Opinion ID: 1183420
Heading Depth: 2
Heading Rank: 4

Heading: duty to convey marketable title and to provide title insurance

Text: The Winns argue that the Mannhalters breached their contractual duties to convey good title and provide title insurance. The Mannhalters contend the Winns waived this argument because it was not raised in the points on appeal. Alternatively, the Mannhalters contend they were under no such duties. As a general rule, we will not consider an issue not raised in the points on appeal. Alaska R.App.P. 210(e). [7] However, we may consider the issue if it is raised at trial, adequately briefed on appeal, and the court and counsel are sufficiently apprised of the issue presented. Forquer v. State Commercial Fisheries Entry Commission, 677 P.2d 1236, 1241 n. 4 (Alaska 1984); Mullen v. Christiansen, 642 P.2d 1345, 1350 (Alaska 1982); Hootch v. Alaska State-Operated School System, 536 P.2d 793, 808 n. 58 (Alaska 1975). Upon review of the record and briefs, we conclude that the Winns preserved their right to appeal this issue and exercise our discretion to consider its merit. Boilerplate language in the receipt and agreement to purchase contract obligated the Mannhalters to convey good title and obtain and pay for a title insurance policy. When a standard form is used in an inappropriate transaction, all the terms are not necessarily binding on the parties. See, e.g., Foster v. Cross, 650 P.2d 406, 408-9 (Alaska 1982); Restatement (Second) of Contracts § 203, comment b (1981). Here the parties used a residential real estate sale form to transfer a business as a going concern. Furthermore, there is evidence in the record that title insurance was never discussed by the parties, that title insurance was unnecessary, and that it is not the custom and practice in Alaska to procure title insurance on space leases. We conclude that, notwithstanding the language in the form, the Mannhalters undertook no duty to convey marketable title or provide title insurance as a matter of law.