Guam 1 \'b6 21).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, regardless of the trial court\rquote s characterization of its order, a judgment will not trigger the time limit to appeal unless it is truly a final judgment.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865\contextualspace {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab It is undisputed that the trial court\rquote s September 9, 2013 Decision and Order dismissed all of OHI and Lee\rquote 
s claims against the Wilsons involving their rights regarding the disputed Property under the parties\rquote  agreements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 (Dec. & Order (Mot. Dismiss), Sept. 9, 2013).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the trial court\rquote s March 31, 2014 Decision and Order denied reconsideration of these claims, resolving all substantive disputes OHI and Lee asserted against the Wilsons.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 292 at 4-5 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.
, Mar. 31, 2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court also acknowledged the Wilsons\rquote 
 argument that its previous decision had \'93extinguished any claims of OHI and Lee for title or possession of the [Property] at issue\'94 and thus warranted summary judgment on their quiet title claim, expungement of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  and grant of a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 3.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, the trial court also stated that because the dispute remained pending through the conclusion of appeal or exhaustion of the right to appeal, it could not expunge the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , precluding the perfection of title necessary to g
rant judgment on a quiet title action or issue a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 5-7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the court declared in its March 31, 2014 Decision and Order that its decision is a final judgment which triggered the 30-day window for appeal under GRAP 4(a).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 6.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial 
court also issued a notice of entry on the docket, consistent with the requirements of a final judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 293 (Notice Entry on Docket, Apr. 1, 2014); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see also Sky Enter.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2002 Guam 24 \'b6 16 (\'93[A] judgment . . . is entered within the meaning of [GRAP 4(a)] }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 when it is entered in the civil or criminal docket and notice is given to the parties of this entry by the Clerk of the Superior Court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .\'94 (quoting Guam R. App. P. 4(a))).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Following a failure of OHI and Lee to appeal within this time period, the trial court declared their appellate rights extinguished and issued judgment granting the Wilsons\rquote 
 requested relief.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 300 (Judgment).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab Title 7 GCA \'a7 14103 allows a party \'93
[i]n an action affecting the title or the right of possession of real property\'94 to record a notice of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  describing the nature of the action and the property affected.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 7 GCA \'a7 14103 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'93The purpose of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  is to give constructive or actual notice that there is a pending action which may affect the title to real property.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Morioka v. I & F Corp. Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , Civ. No. 91-00027A, 1991 WL 255842, at *3 (D. Guam App. Div. Nov. 18, 1991), }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 aff\rquote d}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 999 F.2d 543 (9th Cir. 1993).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The result of such notice is to bind any purchaser of the disputed property after notice is filed to subsequent judgments rendered in the action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee exercised this right, filing notice with regard to the present litigation.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 276, Ex. D (Not. Lis Pendens, Apr. 14, 2008).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam case law has established that the constructive notice provided by recording of a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
 remains in effect for the entire pendency of the case until its final determination upon appeal, or until the time for appeal has passed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Pelowski v. Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2000 Guam 34 \'b6\'b6 21-25; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2005 Guam 26 \'b6 28.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the trial court\rquote s March 31, 2014 Decision and Order did not trigger the time limits for appeal 
because it did not dispose of the Wilsons\rquote  quiet title cross-claim against OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 292 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
Other courts have found that an order which does not fully dispose of a quiet title claim cannot be considered a final judgment for purposes of appeal.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Mancabelli v. Gies}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 454 S.W.3d 785, 791 (Ark. Ct. App. 2015); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Sinopole v. Morris}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 735 S.W.2d 194, 195-96 (Mo. Ct. App. 1987); }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Furniture Distrib. Ctr. v. Miles}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 821 P.2d 1165, 1166 (Utah 1991).}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court claimed that the existence of the notice of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  rendered it incapable of issuing an order to quiet title, due to the remaining 
dispute clouding ownership.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 292 at 7 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, this assertion is incorrect.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 While a recording of }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  has t
angible effects upon the marketability of real property, it is unlike a lien or other encumbrance, in that it is merely a notice which does not create any new or disputed interest in the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Kerns v. Kerns}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 53 P.3d 1157, 1164 n.6 (Colo. 2002); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Alien, Inc. v. Futterman}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 924 P.2d 1063, 1070 (Colo. App. 1995).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, there is no reason that a trial court could not issue a final appealable decision on the merits of a quiet title claim whether or not a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  remained on the record.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the
 conclusion of appellate review would itself remove any residual burdensome effects on the property which were not evaluated in the trial decision.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In any event, the trial court\rquote s failure to address the Wilsons\rquote  claim to quiet title meant that the Decision and Order rendered on March 31, 2014,
 was not a final judgment that completely disposed of the parties\rquote  rights.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 7 GCA \'a7 21101 (2005); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Duenas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2013 Guam 28 \'b6 15.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab We
 find that the March 31, 2014 Decision and Order entered on the docket April 1, 2014, did not constitute a final judgment subject to the time limits of GRAP 4(a).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Rather, final judgment occurred from the judgment and notice of entry entered by the court on July 15, 2014, as that judgment disposed of all claims the parties held against one another.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 300 at 2 (Judgment).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
As OHI and Lee filed their notice of appeal on August 11, 2014, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 303 (Notice of Appeal, Aug. 11, 2014), we conclude that such appeal is timely and grants this court jurisdiction over the dispute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 GRAP 4(a).
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 B.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'93Sua Sponte\'94 Grant of Summary Judgment }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
OHI and Lee first claim that the trial court erred in granting summary judgment to the Wilsons on their claim to quiet title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 17-19.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The basis of this assertion is that the court issued the ruling }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 sua sponte}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  and without notice after having previously denied an identical motion for summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In support of this contention, OHI and Lee point to this court\rquote s decision in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Lujan v. Quinata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2014 Guam 20, in which we found reversible error where a trial court issued a grant of sum
mary judgment, finding that a lack of prior notice to the parties had resulted in prejudice.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Lujan v. Quinata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2014 Guam 20 \'b6\'b6 24-28; Appellant\rquote s Br. at 17-18.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, these arguments are unpersuasive when applied to the materially distinguishable facts of this case. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab The trial court did not rule }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 sua sponte}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  or without warning.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In its March 31, 2014 Decision and Order, the trial court stated that evaluation of the Wilsons\rquote  cross-
claims would not be ripe until after the 30-day appeal period.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 292 at 5-7 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
In accordance with this statement, the Wilsons waited for the period prescribed by the trial court and then renewed their motion for summary judgment as to their cross-claims.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 294 (Renewed Mot. Summ. J., May 6, 2014).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Consequently, OHI and Lee were properly placed on notice that the trial 
court was reconsidering the motion in light of what it believed to be changed circumstances. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab Even assuming, }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 arguendo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
, that notice was insufficient, this deficiency would not have constituted reversible error.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 As this court stated in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , a lack of notice warrants reversal of summary judgment only upon a showing of prejudice to the losing party.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 2014 Guam 20 \'b6 25.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In this case, no such prejudice would have resulted absent notice because OHI and Lee were already afforded an opportunity to oppose the trial court\rquote s grant of summary judgment.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee\rquote 
s contention that they were denied the opportunity to oppose summary judgment on the Wilsons\rquote  cross-claims is factually incorrect, since they were given the chance to argue against summary judgment during the court\rquote 
s first consideration of the motion and in fact did file an opposition.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 281 (Opp\rquote n to Cross-Mot. Summ. J., Nov. 18, 2013).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee have not articulated any way in which the trial court\rquote s reevaluation of a motion already briefed by both parties resulted in prejudice against them. }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab Accordingly, we hold
 that the trial court did not err in failing to provide additional notice prior to granting summary judgment on the Wilsons\rquote  cross-claims. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14513424\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 C. Summary Judgment in Favor of the Wilsons on their Cross-Claims to Quiet Title, to Expunge }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Lis pendens}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , and Request for a Writ of Possession
\par 
\par }\pard \ltrpar\s17\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace {\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 1.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Proper Standard for Evaluating Summary Judgment}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
In their appeal, OHI and Lee allege that the trial court improperly shifted the burden to the non-movant to defeat the motion for summary judgment, rather than requiring the movant to establish that no genuine issues of material fact remained.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 25.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, it is prudent at the outset of our analysis on the merits to reiterate
 the appropriate standard for evaluating a motion for summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab Summary judgment is appropriate \'93
if 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}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. Civ. P. 56(c); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see also Bank of Guam v. Flores}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2004 Guam 25 \'b6 8; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gayle v. Hemlani}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2000 Guam 25 \'b6 20.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A genuine dispute occurs where there is \'93\lquote sufficient evidence\rquote 
 which establishes a factual dispute requiring resolution by a fact-finder.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gayle}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2000 Guam 25 \'b6 20 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Iizuka Corp. v. Kawasho Int\rquote l, Inc.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  1997 Guam 10 \'b6 7).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the issue must encompass a \'93material fact.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'93A 
\lquote material\rquote  fact is one that is relevant to an element of a claim or defense and whose existence might affect the outcome of the suit. . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Disputes over irrelevant or unnecessary facts will not preclude a grant of summary judgment.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  (alteration in original) (quoting }{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Iizuka Corp.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  1997 Guam 10 \'b6 7}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ).}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab In
 determining appropriateness of granting summary judgment, a court \'93must view the evidence and draw inferences in the light most favorable to the non-movant.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'b6 }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 21 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Iizuka Corp.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 1997 Guam 10 \'b6 8).}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 If, however, the movant proves that no genuine issues of material fact remain, the non-movant may not rely on mere allegations contained in the complain
t, but must offer some significant probative evidence supporting such allegations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
A movant bears the initial burden to show that undisputed facts in the record support a }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  entitlement to the relief requested.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See, e.g.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  Hemlani v. Hemlani}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2015 Guam 16 \'b6 18.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 If such a showing is made, however, the non-}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 movant may not simply deny the allegations to create a factual dispute, but is obligated to set forth specific facts showing there is a genuine issue for trial.}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gayle}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2000 Guam 25 \'b6 21 }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Iizuka Corp.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 1997 Guam 10 \'b6 8);}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  see also}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. Civ. P. 56(e). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s17\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 
\f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 2.}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Application of Summary Judgment Standard}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \cs20\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [28]}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab OHI and Lee state that even if the trial court\rquote s judgment did not violate notice requirements, it was procedurally deficient in that the
 trial court failed to actually apply the summary judgment standards in rendering its decision.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 20-21.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 At first glance, the record appears to support this factual assertion.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court did not issue a separate decision and order granting the motion for summary judgment.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, the judgment rendered on July 15, 2014, 
did not state its basis for concluding that the Wilsons had stated a }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case for relief or that the arguments asserted by OHI and Lee did not bring any material fact into dispute.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 300 (Judgment).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In its March 31, 2014 Decision and Order regarding the Wilsons\rquote  first motion for summary judgment on their cross-claims, the trial court noted the Wilsons\rquote  assertion
 that their success in disposing of OHI and Lee\rquote s claims extinguished any rights to the Property that they might have had, warranting summary judgment on their quiet title action.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 292 at 3-4 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.).}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the trial court did not resolve
 the merits of this assertion, instead holding that the issue was not yet ripe for disposition due to the pendency of the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  through the appellate process.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 5-7.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thereafter, following the Wilsons\rquote  renewed motion for summary judgment, }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 294 (Renewed Mot. Summ. J.), the trial court did not issue a new reasoned decision on whether resolution of OHI and Lee\rquote s claims extinguished material disputes with regard to the quiet title action.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Instead, the trial court merely issued a single-page judgment disposing
 of the claims and granting the Wilsons\rquote  requested relief.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 300 (Judgment). }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [29]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab This court has previously 
stated that trial judges should \'93articulate the reasons for [their] decisions.\'94}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Rahmani v. Park}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2011 Guam 7 \'b6 65.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
As noted above, we have also underscored the importance of establishing a sufficient appellate record when disposing of a case via summary judgment.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Lujan}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2014 Guam 20 \'b6 28.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Here, while the trial cou
rt did not prepare a separate written decision explicitly granting summary judgment on the Wilsons\rquote  quiet title claim, it did articulate its reasons for this conclusion in two previous substantive decisions and orders in the record.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In its September 9, 2013 Decision and Order, the trial
 court applied the provisions of the OHI-Wilson Release to determine the respective rights of the parties to the Wilson Property.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 14 (Dec. & Order (Mot Dismiss)).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In doing so, the trial court rejected OHI and Lee\rquote 
s arguments that misconduct in the creation of the JVA alleviated their obligations to resolve the liens and prevented their default under the OHI-Wilson Release.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 15.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Furthermore, the March 31, 2014 Decision and Order stated that t
he trial court considered the denial of reconsideration to resolve all substantive disputes between the parties with regard to their respective property rights under the agreements.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 292 at 6 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Thus, viewing the record as a whole, it is clear that the trial court established its reasons for concluding that OHI and Lee had no remaining interest in the disputed Property, entitling the Wilsons to summary judgment.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Nonetheless, this court must determine if the failure to produce a separate
 written decision on the merits of the quiet title summary judgment motion itself warrants reversal. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [30]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab 
The answer is subject to a split of authority.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Several jurisdictions have opined that a failure by the trial court to include the basis of its decision and its conclusions of law is error potentially warranting reversal.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Big Man v. State}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 626 P.2d 235, 240-41 (Mont. 1981) (Shea, J., concurring); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Masters v. Worsley}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 777 P.2d 499, 500-01 (Utah Ct. App. 1989).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
The purpose for this is to provide the parties with an explanation of the analysis used in resolving the dispute and to provide an adequate record for appellate review.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Masters}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 777 P.2d at 501.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, many courts have held that, due to the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 novo}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  nature of review, a grant of summary judgment must be affirmed on appellate review if it is supported by any basis in the record, even if such basis was not included in the 
trial court\rquote s decision.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See, e.g.}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gordon v. Virtumundo,}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Inc.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 575 F.3d 1040, 1047 (9th Cir. 2009); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 DeFriece v. McCorquodale}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 998 So. 2d 465, 470 (Ala. 2008); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Rowland v. Great States Ins. Co.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 20 P.3d 1158, 1162 (Ariz. Ct. App. 2001); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 City of Gainesville v. Dodd}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 573 S.E.2d 369, 374-75 (Ga. 2002)
 (Carley, J., dissenting); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Urban Sites of Chi., LLC v. Crown Castle USA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 979 N.E.2d 480, 488 (Ill. App. Ct. 2012).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 This rule is consistent with our prior holdings regarding the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de novo}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  nature of review for summary judgment.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Taitano}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2005 Guam 26 \'b6 11; }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Zahnen}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2008 Guam 5 \'b6 8.}{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [31]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab We are persuaded to
 adopt the reasoning of the latter group of cases in finding that the trial court\rquote s failure to explicitly indicate the basis of a judgment is not itself reversible error where such reasons are clear from the record.}{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In each of the former cases, in 
finding error for a failure to articulate the reason for a decision, the courts relied on specific requirements for written and reasoned decisions established by statute or court rules in their jurisdiction.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Big Man}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 626 P.2d at 241 (Shea, J., concurring) (\'93The Canons of Judicial Ethics require that trial judges, in disposing of controverted cases, set out the reasons for their decisions.\'94
 (citing Canon 19 (144 Mont. at xxvi-xxvii))); }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Masters}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 777 P.2d at 501 (\'93Utah R. Civ. P. 52(a) provides: \lquote The court shall, however
, issue a brief written statement of the ground for its decision on all motions granted under Rules 12(b), 50(a) and (b), 56, and 59 when the motion is based on more than one ground.\rquote \'94).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 By contrast, the Guam Rules of Civil Procedure (\'93GRCP\'94) contain no s
uch requirements in the section governing summary judgment, and grants of summary judgment are explicitly excluded from the general requirements to provide findings of fact and conclusions of law.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. Civ. P. 56; }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see also }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. Civ. P. 52(a) (\'93Findings of fact and conclusions of law are unnecessary on decisions of motions under Rule . . . 56 . . . .\'94).}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, in the absence of a contrary statutory mandate, this court defaults
 to the general rule regarding summary judgment in which the court conducts }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 de}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 novo}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  review and affirms a grant if supported by any basis in the record.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs24\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\chftn {\footnote \ltrpar \pard\plain \ltrpar\s22\qj \fi720\li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs24\super\insrsid10772865 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10772865 
 Despite this conclusion, we emphasize that the better practice is for the trial court to issue a reasoned decision articulating the basis for granting or denying summary judgment. 
 Such a decision is important for establishing a sufficient understanding for appellate review and to inform the parties of the rationale for the outcome of their dispute. }}}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [32]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab For these reasons,
 the trial court\rquote s failure to release a separate reasoned decision analyzing the factors of GRCP 56 in granting the Wilsons\rquote  motion for summary judgment is not itself reversible error, and the award of summary judgment must be evaluated
 on its merits. }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\s17\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
3.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Whether Summary Judgment was Improper Due to R
emaining Factual Disputes}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [33]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab In the alternative, 
OHI and Lee assert that if the trial court did not fail to apply the appropriate summary judgment factors, then its application of the summary judgment factors was erroneously done.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 21-25.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Specifically, they claim that the trial 
court failed to identify sufficient undisputed facts to support a }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case for recovery.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 24-25.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee further}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  claim that material issues of fact remained regarding their affirmative defenses; for example, the alleged material issue 
that the Wilsons had breached the agreements of the parties and their fiduciary duties towards OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 22-24.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 A significant portion of the Wilsons\rquote  response is aimed at defending the trial court\rquote s grant of summary judgment in favor of the Wilsons in regards
 to OHI and Lee\rquote s claims against them.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellee\rquote s Br. at 5-14.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, OHI and Lee concede in their reply brief that they are not challenging the court\rquote s September 9, 2013 Decision and Order dismissing their claims against the Wilsons.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Reply Br. at 1-2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Instead, they reiterate that the basis of their appeal is limited to the trial court\rquote s all
eged errors in granting summary judgment on the Wilsons\rquote  cross-claims for quiet title, expungement of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , and for a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Thus, this court will limit its review to that question. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [34]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Under Guam law, an action to quiet title \'93may be brought by any person against another who claims an estate or interest in real . . . 
property, adverse to him, for the purpose of determining such adverse claim . . . .\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 21 GCA \'a7 25101 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The basis of the Wilsons\rquote  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case is that under the OHI-Wilson Release and the Amended Release, OHI was responsible for resolving all liens against the Property held by Hawaiian Rock and other specified parties.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 117 (Wilson Answer to Cross-Cl., Apr. 14, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In accordance with the agreements, OHI\rquote s failure to satisfy the liens constituted a material default which removed all of OHI and Lee\rquote s interest in the P
roperty, including all improvements made by them.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, OHI and Lee have no remaining interest in the Property,
 and the Wilsons are entitled to quiet title and remove any adverse claim against their interest.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [35]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Though generally denied by OHI and Lee, each of the above-referenced factors is supported by undisputed factual evidence.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The OHI-Wilson Release and the Amended Release explicitly outline OHI\rquote 
s responsibilities to resolve the liens in question.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F
 at 2-3, 12 (Release & Settlement Agreement); RA, tab 274, Ex. A-1 at 1-2 (Am. Release, Nov. 30, 2001).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI\rquote s failure to satisfy these obligations was not only acknowledged by the Amended Release, but also evidenced by Hawaiian Rock\rquote s
 litigation against OHI and the Wilsons on that ground.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 274, Ex. A-1 at 1 (Am. Release); RA, tab 2 (Hawaiian Rock Compl., Mar. 28, 2003).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, OHI and Lee appear to have explicitly conceded that they failed to satisfy their lien obligation within the time specified by the Amended Release.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 274 at 4 (Mem. P. & A. Mot. Recons. & Mot. Summ. J.) (\'93January 31, 2002 OHI default of Amended Settlement Agreement . . . .\'94).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Finally, both the OHI-Wilson Release and the Amended Release unequivocally state that OHI\rquote 
s failure to resolve the liens would result in the forfeiture of OHI\rquote s interest and title in the Property covered by the initial JVA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 6-8 (Release & Settlement Agreement); RA, tab 274, Ex. A-1 at 3 (Am. Release).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Each provision is unambiguous and has not been rebutted by any evidence presented by OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the Wilsons have established a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case to prevail on their quiet title action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Gov't of Guam v. Gutierrez}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2015 Guam 8 \'b6 30 (holding that summary judgment is proper where an agreement\rquote s provisions are unambiguous or where evidence prese
nted regarding its meaning is sufficiently one-sided that a reasonable person could not conclude the contrary). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [36]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Despite the establishment of the Wilsons\rquote  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 prima facie}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  case for recovery, OHI and Lee assert that several disputed facts preclude summary judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 For example, they correctly note that
 in both its March 31, 2014 Decision and Order and its July 15, 2014 Judgment, the trial court failed to explicitly mention or dispose of OHI and Lee\rquote s denials of the allegations or their assertion of affirmative defenses.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 21-22, 25; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see generally }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 292 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.); RA, tab 300 (Judgment).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The Wilsons argued in the trial court that their success in dismissing OHI and Lee\rquote s claims against them removed any interest that OHI and Lee could claim on the P
roperty, entitling them to quiet title and rendering all remaining factual disputes immaterial.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 277 at 11 (Opp\rquote n Mot. Recons. & Mot. Summ. J., Oct. 21, 2013
); RA, tab 294 at 3-4 (Renewed Mot. Summ. J.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 As explained above, }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Section C.2., the July 15, 2014 Judgment does not specifically explain 
the trial court\rquote s rationale.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the record demonstrates that 
the trial court, in granting summary judgment, relied upon the reasoning that dismissing OHI and Lee\rquote s claims against them removed any interest that OHI and Lee could claim on the Property
, as this argument was explicitly referenced by the court in its March 31, 2014 Decision and Order prior to the court declaring the issue not ripe for review.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 300 (Judgment); RA, tab 292 at 3, 6 (Dec. & Order, Mot. Recons. & Cross-Mot. Summ. J.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, we must evaluate whether the Wilsons\rquote  success in obtaining summary judgment on OHI and Lee\rquote s claims against them extinguished all fact
ual disputes regarding the Wilsons\rquote  quiet title claim. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [37]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court\rquote s September 9, 2013 Decision and Order, which has not been challenged on this appeal, did explicitly address the affirmative defense that the Wilsons\rquote 
 claims were barred by the statute of limitations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
RA, tab 272 at 23-24 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
There was no factual dispute regarding when the agreements between the parties were entered or when the Wilsons commenced their actions.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F (Release & Settlement Agreement); RA, tab 274, Ex. A-1 (Am.
 Release); RA, tab 117 (Wilson Answer to Cross-Cl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the trial 
court correctly identified the relevant question as whether or not the action was properly characterized as a breach of contract claim.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 7-8 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the trial court appropriately relied on the clear language of the agreements to determine that OHI and Lee forfeited their interest in the P
roperty automatically upon failure to satisfy the condition of resolving the Hawaiian Rock liens and that the claim was to enforce compliance with these provisions in light of OHI and Lee\rquote s continued claims of interest in the P
roperty rather than seek damages for a past breach of the agreement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 6-8 (Release & Settlement Agreement); RA, tab 274, Ex. A-1 at 3 (Am. Release).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the September 9, 2013 Decision and Order disposed of OHI and Lee\rquote 
s affirmative defense of the statute of limitations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 19-21
 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [38]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the September 2013 Decision and Order did dismiss OHI and Lee\rquote 
s claims for Recission/Reformation of Contract, Breach of Fiduciary Duty, Breach of Contract, Mental Distress, and Abuse of Process.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 24-25 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, it would appear consistent to find that OHI and Lee\rquote s affirmative defenses regarding the same subject matter would also be extinguished.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The trial court correctly held that the release and indemnification clause of the OHI-Wilson R
elease precluded OHI and Lee from bringing suit on their asserted claims for Recission/Reformation of Contract, Breach of Fiduciary Duty, and Breach of Contract.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 13-18.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, the trial court found that the remaining disputes were barred by
 applicable statutes of limitations.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  at 21-22.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
The rationale for this decision extinguishes the right of a party to assert affirmative defenses in order to prevent the released party from exercising their interests under theories similar to previously waived causes of action.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 4-5 (Release & Settlement Agreement) (release of liability includes all claims and causes of action, and demands of any na
ture and holds the Wilsons harmless in any claim on any proceeding of legal or equitable nature).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, dismissal of OHI and Lee\rquote s claims on these grounds may itself resolve disputes on affirmative defenses covering the same subjects.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [39]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Also, even absent the September 9, 2013 Decision and Order, summary judgment was proper due to the lack of any remaining disputes of material fact.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 As noted 
above, OHI and Lee may not merely rely on their assertions from pleadings, but must instead point to evidence in the record which creates a material factual dispute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Gayle}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2000 Guam 25 }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'b6 }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 21; Guam R. Civ. P. 56(e).}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the mere denials of the Wilsons\rquote 
 allegations which OHI and Lee point out in their various pleadings are immaterial to whether summary judgment was properly granted.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 23-24; Reply Br. at 3.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, OHI and Lee never provided any evidence in support of many of their affirmative defenses.}{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 They did not supply any
 evidence of prejudice suffered by any delay in the Wilsons\rquote  actions and, thus, cannot assert laches.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See, e.g.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Wanlass v. Gen. Elec. Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 148 F.3d 1334, 1337 (Fed. Cir. 1998).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Their bare assertion that the Wilsons \'93by their conduct\'94
 waived any claims against them is not bolstered with any facts that would indicate such waiver or explanation of what conduct would trigger such a result.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  RA, tab 178 at 4 (Cross-Defs.\rquote  Answer to Wilsons\rquote 
 Cross-Cl., May 19, 2009)}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Their similarly vague claim, that the Wilsons\rquote  claims are barred by }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 res}{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 judicata}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , does not provide any factual explanation as to what previous holdings would preclude recovery and lack any specificity necessary to create a triable issue.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [40]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 With regard to their abuse of process defense, some evidence establishes that the Wilsons may have misinformed their counsel of OHI and Lee\rquote s addresses,
 resulting in a default judgment.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 173 at 2
 (Dec. & Order, Mar. 27, 2009).}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, while this fact may have 
been relevant to their cross-claim on the same issue, OHI and Lee have provided no explanation as to how such conduct would preclude the Wilsons from disposition on the merits of their claims given the undisputed fact that the default judgmen
t was set aside and both parties were provided the opportunity to brief the issues fully.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ; }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see also }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 4-5 & n.10 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the evaluation of this issue was proper only as a cross-claim, and does not bar summary
 judgment on the Wilsons\rquote  claims.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. Civ. P. 8(c) (an argument that is pleaded as affirmative defense but which is more appropriately evaluated as a separate counterclaim shall be treated as such). }{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [41]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee\rquote s defense of lack of notice is similarly defeated by undisputed facts.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 178 at 4 (Cross-Defs.\rquote  Answer to Wilsons\rquote  Cross-Cl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The basis of this defense was that the Wilsons failed to provide notice of a breach of contract and are thus precluded from recovery.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, as explained above with regard to the statute of limitations defense, this was not a claim for breach of contract, but rather an action to declare any adverse interest in the Property void in compliance with the Amended Release.}{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, the language of the Amended Release and the OHI-Wilson Release explicitly 
stated that failure by OHI to resolve the liens for which it was responsible in the time provided by the agreements would result in default of the agreements and forfeiture of OHI and Lee\rquote s Property interests.}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 6-8 (Release & Settlement Agreement); RA, tab 274, Ex. A-1 at 3 (Am. Release).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Thus, OHI and Lee received proper notice of the consequences of their failure to perform the duties mandated by both the Amended Release and OHI-Wilson Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [42]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee\rquote s final two affirmative defenses are Misrepresentation and Unclean Hands.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 178 at 4 (Cross-Defs.\rquote  Answer to Wilsons\rquote  Cross-Cl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 These defenses actually appear to make the same claim, stating that the misconduct of the Wilsons equitably bars them from recovery to which they would otherwise be
 legally entitled.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Specifically, OHI and Lee identify three separate instances of misconduct by the Wilsons: (1) failure to disc
lose the state of the land\rquote s title, which was partially owned by Joann Nauta; (2) the Property\rquote s encumbrance by a 99-year lease to Anna Wang Kao, which existed at the time the parties entered into the JVA; and (
3) the misrepresentation of the value of the land.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellant\rquote s Br. at 13.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 For the first two assertions, OHI and Lee provided the Deed of Gift from the Wilsons to Joann Nauta and the lease agreement between the Wilsons and Kao as evidence.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. B (Deed Gift); RA, tab 255, Ex. A (Lease Agreement).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
For their claim regarding the value of the land, they provided the valuation of expert consultant Nicholas Captain, which showed that in 1995 (the year the JVA was entered), the value of the Property with the included encumbrances was zero dollars.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. E (Phase I Consulting Study, Feb. 11, 2011).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee contrasted this figure with the Wilsons\rquote  representation that the Property they contributed to the joint venture was worth $1,000,000.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 243, Ex. C at 1 (Addendum, May 10, 1995). }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [43]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Despite the evidence presented, these assertions do not create factual disputes which are material to the outcome of the Wilsons\rquote  cross-claims for quiet title, expungement of }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  and writ of possession.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Unclean hands due to the misconduct of a plaintiff may preclude recovery on a quiet title action.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Wolff v. Bank of N.Y. Mellon}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 997 F. Supp. 2d 964, 978 (D. Minn. 2014); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Aguayo v. Amaro}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 153 Cal. Rptr. 3d 52, 58 (Ct. App. 2013).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, \'93[n]ot all wrongful conduct constitutes unclean hands.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Only if the misconduct is}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  directly related to the cause at issue}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  can a defendant invoke the doctrine.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Aguayo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 153 Cal. Rptr. 3d at 58 (emphasis added); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 see also In re New Valley Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 181 F.3d 517, 525 (3d Cir. 1999).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Here, the assertions of misconduct involve purported wrongdoing with respect to the JVA.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, the basis of the Wilsons\rquote  cross-claim to quiet title is OHI
\rquote s failure to fulfill its distinct obligations to remove the Hawaiian Rock liens under the entirely separate OHI-Wilson Release and Amended Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 117 (Wilson Answer to Cross-Cl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, while both involve business transactions between the two parties, the agreements giving rise to the claim are entirely separate from any wrongdoing related
 to the failure to disclose the joint ownership or lease agreement as well as the disputed valuation of the Property contributed to the JVA.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Thus, OHI and Lee are precluded as a matter of law from using these facts to create a triable dispute regarding their affirmative defense.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Aguayo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 153 Cal. Rptr. 3d at 58; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 New Valley}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 181 F.3d at 525. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [44]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, undisputed evidence establishes that OHI and Lee were aware of the facts involving Joann Nauta\rquote s part ownership interest and Anna Kao\rquote s lease agreem
ent prior to their entry into the OHI-Wilson Release and Amended Release agreements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 254 at 2-4 (Aff. Jin Hee Lee Opp\rquote n Mot. Dismiss, May 9, 2012).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, there were no misrepresentations with regard to these issues that related to the agreements upon which the Wilsons\rquote  claim is based.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, the dispute regarding the value of the Property at the time the JVA was entered into 
had become moot by the time the OHI-Wilson Release was entered since Kao\rquote s lease had been removed, eliminating the encumbrance that would have devalued the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 272 at 3 (Dec. & Order (Mot. Dismiss)).}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, these facts do not create a material dispute that precludes summary judgment. }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [45]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 For these reasons, we hold that no factual disputes remained with regard to the Wilsons\rquote  cross-motion to quiet title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, because we conclude that the trial court was correct to rule in the Wilsons\rquote 
 favor on the quiet title action, any adverse interest will be eliminated and allow the perfection of title necessary for a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 20 GCA \'a7 3201 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
Further, our issuance of final disposition on appeal will conclude the pendency of the action, allowing for the expungement of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2005 Guam 26 \'b6 28.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Accordingly, we affirm the trial court\rquote 
s grant of summary judgment on the actions to quiet title, expunge the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 lis pendens}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , and issue a writ of possession.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard\plain \ltrpar\s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10772865\contextualspace \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \f37\fs22\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 D.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\f0\fs24\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Award of Attorney\rquote s Fees on Appeal
\par }\pard\plain \ltrpar\s21\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [46]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \'93Any party in a civil case who intends to seek attorney\rquote s fees for the appeal must include a short statement to that effect and must identify the authority under which the attorney
\rquote s fees will be sought.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Guam R. App. P. 13(k).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Here, both parties have sought fees and costs pursuant to this provision.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Appellee\rquote s Br. at 14-15; Reply Br. at 7-8.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 In civil cases, Guam follows the \'93American Rule,\'94 which states that each party is responsible for its own litigation costs, including attorney fees.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Rahmani}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
, 2011 Guam 7 \'b6 59 (citing }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Sule v. Guam Bd. of Dental Exam\rquote rs}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2008 Guam 20 \'b6 52).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 However, statutory or contractual provisions allowing attorney fees are exceptions to this 
rule, and permit a prevailing party to recover their costs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Sule}{
\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \cs20\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  2008 Guam 20 \'b6 52; }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Fleming v. Quigley}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2003 Guam 4 \'b6 20.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The existence of several contractual provisions entered between the parties regarding attorney\rquote 
s fees triggers such an exception.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Rahmani}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 , 2011 Guam 7 \'b6 60 (attorney\rquote s fees awarded since attorney\rquote s fees were authorized under the terms of the lease agreement). }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [47]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Both the OHI-Wilson Release and the Amended Release contain indemnification provisions.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Under the OHI-Wilson Release, OHI is required to indemnify the Wilsons and hold them harmless in any claim arising from the parties\rquote  agreement, including covering the costs
 of reasonable attorney\rquote s fees.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 4-5 (Release & Settlement Agreement).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, the Amended Release also requires OHI to \'93[p]ay any and all attorneys [sic] fees incurred by the Wilsons in negoti
ating, drafting, executing, and enforcing the Agreement and Amendments and modifications thereto, including this Agreement, and in the settlement of all related disputes between the parties . . . .\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 274, Ex. A-1 at 2 (Am. Release).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 The OHI-Wilson Release compels
 the Wilsons to indemnify and hold harmless OHI for any claims or liabilities including attorney\rquote s fees for actions undertaken by the Wilsons, unless the action is caused by the acts or omissions of OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 255, Ex. F at 6 (Release & Settlement Agreement).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [48]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Here, OHI and Lee claim that the Wilsons are not entitled to attorney\rquote s fees because this appeal stems from an 
action brought by the Wilsons and was therefore not caused by acts of OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Reply Br. at 7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
However, this argument is not persuasive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 While
 the action itself was initiated by the Wilsons, it was a result of the acts and omissions of OHI and Lee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 OHI and Lee failed to remove the Hawaiian Rock liens as required by the agreements, which in turn forfeited their interest in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 274, Ex. A-1 at 1 (Am. Release); RA, tab 2 (Hawaiian Rock Compl.); RA, tab 274 at 4 
(Mem. P. & A. Mot. Recons. & Mot. Summ. J.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, OHI and Lee\rquote 
s continued use of and presence on the Property forced the Wilsons to bring the present quiet title claim to enforce the terms of the OHI-Wilson Release and Amended Release.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 117 at 7 (Wilson Answer to Cross-Cl.).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Finally, the Amended Release explicitly allows for the recovery of attorney\rquote s fees incurred by the Wilsons in order to enforce the agreements in disputes with OHI.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 RA, tab 274, Ex. A-1 at 2 (Am. Release).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Thus, the Wilsons are entitled to reasonable attorney\rquote s fees for costs incurred in this appeal.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }\pard \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid14513424 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 V.}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\caps\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Conclusion}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\b\caps\lang2057\langfe1033\langnp2057\insrsid10772865 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid10772865 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid14513424\charrsid3749170 
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [49]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 We hold that OHI and Lee timely filed this appeal in compliance with GRAP 4(a) based on the trial court\rquote s issuance of an appealable final judgment on July 15, 2014.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Further, we hold that the trial court did not commit reversible error on notice grounds, as OHI and
 Lee were given proper notice of the motion for summary judgment as well as the opportunity to file an opposition and were thus not prejudiced.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Additionally, we hold that the trial court did not improperly shift the burden of proof to OHI and Lee, as the court applied the appropriate standard for evaluating summary judgment.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Furthermore, we conclude
 that the trial court did not err in issuing a grant of summary judgment without an accompanying decision and order explaining the reasoning relied upon or explicitly applying the standards of GRCP 56.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 We also find that the trial court did not commit error in granting summary judgment on the Wilsons\rquote 
 claims, as no material factual disputes remained at issue.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Finally, t
he Wilsons are entitled to reasonable attorney\rquote s fees for costs incurred in this appeal.
\par //
\par //
\par //
\par //
\par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 [50]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 Accordingly, we }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 AFFIRM }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 the summary judgment granted below regarding the Wilsons\rquote  cross-claims and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 REMAND}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170  for determination of the appropriate award of attorney\rquote s fees.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid10772865\charrsid3749170 
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\faauto\rin0\lin0\itap0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1972231 
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