1 ... S eeTe x. R. App . P. 47. 4. 

## COURT OFAPPEALS SECOND DISTRICTOF TEXAS FORT WORTH NO. 2 - 0 8 -4 1 2 - CV M CP HE R S ON R OAD B AP T I S T AP P E L L ANT CH UR CH V . M I SSI O N I N V ESTO RS/ FO RT A PPELL EE W O RTH , LP

----- ----- -- FR O M CO UN TY CO URT AT LAW NO . 2 OF TARRA NT CO UN TY

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### MEMORANDU M OPI NI ON 1

----- ----- -- I. I NTR ODUCTI ON A p p e l l a n t M c P h e rs o n R o a d B a p ti s t C h u rc h a p p e a l sth e tri a l c o u rt’s gr ant i ng Appel l eeM i ss i on I nve st or s/ FortW ort h, LP’ s m ot i onsf or t r adi t i ona l an d n o -ev i d e n c e su m m a ry j u d g m e n t re g a rding M c P h e rso n ’s clai m s re l a ted to2

M i ss i on’ s r es ervat i on ofm i ner alr i ght s t o l and co nveyed t o M cPhe r so n. M cPhe r so n r ai se s se ven i ss ues . W e w i l l af f i r m i n part and r eve r sean d r em and i n p a rt . II. F ACTUA LAN D P ROCEDURAL B AC KG ROUND O n Febr uar y 18 , 2 00 3, M cPhers on and M i ssi on si gned an ear nestm oney c o n t r a c t w h e r e M i s s i o n w o u l d s e l l M c P h e r s o n a “ + / – 4- Ac r e t r ac tofl and l oca t ed al ong M cPhe r so n Road i n t he C i t y of FortW ort h, Tar r antCount y, Texa s. ” The c ont r ac ts t at ed t hat a “r ough out l i ne” of t he pr ope rt y w ast o be att ac hed t o t he co nt r ac tas“ Exhi bi t‘ A . ’ ” The c ont r ac tal so s t at ed t hatt he p rop e rt yw o u l d b e “ fu rt h e r de sc ri b e d b ya S u rve yto b e co m p l e ted p ri o r t o C l osi ng. ” Th e co nt r actspeci f i ed t hatM cPhers on w oul d have t he l and sur veyed be f or e t hec l os i ng d a t e s pe c i f i e d i n t hec on t r a c t
— M a r c h 21, 2003 . Byi t s t er m s, t he contr act ’ s cl osi ng date c o u l d be ext ended by w r i t t en noti ce o fei t herp art y up t o a m axi m um o ft hi rt y days, w hi ch w oul d have been A pr i l 20, 2003 . The con t r ac tal so co nt ai ned a pr ovi si on e nt i t l ed “Ti m e F or P e r f o r m a n c e ” t h a ts t a t e d , “ T im e is o f t h e e s s e n c e u n d e re a c h p r o v is io n o ft h is C o n tra c t. S tri c t c o m p l i a n c e w i th th e ti m e sfo r p e rfo rm a n c e i sre q u i re d .”2 ... M cPhers on or i gi nal l y sued M i ssi on, at t or ney M i chael W . Broom e,

M i cha el W . Br oom e, P. C . , Com m onw ea l t h La nd Ti t l e I ns ur anc e C om pan y, an d M is s io n P a rt n e r s , I n c . B r o o m e ’s re la t io n s h ip t o t h e t r a n s a c t io n isn o te n t ir e ly cl ea rf r om t he r ec or d, butM cPhe r so n non su i t ed i t s cl ai m s aga i ns tBr oom e o n M ar ch 13, 2008 . M cPhe r so n a l so nons ui t ed i t s cl ai m s aga i ns tM i ss i on Part ner s, I nc. on Jul y 7, 200 8. I n w hatap pea r s t o bea coo r di nat ed ef f ortby b o th p a rt i e s’ atto rne y s a n d the tr i a l co u rt , th e tri a l c o u rta l l o w e d M c P h e rso n to se veri t s cl ai m s aga i ns tC om m on w eal t h i nt o a s epa r at e c aus e o fac t i on a nd M i ssi on no nsui t ed i t s count er cl ai m s ag a i n st M cPhers on so t hatt he or der gr ant i ng sum m ar y j udg m entw oul d be f i nal and appeal abl e. 3 A s p a rto ft h e e a r n e s tm o n e yc o n t r a c t , M c P h e r s o n d e p o s it e d $ 5 ,0 0 0 in ea r nes tm on ey w i t h Com m onw ea l t h L and Ti t l e Com pan y. 2The con t r act pr ovi de d , “A tt he C l osi ng, t he Ear nestM oney w i l l be appl i ed t o t he Pu r chase Pr i ce . ” Pert he con t r ac t , t he pur cha sepr i cef ort he pr ope rt y w as$ 52, 500 ; an d M cPhers on w as t o pay $ 12 , 50 0 i n cash “payabl e atC l o si ng. ” The contr act al so cont ai ned a sel l erf i nanci ng add endu m . By t he adden dum ’ s t e rm s, M c P h e r s o n w o u ld e x e c u t e a p r o m is s o ryn o t e a tc lo s in g p a y a b le t o M is s i o n in t he am ountof$40, 000 ( t he non- cash p ort i on oft he pur cha sepr i ce ) be ar i ng 7. 5% i nt er es t . The i nt er es tw ast o beco m pound ed m ont hl y, and t he t er m s of t he pr om i ssory note w er e thatM cPhers on w oul d pay $ 50 0 m onthl y f ort he f i r st t hi rt y m on t hs aft erpur cha sean d t hen $1, 500 m ont hl y “ t her ea ft erunt i l t he P rom i ss o ry N o te i s p a i d i n full .” T h e c o n tr a c t ex p res se d tha t M i ss i o n w a s to del i ver“f ee si m pl e t i t l e” t o M cPhers on. N ow her e i n t he contr acti s t her e an exp r es s r es ervat i on ofm i ner alr i ght s t o M i ss i on.3 ... Ja m esW i l l i am H ar di n, M cPhe r so n’ s pas t or , t es t i f i ed i n hi s dep os i t i on

t ha tM c Ph e r s on h a d r e c e i ve d t hed e e d “ 60 d a yso rs o a ft e r ” t heApr i l 23, 2003 cl os i ng. 4 Fo r r e a s on s t ha t a r e no t c l e a r f r om t he r e c or d, t he M ar ch 2 1, 2003 cl os i ng da t e p as se d w i t houtt he part i escl os i ng on a l and s al e t r ans ac t i on. But on Apr i l 23, 2003 , t he part i esco m pl et ed a s al e o fa 4. 101
- ac r e t r ac tofl and f r om M i s s i on t o M c Ph e r s on . E xc e ptf ort hec l os i ng d a t e , t heApr i l 23 , 2003 cl osi ng t r ansact i on m i r r or ed t he t er m s oft he Febr uar y 18 , 20 03 ear nestm oney con t r ac t . Att he A pr i l 2 3 , 2 0 0 3 cl os i ng, bot h pa rt i esex ec ut ed a s etof d o c u m e n ts , i n c l u d i n g a w a rra n tyd e e d w i th v e n d o r’sl i e n a n d a s ta n d a rd sett l em entst at em ent . The set t l e m entst at em entr ef l ect s t hatt he pur chase pr i cew as$52, 500 ; t hatM i ss i on’ s $5, 000 ea r nes tm one y w asap pl i ed t o t he pur chase; t hatt he t er m s oft he note car r i ed w oul d be consi st entw i t h t hose pr opos ed i n t he Feb r uary18, 2003 ea r nes tm one y c ont r ac t ; an d t hatM i ss i on pai d f orand pr ovi ded a sur vey oft he l and bei ng con veyed. Pat r i ci a G al t t ana, a n e s c r o w o f f ic e rf o rC o m m o n w e a lt h , f ile d a w a r r a n t y d e e d e x e c u t e d o n A p r il 23, 2 003 , t o r ec or d t he con vey anc e o ft he 4. 101
- ac r e t r ac tt o M cPhe r so n— t he dee d ha d a n expr es s r es ervat i on ofm i ner alr i ght s r et ai ned by M i ss i on. Ats om e poi ntaft eri t s r ecor di ng, the cou nt y cl er k’ s off i ce sent a copy o ft he r ecor ded dee d t o M cPhe r so n. 35

O n D e c e m b e r 1 5 , 2 0 0 6 , M c P h e rs o n f i l e d s u i t a g a i n s t M i s s i o n a n d o th e rs a lle g in g b r e a c h o fc o n t r a c t , c o m m o n la w a n d s t a t u t o ryf r a u d , a n d c iv il conspi rac y . A l l ofM cPhers on’ s cl ai m s r el at e t o M cPhers on’ s al l egat i on t hat M i ss i on i m pr ope r l y r et ai ned t he m i ner al r i ght s t o t he l and co nve yed i n vi ol at i on oft he part i e s’ agr eem ent . N ei t hert he Febr uar y 18 , 20 03 ear nestm oney con t r ac tnoran y ot herdocum enti n t he su m m ary j udgm entev i den cepur port i ng t o evi den ce t he agr ee m ent bet w ee n t he part i es i ndi ca t es an i nt ent t o re se rve t he m i ner ales t at e t o M i ss i on. The onl y r ef er enc e t o t he m i ner alr i ght s i s i n t he dee d. M i s s i o n a n s w e re d a n d fi l e d a tra d i ti o n a l m o ti o n f o rp a rti a l s u m m a ry j udg m e n t . M i ssi on’ s post ur al st ance t hr oug hou tt hese pr oceedi ngs has been t hatt her e exi stt w o di st i nctco n t r act s— a cont r acti n Febr uar y and a contr act i n Apr i l . I n i t s i ni t i alt r adi t i ona l m ot i on f orpa rt i als um m ary j udgm ent , M i ss i on ar gued t hatt he Febr uar y contr actw as unenf or ceabl e as a m at t erofl aw bec aus e t he cl os i ng da t e w asm i ss ed, M cPhe r so n ha d notpr ovi ded a su rveyon th e d a te d e tai l e d in th e F e b rua ry c o n tr a c t, an d the co n tr a c t l a c k e d an ad e q u a te l ega l de sc r i pt i on. M i ss i on f urt herm ove d f ors um m ary j udgm enton M c P h e rs o n ’s f ra u d -re l a te d c l a i m sb u t l i m i te d i ts m o ti o n to th e F e b ru a ry contr act , speci f i cal l y ar gui ng t hatM i ssi on’ s f r aud cl ai m s w er e ext r a- contr act ual c l a i m s b a rre d b yth e s ta tu te o f fra u d s . I n i ts r e s p o n s e to M i s s i o n ’ss u m m a ry6

j udgm entm ot i on, M cPhe r so n c ount er ed t hatt her e exi st ed f ac tque st i ons concer ni n g : th e ter m s oft he part i es’ cl osed t r ansact i on; w het hert he part i es cl osed und e r t he Febr uar y 18 , 20 03 ear nestm oney co nt r actorsom e or al ext ensi on orm odi f i cat i on of t hatcont r act ; w het hert he cl osi ng t hatt r anspi r ed
w asi n a cc or dan cew i t h t he Feb r uary 18, 2003 ea r nestm oney c ont r ac t ; an d
w het hert he dr aftde ed pr es ent ed t o M i ss i on pr i ort o t he A pr i l 23, 2003 cl os i ng w a s c ha ng e d w i t ho utt hek no w l e dg e o fo rn ot i c e t o M c Ph e r s on a nd w as di f f er entt han t he dee d r ec or ded . O n August6, 2008 , t he t r i al cou rt ent er ed an i nt er l ocu t ory or dergr ant i ng M i ssi on’ s m ot i on f orpart i al sum m ary j udg m en t. T h e t r i al court ’ s or der s p e c if ic a llys t a t e d t h a tit“ s h a ll h a v e n o e f f e c to n [M c P h e r s o n ’s ] c la im s. . . in c o n n e c t io n w it h t h e A p r il 2 3 , 2 0 0 3 r e a l e s t a t e c lo s in g , in s o f a ra ss u c h c la im s ar e notbased upon att em pt ed enf or cem ento f t he Febr uar y 18 , 20 03 r eal e s ta te c o n tra c t.” O n S e p te m b e r 9 , 2 0 0 8 , M i s s i o n fi l e d a s e c o n d m o ti o n fo r s u m m a ry j u d g m e n t, a l l e g i n g th a t i t w a se n ti tl e d to tra d i ti o n a l a n d n o -e v i d e n c e s u m m a ry j udg m enton M cPhers on’ s r em ai ni ng cl ai m s. M cPhers on r espond ed t hat M i ssi on w as i m pr oper l y t ryi ng t o pai ntt he t r ansact i on bet w een t he part i es “o ut i n toa m i

ni seri es o f even ts ” ra t h e rt h a n lo o k in g a tt h e “ f a c t u a l b a c k g r o u n d in th i s c a s e . . . i

ntoto ” and t hatt her e exi st ed genu i ne i ss uesofm at er i alf ac ton7

e a c h o f i ts c l a i m s . O n O c to b e r 9 , 2 0 0 8 , th e tri a l c o u rtg r a n te d M i s s i o n ’s se con d s um m ary j udgm entm ot i on. Thi s app ea l f ol l ow ed. II I. D I SCU SSI ON I n s ev en i ss ues , M cPhe r so n a r gue s t hatt he t r i alco urter r ed i n gr ant i ng M i ss i o n ’s t rad i ti o n a l an d n o -ev i d e n c e su m m a ry j u d g m e n ts p e rt a i n i n g to M c P h e rso n ’s clai m s fo r sta tu to ry an d c o m m o n l a w fr a u d , b rea c h o f co n tr a c t, and ci vi l co ns pi r ac y. A . St and ardsofRevi ew f orTr adit i ona lSum m ary Ju dgm ent I n a s um m ary j udgm entca se , t he i ss ue on app ea l i s w het hert he m ova nt m ett he su m m ary j udgm entbur den by es t abl i sh i ng t hatno g enu i ne i ss ue of m at er i al f ac tex i st s and t hatt he m ova nti s ent i t l ed t o j udgm entasa m att erof l a w . T e x . R . C i v . P . 1 6 6 a (c ); S w. E le c . Po wer Co . v. Gran t, 73 S. W . 3d 211, 2 1 5 (T e x . 2 0 0 2 ); City of Hous ton v. Clea r Creek Ba si

n Auth. , 589 S. W . 2d 671, 678 ( Tex. 1979 ) . The bur den of pr oof i s on t he m ova nt , an d a l l doub t s abo ut t he exi st enc e o fa ge nui ne i ss ue ofm at er i alf ac tar e r es ol ved ag ai ns tt he m o v a n t. S w. E

le c . Po wer Co ., 73 S. W . 3d a t215. W h e n re v ie w in g a s u m m a ryju d g m e n t , w e e x a m in e t h e e n t ir e re c o r d in t h e lig h t m o s t f a v o r a b le t o t h e n o n m o v a n t , a n d w e in d u lg e e v e ryr e a s o n a b le i n fe re n c e a n d re s o l v e a n yd o u b ts in th e n o n m o v a n t’sfa v o r. V al enc e Operati

ng C o . v. D o rse tt, 1 6 4S .W .3 d 6 5 6 , 6 6 1 (T e x . 2 0 0 5 ); City o f Kel ler v. W i l so n ,8

1 6 8 S .W .3 d 8 0 2 , 8 2 2

– 2 4(T e x . 2 0 0 5 ). E v i d e n c e t h a tf a v o rsth e m o v a n t’s p o s i ti o n w i l l n o t b e c o n s i d e re d u n l e s sit isu n c o n tro v e rte d . Grea tA m . Res erve I ns . Co. v. San Antoni o Pl um bi ng Supply Co. , 3 9 1 S .W .2 d 4 1 , 4 7 (T e x . 1 9 6 5 ). I ft he unc ont r ov ert ed evi den cei s f r om an i nt er es t ed w i t nes s, i tdoe s not hi ng m or e t han r ai se a f act i ssue unl ess i t i s cl ear , posi t i ve and di rec t, o ther w i se cr edi bl e an d f r ee fr om co nt r adi ct i ons and i ncon si st enci es, and coul d have been r e a d i l yc o n tro v e rte d . T e x . R . C i v . P . 1 6 6 a (c ); Tr i c o Te chs . Cor

p. v. Montiel, 949 S. W . 2d 308, 310 ( Tex. 1997 ) . But i n r evi ew i ng t he su m m ary j udgm ent e v id e n c e , w e m u s t c o n s i d e r w h e th e r re a s o n a b l e a n d fa i r-m i n d e d j u ro rsc o u ld d i ffe r i n th e i r c o n c l u s i o n si n l i g h t o f a l l o f th e e v i d e n c e p re s e n te d . S e eW a lMart S tores, I

nc. v. Sp ates , 1 8 6 S .W .3 d 5 6 6 , 5 6 8 (T e x . 2 0 0 6 ); W i l son , 168 S .W .3 d a t 8 2 2

– 2 4 . T h e s u m m a ryj u d g m e n t w i l l b e a ffir m e d o n l yi f th e re c o rd es t abl i sh est hatt he m ova ntha s con cl us i vel y pr ove d a l l es se nt i al e l em ent s of th e m o v a n t’sc a u s e o f a c ti o n o r d e fe n s e a s a m a tte r o f l a w . Clea r Cre ekBa sin A uth. , 589 S. W . 2d a t678. A def end antw ho conc l us i vel y nega t esatl ea stonees se nt i alel em entof a c a u s e o f a c ti o n i se n ti tl e d to s u m m a ryj u d g m e n t o n th a t c l a i m . IHSCe da rs T rea tm en tC tr. of

D eSoto, Tex. , I

nc. v. Mas on , 143 S . W . 3d 794, 798 ( Tex. 200 4) . O ncet he def end antpr oduc es su f f i ci entev i den cet o e st abl i sh t he r i ght to su m m a ry j u d g m e n t, th e b u rde n s h i fts to th e p l a i n ti ff to co m e forw a rd w i th9

c o m p e ten t co n tr o v e rt i n g ev i d e n c e rai sing a g e n u i n e i ss u e o f m a teri a l fac t w i th re g a rd to th e e l e m e n t c h a l l e n g e d b yth e d e fe n d a n t. Centeq Realty, I nc. v. Si egler, 8 9 9 S .W .2 d 1 9 5 , 1 9 7 (T e x . 1 9 9 5 ). B. Breach ofC ontract In i ts fi rs t, fo u rth , a n d fi fth i s s u e s , M c P h e rs o n a rg u e sth a t th e tri a l c o u rt er r ed by g r a n t i ng M i ss i on’ s m ot i onsf ort r adi t i ona l s um m ary j udgm entpe rt ai ni ng to M c P h e rso n ’s b rea c h o f co n tr a c t cl a i m . A l th o u g h M c P h e rso n ’s fi rst an d fi fth i ss u e s a re c o u c h e d i n term s o f ev i d e n ti a ry m a tters, t h i s c o u rtag ree s w i th M i ss i on’ s cha r ac t er i z at i on t hat i n t hes e t hr eei ss uesM cPhe r so n i s cha l l eng i ng t he pr opr i et y oft he t r i alco urt ’ s gr ant i ng M i ss i on’ s f i r stan d s ec ond m ot i onsf or t r a d it io n a l s u m m a ryju d g m e n tr e g a r d in g M c P h e r s o n ’s b r e a c h o fc o n t r a c tc la im . T h e fo c u s of M c P h e rso n ’s b rea c h o f c o n tr a c t c l a i m i s t h a t M i ss i o n fa il e d to perf orm i t s du t i esunde rt he con t r ac tf ors al e o ft he 4. 101
- ac r e t r ac tofl and
w hen M i ssi on con veyed t he l and t o M cPhers on bu tr eserved t he m i ner al r i ghts . The e ss ent i alel em ent s ofa br ea ch ofco nt r ac tcl ai m ar e: ( 1) t he exi st enc e of a val i d con t r ac t , ( 2) perf or m anc e or t end er ed perf or m anc e b y t he pl ai nt i f f , ( 3) b r each oft he contr actby t he def endan t , and ( 4) r esul t i ng dam ages to th e p l a i n ti ff. Ha rri sv. A m . Pro t. In s . Co ., 158 S . W . 3d 614, 622– 23 ( Tex. A pp. — Fort W ort h 200 5, no pet . ) . Thus , t o pr ove an ac t i on f or breach of10

c o n tra c t, a p l a i n ti ff m u s t e s ta b l i s h th e e x i s te n c e o f a v a l i d a n d e n fo rc e a b le c o n tra c t. Id . A val i d and bi ndi ng contr acti s f or m ed by: ( 1) an of f er ; ( 2) an accept ance i n st r i ctcom p l i a n c e w i t h t he t er m s oft he of f er ; ( 3) a m eet i ng of t he m i nds; ( 4) each part y ’ sc o n s e n tt o t h e t e r m s ; a n d ( 5) e x e c u t i o n a n d d e l i v e ryo ft he c o n tra c t w i th th e i n te n t th a t i t b e m u tu a l a n d b i n d i n g . Critch fi eld v. Sm ith , 151 S. W . 3d 225 , 233 ( Tex. A pp. — Tyl er 200 4, pet . de ni ed) ( ci t i ng W al
-MartStores, I nc. v. Lopez , 93 S . W . 3d 548, 555–5 6 ( Te x. App.

— Hous t on [ 14t h Di s t . ] 2002 , n o p e t .) ). W h e t h e rt h e p a rt ie sin t e n d e d t o e n t e rin t o a n a g r e e m e n tisg e n e r a lly a q u e s ti o n o f fa c t. Meru v. Hu erta , 1 36 S. W . 3d 383 , 3 90 ( Tex. A pp. — C or pus C h r is t i 2 0 0 4 , n o p e t .) . W h e t h e ra p a rt ic u la ra g r e e m e n tis a n e n f o r c e a b le c o n tra c t i sg e n e ra l l ya q u e s ti o n o f l a w . Id . I n t hi s ca se , t hr ough i t s m ot i onsf ors um m aryj udgm ent , M i ss i on chal l enged t he exi st ence ofa val i d contr actt hatpr om i sed t o conveyt he m i ner al ri g h ts to M c P h e rs o n . M i s s i o n a tte m p ts to la yt h e p re d i c a te th a t th e F e b ru a ry 18, 2003 w r i t t en agr ee m entw asnota val i d c ont r ac tan d t hu s sh ou l d be pr ec l ude d f r om be i ng c ons i der ed t o a ns w ert he que sti on ofw het hert he a g ree m e n t w a s th a t M i ss i o n w o u l d co n v e yto M c P h e rso n the m i n e ral ri g h ts to th e 4 .1 0 1 -a c re tra c t o f l a n d . M i s s i o n c h a l l e n g e sth e v a l i d i tyo f th e F e b ru a ry 18, 2003 ea r nes tm one y c ont r ac ti n t w o w ays . Fi r st , M i ss i on ar gue s t hatt he11

Febr uar y 18 , 20 03 ear nestm oney co nt r acthad ex p i r ed by i t s ow n t er m s. Secon d, M i ss i on a r gue s t hatt he st at ut e o ff r aud s bar s t he enf or ce m entoft he Febr uar y 18 , 20 03 ear nestm oney cont r actbecause i tl acks an adequat e l egal des cr i pt i on. M cPhe r so n argu es t hati ti s f ora j ury t o de t er m i ne w hatt he a g r e e m e n tb e t w e e n t h e p a rt ie sw a sa n d t h a tt h e a g r e e m e n tw a sp a rt ia lly
w r i t t en, asev i den ce d byt he Feb r uary 18 , 2 003 ear nes tm one y c ont r ac t , an d p a rt i a l l yo ral , a s e v i d e n c e d b yall e g e d sta tem e n ts m a d e b yM i ss i o n to M cPhers on, w i t h t he agr eed cl osi ng dat e i n t he t r ansact i on betw een t he part i es bei ng t he A pr i l 2 3, 2 003 cl os i ng. W e w i l l addr es s M i ss i on’ s ar gum ent s i n t ur n.

1 . T h eE a rn e s t M o n e yC o n tra c t’sE x p i ra ti o n T e rm s O rdina ri l y , ti m e i s no t o f th e e ss e n c e i n the p e rf o rm a n c e o f a rea l es tate e a rn e s t m o n e yc o n tra c t a b s e n t a c l e a r i n te n t to th e c o n tra ry . Gl ass v. A nder son , 59 6 S . W . 2d 5 07 , 5 11 ( Tex . 1 98 0) . Th i s i s t r ue even i ft he contr act s p e c i fi e s a d a te fo r p e rfo rm a n c e o r s e ts a d a te fo r th e c l o s i n g . A tki n v. Cobb , 66 3 S . W . 2d 48 , 52 ( Tex . A pp. — S an A nt oni o 1 98 3, w r i t di sm ’ d. ) . I n a t i m e- i sof
- t he essence con t r act , h ow ever , a part y m ustper f or m ort enderper f or m ance in s t r ic tc o m p lia n c e w it h t h e p r o v is io n so ft h e c o n t r a c ta n d w it h in t h e t im e p re s c ri b e d i n o rd e r to b e e n ti tl e d t o s p e c i fi c p e rfo rm a n c e . Ro undvi l le Partners, L. L. C. v. Jones , 1 1 8 S .W .3 d 7 3 , 7 9 (T e x . A p p .— A u s t in 2 0 0 3 , p e t. d e n i e d ). B u t a ti m e -i s -o f-th e -e s s e n c e p ro v i s i o n i n a c o n tra c t c a n b e w a i v e d . 1709012

Pa r k wa y, L td. v. Mc D a vid, 8 0 S .W .3 d 2 5 2 , 2 5 5 ( T e x . A p p .— D a l l a s 2 0 0 2 , p e t. d e n i e d ). W ai veri s an i nt ent i onal r el i nqu i shm entofa know n r i ght ori nt ent i onal c o n d u c t i n c o n sisten t w i th clai m i n g tha t r i g h t. Cont’ l Casi ng Co rp. v. Si

derca Cor p. , 3 8 S .W .3 d 7 8 2 , 7 8 9 (T e x . A p p .— H o u s to n [1 4 th D i s t.] 2 0 0 1 , n o p e t.). W ai verm ay be w r i t t en oror al , and i tm ay be show n by ci r cum st ances orcour se o f d e a l i n g . Car

pet Servs . , I

nc. v. G eor

ge A . Ful

ler Co. of Tex. , 80 2 S . W . 2d 3 4 3 , 3 4 6 (T e x . A p p .— D a l l a s1 9 9 0 ), a ff’d, 8 2 3 S .W .2 d 6 0 3 (T e x . 1 9 9 2 ). W a i v e r ca n b e es tab l i sh e d b ya p a rt y ’s e x p res s r e n u n c i a ti o n o f a k n o w n ri g h t, orby si l enc e o ri nac t i on f ors o l ong a pe r i od as t o sh ow an i nt ent i on t o yi el d t he k n o w n ri g h t. A gui

ar v. Segal, 1 67 S. W . 3d 4 43 , 4 51 ( Te x . Ap p . — H ous t on [1 4 th D i st.] 2 0 0 5 , p e t. d e n i e d ). B e c a u se w a i v e r i s l a rge l ya m a tter of i n ten t, f ori m pl i ed w ai vert o bef ound t hr ough a p art y’ s ac t i ons , i nt entcl ea r l y m us tbe d e m o n s tra te d b yth e s u rro u n d i n g fa c ts a n d c i rc u m s ta n c e s . Id . I n t hi s c ase, M i ssi on f i r star gues t hatt he Febr uar y 18 , 20 03 ear nest m o n e yc o n tr a c t e x p i red u n d e r i ts o w n term s b e c a u se the re w a s a d e fi n e d d a te f orcl osi ng and an ex pr ess pr ovi si on det ai l i ng t hatti m e i s of t he essence. Thu s, M i ssi on ar gues, because t he dat e of cl osi ng i n t he Febr uar y 18 , 20 03 ear nest mo n e yc o n t r a c t“ c a mea n d we n t , ” t h e c o n t r a c tt e r mi n a t e d b yi t so wn t e r ms and i s t her ef or e notenf or ceabl e.13

M cPhe r so n c ont end s t hatM i ss i on ne veratt em pt ed t o t er m i nat e t he contr act . Speci f i cal l y, M cPh e rso n a r gues t hatM i ssi on nev ersentnot i ce t hat th e c o n tra c t w a st e rm i n a te d n o r m a d e a n yd e m a n d fo r a re tu rn o f M c P h e rs o n ’s ea r nes tm one y. R h o n d a T o o m e r , M c P h e r s o n ’s r e a l e s t a t e a g e n t , p le d g e d in h e ra f f id a v it t hatM i ss i on ne verm adean obj ec t i on, ei t herve r balorw r i t t en, t o t he ext ens i on oft he cl os i ng da t e. Toom er al so av ow ed t hatM i ss i on ne verde m and ed t hatt he e a r n e s tm o n e y — d e p o s i te d a t th e ti tl e c o m p a n yc o n s i s te n t w i th th e F e b ru a ry 18, 2003 w r i t t en agr ee m ent
— be f or f ei t ed by M cPhe r so n’ s f ai l ur e t o c l os e o n M a rch 2 1 , 2 0 0 3 , o r i n an yw a yap p e a red rel u c tan t t o se l l the p rop e rt yto M cPhe r so n. Ja m es W i l l i am H ar di n, M cPhe r so n’ s pas t or , pl edg ed t hatM i ss i on Part ner s, I nc. ’ s vi ce pr es i den t G ary Fr ede r i ck had as su r ed hi m t hatt he t i m e f or cl os i ng t he t r ans ac t i on w asnotpa r am ount , t he date h ad bee n puti n t he e a r n e s tm o n e yc o n t r a c tm e r e lya sa f o r m a lit y , a n d a n yd e la yin c lo s in g w o u ld n o t b e “ a p ro b l e m .” M i ssi on al so argues t hatthe Feb r uar y 18 , 20 03 ear nestm oney co nt r act exp i r ed by i t s ow n t er m s bec aus e M cPhe r so n di d notco m pl et e a s urveyby M a r c h 1 0 , 2 0 0 3

— t h e d a t e s t a t e d in t h e e a r n e s t m o n e y c o n t r a c t . B u tH a r d in pl edg ed i n hi s af f i dav i t t hat M i ss i on had i nf or m ed hi m t hat t he su rveynotbe i ng com pl et ed by M ar ch 10 w oul d notbea h urdl e t o cl os i ng t he t r ans ac t i on.14

Furt her m or e, bot h pa rt i esag r eet hatM cPhe r so n di d pa y f oran d f ur ni sh a su rveyf ort he A pr i l cl os i ng. W e concl ude t hatM cPherso n p rod u c e d co m p e ten t co n tr o v e rt i n g ev i dence t o M i ssi on’ s st ance t hatt he Febr uar y 18 , 20 03 earn estm oney co nt r acthad exp i r ed by i t s ow n t er m s. Ther e a r e g enu i ne i ss uesofm at er i alf ac tco nce r ni ng w h e th e r M i s s i o n , th ro u g h i ts c o u rs e o f d e a l i n g sw i th M c P h e rs o n a n d i ts fa i l u re t o cl a i m t her i gh tt ha tt heF e br ua ry 18, 2003 e a r ne s tm on e y c on t r a c th ad expi r ed pr i ort o cl osi ng, w ai ved t he cl osi ng- dat e requi r em ent , the t i m e- i s- of
- t hee s s e n c e p ro v i s i o n , a n d th e s u rv e yre q u i re m e n t. S e eRo un dville , 1 1 8 S . W . 3d a t79. 2. Th e Pr operty D escr i pt i on i n t he Ear nestM oney C ontract To be val i d, a con vey anc e o fr ea l pr ope rt y m us tco nt ai n a s uf f i ci ent des cr i pt i on oft he pr ope rt y t o beco nve yed . Tex . B us . & Com . Code Ann. § 26. 01( b) ( 4) & cm t . ( V er non 200 9) . A pr ope rt y de sc r i pt i on i s su f f i ci enti ft he
w r i t i ng f ur ni shes w i t hi n i t se l f , orby r ef er enc e t o s om e o t herex i st i ng w r i t i ng, t he m ea ns o rda t a b y w hi ch t he part i cul arl and t o beco nve yed m ay be i d e n ti fi e d w i th re a s o n a b le c e rta i n ty . Se eA ICMgmt. v. Cre ws , 246 S. W . 3d 6 4 0 , 6 4 5 (T e x . 2 0 0 8 ); se e al soBroaddusv. Grout, 152 Te x. 398, 402, 258 S .W .2 d 3 0 8 , 3 0 9 (1 9 5 3 ); Sm ithv. S o relle , 126 Te x. 353, 357, 87 S . W . 2d 7 0 3 , 7 0 5 ( 1 9 3 5 ). T h e d e sc ri p ti o n o f th e l a n d m a yb e o b tai n e d fr o m d o c u m e n ts4 ... M i s s i o n p ro v i d e d th e d ra w i n g a se v i d e n c e to s u p p o rt itsfi rs t s u m m a ry

j udgm entm ot i on. 15 th a t a re p re p a re d i n th e c o u rs e o f th e tra n s a c ti o n , e v e n i f th o s e d o c u m e n ts a re p re p a re d a fte r th e c o n tra c t fo r s a l e i se n te re d i n to . S ee Porter v. Reaves , 728 S .W .2 d 9 4 8 , 9 4 9 (T e x . A p p .— F o rt W o rth 1 9 8 7 , n o w ri t); see al soJon esv. Kel ley , 6 14 S. W . 2d 95, 9 8 ( Tex. 1 981 ) . Fo rex am pl e, i n Porter, t h isc o u rth e ld t hata t en- acr e t r actofl and to b e conveyed undera l and sal e cont r actw as adequ at el y descr i bed t o sat i sf y t he st at ut e off r auds even t hou gh t he contr act s ta te d th a t “ 1 /2 o f a 2 0 -a c re tra c t” o f l a n d w a s b e i n g c o n v e y e d . Porter, 728 S. W . 2d at949. Thi s cou rthel d s o be ca us e t he l oca t i on oft he t r ac tofl and
w as noti n quest i on, t he part i es had ref er enced a d r aw i ng of t he t en- acr e t r act bei ng c onve yed i n t he con t r ac t , an d t he se l l erw asr equ i r ed t o f ur ni sh a “ cur r ent s u rv e y ” o ft h e la n d b e in g c o n v e y e d w h ic h w a sf u r n is h e d a ft e rt h e la n d s a le c o n tra c t h a d b e e n c o m p l e te d . Id . I n t hi s ca se , w e conc l udet hatt he l and w asadequa t el y des cr i bed i n t he Febr uar y 18 , 20 03 ear nestm oney co nt r actt o sat i sf yth e s t at ut e off r auds. Th e ear nestm oney co nt r actst at es t hata “+ / – 4
- A cr e t r actofl and l ocat ed al ong M cPhers on R oad i n t he C i t y ofFortW ort h, Tar r antC oun t y, Texas” w as bei ng c onve yed . The con t r ac tr ef er enc es a dr aw i ng oft he pr ope rt y. 4 T h e draw i ng co nt ai nsa di agr am oft he l and t o beco nve yed t hatw oul d a l l ow a16

l o c a ti o n o f th e la n d . M c P h e rs o n p a i d fo r a n d p ro v i d e d a s u rv e y . A4 .1 0 1 -a c re t r ac tofl and w asde sc r i bed by m et esan d bou nds i n t he r ea l es t at e l i en not e a nd
w a r r a n t yd e e d w it h v e n d o r ’s lie n . A n d t h e p a rt ie sc lo s e d t h e t r a n s a c t io n in ac cor dan cew i t h t he t er m s oft he ea r ne st m one y c ont r ac ten t er ed i nt o on Febr uar y 18 , 20 03 . W e hol d t hatt he Febr ua ry 18 , 20 03 ear nestm oney con t r ac tpr ovi ded t he m ea nsan d da t a t o i den t i f y w i t h r ea so nab l e c ert ai nt y t he p a rti c u l a r l a n d th a t w a su l ti m a te l yc o n v e y e d . S e eCre ws , 246 S. W . 3d a t645. W e sust ai n M cPhers on’ s f i r st , f ourt h, and f i ft h i ssues t o t he ext entt hat M cPhe r so n i s cha l l eng i ng t he t r i alco urt ’ s gr ant i ng M i ss i on’ s f i r stan d s ec ond s u m m a ryj u d g m e n ts a sto M c P h e rs o n ’s b re a c h o f c o n tra c t c l a i m b e c a u s e th e re e x i st g e n u i n e i ss u e s o f m a teri a l fac t ab o u t w h e th e r t h e p a rt i e s h a d ag ree d to ext end t he Feb r uary 18, 2003 ea r nes tm one y c ont r ac t ’ s cl os i ng da t e a nd
w h e th e r M i ss i o n b rea c h e d tha t co n tr a c t. C . M c P h e rs o n ’sC o m m o n L a w a n d S t a t u t o ryF r a u d C la im s I n i t s se con d i ss ue, M cPhe r so n ar gue s t hatt he t r i alco urter r ed i n gr ant i ng M i ss i on’ s t r adi t i ona l m ot i onsf ors um m ary j udgm ent on M cPhe r so n’ s com m on l aw and st at ut ory f r aud cl ai m s. M i ss i on ar gue s, as i tdi d i n i t s se con d m ot i on fo r s u m m a ryju d g m e n t, th a t M c P h e rs o n isa tte m p ti n g t o i m p ro p e rl yb ri n g a to rt c la im a n d t h a titc a n n o td o s o b e c a u s e t h e o n l yin ju ryM c P h e r s o n a c t u a lly17

c l a i m s i s th e e c o n o m i c l o s ss u bj e c t to th e c o n tra c t b e tw e e n th e p a rti e s . W e agr eew i t h M i ss i on.

1. C om m on L aw Fraud I n det er m i ni ng w het heran act i on soun ds i n contr actort ort , w e l ook f i r st to th e s o u rc e o f th e d u tyto a c t. S w. Bel l Tel. Co. v. D eLanney , 809 S. W . 2d 49 3, 49 4 ( Tex . 19 91 ) . I n per f or m i ng t hi s t ask, w e m ustl ook t o t he subst ance of t he ca us e of ac t i on and not nec es sa r i l y t o t he m ann er i n w hi ch t he act i on w a s p l e a d e d . Ji

m W alter Hom es, I

nc. v. Reed, 711 S . W . 2d 617, 617– 18 ( Tex. 19 86 ) ( “W hen t he i nj ur y i s onl y t he econo m i c l oss t o t he subj ectofa cont r act it s e lf , t h e a c t io n s o u n d sin c o n t r a c ta lo n e .” ) . A c l a i m o r d in a r ilys o u n d sin contr acti ft he cond ucti n quest i on gi ves r i se t o l i abi l i t y onl y as a br each ofan a g re e m e n t b e tw e e n th e p a rti e s . D eLanney , 809 S. W . 2d a t494. W e n extco ns i dert he nat ur e of t he rem edyorda m age s so ughtby t he c l a i m a n t. Id . A s t he su pr em e c ourtex pl ai ned i n Reed, th e n a tu re o f th e i n j u ry m o s to f t e n d e t e r m in e st h e d u t yb r e a c h e d ; w h e n t h e in ju ryiso n lyt h e e c o n o m ic l oss t o t he subj ectofa cont r acti t sel f , t he act i on soun ds i n contr actal one. Reed, 711 S. W . 2d a t618. E v e n t h o u g h M c P h e r s o n ’ s p l e a d i n g s i n c l u d e l o o s e a l l e g a t i ons of m i sr epr esent at i ons, om i ssi ons, and t h e co nceal m entofa deed sw i t ch af t er cl osi ng, the essence ofM cPhers on’ s cl ai m s i s t hati tw as t o r ecei ve t he m i ner al18

r i g h t s o n t h e 4 . 10 1- a c r e t r a c to fl a n d M i s s i o n c o n v e y e d a tt h e Ap r i l c l o s i ng, and i tdi d not. Thu s, M cPhers o n ’ s cl ai m i s t hatM i ssi on br eached i t s al l eged contr act ual obl i gat i on t o conv e yth e m i ner al r i ghts , and t he r em edy t hat M cPhe r so n ul t i m at el y s ee ksi s t he con vey anc e o ft hos e r i ght s. Accor di ngl y, M cPhers on canno trecovertortd am ages i n t hi s case because M i ssi on’ s al l eged cond uct does not gi ve r i se t o l i abi l i t y i ndep enden t of t he al l eged c o n tr act b e tw e e n M c P h e rs o n a n d M i s s i o n . S ee Hei l C o. v. Pol

ar Cor p. , 191 S. W . 3d 80 5, 81 0 ( Tex . A pp. — FortW ort h 2 0 0 6 , pet . deni ed) . W e hol d t hatt he t r i al cou rtdi d noter ri n gr ant i ng M i ss i on’ s t r adi t i ona l s um m ary j udgm entr ega r di ng M c P h e r s o n ’s c o m m o n la w f r a u d c la im .

2. Se c t i on 27. 01 S e c ti o n 2 7 .0 1 o f th e b u s i n e s sa n d c o m m e rc e c o d e p ro v i d e sa s ta tu to ry cause ofact i on f orf r audu l enti ndu cem enti n r eal est at e tr ansact i ons. T ex. Bu s. & Com . Code Ann. § 27 . 01 ( V er non 2009) . Butj us tasM cPhe r so n c ann ot cl ai m com m on l aw f r aud , i tl i ke w i seca nnotcl ai m s t at ut ory f r aud i n c onne ct i on w i t h i t s cl ai m t hatM i ss i on br ea che d i t s con t r ac t ualpr om i se t o co nve y t he m i n e ra l ri g h ts . See Wei nachtv. Phi

l l i psCoal Co. , 673 S. W . 2d 677, 680– 81 ( Tex. A pp. — D al l as1984 , no w r i t ) . I n or derf ors ec t i on 27. 01 t o a ppl y t o a t r a n s a c t io n in re a l e s t a t e , t h e f a ls e p r o m is e m u s tre la t e t o s o m e t h in g w h ic h is col l at er al , and i tm ustnotbe t he consi der at i on of t he ver y contr act , f orbr each19

o f w h i c h a p a rtys u e s . Id. I n d e term i n i n g w h e th e r t h e p rom i se i s c o l l a tera l to t he l and t r ans ac t i on i n quest i on, w e m us tal w aysl ookt o t he nat ur e o ft he a l l e g e d fa l s e p ro m i s e . Id. Subst anc e, and notf or m , i s t he t es ti n de t er m i ni ng w h e th e r th e p ro m i s e i sc o l l a te ra l . Id. To be col l at er al , t he agr ee m entm us tbe su ch t hatt he part i esw oul d na t ur al l y m ak e i ts epa r at e f r om t he con t r ac tan d
w o u l d n o to r d i n a r i l yb e e x p e c t e d t o e m b o d yt h e c o l l a t e r a l p r o m i s e i n w r i t i n g; and i tm us tnotbeso cl ea r l y conne ct ed w i t h t he pr i nci palt r ans ac t i on a s t o be p a rt a n d p a rc e l o f i t. S eeid.;s eeal soLe yen decker

v. Strang e , 204 S. W . 2d 8 4 5 , 8 4 7 (T e x . C i v . A p p .— G a l v e s to n 1 9 4 7 , w ri t re f’d n .r.e .). I n t hi s case, M i ssi on’ s al l eged con t r act ual pr om i se t o conv ey t he m i ner al r i ght s t o M cPhe r so n w oul d notm ak e a s epa r at e a gr ee m entcol l at er alt o t he con vey anc e o fthe l an d. The m i ner alr i ght s ar e c l ea r l y c onne ct ed t o t he p ri n c i p a l tra n s a c ti o n o f th e l a n d c o n v e y a n c e . S e eid . Thus , M cPhe r so n c ann ot b ri n g a c l a i m u n d e r s e c ti o n 2 7 .0 1 o ft h e b u s i n e s sa n d c o m m e rc e c o d e . W e hol d t hatt he t r i alco urtdi d noterrb y grant i ng M i ss i on’ s su m m ary j udgm ent r ega r di ng M cPhe r so n’ s st at ut ory f r aud cl ai m . W e o ver r ul e M cPhe r so n’ s se con d i s s u e . See Wei

nacht, 6 7 3 S .W .2 d a t 6 8 0 . H a v in g o v e rru l e d M c P h e rs o n ’s se c o n d i ss u e , w e d e c l i n e to a d d res s M c P h e rso n ’s thir d i ss u e p e rt a i n i n g to dam ages underM cPhers on’ s com m on l aw and st at ut or y f r aud cl ai m s.20

D . M c P h e rs o n ’sC iv il C o n s p ir a c yC la im I n i t s sevent h i ss ue, M cPhe r so n a r gue s t hatt he t r i alco urter r ed by gr ant i ng s um m ary j udgm entr ega r di ng i t s ci vi l co ns pi r acy cl ai m . M cPhe r so n as se rt s t hati t s cl ai m w asnotba r r ed by the t w o- yea rs t at ut e o fl i m i t at i ons b e c a u s e i t d i d n o t l e a rn o f th e c i v i l c o n s p i ra c yu n ti l M a rc h 2 0 0 8 . S eeT ex. Ci v. P ra c . & R e m . C o d e A n n . § 1 6 .0 0 3 (V e rn o n S u p p . 2 0 0 8 ); Chi lds v. Haussecker, 9 7 4S .W .2 d 3 1 , 4 0 (T e x . 1 9 9 8 ). Th e gener al r ul e i s t hata cause ofact i on accr ues w hen a w r o ngfulact c a u s e s s o m e le g a l in ju ry , e v e n w h e n t h e f a c to fin j u r yi s n o td is c o v e r e d u n t il l a te r, a n d e v e n i f a l l o f th e re s u lt in g d a m a g e sh a v e n o t y e t o c c u rre d . S. V. v. R. V. , 9 3 3 S .W .2 d 1 , 4 (T e x . 1 9 9 6 ). In s o m e c a s e s , h o w e v e r , t h e d i s c o v e ry r ul e m ay def erac cr ualofa ca us e o fac t i on un t i l t he pl ai nt i f fk ne w or , by e x e rci sing rea so n a b l e d i l i g e n c e , sh o u l d h a v e kn o w n o f t h e fac ts g i v i n g ri se to a c a u s e o f a c ti o n . HECI Explorati

on Co. v. Neel, 982 S . W . 2d 881, 886 ( Tex. 19 98) . I n or de rf ort hed i s c ov e ry r ul e t o a pp l y, t hen a t ur e o ft hei nj ury m ust be i nher ent l y und i scover abl e and t he i nj ur y i t sel f m ust be obj ect i vel y ver i f i abl e. Id . T h e d i s c o v e ryru l e i sa n in d e p e n d e n t g ro u n d o f d e fe n s e . Woods v. W i l l i am M. Mercer

, I nc. , 7 6 9 S .W .2 d 5 1 5 , 5 1 8 (T e x . 1 9 8 8 ). A de f end antm ovi ng f ors um m ary j udgm enton t he af f i r m at i ve def ens e o f l i m i ta ti o n sh a sth e b u rd e n to c o n c l u s i v e l y e s ta b l i s h th a t d e fe n s e . KPM GPeat21

Marwi ckv. Har

r i son County Hous. Fi n. Cor p. , 98 8 S . W . 2d 746, 748 ( Tex. 1 9 9 9 ). T h u s, to b e en ti tl e d to s u m m a ry j u d g m e n t, M i ss i o n h a d to ( 1) co nc l us i vel y pr ovew hen t he ci vi l co ns pi r ac y c aus e o fac t i on a cc r ued an d ( 2) negat e t h e d i sc o ver y r ul e, i fi tappl i es, by pr ovi ng as a m at t erofl aw t hat t her e i s no ge nui ne i ss ue ofm ate r i alf ac tab outw hen M cPhe r so n di sc ove r ed, or i n t he exe r ci seofr ea so nab l e d i l i gen ces houl d ha ve di sc ove r ed, t he nat ur e o f i tsa l l e g e d i n j u ry . S e eid . The s um m ary j udgm entev i den cees t abl i s h e st h a tM cPhe r so n r ec ei ved t he de e d r e s e rvi ng m i ne r a l r i gh t s t o M i s s i on a ft e r i t w a s r e c or de d i n 2003. M c Ph e r s on f i l e d i t so r i gi na l p e t i t i on a s s e rt i ng c i vi l c on s pi r a c y on Dec e m be r15, 2 0 0 6 . T h u s , e v e n i f th e d i s c o v e ry ru l e a p p l i e s , M i s s i o n h a s s h o w n th a t th e re i s no ge nui ne i ss ue ofm at er i alf ac tt hatM cPhe r so n, i n t he exe r ci seof r ea so nab l e di l i gen ce , sh oul d ha ve di sc ove r ed t hatM i ss i on ha d notco nve yed t he m i ne r a l r i gh t sw he n t hed e e d w a srecor ded a nd s e ntt o M c Ph e r s on i n 2003. Th er ef o re, th e t r i al courtdi d not er rby gr ant i ng sum m ary j udg m entt hat M cPhe r so n’ s ci vi l co ns pi r ac y c l ai m w asba r r ed by t he tw o- yea rs t at ut e o f l i m i t at i ons. W e over r ul e M cPhers on’ s sevent h i ssue.22

E. A tt or ney’ s Fees I n i t s si xt h i ss ue, M cPhe r so n a r gue s t hatt he t r i alco urter r ed by g r ant i ng s u m m a r yju d g m e n tin fa v o r o f M i s s i o n o n th e i s s u e o f a tto rn e y ’sfe e s . W e agr ee. M c P h e r s o n p l e a d e d t h a titw a se n t it le d t o a t t o r n e y ’s f e e su n d e rc iv il pr ac t i cean d r em edi esco de sec t i on 38. 001 , w hi ch pr ovi dest hat“ [ a] pe r so n m ay r ec ove rr ea so nab l e a t t or ney ’ s f ee s . . . i fthe c l ai m i s f or. . . an or al or w ri tte n c o n tra c t.” T e x . C i v . P ra c . & R e m . C o d e A n n . § 3 8 .0 0 1 (V e rn o n 2 0 0 8 ). B e c a u s e w e s u s t a in M c P h e r s o n ’s is s u e sre la t e d t o it sb r e a c h o fc o n t r a c tc la im , itiss t ill u n d e t e r m in e d w h o w ill b e t h e p r e v a ilin g p a rt yo n t h a tc la im . I f M c P h e rso n p rev a i l s in a t ria l o n the m e ri ts, i t co u l d b e en ti tl e d to a tto rn e y ’sfe e s . See i d. ; se e al

so Toshi

ba Mach. Co. , A m . v. SPMFl ow Control , I nc. , 1 8 0 S .W .3 d 7 6 1 , 7 8 3 ( T e x . A p p .— F o rtW o rt h 2 0 0 5 , p e t. gr ant ed, j udgm ’ tva ca t ed w . r . m . ) ( di sc us si ng t he f ac t or s con si der ed w hen a part y m ay r ecoverr easona b l e att or ney’ s f ees f ora val i d br each ofcont r act cl ai m ) . Ther ef or e, w e a l so s us t ai n M cPhe r so n’ s si xt h i ss ue and r em and t he i ss u e o f atto rne y ’s fee s b a c kto th e tr i a l co u rt p e n d in g the u l ti m a te d e t e r m in a t io n o fM c P h e r s o n ’s b r e a c h o fc o n t r a c tc la im .23 I V. C ONC L USI ON H avi ng sust ai ned M cPhers on’ s f i r st , f ourt h, and f i ft h i ssues, w e r ever se and r em and M cP he r son’ s br ea ch ofco nt r ac tcl ai m t o t he t r i alco urtf or p ro c e e d i n g sc o n s i s te n t w i th th i so p i n i o n . A l s o , h a v i n g s u s ta i n e d M c P h e rs o n ’s s i x th i s s u e , w e re v e rs e a n d re m a n d M c P h e rs o n ’sc l a i m re g a rd i n g a tto rn e y ’s f ee s. H avi ng over r ul ed M cPhe r so n’ s se con d i ss ue r el at i ng t o i t s st at ut ory a nd com m o n l a w f r a u d c l a i m s , h a v i n g o v e r r u l e d M c P h e r s o n ’ ss e v e n t h i s su e r ega r di ng i t s ci vi l con sp i r ac y cl ai m , and not add r es si ng M cPhe r so n’ s t hi r d i ss ue r ega r di ng t he t r i al cou rt ’ s gr ant i ng M i ss i on’ s no- evi den ces um m ary j udgm enton d a m a g e s re l a te d to M c P h e rs o n ’ss ta tu to ry a n d c o m m o n l a w fra u d c l a i m s , w e af f i r m t he t r i al court ’ s j udg m enton t hese i ssues.

P E R CU R I AM PA N EL: M EI ER, W A LKER, an d M C C O Y, JJ. DEL I VERE D: Aug us t20, 2009