Court Opinion

ID: 9572607
Source: CourtListenerOpinion
Date Created: 2023-08-21 20:43:10.505953+00
Date Added: 2024-06-11T12:33:38.832622
License: Public Domain

*122DONALDSON, Justice,
dissenting.
Everyone agrees that the terms of the September 10, 1976 agreement and the October 18,1976 memo modifying the September 10, 1976 agreement were never met. However, the majority claims there is a dispute in the facts as to possible oral modification of these agreements.
The September 10, 1976 agreement provided that the “Seller and purchaser agree to execute a Real Estate Contract for the balance of the purchase price in a form mutually agreeable to buyer and seller.” This was never done. The October 18,1976 memo provided that “this is a Memorandum Agreement and that on or before December 1, 1976, they will enter into an agreement detailing each and every condition of this transaction.” This was never done.
If there was never an agreement reached which could be enforced, oral modifications are meaningless. This Court has often held that for a contract to exist there must be a distinct and common understanding between the parties. E.g., Hoffman v. S V Company, Inc., 102 Idaho 187, 189, 628 P.2d 218, 220 (1981); Mitchell v. Siqueiros, 99 Idaho 396, 400, 582 P.2d 1074, 1078 (1978); Brothers v. Arave, 67 Idaho 171, 174 P.2d 202 (1946). Here, the plaintiff Kline admits that there never was a meeting of the minds as to the method and manner of payments.
Because the September and October memoranda were incomplete and left material terms for future determination or written memorialization, there was no enforceable contract subject to oral modification. See, e.g., Luke v. Conrad, 96 Idaho 221, 526 P.2d 181 (1974); Anderson v. Whipple, 71 Idaho 112, 125, 227 P.2d 351, 359 (1951); Brothers v. Arave, supra.
I would uphold the decision of the trial court that there was no meeting of the minds regarding the material terms and conditions of the final purchase agreement.