1 ... S eeT EX . R. A PP . P. 47. 4. 

## COURT OF APPEALS SECOND DISTRICTOFTEXAS FORT WORTH
NO. 2 - 0 6 - 1 2 4 - CV
AL I CE L ONGF E L L OW , I NDE P E NDE NT AP P E L L ANT E X E C U T R IX O F TH E ESTA TE O F C H A R L E Y G . M A R T IN V . RA C ETRA C PETRO LEUM , I N C . A N D A PPELL EE S W AL
- M ARTST ORE S E AST , I NC.

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FR O M PROBATE CO URT NO . 1 OF TARRA NT CO UN TY

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### M E M ORANDU M OP I NI ON 1

----- ----- -- Al i c e L o n g f e l l o w, i n d e p e n d ent e x e c u t r i xo ft h e e s t a t e o fCh a r l e yG. M art i n, appeal s f r om t he t r i al court ’ s am ended j udg m enti n f avorofRaceT r ac2 ... W e re fe r t o a ppe l l antas“ t he Es t at e, ” exc eptw her e a di st i nct i on

bet w een “M art i n” and “Longfel l ow ” i s appr opr i at e. 2 Pet r ol eum , I nc. , gr ant i ng R aceTrac speci f i c per f or m ance oft he part i es’ cont r act and at t or ney’ s f ees. We a f f i r m. 2 I . Bac kgr ound I n M ay 19 98 , M art i n and R aceTrac si gned a “Real Est at e Pur chase C o n tra c t” (h e re i n a fte r s o m e ti m e s re fe rre d to a s th e R a c e T ra c c o n tra c t), pr ovi di ng f ort he sa l e o fap pr oxi m at el y si xt ee n ac r esofM art i n’ s l and i n Gr and Pr ai r i e f or$1 m i l l i on. Long f el l ow i ni t i al l y act ed as M art i n’ s agentundera pow er of at t or neya n d , l a t e r , a s e x e c u t r i xo fh i s e s t a t e . F o l l o wi n g e x e c u t i o n o ft he
con t r ac t , Race Tr ac pa i d $10, 00 0 .0 0 ea r nes tm one y a s r equ i r ed unde rt he
con t r a c t. Race Tr acal so ex pen ded ove r$36, 000 . 00 on en gi nee r i ng a nd
env i r onm ent al w or k o n t he pr ope rt y, r et ai ned a t i t l e c om pan y, an d obt ai ned a s u rv e y . U ndert he contr act , RaceT r a c had a ni net y- day “per m i tper i od” af t er r ecei pt of t he sur vey t o obtai n “al l governm ent al per m i t s, l i censes, var i ances, a n d a p p ro v a ls ” n e c e s s a ry fo r it to o p e ra te a s to re o n th e c o n tr a c t p ro p e rt y . If Race Tr ac w asuna bl e t o obt ai n t he r equ i r ed p e rm i ts w i t hi n ni net y da ys , t he
con t r ac tal l ow ed i t , “ by g i vi ng no t i ce t o Sel l er , [ t o] ex t end t he Per m i t Per i od f or a n a d d it io n a l s i x t y (6 0 ) d a y s .” In t h e e v e n tR a c e T r a c e x t e n d e d t h e p e r m it3 ... M a rti n a l s o s i g n e d th e c o n tra c t. 3 per i od a nd w asab l e t o obt ai n t he per m i t s, t he con t r ac tpr ovi ded t hat“ [ c] l os i ng shal l be hel d w i t hi n t en ( 10 ) days f ol l ow i ng t he end of t he Per m i tPer i od. ” T h e c o n tra c t a l s o c o n ta i n e d a g a s re s tri c ti o n th a t p ro v i d e d a s fo l l o w s : S e ll er w i l l ex ec ute . . . at or pri or t o C l os i ng , a r estr i ct io n in r e c o r d a b le f o r m w h ic h w ill ru n w it h t h e la n d p r o h ib it in g . . . a re t a il out l etf or m ot or f uel s or a con ven i enc e st or e . . . on a ny l and now o w n e d o rc o n t r o lle d b yS e lle ro rS e lle r ’s a f f ilia t e s w it h in o n e m ile ofan y bo unda r y oft he C ont r ac t Pr ope rt y. Shoul d Sel l er or anyof Sel l er ’ s af f i l i at ess el l orl ea sepr i ort o Cl os i ng, al l ora n y p a rt of su c h res tr i c ted p rop e rt y , su c h sa l e o r l e a se sh a l l b e su bj e c t t o Purchaser ’ s r i ghtsundert hi s C ontr actand S el l ershal l ensur e t hat a n yle a s e o rin s t r u m e n to fc o n v e y a n c e o fs u c h p r o p e rt ys h a ll s p e c i fi c a l l ys o s ta te . R aceTrac’ s gener al coun sel , C l aude C zaj a, t est i f i ed t hatt he gas r est r i ct i on w as very i m port antt o Rac eTr ac an d i s com m on i n th e i n d u s tr y. L ongf el l ow adm i t t ed t hatshe di d not r ead t he contr actbutsi gned i t on t he advi ce ofher at t or ney s, an d s he cl ai m ed t hat sh e w as i ni t i al l y una w ar e of t he gasr es t r i ct i on. 3 Ra c e Tr a c r e c e i ve d a s urve y oft hec on t r a c tp r op e rt y on Se pt e m be r1, 199 8, and not i f i ed M art i n and Lon gf el l ow i n w r i t i ng t hat t he per m i tp e ri od
w oul d r un t hr ough N ove m ber30, 1998 . Rac eTr ac t hen beg an t he pr oce ssof
a pp l yi ng f or a pr op e rt y pl a t f r om t he Ci t y of Gr a nd Pr a i r i e . On Nov e m be r20, 1 9 9 8 , R a c e T rac n o ti fi e d Lo n g fel l o w i n w ri ti n g tha t i t w a s e x e rci sing i ts ri g h t t o e xt e nd t hep e r m i tp e r i od f ora n a dd i t i on a l s i xt y da ys , f r om Nov e m be r 30, 1998 ,4 ... I ft her e h ad bee n no es t at e t ax i ss ue, t he t i t l e c om pan y w oul d ha ve

w i th h e l d fun d s fr o m th e p u rch a se p ri c e to p a y th e m e c h a n i c ’s l i e n . B u t, w i th t he es t at e t ax pr obl em , t he t i t l e c om pan y r equ i r ed t he ent i r e $1 m i l l i on pur cha sepr i ce t o be es cr ow ed and t he Es t at e t o “ br i ng t hat$140 , 000 t o t he c l o s i n g ” to c o v e r th e m e c h a n i c ’s l i e n . 4 t hr oug h J a n u a r y 2 9 , 1 9 9 9 , a n d L o n g f e l l o w d i d n o t o bj e c t . P u r s u a n t t o t he contr act , t her ef or e, “so l ong as RaceT r ac w as abl e t o ob ta in th e r equi r ed per m i t s, ” cl os i ng w ast o bew i t hi n t en day s aft er t he per m i tpe r i od e xpi r ed, or b yF e b ru a ry8 , 1 9 9 9 . Cz a j a t e s t i f i e d t ha tRa c e Tr a c l e a r ne d ofM a rt i n ’s Nov e m be r20, 1998 dea t h t he w ee k b ef or e c l os i ng w ast o oc cur . I n pr epa r at i on f orcl os i ng, Race Tr ac r equ es t ed an upda t ed t i t l e com m i t m entan d a sk ed t he t i t l e c om pan y
w het herLo ngf el l ow co ul d si gn t he cl os i ng do cum ent s i n l i ghtofM art i n’ s dea t h. O n Fe br uary 3, 1999 , t he t i t l e c om pan y i ndi ca t ed t hat ta x e s m i ghtbe due because oft he si ze ofM art i n’ s est at e, and R aceTrac coul d ei t her cl ose t he deal and h a ve t he pr oce edshe l d i n e sc r ow unt i l t he t i t l e c om pan y r ec ei ved t he Es t at e’ s i nve nt or y a nd a ppr ai se m entor , i ft he t i t l e c om pan y re c e i v ed t he doc um ent s, i tco ul d pa y t he t axe s. Ther e w asal so a m ec han i c’ s l i en on t he pr ope rt y, an d t he Es t at e w oul d ha ve t o r es ol ve bot h pr obl em s atcl os i ng. T h e 4 f ol l ow i ng day , Feb ru a ry 4, 19 99 , RaceT r ac not i f i ed Long f el l ow and her5 ... Th e cont r act r equi r ed t he Est at e t o del i ver“good and m ar ket abl e f ee

s i m p l e ti tl e . . . fre e a n d c l e a r o f a l l l i e n s [a n d ] e n c u m b ra n c e s ” a t c l o s i n g .

6 ... L on gf e l l ow l a t e rt e s t i f i e d, h ow e ve r , t ha tt heE s t a t e h a d $100, 000. 00 o r m o re a t th e ti m e o f M a rti n ’s d e a th .

7 ... U nde rt he t er m s o f the c ont r ac t , t he Es t at e h ad f i f t ee n da ys f r om rec e i p t of R a c e T rac ’s w ri tten n o ti c e to c u re th e ti tl e o bj e c ti o n s. I f t h e E sta te fai l e d to s a ti sfythe ti tl e o bj e c ti o n s w i th i n tha t t i m e , o n e rem e d y a v a i l a b l e to R a c e T ra c w a s to e x te n d th e ti m e fo r c l o s i n g . 5 a ttorn e y s o f t h e tw o “m a tters a ffec ti n g ti tl e ” th a t t h e E sta te n e e d e d to addr ess. 5 O n F e b r u a r y5 , 1 9 9 9 , L o n g f e llo w ’s t h e n -a t t o r n e y G ilb e rt S m it h t o ld C z a ja “i n no unc ert ai n t er m s”t hatt he Es t at e w asnotgoi ng t o c om e t o t he cl os i ng t abl e. Spec i f i ca l l y, Sm i t h s ai d t hatt he Es t at e d i d not hav e t he i nve nt or y a nd app r ai se m enti n or der , t hatt hos e d ocu m ent s cou l d t ak e a ye art o c om pl et e, an d t hat t he Es t at e di d not hav e $14 0, 000 . 00 t o pay of f t he m ec h a n i c ’s l i en. 6 Race Tr ac i m m edi at el y no t i f i ed t he Es t at e i n w r i t i ng t hati t w o u l d e xt end t he t im e f o rc lo s in g , p u r s u a n t t o t h e c o n t r a c t , t o a llo w t im e t o re m o v e t h e t it le obj ect i ons. RaceT r ac’ s l et t erf urt herst at ed, “Pur chaserst ands r eady t o cl ose

7 th e tra n s a c ti o n u p o n S e l l e r’s s a ti s fa c ti o n o f th e a b o v e -re fe re n c e d ti tl e m a tte rs .” C z aj a c onc ede d, how eve r , t hatRace Tr ac ne vert end er ed t he $1 m i l l i on p u rc h a s e p ri c e .8 ... G S W s u e d M a rti n fo r b re a c h o f c o n tra c t i n 1 9 9 7 . 9 ... So m e oft he sam e i ndi vi dual s w ho f or m ed G S W al so r an B l ackhaw k. 6 T h e rea fter, i n M a rch 1 9 9 9 , th e E sta te s e ttl e d a s e p a rate l a w su i t w i th G S W & 20 Part ner s, Lt d. , w i t h w hom M art i n had contr act ed t o sel l 10 7 acr es ofl and, i ncl udi ng t he si xt een acr es t hat ar e t he subj ectoft he R aceTrac
c o n tr a c t. P u rs u a n t to th e G S W s e tt le m e n t a g re e m e n t, B la c k h a w k P a rt n e rs I,

8 L td ., w o u l d buy75 acr es ofpr opert y f r om t he Est at e. B l a c k h a wk , i n t ur n, 9
a g ree d to se l l p a rto f t h e p rop e rt yi t w a s p u rch a sing to W a l -M a rtS to res E a st, I n c ., w it h c l o sing to b e h e l d i n M a y1 9 9 9 . T h e l a n d W a l -M a rtp l a n n e d to pur chase w as l ocat ed w i t hi n appr oxi m at el y one -hal fm i l e oft he l and un der
c o n tra c t w i th R a c e T ra c . Th e f i r s t t i me B l a c k h a wk l e a r n e d o f R a c e T r a c ’ s g a s r e s t r i c t i on w as i m m edi at el y pr i ort o i t s cl os i ng w i t h W al
- M art . Al t hough W al
- M artw asw i l l i ng t o pur cha sepa rtoft he pr ope rt y w i t h t he gas r es t r i ct i on i n pl ac e, t he cov ena nt
m ade t he pr oper t y l ess val uabl e t o W al
- M art . A ccor di ngl y, t he part i es agr eed t hat$450 , 000 . 00 ofW al
- M art ’ s pur cha sepr i ce w oul d be pl ac ed i nt o a n e sc r ow a c c o u n t p e n d i n g re s o l u ti o n o f th e R a c e T ra c -E s ta te l i ti g a ti o n . M eanw hi l e, cont i nui ng t o bel i eve t hatt he Est at e w a s unabl e t o cl ose because i tl acked suf f i ci entf und s t o pay t he m echani c’ s l i en, C zaj a cont act ed7

a s e c on d t i t l e i ns ur a nc e c om pa nyi n a n e f f ort t o f a c i l i t a t e c l os i ng . On M a y 20, 1 9 9 9 , R a c e T rac i n fo rm e d the E sta te th a t th e se c o n d ti tl e co m p a n yo ffered to
wr i t e a t i t l e p o l i c yt h a two u l d r e q u i r e i tt o p l a c e o n l yt h e netp roc e e d s i n to
escr ow . RaceT r ac al so of f er ed t o w ai ve a p ro vi si on i n t he contr actt hat req u i red the E s tate to g i v e R a c e T rac a l e g a l d e sc ri p ti o n o f i ts o th e r pro p e rt y
w i t hi n one m i l e oft he contr act pr opert y. Th e Est at e r ej ect ed R aceTrac’ s of f er o n J u n e 7 , 1 9 9 9 . T h o m a s M e t c a lf e , a re a l e s t a t e b r o k e r , t e s t if ie d t h a tL o n g f e llo w t o ld h im i n A ugu st19 99 t hatshe w as aw ar e oft he gas r est r i ct io n in th e RaceT r ac con t r ac t , kne w t hat W al
- M art w ant ed t o se l l gas on t he pr ope rt y i tw asbuy i ng, a n d tha t i f i t be c a m e an i ss u e sh e w o u l d sim p l yn o t cl o se o n the co n tr a c t w i th R a c e T r ac . Lo ng f el l ow de ni ed spe ak i ng w i t h M etcal f e an d i m pu gn ed h is “busi ness et hi cs. ” O n S ept em ber27 , 19 99 , Longfel l ow and h e rt hen- at t or ney M i chael M c C u e f le w t o A t la n t a f o ra m e e t in g a tR a c e T r a c ’s c o r p o r a t e o f f i c e . C z a ja t es t i f i ed t hatLo ngf el l ow de m and ed t hatRace Tr ac r em ove t he gasr es t r i ct i on, but Race Tr ac r ef us ed t o r ene got i at e t he con t r ac t . L ongf el l ow cl ai m ed t hats he
w entt o t he m ee t i n g to cl os e o n t he con t r ac t , butRace Tr ac r ef us ed. The
m ee t i ng l as t ed app r o x i m a tel y t en m i nut es , an d a tt he con cl us i on oft he8

m ee t i ng, M cCue ha nde d Cz a j a a t ype d l et t erpur port i ng t o t er m i nat e t he
c o n tra c t, c l a i m i n g i t w a s u n e n fo rc e a b l e . Brad Bow en, w ho w as ass oci at ed w i t h both G S W and B l ackhaw k, t es t i f i ed t hatLo ngf el l ow “ se que st er ed”M art i n, pr eve nt i ng hi m f r om out si de contact . Furt her , Bo w en di d not t r ustLongfel l ow because she w as “evas i ve”
w hen as ke d f orpr oofofhe r pow er ofatt or ney . Bow en des cr i bed Lo ngf el l ow a s h a v i n g “ i rra ti o n a l ” re s p o n s e s a n d b e i n g “ a l o o s e c a n n o n ,” “ v e ry unr easonabl e, ” “vol at i l e, ” “di f f i cul tt o w or k w i t h”, and “ im p o s s ibl e t o deal
w it h .” D u r in g h e ro w n t e s t im o n y , L o n g f e llo w c la im e d t h a t s h e w a s t h e v ic t im
o f a “ c o n sp i rac yto d o l a n d fr a u d ” p e rpe tr a ted b yM a rt i n ’s l o n g ti m e ac c o u n tan t, hi s l ongt i m e a t t or ney , Bow en, Race Tr ac , and se ver al of Lon gf el l ow ’ s pr evi ous a tto rn e y s , a n d s h e c o n te n d e d th a t s h e h a d b e e n p h y s i c a l l yth re a te n e d . I n 2001, Race Tr ac su ed t he Es t at e, al l egi ng br ea ch oft he con t r ac tan d
se e k i n g sp e c i fi c p e rf o rm a n c e , d a m a g e s, an d atto rne y ’s fee s. T h e E sta te
coun t er cl ai m ed, seeki ng a decl ar at or y j udg m entt hatt h e cont r actw as u n e n fo rce a b l e an d as se rt i n g slan d e r o f ti tl e , to rt i o u s i n terfere n c e w i th co n tr a c t,
a n d a n a c ti o n to q u i e t ti tl e . In 2 0 0 4 , t h e E s t a t e jo in e d W a l-M a rt a s a p a rt y t o t h e lit ig a t io n . S h o rt ly bef or e t r i al , W al
- M arten t er ed i nt o se par at e Rul e 11 agr ee m ent s w i t h bot h t he Est at e and R aceTrac pr ovi di ng t hat W al
- M artw oul d not at t end t he t r i al and t hat10 ... T h e j u ry a l so an sw e red tw o ad d i ti o n a l q u e sti o n s p e rt a i n i n g to

a tto rn e y ’s fe e s . 9 W al
- M artan d the othe rpa rt y to the a greem en tw ou l d n ot pu r su e an y c l a im s agai nstt he ot her . Furt he r , W al
- M artand t he Est at e agr eed t hati fRaceT r ac o b t a in e d ju d g m e n t f o r s p e c if ic p e r f o r m a n c e a n d t h e g a s re s t r ic t io n re m a in e d in pl ace, t hen W al
- M artw oul d be ent i t l ed t o t he $4 50 , 00 0. 00 escr ow ed f und s. A l t er nat i vel y, i f Race Tr ac di d notobt ai n j udgm entf ors pec i f i c p er f or m anc e a nd t he gas r est r i ct i on w as l i f t ed, t he escr ow ed f und s w oul d be pai d t o t he Est at e. F o llo w in g a t h r e e -d a yt r ia l, t h e ju r ya n s w e r e d f o u rs p e c ia l is s u e s f a v o r a b ly t o R aceTrac. Ther ea f t er , t he t r i al cou rt r end er ed an am end ed f i nal j udgm ent 10 gr ant i ng Rac eTr ac s pec i f i c p er fo rm a ncean d a t t or ney ’ s f ee s. The j udgm ent
a d d i ti o n a l l yp ro v i d e d th a t th e fu n d s i n e s c ro w b e re l e a s e d to W a l -M a rt. I I . The Est at e’ s I ssues T h e E s t a t e rai se s tw e n ty i ss u e s. I ss u e s o n e thro u g h ten req u i re u s to
c o n s tru e th e c o n tra c t a n d re v i e w th e s u fficie n c yo f th e e v i d e n c e to s u p p o rt
cert ai n j ur y f i ndi ngs. I ssues el even t hr oug h si xt een com pl ai n oft he j ur y char ge. Th e r em ai ni ng f ouri ssues chal l enge t he aw ar d of at t or ney’ s f ees t o R aceTrac and s ee k r ec ove r y ofatt or ney ’ s f ee s and e a rn es tm one y f r om Race Tr ac an d W a l -M a rt . I I I . C onst r uct i on of t he R aceTrac C ontract11 ... G ulf I ns. Co. v. B ur

ns Motors, I

nc. , 22 S. W . 3d 417, 423 ( Tex. 2 0 0 0 ); F

PL E n er g y U p to n W in d I, L .P. v. Cit yo f

A us tin exrel. E

le c . U ti l. D ep ’t, 2 4 0 S .W .3 d 4 5 6 , 4 6 3 (T e x . A p p .— A m a ri l l o 2 0 0 7 , n o p e t.).

12 ... G ulf

I ns . Co. , 2 2 S .W .3 d a t 4 2 3 ; FPL Ener gy , 240 S. W . 3d a t463. 10 W e w i l l b e g i n o u r an a l y sis w i th the foll o w in g is su e s re q u i ri n g u s to
c o n stru e the R a c e T rac co n tr a c t:

• Race Tr ac i s noten t i t l ed t o s pec i f i c p er f or m ance b e c aus e t he opt i on c o n tra c t l a c k s m u tu a l i tyo f re m e d y ;

• The Rac eTr ac co nt r ac ti s une nf or ce abl e bec aus e i t l ac ks m ut ual i t y of obl i gat i on;

• T h e R a c e T r a c c o n t r a c tis u n e n f o r c e a b le b e c a u s e itv io la t e s t h e ru le agai nstper pet ui t i es;

• Th e opt i on w as r evocabl e by t he Est at e at any t i m e bef or e RaceT r ac exe r ci se d t he opt i on be ca us e Rac eTr ac ne verpa i d i nde pen den t con si der at i on f ort he opt i on; an d

• Race Tra c ’s d em and t hatt he Es t at e p r oduc e i t s i nve nt or y a nd app r ai se m entor es cr ow t he sa l es pr oce eds w as not per m i t t ed by t he c o n tr a c t. A . Rul esofCont r ac tConst r uct i on The i nt er pr et at i on ofan una m bi guousco nt r ac t i s a que st i on of l aw t o be d e term i n e d b ythe co u rt . W hen a con t r ac ti s w or ded i n a m ann ert hatal l ow s 11 i t t o be gi ven a ce rt ai n or def i ni t e l ega l m ea ni ng, i t i s not am bi g u o u s a n d t he
c o u rt w i l l const r ue i tas a m at t erofl aw . A c o n t r a c t i s a mb i g u o u s i f , af t er 12
a p p l y i n g th e p e rti n e n t ru l e s o f c o n s tru c ti o n , i t i s s u bj e c t to tw o o r m o re13 ... Col um bi a Gas Transm i

ssi on Cor p. v. NewUl

m Gas, Ltd. , 940 S . W . 2d 5 8 7 , 5 8 9 (T e x . 1 9 9 6 ); FPL Ener gy , 240 S. W . 3d a t463.
14 ... M CI Telec om m s. Cor

p. v. Tex. U ti

l s. Elec . Co. , 995 S. W . 2d 647, 652 (T e x . 1 9 9 9 ).

15 ... Her itageRes . , I

nc. v. Nati

ons Bank , 939 S . W .2d 118, 121 ( Tex. 1 9 9 6 ).

16 ... D eW

ittCoun t y Elec. Co- op. , I nc. v. Par

ks , 1 S. W . 3d 96, 101 ( Tex. 1 9 9 9 ); Ma r

in eCre ekPa rtn er

s, L td. v. Ca ld well, 926 S . W . 2d 793, 796 ( Tex. A p p .— F o rt W o rth 1 9 9 6 , n o w ri t).

17 ... Mays v. Pierce , 1 5 4 T e x . 4 8 7 , 4 9 4 , 2 8 1 S .W .2 d 7 9 , 8 2 (1 9 5 5 ). 11 r easonabl e i nt er pr et at i ons. I n det er m i ni ng w het her a contr act i s am bi guo us, 13 t he c ou rt s ho ul d e xa m i ne a nd c on s i de r t he e nt i r e w r i t i ng i n a n e f fo rtto h a r m o n iz e a n d g iv e e f f e c tt o a ll t h e p r o v is io n s o ft h e c o n t r a c ts o t h a tn o n e w ill be r ender ed m eani ngl ess. 14 A n u n a mb i g u o u s c o n t r a c t mu s t b e e n f o r c e d a s wr i t t e n , e x a mi n i ng t he ent i r e docum entand gi vi ng t er m s t hei rpl ai n, or di nar y, and general l y accept ed
m eani ng un l ess t he i nst r um entshow s t hatt he part i es used t hem i n a t echni cal
ordi f f er entsense. Langu age i s gi ven i t s r egul argr am m at i cal m eani ng un l ess 15 t o do so w oul d def eatt he part i es’ obj ect i ve i nt entas expr essed i n t he w r i t t en c o n tr a c t. W hen w e have t he choi ce ofconst r ui ng a contr actas val i d oras

16 voi d, w e c ons t r ue i ti n s uch a w ay ast o m ak e i tva l i d. W e ma y i mp l yt e r ms 17
o rc o v e n a n t s in a c o n t r a c t“ s p a r in g l y , ” o n lyw h e r e t h e yw e r e “ c le a r ly18 ... S ee Hol m an v. M e ridia n O i l , I nc. , 988 S . W . 2d 802, 807 ( Tex. A p p .— S a n A n t o n io 1 9 9 9 , p e t . d e n ie d ) ( h o ld in g t h a ta “ t e r m o rc o v e n a n tw ill not be i m pl i ed unl ess i ta p pear s f r om t he expr ess t er m s oft he contr actt hat s u c h te rm o r c o v e n a n t w a s c l e a rl yc o n te m p l a te d ” ); Ti ps v. Hartl

and D evelopers, I nc. , 961 S . W . 2d 618, 622 ( Tex. A pp. — San Ant oni o 199 8, no p et . ) ( hol di ng t hat , w hi l e i m pl i ed cov ena nt s ar e t o bem ade“ sp ar i ngl y, ” t hey“ w i l l be f ound w h e r e n e c e s s a r yt o e f f e c t u a t e t h e p a rt ie s ’ in t e n t io n s a n d p u r p o s e s in c o n tra c ti n g ” ).

19 ... S ee We s tv. Brenntag Sw. , I nc. , 168 S . W . 3d 327, 337 ( Tex. A p p .— T e x a rk a n a 2 0 0 5 , p e t. d e n i e d ); A BB Kraftw e rkeA kti eng es el l schaftv. Brownsvil

le Bar ge & Crane, I

nc. , 115 S . W . 3d 287, 293 ( Tex. A pp. — C or pus C h ri s ti 2 0 0 3 , p e t. d e n i e d ).

20 ... N. Natural

Gas C o . v. Cono co, I nc. , 986 S . W . 2d 603, 607 ( Tex. 1 9 9 8 ); A BBK

raft wer ke , 115 S. W . 3d a t293.
21 ... West, 1 6 8 S .W .3 d a t 3 3 7 ; A BBK raft wer ke , 115 S. W . 3d a t293. 12 con t em pl at ed”o r “ n e ce ss ary t o e f f ec t uat e [ t he] pa rt i es ’ i nt ent i onsan d p u rp o s e s i n c o n tra c ti n g .” 18 B. Consi derat i on The Es t at e a r gue s t hatt he Race Tr ac opt i on con t r ac t i s une nf or ce abl e a nd
re v o c a b l e a t w i l l b e c a u s e i t l a c k e d c o n s i d e ra ti o n . A s a g ene r al r ul e, a con t r ac tm us tbe ba se d on val i d c ons i der at i on, or m ut ual i t y ofobl i gat i on. Con s i der at i on i s def i ned asei t hera ben ef i tt o t he 19 p r o mi s o r o r a l o s s o r d e t r i me n t t o t h e pr om i see. A cont r actt hatl acks 20 consi der at i on l acks m ut ual i t y ofobl i gat i on and i s unenf or ceabl e. Ther e i s a 2122 ... Tex . Ga s U ti l s. Co . v. Ba rre tt, 4 6 0 S .W .2 d 4 0 9 , 4 1 2 (T e x . 1 9 7 0 ). 23 ... T h e E sta te c o n ten d s th a t t h e co n tr a c t i s a n o p ti o n c o n tr a c t. Race Tr ac doe s notdi sp ut e t hi s cha r ac t er i z at i on. W e a gr ee t hati ti s an opt i on c o n tr a c t. See Cadle Co. v. Harvey , 4 6 S .W .3 d 2 8 2 , 2 8 6 (T e x . A p p . — F o rt W o rth 2 0 0 1 , p e t. d e n i e d ) (h o l d i n g th a t t h e te s t fo r d e te rm i n i n g w h e th e r a contr act i s an opti on contr act or a contr act f or t he sal e ofr eal est at e i s w het her th e se l l e r m u st a c c e p t a s ti p u l a ted su m i n full se ttl e m e n t o f t h e b u y e r’ s l i a b i l i ty fo r d e fa u l t); T

a b o r v. Ragle , 5 2 6 S .W .2 d 6 7 0 , 6 7 6 ( T e x . C i v . A p p .— F o rtW o rt h 1 9 7 5 , w r itre f ’d n .r .e .) (s a m e ). T h e c o n t r a c t p r o v id e s , “ In t h e e v e n tt h e s a le o f t h e C o n tr a c t P rop e rt y i s n o t c o n su m m a ted . . . d u e to [ R a c e T rac ’s] d e fau l t, [ M art i n] shal l be ent i t l ed t o r et ai n t he Ear nestM oney as f ul l l i qui dat ed dam ages fo r s u c h d e fa u l t a n d [R a c e T ra c ] sh a l l b e re l i e v e d fro m a l l fu rth e r l i a b i l i ty . . . . ”

24 ... Hot tv. Pearcy/ Chr i ston, I nc. , 663 S . W . 2d 851, 853 ( Tex. A p p .— D a l l a s 1 9 8 3 , w ri t re f’d n .r.e .).

25 ... Id. 26 ... Cul bertson v. Brodsky , 7 8 8 S .W .2 d 1 5 6 , 1 5 7 ( T e x . A p p .— F o rtW o rt h 1 9 9 0 , w ri t d e n i e d ); Ho tt, 663 S. W . 2d a t853. 13 pr e s u mp t i o n t h a t a wr i t t e n c o n t r a c t i s s u p p o rt e d b y c o n s i d e r a t i o n , a n d w e con st r ue a c ont r ac ti n f avo rofm ut ual i t y ofobl i gat i on. 22 A n opti on con t r act has t w o com pon ent s: ( 1) t he u n d e rly ing cont r act 23
w hi ch i s notbi ndi ng un t i l ac ce pt ed; an d ( 2) t he cov ena nt t o hol d ope n t o t he
o p ti o n e e th e o p p o rt u n i ty to ac c e p t. Th e opti on agr eem entcom pon entst at es 24 th e term s u p o n w h i c h the se l l e r i s w i l l i n g to se l l h i s l a n d , i f t h e o p ti o n e e elec ts t o accept w i t hi n t he agr eed t i m e. Both t he opti on and t he und er l yi ng con t r act 25
m us t be su pport ed by c o ns i der at i on. I fno c ons i der at i on i s pai d, t he opt i on 2627 ... S e eHo tt, 663 S. W . 2d at 853 –54 ( hol di ng t hatt he ef f ec tofl i m i t i ng

l i abi l i t y i n a cont r actt o p u rc h ase l and r esul t s i n an opti on t o pur chase, re v o c a b l e a t w i l l o f s e l l e r, u n l e s s a n d u n ti l i n d e p e n d e n t c o n s i d e ra ti o n i s p a i d ).

28 ... Id. a t854. 29 ... S ee Sm ith v. Hues , 540 S . W . 2d 485 , 490 ( Tex. Ci v. A pp. — H ous t on [ 14t h Di st . ] 1976 , w r i tr ef ’ d n. r . e. ) ( hol di ng t hatopt i on c ont r ac tw asnot u n e n fo rc e a b l e b e c a u s e i t l a c k e d m u tu a l i tyo f o b l i g a ti o n ); Co l l i ganv. Sm ith , 366 S .W . 2 d 8 1 6 , 8 1 8

– 2 0 (T e x . C i v . A p p .— F o rt W o rth 1 9 6 3 , w ri t re f’d n .r.e .) (ho l d i n g tha t an o p ti o n to p u rch a se l a n d i s u n i l a tera l i n n a tu re, an d i ts v a l i d i ty i sn o t d e p e n d e n t u p o n m u tu a l i tyo f o b l i g a ti o n ).

30 ... S e eHo tt, 663 S . W . 2d at853– 54 ( ex p l a i n i n g t hati fi nde pen den t con si der at i on i s pai d fo r an opt i on, i tbe com esi r r evo ca bl e, an d “ [ w ] hen t he opt i one e g i vesnot i ce or ot her w i se com pl i es w i t h t he t er m s and co ndi t i onsof t he opt i on— r ega rdl es s oft he exi st enc e o fco ns i der at i on f ort he opt i on— a b i l a te ra l e x e c u to ryc o n tra c t i s fo rm e d ” ); Hues , 54 0 S . W . 2d at49 0 ( hol di ng t hat i f th e o p ti o n i s p ro p e rl ya c c e p te d , th e o p ti o n o r i s b o u n d ). 14 i s r evo ca bl e dur i ng i t s t er m unt i l ex er ci se d. O nceco ns i der at i on pa ss es , t he 27 opti on beco m es i r r evocabl e. 28 O pt i on c ont r ac t s ar e d i ffe r entf r om ot herco nt r ac t s i n t hatan opt i on con t r ac t l ac ks m ut ual i t y of obl i gat i on a ti t s i nce pt i on. I n a co nt r ac tw her e t he 29 buye r ’ s l i abi l i t y i s l i m i t e d to th e f or f ei t ur e o fea r nes tm one y, m ut ual i t y of obl i gat i on i s cr ea t ed w hen i nde pen den tco ns i der at i on i s pai d orw hen t he opti onee exer ci ses per f or m ance. 30 R a c e T rac ex e rci se d p e rf o rm a n c e i n F e b rua ry 1 9 9 9 b y n o ti fying th e E sta te t hati ti nt end ed t o c l os e o n Fe br uary 8, 1999 , t he dat e c onte m p l a t ed by t he
c o n tr a c t, an d b ym a k i n g ap p rop ri a te p rep a rati o n s fo r cl o sing . A fter t h e E sta te31 ... S e eHo tt, 6 6 3 S .W .2 d a t 8 5 3

– 5 4 ; Hues , 5 4 0 S .W .2 d a t 4 9 0 . 15 r ef used t o cl ose, RaceT r ac ext ended t he t i m e f or cl osi ng, as i tw as per m i t t ed t o d o u n d e rt h e c o n t r a c t , t o a llo w t h e E s t a t e m o r e t im e t o c u r e t h e t it le p rob l e m s. O n c e R a c e T rac e x e rci se d i ts o p ti o n th rou g h the se ac ti o n s, m u tu a l i ty ofobl i gat i on w ascr ea t ed. Fo r th e s e re asons, w e hol d t hatt he R aceTrac 31
c o n tra c t w a s s u p p o rte d b yc o n s i d e ra ti o n .

C . Spec i f i c Pe rf or m anc e a nd M ut ual i ty ofRem edy T h e E s t a t e n e x t a r g u e s t h a tR a c e T r a c w a s n o te n t it le d t o s p e c if ic p e rf o rm a n c e b e c a u se th e c o n tr a c t l a c k e d m u tu a l i ty o f rem e d y . T h e E s t a te
c o n t e n d s t h a tt h e c o n t r a c td id n o tp e r m itt h e E s t a t e t o s e e k s p e c if ic p e r f o r m a n c e , a n d , t h e r e f o r e , R a c e T r a c c a n n o tb e e n t it le d t o s p e c if ic p e rfo rm a n c e e i th e r. Th e Ra c e T ra c cont r actpr ovi des, “[ Th e Est at e] and [ R aceTrac]
ac kno w l edg e t hati ti s i m pos si bl e t o m ea su r e t he dam age s w hi ch w oul d a cc r ue t o R a c e T r a c b yr e a s o n o f[ t h e E s t a t e ’ s ] d e f a u l th e r e u n d e r . A c c o r di ngl y, [ R aceTrac] m ay enf or ce t hi s contr act and [ t he Est at e’ s] obl i gat i ons her eund er i n an act i on seeki ng speci f i c per f or m ance. ” The ge ner al r ul e i n Tex asi s t hati f one part y br ea che s a c ont r ac tf ort he
s a le o fre a l e s t a t e , t h e o t h e rp a rt yc a n e n f o r c e t h e c o n t r a c tt h r o u g h s p e c if ic32 ... Tabor, 526 S. W . 2d a t675– 76. 33 ... Bur r v. Greenl

and, 35 6 S . W . 2d 37 0, 3 7 5 ( Tex . C i v. A pp. — El Paso 1 9 6 2 , w r i t re f’d n .r.e .); Sm ith v. Nash , 571 S . W . 2d 372, 375 ( Tex. Ci v. A p p .— T e x a rk a n a 1 9 7 8 , n o w ri t).

34 ... A dam s v. A b b o tt, 151 Te x. 601, 605– 06, 254 S. W . 2d 78, 80–8 1 (T e x . 1 9 5 2 ); L a ngle yv. No r r is , 141 Te x. 405, 413, 173 S. W . 2d 454, 458– 59 (T e x . 1 9 4 3 ); Nash , 571 S. W . 2d a t375.

35 ... A da ms , 1 5 1 T e x . a t 6 0 5 , 2 5 4 S .W .2 d a t 8 0 ; Hues , 54 0 S . W . 2d at 490. 36 ... S e eA da ms , 1 5 1 T e x . a t 6 0 5

– 0 6 , 2 5 4 S .W .2 d a t 8 0

– 8 1 . 16 per f or m ance. S p e c i fi c p e rfo rm a n c e w i l l b e g ra n te d o n l yi n c a s e s w h e re th e re 32 i s a m ut ual i t y ofr em edy . The abs enc e o f m ut ual i t y ofr em edyw hen a 33 contr acti s execut ed, how ever , does notm ake t he contr actunenfor ceabl e so l ong a s m u tu al i t y ofr em edyi s su bs equ ent l y s uppl i ed. M ut ual i t y ofr em edy 34
m a yb e s u b s e q u e n t lys u p p lie d b y p e r f o r m a n c e o f t h e p a rt yw h o s e e k s s p e c if ic per f or m ance. 35 W hen Race Tr ac pe r f or m ed unde rt he con t r ac tan d s t ood r ea dy, w i l l i ng, and ab l e t o c l os e, m ut ual i t y ofr em edyw ass uppl i ed, an d t he Es t at e c oul d ha ve e n f o r c e d t h e c o n t r a c t a g a i n s tRaceT r ac. W e , t h e r e f o r e , h o ld t h a ts p e c if ic 36 per f or m ance w as a pr operr em edy i n t hi s case.37 ... I n i t s l i ve pl eadi ng att he t i m e oft r i al , t he Est at e pl eaded f our t een

di f f er entaf f i r m at i ve def enses, buti tdi d not pl ead t he r ul e agai nstper pet ui t i es or i l l egali ty . S ee T EX . R. A PP . P . 3 3 .1 (a ); Bushel l v. D ean , 803 S. W . 2d 711, 7 1 2 (T e x . 1 9 9 1 ) (o p . o n re h ’g ).

38 ... S ee T EX . R. C IV . P . 6 7 ; Bel l v. Meeks , 725 S . W . 2d 179, 179– 80 ( Tex. 1 9 8 7 ); Bo wles v. Reed, 9 13 S. W . 2d 652, 659– 60 ( Te x. App . — W a c o 1995, w ri t d e n i e d ). 17 D . Rul e A gai nstPer pet ui t i es T h e E s t a t e a r g u e s t h a t t h e o p t io n c o n t r a c tisu n e n f o r c e a b le b e c a u s e it
v i o l a ted the rul e ag a i n st p e rpe tu i ti e s. T h e E sta te h a s w a i v e d this co m p l a i n t, h o w e v e r, b e c a u se i t w a s n o t r a i se d i n the tr i a l co u rt . 37 Th e Est ate , nevert hel ess, cont ends t hatC zaj a’ s t est i m ony est abl i shed t hatt he con t r ac tw asi l l ega l and , t her ef or e, t he r ul e aga i ns tpe r pet ui t i esi ss ue
w ast r i ed by c ons ent . W e di sa gr ee . O n c r os s- exa m i nat i on, Czaj a d i sp ut ed t he Es t at e’ s at t or ney ’ s su gge st i on t hatt he con t r ac t cou l d “s t ay al i ve f or eve r ”; he
con t end ed t hat i f a part y di d not hi ng i tw oul d e ven t ual l y bei n de f aul t ; an d he
n o t e d t h a tt h e c o n t r a c ts p e c if ic a llyp r o v id e d t h a t “ t im e is o ft h e e s s e n c e .” T h is t es t i m ony al one w asi ns uf f i ci entt o br i ng t he r ul e a gai ns tpe r pet ui t i esbe f or e t he t r i al courtby t he act i ve assi st ance ofbot h part i es. 38 Th e Est at e f urt her contends t hat t he contr acti s i l l egal on i t s f ace because
a c ont r ac t ual p ro v i si on a l l ow ed Race Tr ac t o e xt end i nde f i ni t el y t he t i m e f or cl osi ng. The provi si on i n quest i on pr ovi des as f ol l ow s:39 ... See Matter n v. Her

zog , 3 6 7 S .W .2 d 3 1 2 , 3 1 4 (T e x . 1 9 6 3 ). 40 ... KMI

Cont ’ l O f f sh ore Pro d. Co. v. A CF Pe troleum Co. , 746 S. W . 2d 2 3 8 , 2 4 3 (T e x . A p p .— H o u s to n [1 s t D i s t.] 1 9 8 7 , w ri t d e n i e d ); Nash , 571 S. W . 2d a t375. 18 I f[ R aceTrac] has obj ect i ons t o t he t i t l e orsur vey o f t he C ontr act Pr oper t y, a w r i t t en st at em entofsuch obj ect i ons shal l be f ur ni shed t o [ t he Es t a t e ] , i n w hi c h e ve nt [ t he Es t a t e ] s ha l l h a vef i f t e e n ( 15) d a y s a f t e r r e c e ip to fs a id s t a t e m e n tt o s a t is f ya ll o bje c t io n s a n d , if [ t he Es t at e] f ai l s t o s at i sf y s uch obj ec t i onsw i th i n t hatt i m e t hen : [ Race Tr ac ] m ay . . . ex t end t he t i m e f orCl os i ng t o a l l ow [ t he E s ta t e ] o r [R a c e T ra c ] additi onal ti m e t o r em ove such obj ec t i ons . . . . ( em pha si s su ppl i ed) W e const r ue a contr act i n a w ay t hat r ender s i t enf or ceabl e r at hert han i nva l i d eve n w her e t he r ul e a gai ns tpe r pet ui t i esi s i nvol ved . I n t he abs enc e o f 39 a pr ovi si on of t i m e f orper f or m ance, t he l aw i m pl i es t hata r easonabl e t i m e w as i nt end ed. 40 W e hol d th att he t er m “addi t i onal t i m e” i n t he R aceTrac contr actw as i nt ended by t he part i es t o pr ovi de a r easonab le t i m e f orper f or m ance. Th er ef or e, t he contr actw as noti l l egal on i t s f ace. E. I nve nt ory a nd Appr ai se m ent T h e E sta te n e x t co n ten d s th a t R a c e T rac ’s req u i rem e n ts th a t t h e E sta te pr ovi de an i nve nt or y a nd app r ai se m entores cr ow t he sa l espr oce edsw er e n ot p e r m it t e d b yt h e c o n t r a c t . A d d it io n a lly , ita r g u e s t h a t t h e c o n t r a c to n ly per m i t t ed Race Tr ac t o pr ovi de add i t i ona l ti tl e ors ur veyobj ec t i onsba se d on19

upda t ed t i t l e c om m i t m ent s ors ur vey s, an d Rac eTr ac f ai l ed t o pr ove t hatt he add i t i ona l r equ i r em ent s r es ul t ed f r om an upda t ed t i t l e c om m i t m entors ur vey . Th e RaceT r ac cont r actst at es, A tcl osi ng . . . [ t he Est at e] shal l execut e and del i vert o [ R aceTrac] a G e n e ral W a rr a n ty D e e d , s a t is fac to ry i n form an d su b sta n c e to [ Race Tr ac ] , co nve yi ng go od a nd m ar ke t abl e f ee s i m pl e t i t l e t o t he C ontr actPr opert y, f r ee and cl earofal l l i ens, encum br ances, e a s e m e n ts a n d re s tri c ti o n s o f e v e r y n a t u r e a n d d e s c ri p ti o n . . . . [ Th e Est at e] shal l execut e and del i verw i t h t he deed such o t her i n stru m e n ts a s m a yb e req u i red b y th e ti tl e i n su ran c e co m p a n yto i ss u e i ts p o l i c yo f t i tl e i n su ran c e an d an yan d all o th e r do c u m e n ts dee m ed r ea so nab l y n e c e ss ary by[ Race Tr ac ] t o c ons um m at e t he tra n s a c ti o n s c o n te m p l a te d h e re i n . Th e pl ain la n g uage of t he contr actr equi r ed t he Est at e t o pr ovi de at cl os i ng “ good and m ar ke t abl e t i t l e” and t o del i ver any i ns t r um ent s r equ i r ed by t he t i t l e i nsur ance com pany i n or dert o i ssue a t i t l e i nsur ance pol i cy. Ther ef or e, t he r equi r em ent s t hatt he Est at e pr ovi de an i nventor y a n d a p p ra i sem entas r equ i r ed by t he t i t l e i ns ur anc e com pan y w er e aut hor i z ed by t he con t r ac t . The
e v i d e n c e i s u n d i s p u te d th a t th e ti tl e i n s u ra n c e c o m p a n yre q u i re d th e E s ta te ’s i nve nt or y a nd a ppr ai se m ent , ort o hol d t he pr oce eds i n es cr ow , i n or dert o i ss ue a title i nsur ance pol i cy. Thu s, w e hol d t hatt he R aceTrac contr actal l ow ed Race Tr ac t o de m and t hat th e E s t at e p r oduc e t hes e d ocu m ent s, oral l ow t he pr oceeds t o be escr ow ed i n or dert o cl ose.20

I V . I ss uesChal l eng i ng t he Evi den ceSupport i ng t he Jury Fi ndi ngs Th e j ur y answ er ed t he f ol l ow i ng f ourquest i ons: SPE CI AL QU EST I O N # 1: O n o ra f t e rF e b r u a r y8 , 1 9 9 9 , d id L o n g f e llo w f a il t o com pl y w i t h t he C ontr actw i t h R acet r ac?

A nsw er“Yes” or“N o” Yes I fyou answ er ed S peci al Q uest i on # 1 “Y es” t hen answ er S peci al Q uest i on # 2, ot her w i se do notansw er Spe c i a l Q ue s t i on #2.

SPE CI AL QU EST I O N # 2: W asLo ngf el l ow ’ s f ai l ur e t o c om pl y e xcu se d? An s we r“ Ye s ” o r“ No ” No SPE CI AL QU EST I O N # 3: W a s R a c e tra c re a d y , w i l l i n g a n d a b l e to p e rfo rm i t s obl i gat i ons unde r t he C ont r ac ton: ( A ns w er“ Yes”or “ N o ” fo r b o th ): A . Febr uar y 8, 19 99 Y es B. Fe br uary 9, 1999 t hr ough S ept em ber27 , 19 99 Y es SPE CI AL QU EST I O N # 4: D i d R a c e tr a c fai l to c o m p l yw i th the C o n tr a c t? A ns w er“ Yes”or“ N o” No41 ... A l t hough t he Es t at e doe s not des i gna t e t hi s ar gum entasa cha l l eng e

t o t he suf f i ci ency of t he evi dence, w e w i l l r evi ew i tundert he l egal and f act ual s u fficie n c ys ta n d a rd s . See Pool v. Ford Motor Co. , 715 S . W . 2d 629, 633 ( Tex. 1 9 8 6 ) (o p . o n re h ’g ) (l i b e ra l l yc o n s tru i n g i s s u e i n p a rty ’s b ri e f); Ho l le yv. W

a tts , 629 S. W . 2d 694, 696 ( Tex. 1982 ) ( di r ec t i ng ust o c ons i derbot h t he w or di ng ofpa rt y’ s poi nt s a nd a r gum enti n or der“ t o de t er m i ne asbe stw e c an”i ss ue p a rtyi n te n d e d to ra i s e ).

42 ... Uni royal G oodr i ch T i re Co. v. Marti

nez , 977 S . W . 2d 328, 334 ( Tex. 1 9 9 8 ), cert. denied, 5 2 6 U .S . 1 0 4 0 (1 9 9 9 ); R o b e rt W . C a l v e rt, "No Evidence" and "I ns uffic ie n t Evi

den ce " Poi

nts of Er ror, 38 T EX . L . R EV . 361, 362– 63 (1 9 6 0 ). 21 A . RaceT r ac’ s Perf or m ance The Es t at e a r gue s th a tt he j ur y’ s ans w er s t o t he f i r stt hr ee que st i ons sh oul d b e di sr ega r ded be ca us e Rac eTr ac f ai l ed t o t end erpe r f or m anc e o r paym ent . A ccor di ng t o t he Est at e, t he con tr a c t e xpi r ed because R aceTrac f ai l ed t o t i m el y exer ci se i t s contr act ual r i ghts . A l t er nat i vel y, t he Est at e ar gues t h a tt h e c o n t r a c tw a s re v o k e d a n d t e r m in a t e d b e f o r e R a c e T r a c p u r p o rt e d ly
e x e rc i s e d i ts o p ti o n ri g h ts . W e m ay sust ai n a chal l enge t o a j ur y f i ndi ng based on l egal suf f i ci ency 41 onl y w hen ( 1) t he r ecor d di scl oses a c o m p let e absence ofevi dence of a vi t al f ac t ; ( 2) t he cou rt i s bar r ed by r ul es of l aw or ofev i den ce f r om gi vi ng w ei ght to th e o nl y e vi de nc e o f f e r e d t o pr ov e a v i t a l f a c t ; ( 3) t hee vi de nc e o f f e r e d to pr ove a vi t al f act is n o m o re t han a m er e sci nt i l l a; or( 4) t he evi dence
e sta b l i sh e s c o n c l u sive l ythe o p p o sit e o f a v i tal fac t. I n det er m i ni ng w het her 4243 ... Cit y of Kel ler v. W i l so n , 1 6 8 S .W .3 d 8 0 2 , 8 0 7 , 8 2 7 (T e x . 2 0 0 5 ).
44 ... Gar za v. A lvi

ar, 3 9 5 S .W .2 d 8 2 1 , 8 2 3 (T e x . 1 9 6 5 ). 45 ... Ma r. O ver

s e a sCo r

p . v. E llis , 9 7 1 S .W .2 d 4 0 2 , 4 0 6

– 0 7 (T e x .), c ert. denied, 525 U. S. 1017 ( 1998)

46 ... S ee McMi

l l an v. D ooley , 144 S. W . 3d 159 , 178 ( Tex. A pp. — Eas t l and 2 0 0 4 , p e t. d e n i e d ); Tex. State Opti cal , I nc. v. W

i ggi ns, I nc. , 882 S .W .2 d 8, 1 0

– 1 1 (T e x . A p p .— H o u s to n [1 s t D i s t.] 1 9 9 4 , n o w ri t). 22 t her e i s l egal l y suf f i ci entevi dence t o suppo rt t he f i ndi ng und err evi ew , w e m ust
con si derev i den ce f avo r abl e t o t he f i ndi ng i f a r ea so nab l e f ac t - f i nde rco ul d a nd d is r e g a r d e v id e n c e c o n t r a r yt o t h e f in d in g u n le s s a re a s o n a b le f a c t -f in d e rc o u ld
n o t. 43 A n assert i on t hatt he evi dence i s f act ual l y i nsuf f i ci ent t o suppo rta f act f i ndi ng m ea ns t hat the e vi den ce s upport i ng t he f i ndi ng i s so w ea k o rt he evi dence t o t he contr ar y i s so over w hel m i ng t hatt he answ er s hou l d be set
as i de and a new t r i al or der ed. W e ar e r equi r ed t o consi deral l oft he evi dence 44 i n t he ca sei n m ak i ng t hi s det er m i nat i on, not j us t t he evi den ce t hats upport s t he f i ndi ng. 45 T h e e x e r c is e o f a n o p t io n t o p u r c h a s e m u s tb e p o s it iv e , u n c o n d it io n a l,
a n d u n e q u i v o c a l , a n d i s e q u i v a l e n t to th e a c c e p ta n c e o f a n o ffe r. W hen one 46 part y r ef uses t o per f or m i t s obl i gat i ons und era cont r act , how ever , t he ot her part y ne ed nott end er per f or m anc e b ef or e s ui ng t o e nf or ce t he con t r ac tt hr ough47 ... Chapm an v. O l br i ch , 217 S . W . 3d 482, 491 ( Tex. A pp. — H ous t on [1 4 th D i s t.] 2 0 0 6 , n o p e t.); Krayem v. USRP ( PA C), L. P. , 194 S . W . 3d 91, 94 (T e x . A p p .— D a l l a s 2 0 0 6 , p e t. d e n i e d ); 1709 0 Par kway, Ltd. v. M c D a vid, 80 S .W .3 d 2 5 2 , 2 5 6 (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 ).

48 ... L a ngle yv. No r r is , 167 S . W . 2d 603, 609

– 1 0 ( Tex. Ci v. A p p .— E a s tl a n d 1 9 4 2 ), a ff’d, 1 4 1 T e x . 4 0 5 , 1 7 3 S .W .2 d 4 5 4 (1 9 4 3 ). 23 speci fic p er f or m ance. O ne ofoursi st ercourt s has hel d, f orexam pl e, t hat 47
w her e a buy erofl and pe r f or m ed al l t hatt he con t r ac tr equ i r ed ofhi m ex ce pt
ac t ual l y te n d ert he pur cha sepr i ce , an d w asf i nan ci al l y a bl e t o pa y, butt he
s e lle rre f u s e d t o c o n v e y t h e la n d , t h e b u y e rw a s e n t it le d t o s p e c if ic per f or m ance. 48 The j ur y’ s f i ndi ngs t hat Lon gf el l ow f ai l ed t o c om pl y w i t h t he con t r ac ton oraft erFe br uary 8, 1999 ; t hatLo ngf el l ow ’ s f ai l ur e t o c om pl y w asnotex cus ed; and t hatRaceT r ac w as r eady, w i l l i ng, and abl e t o per f or m i t s obl i gat i ons und er th e c o n tra c t o n F e b r u a r y 8 , 1 9 9 9 th ro u g h S e p te m b e r 2 7 , 1 9 9 9 , w e re s u p p o rte d b yth e fo l l o w i n g e v i d e n c e : C z aj a t es t i f i ed t hatRace Tr ac m adeap pr opr i at e p r epa r at i o n s fo rcl os i ng i n the w e e kp ri o r t o F e b rua ry 8 , 1 9 9 9 ; th a t R a c e T rac n o ti fi e d the E sta te o f i ts i nt ent i on t o cl os e and t he t i t l e obj ec t i ons r eve al ed by t he t i t l e com pan y; t hatt he Es t at e r ef us ed t o c l os e; t hatRace Tr ac pr ope r l y e xt end ed t he t i m e f orcl os i ng t o al l ow t he Est at e m or e t im e to cur e t he t i t l e pr obl em s; and t hatRaceT r ac24

conti nued t o t r y t o cl ose af t er Febr uar y. The part i es’ w r i t t en cor r espond ence i n th e re c o rd fu l l yc o rro b o ra te s C z a j a ’s te s ti m o n y . Lon gf el l ow , on t he ot herha nd, as s e rte d thats he w ant ed t o c l os e t he
c o n t rac t bu t R a c e T rac refu se d , a n d sh e clai m e d tha t sh e w a s th e v i c ti m o f a
con sp i r ac y. The Es t at e al so of f er ed t he t es t i m ony ofRace Tr ac ’ s vi ce pr es i den t of r eal est at e, w ho i ndi cat ed t hat R aceTrac di d not i nt end t o devel op orm ar ket
c e rt a i n ex tr a ac rea g e i n c l u d e d i n th e d e a l w i th th e E sta te. F u rt h e r, the E sta te
c a lle d C h u c kH a rt le y , L o n g f e llo w ’s e m p lo y e e w h o a ls o a t t e n d e d t h e m e e t in g in A t l ant a. H a rtl ey t es t i f i ed t hatRace Tr ac ha d s eve n orei ghtpe opl e a tt he
m eet i ng, w her eas Long f el l ow ’ s part y w as com pr i sed ofonl y t hr ee. H art l ey st at ed t hatLo ngf el l ow “ w ant ed t he dea l t o go t hr ough”butRace Tr ac ” ki nd of l a u g h e d at h e r. ” T h e E sta te a l so c a l l e d C za j a , w h o m a i n tai n e d h i s p o sit i o n tha t, att he m ee t i ng i n A t l ant a, Lo ngf el l ow t r i ed t o r ene got i at e t he con t r ac tw i t hout t he gasr es t r i ct i on. C z aj a c onc ede d t hatRac e T ra c d i d nott end ert he pur cha sepr i ce , but
m ai nt ai ned i t had t he f i nanci al abi l i t y t o do so. RaceT r ac ar gued i n cl osi ng t hat t he r es ol ut i on oft he ca se t ur ned on w hos e ver si on ofev ent s— Lon gf el l ow ’ s or C z aj a’ s— t he j ur y be l i eve d. The j ur y, w ho i s t he so l e j udge of t he cr edi bi l i t y of49 ... S ee Cit y of Kel ler, 168 S. W . 3d a t819. 50 ... D o wCh em . C o . v. F ra n cis , 4 6 S .W .3 d 2 3 7 , 2 4 1 (T e x . 2 0 0 1 ); Ster ner v. Marathon Oi

l Co. , 7 6 7 S .W .2 d 6 8 6 , 6 9 0 (T e x . 1 9 8 9 ).

25 w it n e s s e s a n d m a yc h o o s e t o b e lie v e o n e w it n e s s o v e ra n o t h e r , e v id e n t ly bel i eved C zaj a. 49 A ppl yi ng t he appr o pr i at e l egal and f act ual suf f i ci ency st andar ds ofr evi ew , w e hol d t hat t he evi dence w as suf f i ci ent t o suppo rt t he j ur y’ s fin d in g s t hat Lon gf el l ow f ai l ed t o com pl y w i t h t he con t r ac t ; t hathe rf ai l ur e w asnotex cus ed; and t hatRaceT r ac w as r eady, w i l l i ng, and abl e t o per f or m i t s obl i gat i ons und er th e co n tr a c t. B. Rac eTr ac ’ s Exe r ci seoft he Si xty- D ay Ext ens i on T h e E s ta te a r g u e s th a t th e re w a s “ n o e v i d e n c e ” to s u p p o rt th e j u ry ’s fai l u re to fi n d tha t R a c e T rac d i d n o t co m p ly w it h t h e R a c e T rac co n tr a c t. Speci f i ca l l y, t he Es t at e c o n tendst hatbe ca us e t her e i s no e vi den ce s how i ng t h a tR a c e T r a c w a s e n t it le d t o t h e c o n t r a c t u a l s ix t y -d a ye x t e n s io n t o t h e p e r m it per i od, t he contr actexpi r ed on N ovem ber30 , 19 98 , as a m at t erofl aw . W h e n a p a rt y a t t a c k s t h e l e g a l s u f f i c i e n c y o f a n a d v e r s e f i ndi ng on an i ssue on w hi ch i thad t he bur den of pr oof, i tm ustdem onst r at e on appeal t hat t he evi den ce es t abl i sh es , a s a m at t erofl aw , al l vi t al f ac t s i n s upportoft he i ssue. I n r evi ew i ng a “ m at t erofl aw ” cha l l eng e, w e m us tf i r stex am i ne t he

5051 ... D owChem . Co. , 4 6 S .W .3 d a t 2 4 1 ; S ter ner, 767 S. W . 2d a t690. 52 ... D owChem . Co. , 4 6 S .W .3 d a t 2 4 1 ; S ter ner, 767 S. W . 2d a t690. 53 ... D owChem . Co. , 46 S . W . 3d a t241. 26 r ec or d f orev i den ce t hats upport s t he f i ndi ng, w hi l e i gnor i ng al l ev i den ce t o t he
con t r ary. I f t her e i s no evi den ce t o su pport t he f i ndi ng, w e t hen ex am i ne t he

51 ent i r e r ecor d t o det er m i ne i f t he contr ar y pr opo si t i on i s est abl i shed as a m at t er ofl a w. W e m a ys u s t a in t h e p o in to n lyift h e c o n t r a r yp r o p o s it io n is

52
con cl us i vel y e st abl i sh ed. 53 Ther e i s evi den ce i n t he r ec or d s how i ng t hatRace Tr ac co m pl i ed w i t h t he t er m s oft he contr acti n seeki ng t he si xt y- day ext ensi on. Th e contr actal l ow ed R a c e T r a c t o e x t e n d t h e p e r m itp e r io d u p o n w r i t t e n n o t ic e t o L o n g f e llo w if R aceTrac w as unab l e t o obtai n al l r equi r ed per m i t s w i t hi n t he or i gi nal ni net y- day pe r m i tp e r i od , w hi c h w a s t o e xp i r e o n Nov e m be r30, 1998. On Nov e m be r13, 199 8, t he C i t y ofG r and Pr ai r i e n ot i f i ed Race Tr ac th a t t he m at t erw oul d be
su bm i tt ed f ora hea r i ng be f or e t he ci t y’ s pl ann i ng a nd z oni ng c om m i ss i on on D ec em ber7, 1998 , an d i ndi ca t ed t hat a Race Tr ac r epr es ent at i ve sh oul d a t t end t he m ee t i ng. O n Novem ber20, 199 8, Race Tr ac not i f i ed t he Es t at e i n w r i t i ng th a t i t w a s e x e rc i s i n g th e e x te n s i o n . T h e E s ta te d i d n o t o bj e c t to R a c e T ra c ’s
e ffo rts to e x te n d th e p e rm i t p e ri o d .54 ... T EX . R. C IV . P . 2 7 8 ; Uni on Pac. R. R. Co. v. W i l l i am s , 85 S . W . 3d 162, 1 6 6 (T e x . 2 0 0 2 ). 27 W e h o ld t h a t , b e c a u s e t h e r e is s o m e e v id e n c e t h a t R a c e T r a c p r o p e r ly
e x e rc i s e d i ts ri g h t to th e s i x ty -d a ye x te n s i o n u n d e r th e R a c e T ra c c o n tra c t, th e re i s e v i d e n c e th a t s u p p o rts th e j u ry ’s c h a l l e n g e d fi n d i n g , a n d R a c e T ra c ’s fa i l u re t o com pl y w i t h t he R aceTrac contr act w as not est abl i shed as a m at t erofl aw . V . Chal l eng est o t he Jury Char ge A . O m i tt ed Q ues t i ons T h e E sta te a rgu e s th a t t h e tr i a l co u rta b u s e d it s d i sc reti o n b yfai l i n g to subm i tj ur y quest i ons aski ng w het herRaceT r ac w as ent i t l ed t o t he contr act ual si xt y-d ay ext ens i on; w het herRace Tr ac pr ope r l y a nd f i nal l y a cc ept ed t he
con t r ac tan d t end e re d p e rf or m anc e, orf i nal l y a cc ept ed t he opt i on be f or e t he E sta te te rm i n a ted the co n tr a c t; w h e th e r t h e co n tr a c t w a s a n o p ti o n co n tr a c t;
a n d w h e th e r R a c e T ra c p a i d i n d e p e n d e n t c o n s i d e ra ti o n fo r th e o p ti o n s . A pa rt y i s ent i t l e d to a j ur y qu es t i on ori ns t r uct i on i ft he pl ea di ngsan d evi dence r ai se an i ssue. W e r evi ew a t r i al court ’ s deci si on t o subm i torr ef use 54 a part i cul arquest i on ori nst r uct i on f oran abuse ofdi scr et i on, r ecogn i zi ng t hat
w h e n e v e rp o s s i b l e th e tri a l c o u rt s h o u l d s u b m i t a c a u s e u p o n b ro a d -fo rm55 ... T EX . R. C IV . P . 2 7 7 ; I nreV. L . K. , 2 4 S .W .3 d 3 3 8 , 3 4 1 (T e x . 2 0 0 0 ); Tex . D ep ’t o f Huma n S ervs . v. E. B. , 8 0 2 S .W .2 d 6 4 7 , 6 4 9 (T e x . 1 9 9 0 ); Ci m ar ron Coun try Prop. O wners A ss’ n v. Keen , 117 S . W . 3d 509, 511 ( Tex. A p p .— B e a u m o n t 2 0 0 3 , n o p e t.); Ryan Mort gag e I nvestor s v. Fl em i ng- Wood, 6 5 0 S .W .2 d 9 2 8 , 9 3 2

– 3 3 (T e x . A p p .— F o rt W o rth 1 9 8 3 , w ri t re f’d n .r.e .).

56 ... See, e. g. , TXI

Transp. Co. v. Hugh es , 224 S. W . 3d 870, 902– 03 (T e x . A p p .— F o rt W o rth 2 0 0 7 , p e t. fi l e d ); Pitm an v. Li ghtf oot, 937 S. W . 2d 496, 519 –20 ( Tex. A pp. — San Ant oni o 1996, w r i tde ni ed) ( ci t i ng Isl and Recreati

onal D e v. Co rp . v. Rep ub l i co f T ex . Sa v. A ss ’n , 7 1 0 S .W .2 d 5 5 1 (T e x . 1 9 8 6 )). 57 ... See TXI Transp. Co. , 2 2 4 S .W .3 d a t 9 0 2

– 0 3 ; Pitm an , 937 S. W . 2d a t519– 20 . 28 quest i ons. T h e t r ia l c o u rt d o e s n o ta b u s e it s d is c r e t io n in re f u s in g t o s u b m it

55 quest i ons t hatar e adequ at el y encom passed w i t hi n br oad- f or m quest i ons i tdoes
su b m i t. 56 The qu es t i on ofw het herRace Tr ac co m pl i ed w i th t he t er m s oft he
c o n t r a c tw a s s u b m it t e d t o t h e ju r y , a n d t h e ju r yf a ile d t o f in d t h a tR a c e T r a c d id notco m pl y w i t h t he con t r ac t . Thi s br oad f or m que st i on enc om pas se s t he i ss ue ofw het herRaceT r ac pr oper l y i nvoked t he si xt y- day ext ensi on. W e, t her ef or e, h o l d tha t t h e tr i a l co u rtd i d n o t ab u s e it s d is c reti o n b yfai l i n g to s u b m i t a quest i on aski ng speci f i cal l y w het her R aceTrac w as ent i t l ed t o t he contr act ual si xt y- dayex t ens i on. 57 Furt her , t he j ur y f ound th atLo ngf el l ow f ai l ed t o c om pl y w i t h t he R aceTrac contr act , t hatherf ai l ur e t o com pl y w a s n o t excu sed, and t hat R a c e T ra c s to o d re a d y , w i l i n g , a n d a b l e to p e rfo rm i ts o b l i g a ti o n s fro m F e b ru a ry58 ... See TXI Transp. Co. , 2 2 4 S .W .3 d a t 9 0 2

– 0 3 ; Pitm an , 937 S. W . 2d a t 5 1 9

– 2 0 .

59 ... Brown wo o d

Ro ssCo . v. Ma veri

ckCo un ty , 936 S. W . 2d 42, 45 ( Tex. A pp. — S an A nt oni o 1 99 6, w r i tdeni ed) ( hol di ng t hatw hatconst i t ut es con si der at i on i s a q ues t i on ofl a w ); D unc an La nd & Expl orati on, I nc. v. Littlepage , 984 S . W . 2d 318, 328 ( Tex. A pp. — Fort W ort h 1998, pe t . de ni ed) (h o l d i n g th a t j u ryi n s tru c ti o n o n q u e s ti o n o f l a w w a s u n n e c e s s a ry ); Lone S tar S teel Co . v. S c o tt, 7 5 9 S .W .2 d 1 4 4 , 1 5 7 (T e x . A p p .— T e x a r k a n a 1 9 8 8 , w r it d e n i e d ) (h o l d i n g th a t i n te rp re ta ti o n o f a c o n tra c t i s a m a tte r o f l a w ).

60 ... E. g. , S ul

l iva nv. Ba rne tt, 471 S . W . 2d 3 9 , 4 4 ( Tex. 1971 ) ( hol di ng t hat t her e i s no nee d t o su bm i ti ss ue t o t he j ur y w hen f ac t s ar e u ndi sp ut ed or c o n c l u s i v e l ye s ta b l i s h e d ). 29 8, 19 99 t hr oug h S ept em ber27 , 19 99 . The j ur y al so f ai l ed t o f i nd t hat R a c e T r a c f a ile d t o c o m p lyw it h t h e c o n t r a c t . T h e s e f in d in g s a d e q u a t e ly
encom pass t he i ssues on accept ance and perf or m ance t hat t he Est at e ar gues sh o u l d h a v e b e e n su b m i tted . T h e refo re, t h e tr i a l co u rtd i d n o t ab u se i ts di scr et i on byf ai l i ng t o subm i tquest i ons on t hose i ssues. 58 The Es t at e f urt her c o n t end s t hatt he t r i al co urter r ed by n ots ubm i t t i ng que st i onsas ki ng w het hert he con t r ac t w as an opt i on c ont r ac tan d w het hert he
o p ti o n c o n tra c t w a s s u p p o rte d b yc o n s i d e ra ti o n . T h o s e a re , h o w e v e r, que st i onsof l aw w hi ch t he t r i al cou rt w as not r equ i r ed t o su bm i t t o t he j ur y. 59 M or eover , t he f act th a t th e cont r acti s an opt i on con t r actw as undi sput ed at t r i al . W hen i ss uesar e u ndi sp ut ed, t her e i s no nee d to s ubm i tt hem t o t he j ury. W e h o ld , t h e r e f o r e , t h a tt h e t r ia l c o u rtd id n o ta b u s e i t s d i s c r e t io n in 6061 ... T EX . R. C IV . P . 2 7 8 ; Hyun da i Mo to r Co . v. Ro dri guez , 995 S. W . 2d 6 6 1 , 6 6 3 (T e x . 1 9 9 9 ).

62 ... H.E. Bu tt Groc ery C o . v. Bi lo tto , 9 8 5 S .W . 2 d 2 2 , 2 3 (T e x . 1 9 9 8 ); Redwi ne v. A A A Li

f e I ns . Co. , 852 S. W . 2d 10, 14 ( Te x. App . — Dal l a s 1993 , n o w ri t).

63 ... T EX . R. A PP . P . 4 4 .1 (a ); Be d , Ba th, & Be yo n d

, I n c . v. Uri

sta , 211 S .W .3 d 7 5 3 , 7 5 7 (T e x . 2 0 0 6 ); Rei nha rtv. Young , 906 S. W . 2d 471 , 473 ( Tex. 30 r ef usi ng t o subm i tt he Est at e’ s quest i ons abou tw het hert he contr actw as an opt i on c ont r ac tan d w h e t hert he opt i on c ont r ac tw ass upport ed by
con si der at i on. B. Er r one ousW aiverD ef i nit i on The Es t at e a ss ert s t hatt he t ri a l co urt ’ s def i ni t i on of“ w ai ver ” as“ t he vol unt ary r el i nqui sh m entofa kno w n r i ght ” w as i nco m pl et e. A cc or di ng t o t he E s t a t e , th e d e fi n i ti o n s h o u l d h a v e i n c l u d e d th e s e c o n d p a rt o f T e x a s P a tte rn Jury Char ge 101 . 24 t hat st at es w ai ver i s al so “ i nt ent i ona l co nduc ti nco ns i st ent
w i t h cl ai m i ng t he r i ght. ” A t r i al co urti s t o i ncl ude i n i t s cha r ge t he que st i ons , i ns t r uct i o n s , a nd d e fin i t i ons r ai sed by t he pl eadi ngs and evi dence. T h e t r i a l c o u rthas 61
c o n s id e r a b l e d i sc reti o n i n fr a m i n g a j u ry c h a rge an d i s g i v e n w i d e l a ti tu d e to det er m i ne t he pr opr i et y ofexpl anat or y i nst r uct i ons and defi ni t i ons. 62 A n e r r one ous de f i ni t i on r equ i r esr eve r sa l onl y i fi t “p r oba bl y ca us ed t he
re n d i ti o n o f a n i m p ro p e r j u d g m e n t.” A ssum i ng w i t hou t deci di ng t hatt he t r i al 631 9 9 5 ); St yer s v. Schi

ndler Eleva tor

Cor p. , 115 S .W .3 d 321 , 326 ( Tex. A p p .— T e x a rk a n a 2 0 0 3 , p e t. d e n i e d ). 31 c o u rt e rre d b yfa i l i n g to i n c l u d e th e s e c o n d p a rt o f th e d e fi n i ti o n o f w a i v e r, w e h o l d th a t th e E s ta te w a s n o t h a rm e d b yth e a l l e g e d e rro n e o u s d e fi n i ti o n . T h e is s u e o fw a iv e rw a s r e l e v a n tt o s p e c ia l q u e s t io n n u m b e rt w o ; t h is q u es t i on a sk ed, i ft he j ur y f ound t hatLo ngf el l ow f ai l ed t o c om pl y w i t h t he R a c e T ra c c o n tra c t, w h e th e r h e r fa i l u re to c o m p l y w a s e x c u s e d . T h e tri a l c o u rt i nst r uct ed t he j ur y t hat“[ f ] ai l ur e t o com pl y m ay be excused . . . i fcom pl i ance i s w ai ved ” and de f i ned w ai veras“ t he vol unt ary r el i nqui sh m e n t o f a kn ow n r i ght. ” The Es t at e a r gue d i n c l os i ng t hat Lon gf el l ow ’ s f ai l ur e t o c om pl y, i fan y,
w as excused because RaceT r ac ei t herr epud i at ed th e cont r actorw ai ved
com pl i ance by its o w n r ef usal t o cl ose on t he deal . A r ecur r i ng t hem e t hr oug hou tt he Esta te ’s cl osi ng ar gum entw as i t s ass ert i on t hatRaceT r ac i m pr ope r l y “ t i ed up t he l and ” by f i l i ng m em or and um s ofco nt r ac ti n t he Tar r ant C o u n tyd e e d re c o rd s w h i l e re fu s i n g to c l o s e . The s ubm i t t ed def i ni t i on of w ai ver i ncl ude s w i t hi n i t s m ea ni ng t he t ype ofi nt ent i ona l co nduc tt hatt he Es t at e ar gue d Race Tr ac com m i t t ed. The ac tof vol untar i l y r el i nqu i shi ng a know n r i ght necessar i l y i ncl udes i nt ent i onal condu ct i n c o n s i s te n t w i th c l a i m i n g th e ri g h t.64 ... S eeT EX . R. A PP . P . 4 4 .1 (a ); Bed , Bath, & Beyo nd, I

nc. , 211 S. W . 3d a t757. 32 F o r th e s e re a s o n s , w e h o l d th a t th e p a rti a l d e fi n i ti o n o f w a i v e r, i f e rro r, d id n o tp r o b a b lyc a u s e t h e re n d it io n o f a n im p r o p e r ju d g m e n t , a n d t h e e r r o r , if any, w as har m l ess. 64

V I . Escr ow ed Fun ds and Ear nestM oney T h e E s ta te a rg u e s th a t i t i s e n ti tl e d to th e fu n d s e s c ro w e d b yW a l -M a rt
a n d R a c e T ra c ’s e a rn e s t m o n e y . Th e Ru l e 11 agr eem entbet w een t he Est at e and W al
- M artpr ovi ded t hat i fRace Tr ac obt ai ned a j udgm entf ors pec i f i c p er f or m anc e a nd t he gasr es t r i ct i on r em ai ned i n pl ace, W al
- M art w oul d be ent i t l ed t o t he $4 50 , 00 0. 00 escr ow ed fu n d s. B e c a u se w e are affi rm i n g th e tr i a l c o u rt ’s j u d g m e n t gra n ti n g this r e l i e f, th e E sta te i s n o t en ti tl e d to th e e sc row e d fu n d s p u rsu a n t to i ts a g ree m e n t w i th W a l -M a rt . Si m i l ar l y, t he Race Tr ac co nt r a c t s t at est hatt he Es t at e w oul d r ec ei ve R a c e T r a c ’s e a r n e s tm o n e yift h e s a le o f t h e p r o p e rt y w a s n o tc o n s u m m a t e d in
a c c o rd a n c e w i th th e c o n tra c t d u e to R a c e T ra c ’s d e fa u l t. T h e j u ry , h o w e v e r, f ound t hatLo ngf el l ow br ea che d t he con t r ac t , n o t R a ce Tr ac , an d w e h ave concl uded t hatt he evi dence i s suf f i ci entt o suppo rtt he j ur y’ s f i ndi ngs. Thu s, th e E s ta te i s n o t e n ti tl e d to R a c e T ra c ’s e a rn e s t m o n e y .65 ... B e c a u s e w e a re a ffir m i n g th e tri a l c o u rt’s j u d g m e n t, i t i s u n n e c e s s a ry

fo r u s to re a c h th e E s ta te ’s a rg u m e n ts th a t i t i s e n ti tl e d to a tto rn e y ’s fe e s . S ee T EX . R. A PP . P . 4 7 .1 . 33 V I I . Concl us i on A ccor di ngl y, w e over r ul e al l oft he Est at e’ s i ssues and af f i r m t he t r i al
c o u rt ’s j u d g m e n t. 65 P E R C U R I A M PA N EL A : CA YC E, C. J. ; LI V I N G STO N an d GA RD N ER, JJ. DEL I VERE D: J un e 12, 2008