Court Opinion

ID: 9918432
Source: CourtListenerOpinion
Date Created: 2024-01-12 22:00:32.249149+00
Date Added: 2024-06-11T08:01:14.146627
License: Public Domain

United States Court of Appeals
                        For the First Circuit

No. 21-1791

                      KHADIJAH AHMAD HAMDALLAH,

                        Plaintiff, Appellant,

 JANET MARIE VEGA-RODRÍGUEZ; EDWARD NIEVES-ROMAN; MARÍA TERESA
CRUZ MARRERO; RAMÓN FERNÁNDEZ CRUZ; EDGARDO JOSÉ FERNÁNDEZ CRUZ;
  LISA MARÍA FERNÁNDEZ CRUZ; JAVIER FRANCISCO FERNÁNDEZ CRUZ;
 WANDAIVELISSE FERNÁNDEZ CRUZ; RICARDO NIEVES-ACEVEDO; CONJUGAL
                    PARTNERSHIP NIEVES-VEGA,

                             Plaintiffs,

                                  v.

      CPC CAROLINA PR, LLC; PUERTO RICO CVS PHARMACY, LLC,

                        Defendants, Appellees.

 KRB UNIVERSAL INVESTMENTS, LLC; INSURANCE COMPANIES A, B AND C;
                       JOHN DOE; JANE DOE,

                             Defendants.
                        _____________________

                        CPC CAROLINA PR, LLC,

                              Plaintiff,

                                  v.

          PUERTO RICO CVS PHARMACY, LLC; CVS PHARMACY, INC.,

                             Defendants.
                          __________________

21-1794
                         EDWARD NIEVES-ROMAN,

                        Plaintiff, Appellant,
  JANET MARIE VEGA-RODRÍGUEZ; MARÍA TERESA CRUZ MARRERO; RAMÓN
     FERNÁNDEZ CRUZ; EDGARDO JOSÉ FERNÁNDEZ CRUZ; LISA MARÍA
 FERNÁNDEZ CRUZ; JAVIER FRANCISCO FERNÁNDEZ CRUZ; WANDA IVELISSE
     FERNÁNDEZ CRUZ; RICARDO NIEVES-ACEVEDO; KHADIJAH AHMAD
          HAMDALLAH; CONJUGAL PARTNERSHIP NIEVES-VEGA,

                           Plaintiffs,

                               v.

      CPC CAROLINA PR, LLC; PUERTO RICO CVS PHARMACY, LLC,

                     Defendants, Appellees,

 KRB UNIVERSAL INVESTMENT, LLC; INSURANCE COMPANIES A, B AND C;
                       JOHN DOE; JANE DOE,

                           Defendants.
                      _____________________

                      CPC CAROLINA PR, LLC,

                           Plaintiff,

                               v.

       PUERTO RICO CVS PHARMACY, LLC; CVS PHARMACY, INC.,

                          Defendants.
                       __________________

No. 21-1795

  RICARDO NIEVES-ACEVEDO; JANET MARIE VEGA-RODRÍGUEZ; CONJUGAL
                    PARTNERSHIP NIEVES-VEGA,

                     Plaintiffs, Appellants,

 EDWARD NIEVES-ROMAN; MARÍA TERESA CRUZ MARRERO; RAMÓN FERNÁNDEZ
  CRUZ; EDGARDO JOSÉ FERNÁNDEZ CRUZ; LISA MARÍA FERNÁNDEZ CRUZ;
 JAVIER FRANCISCO FERNÁNDEZ CRUZ; WANDA IVELISSE FERNÁNDEZ CRUZ;
                    KHADIJAH AHMAD HAMDALLAH,

                           Plaintiffs,

                               v.
      CPC CAROLINA PR, LLC; PUERTO RICO CVS PHARMACY, LLC,

                     Defendants, Appellees,

 KRB UNIVERSAL INVESTMENTS, LLC; INSURANCE COMPANIES A, B AND C;
                        JOHNDOE; JANE DOE,

                           Defendants.
                      _____________________

                      CPC CAROLINA PR, LLC,

                           Plaintiff,

                               v.

       PUERTO RICO CVS PHARMACY, LLC; CVS PHARMACY, INC.,

                          Defendants.
                       __________________

No. 21-1805

  MARÍA TERESA CRUZ MARRERO; RAMÓN FERNÁNDEZ CRUZ; EDGARDO JOSÉ
   FERNÁNDEZ CRUZ; LISA MARÍA FERNÁNDEZ CRUZ; JAVIER FRANCISCO
         FERNÁNDEZ CRUZ; WANDA IVELISSE FERNÁNDEZ CRUZ,

                     Plaintiffs, Appellants,

JANET MARIE VEGA-RODRÍGUEZ; EDWARD NIEVES-ROMAN; RICARDO NIEVES-
   ACEVEDO; CONJUGAL PARTNERSHIP NIEVES-VEGA; KHADIJAH AHMAD
                           HAMDALLAH,

                           Plaintiffs,

                               v.

      CPC CAROLINA PR, LLC; PUERTO RICO CVS PHARMACY, LLC,

                     Defendants, Appellees,

  CVS PHARMACY, INC.; KRB UNIVERSAL INVESTMENTS, LLC; INSURANCE
            COMPANIES A, B AND C; JOHN DOE; JANE DOE,

                           Defendants.
                      _____________________
                      CPC CAROLINA PR, LLC,

                            Plaintiff,

                                v.

        PUERTO RICO CVS PHARMACY, LLC; CVS PHARMACY, INC.,

                           Defendants.

          APPEALS FROM THE UNITED STATES DISTRICT COURT
                 FOR THE DISTRICT OF PUERTO RICO

          [Hon. William G. Young,* U.S. District Judge]

                              Before

                  Kayatta, Lipez, and Thompson,
                         Circuit Judges.

     José Luis Novas Debién for appellants in Nos. 21-1791, 21-
1794, and 21-1795.
     Jeannette López de Victoria, with whom Oliveras & Ortiz, PSC
was on brief, for appellants in 21-1805.
     José L. Ramírez-Coll, with whom Carolina V. Cabrera Bou and
Antonetti Montalvo & Ramirez Coll were on brief, for appellee CPC
Carolina PR, LLC.
     Jesus E. Cuza Abdala, with whom Holland & Knight LLP and
Rebecca J. Canamero were on brief, for appellee Puerto Rico CVS
Pharmacy, LLC.

                         January 12, 2024

    *   Of the District of Massachusetts, sitting by designation.
          THOMPSON, Circuit Judge.

                                  PROLOGUE

          These consolidated appeals tell the tale of a commercial

real estate deal gone sideways.           Certain that a few torts were

committed along the way, the Sellers (and owners) of the relevant,

individual   pieces   of   land   ("the    Parcels")   sued   the   would-be

purchaser and lessor of the Parcels, CPC Carolina PR, LLC ("CPC"),

and the would-be lessee of the Parcels, Puerto Rico CVS Pharmacy,

LLC ("CVS").    Unfortunately for the Sellers, they lost on summary

judgment at the district court.      Undeterred, they brought the case

to our bench.    We'll provide the remaining details as we go, but

we won't bury the lede as to how this story ends:        after thoughtful

consideration of the parties' arguments (or, at least, what we

understand those arguments to be), we affirm the lower court's

decision across the board.

                      SETTING THE (FACTUAL) SCENE1

                        Chapter 1:    The Parcels

          This story opens nearly sixty years ago in Carolina,

Puerto Rico.    There, on October 16, 1964, a developer encumbered

a residential area known as Valle Arriba Heights with certain

     1 Unless otherwise noted, we set the scene with uncontested
facts. In any event, we (as always) summarize the facts in the
light most agreeable to the Sellers, as they did not move for
summary judgment below, and we make "all reasonable inferences in
[their] favor, consistent with record support."       Johnson v.
Johnson, 23 F.4th 136, 139 (1st Cir. 2022) (citation omitted).

                                   - 5 -
restrictive    covenants.    Pursuant    to     these   pesky   restrictive

covenants, all properties within Valle Arriba Heights could only

be used for residential purposes.        Of significance, the Parcels

are all located in Valle Arriba Heights and are, thus, subject to

these same covenants.

     Chapter 2:    The Agreements Between the Sellers and CPC

            The story picks back up several decades later.              On

October 3, 2013, the Sellers2 agreed to sell their respective

Parcels to KRB Universal Investments, LLC ("KRB") pursuant to four

identical     Purchase   Agreements     ("the     Agreements").        Upon

acquisition of all the Parcels, KRB would aggregate them into one

larger plot of land that would then be developed for commercial

use -- a fact to which all the Sellers were privy.               KRB later

     2 Two quick notes on the who's who of these consolidated
appeals. First, our use of "the Sellers" (both so far and through
the "Epilogue") refers collectively to the Appellants in the
following consolidated appeals: (1) Hamdallah v. CPC Carolina PR,
LLC, 21-1791; (2) Nieves-Roman v. CPC Carolina PR, LLC, 21-1794;
(3) Nieves-Acevedo v. CPC Carolina PR, LLC, 21-1795; and (4) Cruz
Marrero v. CPC Carolina PR, LLC, 21-1805.        And second, to
facilitate the telling of this story, we must at certain points
identify a particular Seller for clarity, which we will identify
as the "Hamdallah Seller," "Nieves-Roman Seller," "Nieves-Acevedo
Sellers," and "Cruz Marrero Sellers." Along these same lines, we
will at times need to refer collectively to a subset of the
Sellers.   This will most often be the case for the Hamdallah
Seller, Nieves-Roman Seller, and Nieves-Acevedo Sellers because
they are represented by the same counsel. We will refer to them
collectively   as    "the   Hamdallah/Nieves-Roman/Nieves-Acevedo
Sellers," and other variations of the Sellers will likewise be
referred to in this same format.

                                - 6 -
assigned its rights under the Agreements to CPC on February 24,

2015.

            Several provisions of the Agreements are crucial to this

tale's trajectory and are worth introducing now.            First, Section

5 of the Agreements provided that the "Closing" "shall [occur]

. . . within thirty (30) days after expiration of the Inspection

Period."    Section 11, in turn, defined the "Inspection Period" as

365 days after the date the Agreements became effective (which was

December 11, 2013), subject to any extensions agreed upon by the

parties.3

            The second set of provisions that bears emphasizing

relates to the possession, condition, and maintenance of the

Parcels through Closing.       Pursuant to Section 5, each Parcel was

to be conveyed "[a]t Closing" and "[p]ossession of the [Parcel]"

was to "be delivered to [CPC] upon Closing."          Section 7 provided,

in   relevant   part,   that   "[c]ommencing   upon   the   date   of   this

Agreement and extending through Closing hereunder, the [Parcel]

and title to the [Parcel] shall remain in the same condition as on

the date hereof, except, however, for natural wear and tear."

      3It is worth noting that, according to Section 5, the Closing
"shall [occur] . . . within thirty (30) days after expiration of
the Inspection Period provided in Section 10," not Section 11.
This appears to be a typographical error because Section 10 refers
to an "Evaluation Period," not the "Inspection Period," and all
parties agree that the Agreements require the Closing to occur
within 30 days of the end of the Inspection Period.

                                  - 7 -
Furthermore, according to Section 7, "all risk of loss to the

[Parcel] for any casualty or otherwise shall remain upon Seller."

          Third, the Agreements provided for an "Earnest Money"

deposit of $5,000.00 that would function as liquidated damages:4

          If the sale and purchase of the [Parcel] as
          contemplated   by   this  Agreement   is   not
          consummated for any reason other than [CPC]'s
          default, the Earnest Money and all interest
          earned thereon, except as herein expressly
          provided to the contrary, shall be refunded to
          [CPC] on demand. If the sale and purchase is
          not consummated because of [CPC]'s default,
          then Seller shall have the right to retain the
          Earnest Money and all interest earned thereon,
          as full liquidated damages for such default of
          [CPC], the parties hereto acknowledging that
          it is impossible to more precisely estimate
          the damages to be suffered by Seller upon
          [CPC]'s default.      The parties expressly
          acknowledge that retention of the Earnest
          Money and all interest earned thereon, is
          intended not as a penalty, but as full
          liquidated damages. In the event the purchase
          and sale contemplated in this Agreement is not
          consummated because of [CPC]'s default, [CPC]
          hereby waives and releases any right to (and
          hereby covenants that it shall not) sue Seller
          to recover the Earnest Money, and all interest
          earned thereon, or any part thereof on the
          grounds that it is unreasonable in amount or
          that its retention by Seller is a penalty and

     4 For the reader less well-versed in contract terminology,
"[a] liquidated damages clause is one that provides in advance
that a breaching defendant will pay a specific amount for a
specific breach.    The purpose of such a clause is to provide
parties with a reasonable predetermined damages amount where
actual damages may be difficult to ascertain. At least in theory,
such provisions minimize uncertainty and reduce litigation costs,
easing the burden on both the parties and the judicial system."
John Hancock Life Ins. Co. v. Abbott Lab'ys, 863 F.3d 23, 40 (1st
Cir. 2017) (internal citations and quotation marks omitted).

                              - 8 -
            not agreed     upon   and   reasonable   liquidated
            damages.

(emphases ours).      In other words, in the event that CPC defaulted

and failed to purchase the Parcels, the Sellers would each only be

entitled to a maximum of $5,000.00 as damages and could not sue

for more.    Indeed, the Sellers explicitly agreed to this in the

Agreements, which state that the "Seller hereby covenants and

agrees not to sue [CPC] for specific performance of this Agreement

or for damages other than the liquidated damages set forth above."

            Fourth, the Agreements set forth several conditions

precedent5 before CPC's obligation to close on the Parcels came

into effect.        These conditions precedent included (among other

things):

            (b) [CPC] obtaining all necessary and final
            zoning      and     governmental      permits,
            Anteproyecto, ARPE Approvals, site plan
            approvals, tenant approval, access curb cuts,
            traffic controls, licenses, and approvals, for
            the site construction and operation of the
            proposed improvements on the [Parcel] along
            with any other required and non-appealable
            government requirements.

            . . .

            (e) Prime User and Financing Commitments have
            been received by [CPC].

     5  Again, for the reader less well-versed in contract
terminology, "[a] condition precedent is 'an event which must occur
before a contract becomes effective or before an obligation to
perform arises under the contract.'"     Am. Private Line Servs.,
Inc. v. E. Microwave, Inc., 980 F.2d 33, 36 (1st Cir. 1992)
(quoting Mass. Mun. Wholesale Elec. Co. v. Danvers, 411 Mass. 39,
45 (1991)).

                                   - 9 -
           . . .

           (f) No casualty, natural event or condemnation
           has occurred.6

(emphases ours).

           And last, but certainly not least, the Agreements also

established that CPC could "deliver[] written notice to the Seller

on or before [the expiration of the Inspection Period] that [CPC]

has determined that the . . . conditions [precedent] are not met,

to [CPC's] sole satisfaction . . . in [CPC]'s sole discretion."

If CPC delivered such notice, it was "not . . . obligated to

close."

          Chapter 3:   The Ground Lease Between CPC and CVS

           At the time the Sellers entered into the Agreements in

2013, CVS had not yet entered the picture.    Rather, it joins this

tale approximately one month after KRB assigned its rights to CPC

under the Agreements.    On March 30, 2015, CPC and CVS executed a

lease ("the Ground Lease"), which would allow CVS to lease the

aggregated Parcels and construct and operate a CVS pharmacy.7

           Several provisions of the Ground Lease, however, gave

CVS outs if, in its sole discretion, it was not satisfied with any

     6 As will soon become clear, CVS eventually became         the
"tenant" and "Prime User" referenced in this provision.
     7 The record reflects that only certain Sellers were aware of
CVS's lease at this time, but, by 2017, all the Sellers were aware
of it.

                                - 10 -
condition of the Parcels.             For example, the Ground Lease provided

CVS with an "Evaluation Period," during which it could "terminate

th[e] Lease by written notice to [CPC] . . . if . . . in [CVS's]

sole discretion, [CVS was] not satisfied with . . . any other

condition       relating       to     the    [Parcels],      including,     without

limitation, title, zoning laws, land use laws, or status of permits

or approvals."        Even outside of the Evaluation Period, CVS was not

"obligated to accept possession of the [Parcels] until [CVS] shall

have . . . received a leasehold policy of title insurance with

respect to the [Parcels], which policy shall be satisfactory to

[CVS]; and . . . received and recorded a Deed of Constitution of

Lease pursuant to Section 29 [of the Ground Lease]."

              The Ground Lease's Evaluation Period ended on August 26,

2015.    At some point prior to the Evaluation Period's expiration,

both    CPC    and    CVS    became   aware    of   the    restrictive    covenants

prohibiting non-residential use of the Parcels.

         Chapter 4:         The May/June 2017 Closing Falls Through

              Over the ensuing years, the Sellers and CPC agreed to

several extensions of the Agreements' Inspection Period -- thereby

also extending the Closing date.                  That all seemed to change on

April 17, 2017, when CPC's attorney, Loyda Rivera ("Rivera"),

informed the Sellers by letter that the Closing had been set for

May    19,    2017.     This    letter      requested     that   each   Seller   make

arrangements to terminate any operations on or leases of their

                                         - 11 -
respective       Parcel   and    to   remove        therefrom   any    equipment    or

occupants, "by or before May 19th."8

               Rivera   followed      up    via     letter   dated    May   16,   2017,

informing the Sellers that the Closing had been moved and would

now occur sometime between May 31 and June 5, 2017.                     This letter,

like the first one, requested that the Sellers vacate the Parcels

(this time though) "by or before May 31st."9                 May 31, however, came

and went with no Closing.             In the end, the Closing did not take

place in May or June 2017 because a seller (not one of the Sellers

in these consolidated appeals) failed to disclose that a member of

that       seller's   estate    was   a     minor,    therefore      requiring    court

approval of the transaction ("Minor's Title Issue").10

               In response to this blip -- one which all the Sellers

were aware of -- the Sellers agreed to a final extension of the

       At the time, the Nieves-Acevedo Sellers leased the rooftop
       8

of their Parcel to a third-party for the use of antennas. Rivera's
April 17, 2017 letter requested that the Nieves-Acevedo Sellers
terminate this contract and remove any related equipment "on or
before May 19th."
       Rivera's May 16, 2017 letter to the Nieves-Acevedo Sellers
       9

uses slightly different language, "on or before May 31st."
       In response to Rivera's letters, the Hamdallah/Cruz Marrero
       10

Sellers vacated their respective Parcels in May 2017 and did not
re-occupy them following the May/June 2017 Closing failing to occur
due to the Minor's Title Issue. The Nieves-Roman/Nieves-Acevedo
Sellers did not vacate their respective Parcels at this time. None
of the Sellers, however, gave CPC the keys to their respective
Parcels at this time (or at any other time).

                                           - 12 -
Inspection Period to October 30, 2017, thereby once again extending

the Closing date.

             Chapter 5:       Cancellation of the Closing

          In the wake of the failed May/June Closing, a flurry of

events brings this tale to its climax:               the cancellation of the

Closing altogether.

          After   vacating     her     Parcel   in    response   to   Rivera's

letters, the Hamdallah Seller returned to it several times between

June and August 2017 to check on the premises -- only to find that

her Parcel had been vandalized.           Troubled by her discovery and

concerned about further vandalism, the Hamdallah Seller contacted

Rivera in June to request that a security guard be placed at the

Parcel, to which Rivera responded that there was no need for a

security guard because the Parcels would be demolished.

           Also   in   June    2017,    an   electrical    transformer    that

provided power to the Parcels was removed.              There's disagreement

among the Sellers and CVS as to the circumstances surrounding the

removal of the transformer, with the Sellers stating that it was

removed upon CVS's request to the Autoridad de Energía Eléctrica

de Puerto Rico ("AEE") and CVS stating it made no such request and

had no involvement whatsoever in its removal. Regardless, everyone

                                  - 13 -
agrees that the Sellers did not look into the transformer's removal

at this time.11

             At   some   point     prior   to    August   2017,   CVS's   outside

engineer,     Carlos     Sanchez    ("Sanchez"),      posted   signage    on   the

Parcels that stated (among other things) CVS was the owner of the

Parcels.      These signs were posted in accordance with and as

required by local municipal regulations.

             With these (what will later prove to be) important plot

points squared away, this story reaches the pivotal month of August

2017.     On August 4, Rivera informed the Sellers by letter that the

Closing had been scheduled for August 14, 2017 at her office.                  This

letter noted that an inspection would occur on August 13 and, like

all the letters before it, requested that the Sellers completely

vacate the Parcels by that date.                The Closing was moved shortly

thereafter to August 16, 2017.

             On   August    9,     Arnaldo   Villamil     ("Villamil"),     CVS's

attorney for this transaction, received from Popular Insurance, a

title insurance company, a draft insurance policy that excluded

from coverage claims relating to the enforcement of the restrictive

     11 In fact, the record shows that the first inquiry on the
part of any of the Sellers occurred in May 2018, when the Nieves-
Acevedo Sellers, through their electrician, contacted the AEE to
reinstall the power to the Parcels.     According to the Nieves-
Acevedo Sellers, their electrician was told by an unidentified
person at the AEE that CVS had requested the removal of the
transformer.   Of course, as mentioned above, CVS flatly denies
this allegation and provides some record support for its denial.

                                      - 14 -
covenants.    Accordingly, Villamil, on behalf of CVS, notified

Rivera the following day that CVS would not accept the Parcels,

relying on the Ground Lease provision that stated CVS was not

obligated to accept possession of the Parcels if it did not receive

a satisfactory insurance policy.          The August 13 inspection of the

Parcels,   nevertheless,    proceeded      as   originally   planned,     with

Rivera, Sanchez, and Villamil all in attendance.           And the last two

holdouts to vacate the Parcels -- the Nieves-Roman/Nieves-Acevedo

Sellers -- finally vacated by August 14.12

           Two   days   later,    the   long-awaited    August    16   Closing

finally arrived.    That morning, though, CVS informed CPC that it

was backing out of the transaction because of the non-satisfactory

insurance policy and the restrictive covenants.           In the dark about

these goings-on between CVS and CPC, the Sellers arrived, as

instructed,   to   Rivera's      office   for   the    Closing,   where   she

ultimately informed the Sellers that the Closing would not take

place due to an issue between CVS and CPC.

           Everything came to a head on August 25, 2017, when Rivera

sent a letter ("the August 25, 2017 Letter"), the full contents of

     12 At some point after this, the Parcels belonging to the
Nieves-Roman/Nieves-Acevedo/Cruz Marrero Sellers were vandalized.

                                   - 15 -
which is reproduced below, informing the Sellers that CVS had

backed out of the deal:13

               Many of you have contacted me asking
          about the status of the [C]losing on the
          [Parcels] in question. As you all know, on
          August 16, 2017 we had to stop the [C]losing
          because CVS informed us that it was not ready
          to sign the deed instrument containing the
          lease contract at that time nor to accept
          delivery of the [Parcels].      Since it was
          crucial to my client's purchase that the lease
          contract be signed and the [Parcels] be
          transferred, the [C]losing was stopped.

               As you know, from the time negotiations
          with   you   began,  this   transaction   was
          structured so that the purchase of all nine
          [Parcels], consolidation of the [Parcels],
          signing of the lease contract and delivery of
          the [Parcels] would occur simultaneously.
          This process was explained to you from the
          start, as negotiated with CVS.

               Around the end of April this year, and
          then formally in mid-May, my client notified
          all of you of his intention to close at the
          end of that month.        However, after the
          [C]losing notice was issued, we learned that
          one of you had concealed a succession
          involving minor children as heirs.         The
          discovery of that information required us to
          suspend the [C]losing scheduled for late May
          in order to obtain judicial authorization to
          purchase the affected [Parcel], as required by
          law. As my client was unable to fulfill its
          obligation to close and transfer the [Parcels]
          as agreed in the contract with CVS, CVS
          notified my client of its refusal to extend
          delivery of the [Parcels], and the contract
          was terminated on July 5, 2017.

     13 Note, gentle reader, that the August 25, 2017 Letter was
sent prior to the expiration of the Agreements' Inspection Period,
which was extended to October 30, 2017.

                             - 16 -
     After several negotiations with CVS we
(i) helped the seller obtain proper judicial
authorization and (ii) convinced CVS to extend
the [Parcel] delivery date until August 17
this year. Once the sale was authorized by
the Court, we prepared for the [C]losing,
notifying you of a new [C]losing date.

     On Thursday August 10, just two (2)
working days before the scheduled [C]losing
date of August 14, CVS informed us that it
needed time to review an issue related to
restrictive    conditions    affecting    the
[Parcels] in the Registry.     They knew that
these conditions had affected the [Parcels]
since it was developed in 1964 and that all
the title searches reviewed and approved by
CVS reflected the same.     These restrictive
conditions were never a matter of concern for
CVS, which had plenty of time to inform us
since signing the [Ground Lease] in 2015 if
they had been concerned about them. In good
faith, and to give them time to evaluate this
issue, we postponed the original [C]losing
date of August 14 to Wednesday August 16, one
day before the deadline given by CVS for
delivery of the [Parcels]. It should be noted
that CVS inspected the [Parcels] on Sunday
August 13 and found [them] in satisfactory
condition for delivery.

     On Wednesday August 16, at approximately
11:30 am, I was instructed to halt the
[C]losing. The reason for this was that CVS
notified that it would not be issuing the
lease agreement, nor accepting delivery of the
[Parcels], because it was not satisfied with
the lease insurance policy that it would
receive from its insurer at [C]losing, which
had excluded the restrictive conditions from
the coverage. The deadline for our client to
deliver the [Parcels] was the next day,
Thursday August 17. Therefore, on August 16
and also on August 17, we requested in good
faith that the date for [C]losing on and
delivering the [Parcels] be extended to give
CVS time to review the matter, a request they

                   - 17 -
           refused. We had no other option than to notify
           CVS of its breach of contract on August 17.

                On August 22, 2017, CVS replied that it
           was my client and not CVS that had breached
           the [Ground Lease] by not "purchasing and
           trying to deliver" the [Parcels].    However,
           the   agreement  was   always  to   purchase,
           consolidate, sign the lease contract, and
           deliver and receive the letter of transfer at
           [C]losing.

                My client is exploring all options at
           this   time,  including   hiring  litigation
           attorneys to handle the matter from now on.
           As soon as we have more news, we will inform
           you.

(emphases ours).

                       Chapter 6:   The Aftermath

           Following receipt of the August 25, 2017 Letter, the

Sellers,   expecting   the   transaction    to   eventually   take   place,

called Rivera "all the time" to inquire about the status of the

Closing. There is conflicting evidence on the Sellers' expectation

that the Closing would still occur.        For example, Rivera testified

during her deposition to the following:

           Uff! [The Sellers] used to call me all the
           time, even after this [August 25, 2017
           Letter].   "Do you have any notice?     Do you
           know what's going on?", and I said, "Well, you
           know, as I told you in the . . . [August 25,
           2017 Letter] the deal fell through.        CVS
           didn't want to sign the lease. I know that
           CPC is trying to, you know, w[eigh] [its]
           options." You know, they still want to close.
           And that was it.

                                 - 18 -
On the other hand, the Hamdallah Seller testified at her deposition

that, following the failed Closing, Rivera told her that Rivera

was waiting for the issue to be resolved.         The Nieves-Roman Seller

also testified at his deposition that, some days after the Closing,

he called and asked Rivera when the Closing would take place, to

which she responded, "[S]he was dealing with the papers, she was

talking to . . . CPC and she [would] notify [them]," and that was

the only time he spoke with Rivera after the August 25, 2017

Letter.14

            Jumping   ahead    several   months    to   May   2018:     the

Hamdallah/Nieves-Roman/Nieves-Acevedo        Sellers      sent    CPC    an

extrajudicial claim letter on May 18, requesting damages for CPC's

alleged negligent and tortious behavior during the transaction, up

through the failed Closing.15      Three days later, on May 21, 2018,

the Municipality of Carolina ("the Municipality"), owner of a road

that was also to be acquired as part of this transaction, wrote to

Rivera to inquire about "the status of the" Closing, because it

had "not received any communication whatsoever from [CPC]" and it

had "received information that the" Closing would not occur.            CPC

responded    to   both   the    Hamdallah/Nieves-Roman/Nieves-Acevedo

     14 We take a beat here to also note that, in the weeks
following the August 25, 2017 Letter, Puerto Rico was hit by two
serious hurricanes, Hurricane Irma and Hurricane Maria.
     15The Cruz Marrero Sellers sent CPC their own extrajudicial
claim letter months later on August 14, 2018.

                                  - 19 -
Sellers and the Municipality on June 7, 2018.            It informed the

Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers that, on August 25,

2017, they "were notified by . . . Rivera that, for reasons not

attributable to CPC, . . . the [C]losing . . . would not occur"

and that CPC did not "have any duties or obligations in connection

with [their Parcels]."16 And, as for the Municipality, CPC informed

it that, "for reasons not attributable to CPC, the construction of

the CVS pharmacy . . . [would] not be carried out."

                      SETTING THE (PROCEDURAL) SCENE

                         Chapter 7:    The Lawsuits

          Needless to say, with          CVS's eleventh-hour back-out,

neither   CPC   nor    the   Sellers    left   this   failed   transaction

particularly content with its outcome.         Accordingly, both CPC and

the Sellers decided to take legal action, but the first to make a

move was CPC.    On August 8, 2018, CPC filed a complaint against

CVS ("the Lead Case").17        Many months later, on April 1, 2019,

     16CPC responded to the Cruz Marrero Sellers' August 14, 2018
extrajudicial claim letter on August 21, 2018, denying all
liability.
     17 We pause here to quickly note that these consolidated
appeals arise under our diversity jurisdiction, so we apply the
substantive law of the local jurisdiction. Baum-Holland v. Hilton
El Con Mgmt., LLC, 964 F.3d 77, 87 (1st Cir. 2020).       In these
consolidated appeals, that local jurisdiction is Puerto Rico, so
we apply Puerto Rico's substantive law to our review of both CPC's
and CVS's motions for summary judgment against the Sellers. Id.
(applying   Puerto   Rico    substantive   law   under   diversity
jurisdiction).

                                  - 20 -
the Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers each followed up

with their own lawsuit against CPC and CVS, asserting negligence

claims and seeking damages.        Determined not to be left out of these

legal skirmishes, the Cruz Marrero Sellers filed their own lawsuit

on   August   13,    2019,   asserting,      like    the   Hamdallah/Nieves-

Roman/Nieves-Acevedo      Sellers,     negligence     claims   and   seeking

damages from CPC and CVS.        And by October 1, 2019, all the Sellers'

cases were consolidated with the Lead Case.

                    Chapter 8:    The Lead Case Settles

          Convinced of the other's fault for the failed Closing,

CPC and CVS filed cross-motions for summary judgment against each

other on June 8, 2020.       On this date as well, both CPC and CVS

filed motions for summary judgment against each of the Sellers.

After giving everyone an opportunity to respond (both in writing

and at oral argument), the district court, on September 30, 2020,

issued a decision only in the Lead Case, choosing to put on hold

CPC's and CVS's motions for summary judgment against the Sellers

until the Lead Case was fully resolved.             CPC Carolina PR, LLC v.

P.R. CVS Pharmacy, LLC, 494 F. Supp. 3d 144, 157 (D.P.R. 2020).

In short, the district court denied summary judgment as to the

vast majority of claims CPC and CVS raised against each other,

concluding that there were genuinely disputed issues of material

                                    - 21 -
facts (more on what this legal standard means later) regarding the

reasons behind the Closing's failure.18   Id. at 152–57.

          After several scheduling hiccups, the Lead Case was set

for a bench trial on January 25, 2021.    But on the eve of trial,

CPC and CVS reached a settlement agreement, and the Lead Case was

dismissed by March 5, 2021.

    Chapter 9:   The Sellers' Summary-Judgment Loss and Appeal

          With the Lead Case now resolved, the district court

turned its attention back to the pending motions for summary

judgment against the Sellers.      After hearing additional oral

argument and receiving additional briefing, the district court

issued a decision on August 20, 2021, granting CPC's and CVS's

respective motions for summary judgment against all the Sellers

     18 We won't get into the nitty gritty of this decision, but
we will presume the reader's familiarity with the facts found and
conclusions drawn in this decision for the remainder of this story.
For our less enterprising readers, though, we highlight certain
facts found by the district court, namely that (1) "[i]n July 2015,
the business environment in Puerto Rico became less favorable to
CVS, and the outlook for the [CVS pharmacy] less profitable.
Between November 2016 and March 2017, CVS decided to pull out of
all Puerto Rico deals, subject to legal approval, when recommended
by senior management;" and (2) by late-June 2017, "CVS was taking
steps to extract itself from the [Ground Lease]." CPC Carolina
PR, LLC, 494 F. Supp. 3d at 148–49.      We mention these factual
findings not because we review them here (we have no occasion to
do so as the district court's decision in that case was not
appealed to us and the parties in these consolidated appeals did
not raise these facts in their statements of undisputed facts).
Rather, we mention these factual findings as a general heads-up to
the reader that the Sellers make some arguments down the line which
rely upon these findings.

                              - 22 -
and dismissing the consolidated cases.    More specifically, as to

CPC, the district court concluded that the Sellers could not raise

negligence claims against CPC because a valid contract existed

between them and their claims against CPC arose exclusively out of

the Agreements.   And, as to CVS, the district court concluded that

the Sellers' lawsuits were too little, too late because their

negligence claims were time-barred by the relevant statute of

limitations.

          The Sellers (as the reader might have guessed by now)

timely appealed their summary-judgment loss.

                           THE MAIN ACT

          Up top we gave a sneak peek as to this story's end --

namely, with an affirmance of the district court's judgment in

favor of CPC and CVS.     Our resolution of the issues on appeal

follows and explains how our story reaches that particular end.

We first, however, make a brief pitstop to explain our standard of

review.

                  Chapter 10:   Standard of Review

          We review the district court's summary-judgment decision

de novo, which, for those unfamiliar with Latin, simply means that

we give the decision a completely fresh look.        Delgado-Caraballo

v. Hosp. Pavía Hato Rey, Inc., 889 F.3d 30, 34 (1st Cir. 2018).

In doing so, we "ask[] whether the summary-judgment winners (here,

[CPC and CVS]) are entitled to judgment as a matter of law because

                                - 23 -
there is no genuine dispute as to any material fact -- even after

taking all facts and inferences in the light most flattering to

the summary-judgment losers (here, [the Sellers])," as the parties

responding to the motions for summary judgment.              Id. at 34–35

(internal citations and quotation marks omitted).                A genuine

dispute is one where "the evidence is such that a reasonable jury

could resolve the point in the favor of the non-moving party," and

a material fact is, as the name suggests, a fact that "has the

potential   of   affecting   the   outcome   of   the   case."   Taite   v.

Bridgewater State Univ., Bd. of Trs., 999 F.3d 86, 93 (1st Cir.

2021) (internal citations and quotation marks omitted).          While CPC

and CVS have the initial burden as the moving parties, the Sellers

cannot just rest on their laurels, meaning that they must present

"specific facts showing that a trier of fact could reasonably find

in [their] favor." Johnson, 23 F.4th at 141 (citation and internal

quotation marks omitted).      To do so, the Sellers must be careful

not to "rely on conclusory allegations, improbable inferences, and

unsupported speculation" -- all of which don't make the cut on

summary judgment.      Id. (citation and internal quotation marks

omitted).

   Chapter 11:    CPC's Motions for Summary Judgment Against the
                               Sellers

            With this standard of review at top of mind, we turn

first to CPC's motions for summary judgment against the Sellers.

                                   - 24 -
            As   we    previewed     above,    the    Sellers      raise    various

negligence claims against CPC, all under Article 1802 of Puerto

Rico's Civil Code, 31 P.R. Laws Ann. § 5141.                      Article 1802 is

Puerto Rico's negligence statute and provides, in relevant part,

that "[a] person who by an act or omission causes damage to another

through fault or negligence shall be obliged to repair the damage

so done."     31 P.R. Laws Ann. § 5141.              And the Sellers contend

several of CPC's actions (which we'll describe in detail in just

a moment) amount to negligence that caused them damages.                      There

is, nevertheless, a small wrinkle in their plan, because, as CPC

points out, Article 1802 "does not apply in the context of a

commercial transaction," Isla Nena Air Servs. v. Cessna Aircraft

Co., 449 F.3d 85, 88 (1st Cir. 2006) (quoting Betancourt v. W.D.

Schock Corp., 907 F.2d 1251, 1255 (1st Cir. 1990)), and here there

is   no   dispute     that   the   Sellers    and    CPC   were    involved   in   a

commercial transaction under the Agreements.

            No matter, say the Sellers, because they have the Puerto

Rico Supreme Court's decision in Ramos Lozada v. Orientalist Rattan

Furniture Inc., 130 D.P.R. 712, 1992 WL 755597 (P.R. 1992), in

their back pocket, which they argue controls here.                         There, a

lessee's negligence resulted in a fire, which destroyed the leased

property.     In an attempt to sidestep the one-year statute of

limitations under Article 1802, "[t]he lessor sued under a theory

of breach of contract (the lease agreement), which had a longer

                                     - 25 -
statute of limitations," but the trial court applied Article 1802's

statute of limitations "because the lessor's theory was that the

fire was the result of the lessee's negligence" (making the claim

one based squarely on negligence and not contract) and dismissed

the lawsuit.   Isla Nena Air Servs., 449 F.3d at 89–90.

          The Puerto Rico Supreme Court was unconvinced, as it

held "that a claim for noncontractual damages resulting from the

breach of a contract lies if the act that caused the damage

constitutes a breach of the general duty not to injure anyone and,

at the same time, a breach of contract."   Ramos Lozada, 130 D.P.R.

712, 1992 WL 755597.   According to the Puerto Rico Supreme Court,

a plaintiff can choose whether to bring a contract-based or torts-

based lawsuit (but not both) if certain conditions were met:

          1. The event that caused the damage must be,
          at the same time, a breach of a contractual
          obligation and a violation of the general duty
          not to cause harm to another; that is, the
          breach of a duty, abstractedly from the
          contractual obligation that would arise even
          if it had not existed.

          2. The person aggrieved as a result of the
          double (contractual and delictual) violation
          must be the same person, that is, the
          contractual creditor.

          [. . .]

          3. Finally, the double violation must also
          have been committed by the same person, the
          contractual debtor [. . . .]   It is not a
          matter of claiming two liabilities in any
          case, but of choosing between actions that
          pursue the same end.

                              - 26 -
Id.

           Put plainly, under Puerto Rico law, "[a] plaintiff may

bring a negligence claim based on a contractual relationship when

there is both an alleged breach of contract and an alleged breach

of the general duty not to negligently cause injury."19              Nieves

Domenech v. Dymax Corp., 952 F. Supp. 57, 65–66 (D.P.R. 1996)

(citing Ramos Lozada, 130 D.P.R. 712, 1992 WL 755597).              Heeding

the Puerto Rico Supreme Court's warning, though, the general duty

not to negligently cause injury "must arise out of conditions

separate from the parties' contract," because "[i]f a plaintiff's

damages arise exclusively from a defendant's alleged breach of

contract, the plaintiff does not have a separate cause of action

for negligence."      Id. at 66 (citing Ramos Lozada, 130 D.P.R. 712,

1992 WL 755597).

           Applying    Ramos   Lozada   here   means   that,   to   avoid   a

summary-judgment loss, the Sellers must demonstrate that at least

one of CPC's alleged negligent actions here was (among other

things, but most relevant to our purposes today) a breach of the

general duty not to negligently cause harm or injury, and that any

such duty would have arisen even if the Agreements did not exist.

As we understand it, the Sellers argue CPC committed four negligent

       We don't decide whether this is the only scenario in which
      19

a plaintiff may bring a negligence claim.

                                  - 27 -
acts that satisfy Ramos Lozada's requirements:                   (1) CPC induced

the Sellers into an impossible contract; (2) CPC failed to timely

take action to cancel the restrictive covenants or, alternatively,

cancel the Agreements, and therefore induced the Sellers into

believing the Closing would occur; (3) CPC required the Sellers to

prematurely       vacate    the    Parcels,      leaving    them    particularly

susceptible to vandalism; and (4) CPC told the Sellers there was

no need to safeguard the Parcels, as they would be demolished.20

             We'll address each alleged act in turn.

 Chapter 11.A:       Inducing the Sellers into an Impossible Contract

             In    the    minds   of   the    Hamdallah/Nieves-Roman/Nieves-

Acevedo Sellers, they were induced by CPC into the Agreements,

which could never have come to fruition because of the restrictive

covenants (but nowhere do they explain how exactly CPC induced

them into the Agreements).             This act of inducing them into the

Agreements    --    the    argument    goes     --   satisfies   Ramos   Lozada's

requirements and, therefore, summary judgment against them was

inappropriate.21         We can give this argument short shrift because

the record does not support the idea that CPC induced any of the

     20 Atthe outset, we note that not every Seller properly raised
each of these acts in their briefing to us, which (as we will
discuss below) means that the Sellers who did not do so waive any
arguments regarding them.
     21 The Cruz Marrero Sellers did not raise this argument in
their briefing to us and so we deem it waived as to them. United
States v. Zannino, 895 F.2d 1, 17 (1st Cir. 1990).

                                       - 28 -
Sellers into the Agreements.             To be sure, CPC did not enter the

picture until almost two years after the Agreements were signed

with    KRB   (because     KRB   later     assigned   its   rights    under   the

Agreements to CPC),22 and no facts suggest that CPC was involved

in the original negotiations between the Sellers and KRB.

     Chapter 11.B:      Failing to Cancel the Restrictive Covenants
                            and/or the Agreements

              The second alleged negligent act requires a bit more

analysis.     The Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers seem

to   argue    that   CPC    failed    to    timely   address   the   restrictive

covenants, either by having them fully cancelled or by cancelling

the Agreements altogether.           Despite knowing about the existence of

these restrictive covenants and their potential effect on CVS's

planned use of the land, CPC did nothing to address the deed

restrictions      and      induced    the     Hamdallah/Nieves-Roman/Nieves-

Acevedo Sellers into believing that the Closing would (and indeed

could) occur, in spite of them.             According to them, CPC's failure

"to cancel the covenants, or, if not possible or practicable,

        There's also not even a whiff of an argument in the
       22

Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers' briefing that KRB
tortiously induced them into the Agreements and that CPC was
somehow in privity with KRB or its successor in interest, such
that any actions taken by KRB should be ascribed to CPC.

                                      - 29 -
timely    desist[]     of   the   project"   satisfies   Ramos   Lozada's

requirements.23      We don't see it that way, and here's why.

            Even were we to assume that CPC's failure to timely

cancel the restrictive covenants and/or the Agreements constituted

a breach of duty, we are left puzzled as to how this duty and its

breach "would [have] arise[n] even if [the Agreements] had not

existed."   Ramos Lozada, 130 D.P.R. 712, 1992 WL 755597.         Indeed,

without the Agreements, CPC would have had no connection or

obligations whatsoever to the Parcels or the Sellers.        In the same

vein, we are left equally puzzled as to how the Hamdallah/Nieves-

Roman/Nieves-Acevedo Sellers would have suffered damages based on

the title defects without the Agreements.            See Isla Nena Air

Servs., 449 F.3d at 90–91 (concluding Ramos Lozada did not apply

because "the damages would not have occurred without the existence

of a contract"); Nieves Domenech, 952 F. Supp. at 66 ("If a

plaintiff's damages arise exclusively from a defendant's alleged

breach of contract, the plaintiff does not have a separate cause

of action for negligence.").        And without any argumentation from

the Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers on this point,24

     23 As before, the Cruz Marrero Sellers did not raise this
argument in their briefing to us and so we deem it waived as to
them.
     24 The only argumentation the Hamdallah/Nieves-Roman/Nieves-
Acevedo Sellers make as to this particular Ramos Lozada requirement
is in reference to CPC's alleged inducement of the Sellers into

                                   - 30 -
we simply cannot conclude that CPC's alleged failure to timely

cancel the restrictive covenants and/or the Agreements satisfies

Ramos Lozada's requirements.

      Chapter 11.C:     Requiring the Sellers to Vacate the Parcels
                                 Prematurely

              Third in line for our review is the Sellers' contention

that CPC allegedly forced them to prematurely vacate the Parcels,

leaving them at a heightened risk for vandalism.               And here's the

rundown of that argument from the Sellers' point-of-view:                 Rivera

required that the Sellers vacate the Parcels in April 2017 for a

May    2017   Closing     that    would     never   occur;   this   request    to

prematurely      vacate    the     Parcels    violated   Section    5   of    the

Agreements, which required that possession of the Parcels be

delivered at Closing free of occupants and equipment; and by

complying with CPC's request to vacate and leave the Parcels

vacant, they became prone to vandalism.             We find, though, that the

Sellers' view of these events and their theory of CPC's negligence

are completely belied by the record.

              To start off, there is no support in the record for the

proposition that Rivera "require[d] that the [S]ellers physically

vacate    the    property        together    with    their   furnishings      and

belongings, [two months] in advance of the [C]losing."                  While it

the Agreements and to CPC's alleged requiring of the Sellers to
vacate the Parcels prematurely.

                                      - 31 -
is true that she sent a letter on April 17, 2017 requesting that

the Sellers vacate the Parcels, the letter stated explicitly that

this was to be done "by or before May 19th," the anticipated date,

at that time, that the Closing would occur.               This letter hardly

required the Sellers to vacate the Parcels "two months prior" to

the Closing.      The same is true for the letter Rivera sent on May

16, 2017 moving the Closing to sometime between May 31 and June 5,

2017, because that letter similarly required that the Sellers

vacate the Parcels "by or before May 31st."

            The    Sellers    also    say     that   Rivera's     request   to

prematurely vacate the Parcels resulted in "the entire block

bec[oming] vacant at the same time" and becoming "besieged by

vandalism, squatters, and theft of fixtures, among others."             As we

noted above, however, the block did not become vacant at the same

time because the Nieves-Roman/Nieves-Acevedo Sellers did not end

up vacating their Parcels until mid-August 2017.

            Neither does the record support the Sellers' theory that

CPC acted tortiously when it directed them to vacate their Parcels

for a Closing that never happened.            As the Sellers tell it, CPC

knew or should have known that an eventual Closing would be

impossible given the existence of the restrictive covenants.                By

failing to communicate this detail to the Sellers and requiring

them   to   vacate    their    Parcels      regardless,     CPC   negligently

                                     - 32 -
misrepresented relevant information on which the Sellers relied to

their detriment.

           But regardless of whether this theory of harm satisfies

the Ramos Lozada requirements, there are several, record-related

problems in the Sellers' theory, to which they seem to be turning

a blind eye.   While the evidence shows that CPC knew CVS may not

be able to obtain satisfactory title insurance because of the

restrictive covenants, it does not indicate that CPC knew with

absolute certainty that a Closing would not take place, when it

requested that the Sellers vacate their Parcels.             Rivera, for

example, testified that even after the August 25, 2017 Letter

explaining to the Sellers that CVS was definitively out of the

deal, CPC "[was] trying to, you know, w[eigh] [its] options.             You

know, they still want to close."          Similarly, when CPC filed the

Lead Case a year later, one of the remedies it sought was specific

performance of the Ground Lease, which also would have resulted in

a successful Closing.

           This all means that the Sellers cannot demonstrate that

CPC   misrepresented   any   relevant   information   to   them   when   it

directed them at various points throughout the summer of 2017 to

vacate their Parcels in anticipation of the Closing that CPC always

thought would occur.     As far as the record shows, CPC was still

hopeful that the Closing would take place.        It therefore did not

violate any duty of care owed to the Sellers when it, in accordance

                                 - 33 -
with the terms of the Agreements, instructed them to vacate their

Parcels ahead of the anticipated Closing date(s).              And in the

absence of any factual support, the Sellers' theory fails.

   Chapter 11.D:    Telling the Sellers Security Was Unnecessary

          Not to be outdone, the Cruz Marrero Sellers have one

more argument.     They argue that, under Ramos Lozada, they have a

valid negligence claim because, in June 2017, CPC "induced [the

Cruz Marrero Sellers] [in]to believ[ing] that they had no need to

physically   safeguard   [their    Parcel],"   when   Rivera    told   the

Hamdallah Seller that there was no need to safeguard the Parcels

because all the structures were to be razed.25 Color us unpersuaded

for several reasons.

          First, the record does not support the proposition that

Rivera induced the Cruz Marrero Sellers into deciding not to

physically safeguard their Parcel.         As an initial matter, the

Hamdallah Seller (not the Cruz Marrero Sellers) made the request

in June 2017 to Rivera for the security guard.          Nothing in the

record suggests that the Cruz Marrero Sellers also made a similar

request, that they were present when the Hamdallah Seller made her

     25 While the Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers
mention the Hamdallah Seller's request for a security guard in the
procedural history and facts section of their opening brief, they
offer no actual argumentation on this point, which means it is
waived as to them. Zannino, 895 F.2d at 17. In their reply brief,
they offer some argumentation but, as we've said time and time
again, "arguments not made in an opening brief on appeal are deemed
waived." Brox v. Hole, 83 F.4th 87, 97 n.2 (1st Cir. 2023).

                                  - 34 -
request, that the Hamdallah Seller informed them of Rivera's

response, or that the Cruz Marrero Sellers changed their behavior

in    any    way   in     reliance    on   Rivera's    statement.    Indeed,    the

Hamdallah Seller's request to Rivera is not even mentioned in

either of the Cruz Marrero Sellers' statements of undisputed

material facts.           This all makes good sense because another record

dig on our part shows that the only Parcel that was vandalized in

June 2017 was the Hamdallah Seller's.                  Per their own admission,

the Cruz Marrero Sellers' Parcel was not vandalized until sometime

after mid-August 2017.

              Second, even if there was adequate record support for

the Cruz Marrero Sellers' version of events, their argument fails

on the merits.          Nowhere in their opening brief do they explain in

any    way    how       Rivera's     actions    here    satisfy   Ramos   Lozada's

requirement that the duty not to cause harm would have arisen even

if the Agreements had not existed.                  At this stage in litigation,

we cannot simply rely on the Cruz Marrero Sellers' nebulous say-

so and the lack of actual evidence means that their negligence

claim cannot proceed.

              To sum up, the Sellers collectively proffer several

alleged negligent acts on CPC's part, but they either lack record

support,      do    not    meet    Ramos    Lozada's    requirements,     or   both.

                                           - 35 -
Accordingly, the district court was right to grant CPC's motions

for summary judgment against the Sellers.26

     Chapter 12:    CVS's Motions for Summary Judgment Against the
                                 Sellers

              And with that, this story reaches its final chapter,

where we address CVS's motions for summary judgment against the

Sellers.

              As they did with CPC, the Sellers raise Article-1802

negligence claims against CVS, but their theories of negligence

differ somewhat from those they proposed against CPC.              While not

a beacon of clarity, the Sellers appear to renew the two theories

of    CVS's   negligence     that   they   raised   below:   (1)   CVS   acted

negligently when it removed the transformer and placed signage at

the    Parcels,    leaving    the   Parcels   particularly   vulnerable    to

vandalism; and (2) CVS acted negligently by failing to terminate

the Ground Lease upon learning of the restrictive covenants and by

        There's one stray argument left for us to address before
       26

turning to CVS's motions for summary judgment against the Sellers.
The Sellers take issue with certain statements made by the district
court in granting summary judgment to CPC.       Specifically, the
district court stated that "[w]hile a close call, the Sellers'
arguments are misplaced: their tort claims fail against CPC . . .
because the damages are, ultimately, a result of the failure of
the parties to Close under the Agreements." (emphasis ours).
According to the Sellers, the "while a close call" statement and
others like it suggest that the district court improperly engaged
in credibility determinations and did not otherwise follow the
proper summary judgment standard. We don't agree that the district
court erred in this way but, even if it did, our review is de novo
and we employ the correct summary judgment standard.

                                     - 36 -
waiting until August 2017 to refuse to accept possession of the

Parcels, thereby inducing the Sellers into believing the Closing

would occur and into vacating the Parcels.           CVS argues that the

Sellers' theories fail on multiple grounds, but we need not address

all of them.   Rather, as we will show, resolution of the Sellers'

claims   against   CVS   depends   entirely    on   whether   the   Sellers

satisfied Article 1802's one-year statute of limitations.             Tokyo

Marine & Fire Ins. Co. v. Perez & Cia. de P.R., Inc., 142 F.3d 1,

3 (1st Cir. 1998) ("Tort claims under [A]rticle 1802 are subject

to the one-year statute of limitations provided by [A]rticle

1868(2) of the Civil Code." (citing 31 P.R. Laws Ann. § 5298(2))).

(Hint, hint, they did not.)

           Let's start by laying out the appropriate framework for

this statute-of-limitations analysis.         Under Puerto Rico law, this

one-year clock starts ticking when the injured party has knowledge

"of the injury and of the likely identity of the tortfeasor."           Id.

And two types of knowledge can trigger the ticking of the clock:

actual knowledge and deemed knowledge.           Alejandro-Ortiz v. P.R.

Elec. Power Auth., 756 F.3d 23, 27 (1st Cir. 2014).                  Actual

knowledge is rather self-explanatory.       It "occurs when a plaintiff

is aware of all the necessary facts and the existence of a

likelihood of a legal cause of action." Id. (citation and internal

quotation marks omitted).

                                   - 37 -
              Deemed knowledge, on the other hand, requires a bit more

explanation.      It is "an objective inquiry where the plaintiff,

while not having actual knowledge, is deemed to be on notice of

her cause of action if she is aware of certain facts that, with

the exercise of due diligence, should lead her to acquire actual

knowledge of her cause of action."                    Id.   Under this "deemed

knowledge" standard, "[o]nce a plaintiff is made aware of facts

sufficient to put her on notice that she has a potential tort

claim, she must pursue that claim with reasonable diligence, or

risk being held to have relinquished her right to pursue it later,

after   the     limitation    period     has    run."       Rodríguez-Surís       v.

Montesinos, 123 F.3d 10, 16 (1st Cir. 1997).                "In other words, the

statute of limitations begins running at the time a reasonably

diligent person would discover sufficient facts to allow her to

realize   that    she'd    been   injured       and    to   identify     the   party

responsible for that injury.        The rationale being, of course, that

once a plaintiff comes into such knowledge, she can file suit

against the tortfeasor."          Rivera-Carrasquillo v. Centro Ecuestre

Madrigal, Inc., 812 F.3d 213, 216 (1st Cir. 2016).

              Reasonable     diligence    "is     usually     a   jury    question

. . . so long as the outcome is within the range where reasonable

men and women can differ."        Villarini-Garcia v. Hosp. del Maestro,

8 F.3d 81, 86-87 (1st Cir. 1993) (internal citations and quotation

marks omitted).      That's not necessarily always the case, though,

                                    - 38 -
because the court may "determin[e] that the evidence of record is

so one-sided as to compel a finding . . . that the plaintiff was

aware of enough facts to constitute notice and to satisfy the

deemed knowledge rule of the Puerto Rico law of limitation of tort

actions."   Rodríguez-Surís, 123 F.3d at 14.

            Putting everything together, this all means that the

one-year statute of limitations begins to run "when the injured

party knew or should have known of the injury and of the likely

identity of the tortfeasor."        Tokyo Marine & Fire Ins. Co., 142

F.3d at 3 (emphasis ours).    And, normally, the burden of a statute-

of-limitations    defense    lies   with   the   defendant.     Rivera-

Carrasquillo, 812 F.3d at 216.       But that normal burden allocation

goes out the window and shifts to the plaintiff when they "sue[]

more than one year after the date of injury."      Id.   "If this burden

is not met the statute of limitations will then start to run from

the day of the injury regardless of whether or not there is actual

knowledge."    Fragoso de Conway v. Lopez, 794 F. Supp. 49, 51

(D.P.R. 1992), aff'd, 991 F.2d 878 (1st Cir. 1993).

            Applying this statute-of-limitations framework to the

facts here, there are a few things that are clear right out of the

gate.   First, we know that the injuries caused by CVS's alleged

negligence all occurred by the end of summer 2017:              (1) the

transformer was removed in June; (2) the signage was posted by

                                - 39 -
Sanchez at some point before August;27 and (3) CVS backed out of

the   Ground   Lease   because    of   the    restrictive      covenants    and

unsatisfactory    insurance      policy      in    August.      Second,      the

Hamdallah/Nieves-Roman/Nieves-Acevedo             Sellers    initiated     their

lawsuits on April 1, 2019 and the Cruz Marrero Sellers initiated

theirs on August 13, 2019.         And third, because all the Sellers

sued more than one year after the end of August 2017, they "bear[]

the burden of proving that [they] lacked the requisite knowledge

at the relevant times."          Rivera-Carrasquillo, 812 F.3d at 216

(citation and internal quotation marks omitted).

           So, in light of all this, the operative question is

whether the Sellers can shoulder their burden that they did not

have the requisite knowledge of their injuries and CVS's identity

prior to one year before they filed their lawsuits.                CVS argues

that the Sellers cannot meet their burden because they received

actual or deemed knowledge of their injuries and CVS's identity

through Rivera's August 25, 2017 Letter -- an argument which the

district court accepted.          Upon review of the record and the

parties' arguments, we agree with CVS and the district court.

           A simple onceover of the August 25, 2017 Letter (which

all the Sellers concede they received) explains why.              That letter

       The vandalism, which, in the Sellers' minds, was caused in
      27

part by the removal of the transformer and the posting of the
signage, also occurred in the summer of 2017.

                                   - 40 -
informed the Sellers that (1) CVS backed out of the Ground Lease

and   refused   to   grant   an   extension   to   CPC   to   deal   with   the

restrictive-covenants issue:

           CVS notified that it would not be issuing the
           lease agreement, nor accepting delivery of the
           [Parcels], because it was not satisfied with
           the lease insurance policy that it would
           receive from its insurer at [C]losing, which
           had excluded the restrictive conditions from
           the coverage. . . . [W]e requested in good
           faith that the date for [C]losing on and
           delivering the [Parcels] be extended to give
           CVS time to review the matter, a request they
           refused;

(2) CVS knew of the restrictive covenants for years and did nothing

about them:

           CVS informed us that it needed time to review
           an issue related to restrictive conditions
           affecting the [Parcels] in the Registry. They
           knew that these conditions had affected the
           [Parcels] since [they were] developed in 1964
           and that all the title searches reviewed and
           approved by CVS reflected the same.     These
           restrictive conditions were never a matter of
           concern for CVS, which had plenty of time to
           inform us since signing the [Ground Lease] in
           2015 if they had been concerned about them;

and (3) CPC and CVS had accused each other of breaches of contract

and CPC was contemplating initiating a lawsuit against CVS:

           We had no other option than to notify CVS of
           its breach of contract on August 17. On August
           22, 2017, CVS replied that it was my client
           and not CVS that had breached the [Ground
           Lease] by not "purchasing and trying to
           deliver" the [Parcels]. . . . My client is
           exploring all options at this time, including
           hiring litigation attorneys to handle the
           matter from now on.

                                   - 41 -
Accordingly, by August 25, 2017, the Sellers had knowledge that,

as far as CVS was concerned, the deal was dead.                   And because the

Agreements    required       "tenant    [(i.e.,      CVS)]       approval"     --    a

requirement    of   which    the   Sellers    were    aware      --   CPC    was    not

obligated to close on the Parcels.

            This    necessarily     means    that    the   Sellers     had    actual

knowledge by August 25, 2017 of both their theories of CVS's

alleged negligence.       Take first the Sellers' theory of negligence

regarding     the     transformer      and    signage      and     their     alleged

contribution to the vandalism of the Parcels.                    The Sellers knew

that the transformer was removed in June 2017; that Sanchez, CVS's

outside engineer, posted the signage by August 2017; and that the

Parcels had all been vandalized by late August 2017.                    Therefore,

when CVS backed out of the deal, and the Sellers were informed of

this on August 25, 2017, they were necessarily informed that they

would now have to shoulder the responsibility for any damage to

the Parcels and that CVS was the blame-worthy culprit.

            The Sellers argue that they did not have actual knowledge

that CVS was responsible for the transformer's removal until May

26,   2018,    when    the    Nieves-Acevedo        Sellers,       through     their

electrician, contacted the AEE to reinstall the power to the

Parcels -- a fact with which the district court agreed.                     That's a

fair point, and the record supports it.              However, the Sellers at

                                     - 42 -
least had deemed knowledge that CVS was at fault for the removal

of    the   transformer.       Remember,    deemed    knowledge     requires

reasonable due diligence on the Sellers' part and reasonable due

diligence means "reasonable, active efforts to seek answers and

clarify doubts."     Est. of Alicano Ayala v. Philip Morris, Inc.,

263 F. Supp. 2d 311, 317 (D.P.R. 2003).       Here, the Sellers made no

active efforts to clarify who removed the transformer (and recall

it's their burden).        Rather, the record shows that they made no

effort to identify the culprit, as the Nieves-Acevedo Sellers

simply asked their electrician to contact the AEE to reinstall the

power, not to identify who removed the transformer to begin with.

Moreover, this is a scenario where minimal efforts would have

revealed the culprit.      As the record shows, a call to the AEE would

have sufficed. Such "[f]ailure to . . . conduct . . . investigative

efforts constitutes lack of diligence."        Id.

            Take second the Sellers' theory of negligence regarding

CVS's failure to terminate the Ground Lease upon learning of the

restrictive covenants.      The August 25, 2017 Letter explicitly gave

the   Sellers   actual     knowledge   of   this     potential    claim   for

negligence, as it stated that CVS "knew that these [restrictive

covenants] had affected the [Parcels] since [they were] developed

in 1964 and that all the title searches reviewed and approved by

CVS reflected the same" and that "[t]hese restrictive conditions

were never a matter of concern for CVS, which had plenty of time

                                  - 43 -
to inform us since signing the [Ground Lease] in 2015 if they had

been concerned about them."

            Even assuming that the August 25, 2017 Letter did not

give the Sellers actual knowledge of CVS's alleged negligence

(though such an assumption is hard to square), the Letter gave

them, at minimum, deemed knowledge.         To explain, while the Sellers

emphasize that the August 25, 2017 Letter stated at the very end

that "[a]s soon as we have more news, we will inform you," which

the Sellers contend created doubt in their minds as to whether the

deal was dead-dead, the August 25, 2017 Letter at least gave the

clear and distinct impression that CVS had decided not to move

forward and, therefore, "create[d] a reasonable basis for concern

about negligence."       Id. (citation and internal quotation marks

omitted).      Saddled with these blaring doubts regarding CVS's

decision, it was on the Sellers to make "reasonable, active efforts

to   seek   answers    and   clarify     doubts"    from   CVS,   the    alleged

tortfeasor.    Id.    Yet, at no point did any of the Sellers make any

attempt to contact CVS directly after receiving the August 25,

2017    Letter.28     Therefore,   the    Sellers    had   actual   or    deemed

knowledge of CVS's alleged negligence by August 25, 2017.

            Resisting this conclusion, the Sellers offer two primary

counterarguments -- neither of which prove persuasive.               First up,

        Nothing in the Agreements
       28                                    prevented     the    Sellers   from
contacting CVS directly.

                                   - 44 -
they argue that the statute of limitations was tolled in this case

because of Rivera's post-August-25 statements to the Sellers,

allegedly assuring them that the Closing would still occur.    It is

true that "[w]here    the tortfeasor, by way of assurances and

representations, persuades the plaintiff to refrain from filing

suit, or otherwise conceals from the plaintiff the facts necessary

for her to acquire knowledge, the statute of limitations will be

tolled."   Alejandro-Ortiz, 756 F.3d at 27 (emphasis ours).     But

the statements the Sellers point to weren't made by CVS; they were

made by CPC.   And "only the assurances of the tortfeasor, and not

those of a third party, . . . can lead to such tolling."29   Rivera-

Carrasquillo, 812 F.3d at 216 n.3 (citation and internal quotation

marks omitted).   Without any statements made by CVS, the Sellers

cannot claim assurances tolled the one-year clock.30

     29 The Sellers point to our decision in Rodríguez-Surís for
the proposition that third-party statements can toll the statute
of limitations.    That's not correct.     There, we stated that
"representations made by third-party doctors constitute another
factor to consider in determining whether a plaintiff's continued
reliance upon the reassurances of a tortfeasor is reasonable."
Rodríguez-Surís, 123 F.3d at 17. As such, third-party assurances
are only relevant where the tortfeasor also made assurances, which
is not the case here.
     30In a last-ditch effort on the assurances front, the Sellers
point to three pieces of evidence allegedly ignored by the district
court: (1) "prior correspondence from CPC to CVS, which suggests
that CPC's decision to refrain from purchasing the [S]ellers'
[Parcels] was anything but final;" (2) the fact that "CVS's Escrow
Agent was instructed to hold and refrain from releasing the
$300,000.00 held in escrow, which likewise creates the expectation
that the deal could possibly proceed at a future time;" and (3)
the Municipality also seemed to think the Closing was still on,

                              - 45 -
          And   even   if   CPC's    assurances   were   legally   relevant

(they're not), the Sellers' reliance on those assurances must have

been reasonable and there's good reason to believe that any such

reliance stopped being reasonable by the end of 2017.          Rodríguez-

Surís, 123 F.3d at 17 ("The reliance [on assurances], however,

must be reasonable.").       The Agreements, as we discussed above,

required that the Closing occur within 30 days of the end of the

Inspection Period. Over the many years of the Sellers' contractual

relationship with CPC, the Inspection Period was extended several

times either before its expiration or within a few days of its

expiration, ostensibly in order for the parties to have more time

to close on the Parcels in accordance with the Agreements' terms.

The final extension of the Inspection Period extended it to October

30, 2017, but that date (plus thirty days) passed with no further

extension.   As such, the Agreements' own terms and the parties'

usual course of dealing should have made it apparent to the Sellers

that the Closing was off (or at least that there was a high

probability that the Closing was off), despite CPC's months-old

assurances to the contrary.

because it reached out to CPC seeking clarification on the status
of the Closing. The problem is, though, the Sellers point to no
evidence that they were aware of either the correspondence or the
instructions to the Escrow Agent. And as for the Municipality's
expectations, that argument fails because any expectation the
Municipality might have had was generated by CPC, not by CVS.

                                    - 46 -
          Moving onto the Sellers' second counterargument.            They

contend next that their extrajudicial claim letters sent to CPC

tolled the statute of limitations as to CVS.        Puerto Rico law does

allow for the tolling of the statute of limitations "by making an

extrajudicial claim."      Alejandro-Ortiz, 756 F.3d at 29.           That

extrajudicial claim, though, must be made to each joint tortfeasor,

because "the statute of limitations must be tolled separately for

each joint tortfeasor."    Rivera-Carrasquillo, 812 F.3d at 217 n.4

(quoting Fraguada-Bonilla v. Hosp. Aux. Mutuo, 186 D.P.R. 365, 389

(P.R. 2012)).    Here, the Sellers' extrajudicial claim letters were

only sent to CPC,31 not CVS.     So, normally, the Sellers would be

out of luck.

          There is, however, an exception to this rule, upon which

the Sellers attempt to rely.      If there is "perfect solidarity"

between the joint tortfeasors, "tolling as to one co-tortfeasor

[such as through an extrajudicial claim] will toll [the statute of

limitations] as to the rest."    Calderón Amézquita v. Rivera-Cruz,

483 F. Supp. 3d 89, 106 (D.P.R. 2020) (citation omitted).       Perfect

solidarity     sounds   complicated,     but   it   simply   refers     to

circumstances where "several persons [are] joined by a common

interest, [and] have frequent relations among themselves or know

     31 The fact that the Sellers all sent CPC an extrajudicial
claim letter is why CPC, unlike CVS, did not have a statute-of-
limitations defense.

                                - 47 -
each other."    Id. (citation omitted).             Courts have commonly found

perfect solidarity in certain relationships where a party is

vicariously liable for the acts of another, such as the employer-

employee,    hospital-physician,          or   insurer-insured          relationship.

See, e.g., Cruz Cedeño v. HIMA San Pablo Bayamón, No. 19-1477

(CVR), 2022 WL 17541923, at *4 (D.P.R. Dec. 7, 2022) ("The Puerto

Rico Supreme Court held that there is perfect solidarity between

joint     tortfeasors     who        operate     under    an     employer-employee

relationship    because       that    relationship       is    'about    a   liability

imposed on the principal based on the relationship he has with the

tortfeasor of the damage.'" (quoting Pérez-Hernández v. Lares Med.

Ctr., Inc., 207 D.P.R. 965, 984 (P.R. 2011))); Calderón Amézquita,

483 F. Supp. 3d at 106 (noting that "[s]everal judges in this

District have held that a perfect solidarity obligation arises in

medical malpractice cases where a hospital and physician are

jointly    liable   for   a    physician's       negligent      care     pursuant   to

[A]rticle 1803's vicarious liability doctrine" (citations and

internal quotation marks omitted)); Rivera-Carrasquillo v. Centro

Ecuestre Madrigal, Inc., No. 3:12-01862 (JAF), 2016 WL 1642627, *6

(D.P.R. Apr. 25, 2016) (noting that insurers are "solidarily liable

for the acts of the insured" and "share perfect solidarity" with

their insureds (citation and internal quotation omitted)).                          By

contrast, "imperfect solidarity" refers to "relationship[s] [that

are] merely accidental or sporadic, and the statute of limitations

                                        - 48 -
must be tolled as to each individual co-tortfeasor."                        Calderón

Amézquita, 483 F. Supp. 3d at 106.

            As their final Hail Mary, the Sellers argue that perfect

solidarity existed between CPC and CVS because they shared a common

interest by virtue of the Ground Lease.              Accordingly, the Sellers'

extrajudicial claim letters to CPC -- the argument goes -- tolled

the one-year clock as to CVS.               We don't buy this argument for a

few reasons.

            To start, there is no vicarious liability between CPC

and CVS and they never agreed to be jointly liable as to any

damages to the Sellers.         This is important because, "pursuant to

Puerto    Rico    law,   the   Court    must      generally      assume    that    the

relationship between the parties to an agreement is not of the

joint and several type."         Tonge v. Drs.' Ctr. Hosp., San Juan,

Inc., 531 F. Supp. 3d 491, 500–01 (D.P.R. 2021) (citation omitted).

What's more, even taking the Sellers' shared-interest theory head

on, it leaves a bit to be desired.

            Other than the Ground Lease, the only evidence the

Sellers   rely    upon   to    demonstrate        CPC's   and    CVS's     "frequent

relations"   is    one   sentence      in    a   letter   from    Rivera    to    CVS,

referring to "a prior CVS deal between affiliates of [CPC] and

[CVS]."    But this sentence doesn't even identify when this deal

took place or what the nature of the deal was.                     Moreover, this

prior deal was not even between CPC and CVS, but rather between

                                    - 49 -
their affiliates.       Additionally, to the extent CPC's and CVS's

lessor-lessee relationship can constitute perfect solidarity, CVS

never actually ended up leasing the Parcels because it determined

the Parcels did not satisfy the conditions precedent.

              Significantly,   the    Sellers'     only    theory   of     perfect

solidarity (as we understand it) is that CPC and CVS shared a

common interest through the Ground Lease -- the argument being

that   they    shared   a   common   goal     of   wanting   the    real   estate

transaction to come to fruition.         But this theory is belied by the

Sellers' briefing and remaining arguments.                   Elsewhere in the

Sellers' briefing, they urge us to remember that the district

court, in adjudicating CPC's and CVS's cross-motions for summary

judgment,     made   several   factual      findings      that   support     their

contention that CVS acted tortiously towards them.                  These facts

relate to CVS's alleged behind-the-scenes efforts to extricate

itself, as early as 2015, from contracts based in Puerto Rico,

including the Ground Lease.          Therefore, CPC and CVS did not even

share a common interest by virtue of the Ground Lease, because, by

the Sellers' own arguments, CVS had no plans to carry out the

contract.     And with that, the Sellers have not met their burden of

demonstrating perfect solidarity between CPC and CVS.

              In sum, having found that the Sellers had actual or

deemed knowledge of their injuries and CVS's identity by August
25, 2017, and having parried all of their counterarguments as to

                                     - 50 -
tolling, we conclude their lawsuit as to CVS was filed too

late and summary judgment in CVS's favor was appropriate. 32

                              EPILOGUE

          At   long   last,   our   story    has   reached   its   end,

resulting in a summary-judgment loss for the Sellers.                We

recognize that this is not the fairy-tale ending for which the

Sellers yearned; their Parcels have been damaged and they have

little recourse to make them whole.         Nevertheless, because we

conclude that the district court reached the right outcome,

we must affirm, with the parties to bear their own costs. 33

                                FIN

     32 Two more stray points that need to be addressed. First,
as previewed above, the Hamdallah/Nieves-Roman/Nieves-Acevedo
Sellers argue that many of the facts found by the district court
in its decision on CPC's and CVS's cross-motions for summary
judgment preclude us from ruling for CVS now. Because the district
court found CVS was attempting to extricate itself from the Ground
Lease, the Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers contend
CVS made misrepresentations to them as to its intent to move
forward with the Ground Lease and acquisition of the Parcels. None
of the facts found by the district court, however, change our
statute-of-limitations analysis.       Moreover, nowhere do the
Hamdallah/Nieves-Roman/Nieves-Acevedo Sellers try to explain (and
recall, it is their burden) how the one-year clock does not bar
this misrepresentation theory.
     Second, the Cruz Marrero Sellers raise to us a tortious
interference claim against CVS, which they did not raise to the
district court. As always, that means this claim is waived. See
Merrill Lynch, Pierce, Fenner & Smith, Inc. v. Flanders-Borden, 11
F.4th 12, 20 (1st Cir. 2021).
     33 One final note before we part.      The Hamdallah/Nieves-
Roman/Nieves-Acevedo Sellers raise a litany of material facts,
which they think the district court ignored and which they think
preclude summary judgment as to both CPC and CVS.       We see no
evidence of that, but, to the extent the district court overlooked
any of these facts, our review as always is de novo and we have
considered the record as a whole (including the aforementioned
material facts).

                               - 51 -