When is a Settlement Enforceable? – Court Challenges to Settlements Harrie Samaras ADR & Law Office of Harrie Samaras 1554 Paoli Pike #289 West Chester, PA 19380 I. Introduction Settling a dispute usually means bringing an end to litigation or avoiding it altogether. Like litigation, settling a case is a process. That process has certain predictable characteristics such as settlement discussions, terms, and documents. Each settlement, however, also has its unique characteristics and, sometimes, unpredictable moments. A party may suddenly renounce the deal or claim that the agreement is somehow unenforceable. Thus, although many settlements mark the end of litigation, some may spawn new controversy. The unpredictable moment when the threads of settlement begin to unravel may occur anytime: after signing terms but before signing final settlement documents; after negotiating final settlement documents but before signing them; or even after counsel have put the settlement terms on the record in open court. And the real reason for the unraveling may never be known. A party may renege on a deal because of second thoughts, or they may be looking for a way to obtain leverage to renegotiate the deal. Perhaps wishful thinking leads a party astray, believing that an enforceable agreement was reached when in fact the parties never agreed to all the essential terms. In some cases a settlement may be disrupted where a party challenges his own counsel’s authority to settle. Additional issues may arise enforcing settlement agreements resulting from mediation. Confidentiality is an important foundation of the mediation process. Maintaining confidentiality can affect a mediator’s neutrality and it is essential to the public’s confidence in the process. Thus when enforcing a mediated settlement agreement in court, the confidentiality of the process (whether mediation communications are admissible) and the role of the mediator (whether a mediator can be compelled to testify about confidential information) may be compromised. The case law abounds addressing challenges to the enforceability of settlement agreements. These cases have percolated through state and federal courts. Discussed here are some of unifying principles of law that courts apply in enforcing settlement agreements arising both in and outside of the mediation process. Further mentioned are state laws and court rules that have evolved ostensibly to provide a basis for enforcing settlements, as well as efforts to create uniformity in the mediation process in the United States. II. Teeing Up the Challenge There is no uniform procedure for enforcing settlement agreements. As reflected in the case law, parties seeking to enforce settlement agreements, and parties challenging them, have pursued various court-related options. A. Enforcement One of the most common means for enforcing an agreement, particularly when a case is pending, is by filing a motion to enforce the agreement. See, e.g., Malave v. Carney Hosp., 170 F.3d 217, 219 (1st Cir. 1999) (“If, however, the settlement collapses before the original suit is dismissed, the party who seeks to keep the settlement intact may file a motion for enforcement.”); see also Beazer East, Inc. v. Mead Corp., 412 F.3d 429 (3d Cir. 2005) (deciding a motion to enforce an alleged settlement agreement that resulted from an appellate mediation in parallel with the appeal 2 on the merits); S & T Mfg. Co. v. Hillsborough, 815 F.2d 676 (Fed. Cir. 1987) (moving to enforce an alleged settlement agreement after plaintiffs moved to set the case back on the trial docket); Caballero v. Wikse, 140 Idaho 329, 92 P.3d 1076 (2004) (moving for specific enforcement of an alleged oral agreement). Enforcement may also be obtained by amending the pleadings (i.e., raising the alleged Although parties have used motions for summary judgment to enforce settlement agreements, the fact intensive nature of the issues (e.g., contract formation, defenses) poses a challenge for success. See, e.g., Wang Labs., Inc. v. Applied Computer Sciences, Inc., 958 F.2d 355 (Fed. Cir. 1992) (affirming the lack of any genuine issues of material fact, but reversing the determination that an unexecuted draft settlement agreement constituted an enforceable agreement as a matter of law); American Eagle Outfitters, Inc. v. Lyle & Scott Ltd., 644 F. Supp. 2d 624, 629 n.1 (W.D. Pa. 2008) (On summary judgment the Magistrate Judge decided that an enforceable settlement agreement existed, but she noted that “[t]he Court is acutely aware that some of the issues raised in this case are rarely appropriate for disposition by the Court.”), aff’d in part, rev’d in part & remanded, American Eagle Outfitters v. Lyle & Scott Ltd., 584 F.3d 575 (3d Cir. 2009). The Magistrate Judge in American Eagle decided the case on summary judgment because she believed “the critical facts are undisputed and resolution of this matter turns on basic contract principles.” American Eagle Outfitters, 644 F. Supp. 2d at 637. She held that a memorandum memorializing the parties’ settlement discussion and points of agreement was a binding contract and that its terms were not ambiguous, holding that no reasonable jury could find otherwise. American Eagle Outfitters, 584 F.3d at 577. On appeal, the Third Circuit agreed that the parties entered into an enforceable contract, but it disagreed “that the terms agreed to by the parties are sufficiently unambiguous to permit judicial interpretation of the contract.” Id. at 586. Thus, the appellate court remanded the case to permit a jury to interpret the ambiguous terms. Id. at 587. Where a case is not pending or a court has not retained jurisdiction, parties have filed a separate action for breach of contract. See Kokkonen v. Guardian Life Ins. Co. of Am., 511 U.S. 375, 378 (1994) (holding, in a case where the district court did not reserve jurisdiction to enforce the settlement agreement after a case was dismissed with prejudice, subsequent enforcement of a settlement agreement whether through an award of damages or a decree of specific performance “is more than just a continuation or renewal of the dismissed suit and hence requires its own basis for jurisdiction"); Lipman v. Dye, 294 F.3d 17, 21 (1st Cir. 2002) (declining to reopen the original case to enforce and implement the terms of a settlement agreement, for lack of jurisdiction, noting that the enforcing party can bring an independent action for breach of contract). B. Challenging Enforcement On the opposite side of enforcement, parties seeking to avoid a settlement agreement may, for example, file a declaratory judgment action to declare the agreement void or unenforceable (e.g., failure to agree to all material terms) 1 or an action to rescind (e.g., arguing that there was no 1 See, e.g., Asten, Inc. v. Wangner Sys. Corp., C.A. No. 15617-NC, 1999 LEXIS 195 (Del.Ch. September 23, 1999) (holding settlement agreement enforceable and not subject to rescission, despite non-material terms that needed agreement). 3 consideration for the agreement or mutual mistake of fact) 2 or raise as affirmative defenses issues such as fraud, lack of actual consent or mutual mistake. 3 C. Legislative Response An example of where a state legislature has endeavored to provide an expeditious means for enforcing settlements is the enactment of California Code of Civil Procedure §664.6 in 1981. Before the enactment of §664.6, “a party seeking to enforce a settlement agreement had to file a new action alleging breach of contract and seeking either contract damages or specific performance of the settlement terms, or alternatively had to supplement the pleadings in a pending case.” Weddington Prods., Inc. v. Flick, 60 Cal. App. 4th 793, 809 (1998). In addition, summary judgment motions could be filed based on the newly pleaded contract or specific performance claim, but “summary judgment could be granted only if the opposing party failed to raise a triable issue of fact.” Id. “Section 664.6 was enacted to provide a summary procedure for specifically enforcing a settlement contract without the need for a new lawsuit.” Id. The statute sets forth an expedient means for enforcing settlement agreements and guidance to counsel and the courts regarding when the summary enforcement procedure is appropriate. Under §664.6, a court may enter judgment on a settlement, and retain jurisdiction to enforce, when the parties "stipulate, in a writing signed by the parties outside the presence of the court or orally before the court, for settlement of the case." For an effective settlement under §664.6, it is important that counsel explicitly request that the court agree to retain jurisdiction to enforce the settlement. In Wackeen v. Malis, 97 Cal. App. 4th 429 (2002), a motion to enforce a settlement and obtain over $100,000 in attorney’s fees and costs was denied where the parties failed to make a clear written request for continued jurisdiction in either their settlement agreement or in a separate writing and they failed to make an oral request to the court. III. Proving the Existence of an Agreement When seeking to enforce a settlement agreement, the burden is on the party seeking to enforce the agreement to prove the existence of a contract by a preponderance of the evidence. Omega Eng’g, Inc. v. Omega, S.A., 432 F.3d 437, 447 (2d Cir. 2005) (applying Connecticut law); American Eagle Outfitters, 644 F. Supp. 2d at 635. It is generally accepted that settlement agreements are governed by the same general principles of contract law as other agreements. See, e.g., Omega Eng’g., 432 F.3d at 443; S & T Mfg., 815 F.2d at 678 (applying 11th Circuit law); White v. Fleet Bank of Me., 875 A.2d 680, 683 (2005). 2 Id. The Chancery court held in Asten that there was no mutual mistake of fact justifying rescission of the settlement agreement where one party claimed that it drastically altered its mediation strategy based on what it thought was an official notice from a U.S. patent examiner that the other party received and shared before the mediation commenced. The relying party claimed it did not learn until after the settlement agreement was signed that the U.S. PTO notice was not official and would not necessarily be placed in the official PTO file. Id. at *14. The Vice Chancellor concluded from the evidence presented that the relying party actually knew that the facsimile was unofficial and that its transmission was outside the practice of the PTO but, without waiting to see whether the document would ever become a part of the patent’s official file, decided it was a wise business decision to participate in the mediation and reach a binding agreement. Id. at *15. That is, neither party was mistaken as to any existing or past material fact to warrant rescission. Id at *16. 3 Barton v. Snellson, 735 S.W.2d 160, 161 (Mo.App. 1987). 4 The burden of proving an enforceable agreement consists of three elements: (1) Did the parties manifest an intent to be bound by its terms? (2) Are the terms sufficiently definite to be enforced? (3) Did the parties exchange consideration? 4 American Eagle Outfitters, 644 F. Supp. 2d at 635. It is typically the case that a court will hold an evidentiary hearing to obtain evidence from the parties on these and other fact intensive issues to determine the existence and/or terms of an enforceable agreement. See, e.g., Bath Junkie Branson, LLC v. Bath Junkie, Inc., 528 F.3d 556, 561 (8th Cir. 2008). That, however, is not always the case. In some situations the district court’s decision to forego an evidentiary hearing is validated on appeal, in other cases the decision is overturned. The following two cases illustrate each situation. In Bath Junkie Branson, LLC v. Bath Junkie, Inc., 528 F.3d 556 (8th Cir. 2008) the Eighth Circuit held that the district court did not abuse its discretion in refusing to grant a motion for an evidentiary hearing requested only after the district court announced that it was going to enforce a settlement agreement between the parties. Id. at 560. The appellate court reasoned that notwithstanding the lateness of the request, the movant was given the opportunity to present affidavit evidence in response to the motion to enforce and the district court had no basis to believe (before deciding the motion to enforce) that either party wanted a hearing or would find it helpful or necessary to submit additional evidence. Id. at 560-61. The appellate court also affirmed the district court’s decision not to hold an evidentiary hearing sua sponte because the agreement that the parties put on the record in open court purportedly contained all material terms and there was not substantial factual dispute over the terms of the settlement agreement. Id. at 563. In Eaton v. Mallinckrodt, Inc., 224 S.W.3d 596 (Mo. 2007) (en banc) the Supreme Court of Missouri reversed a trial court order enforcing a mediated settlement agreement that was issued without holding an evidentiary hearing because a factual dispute existed regarding whether the Eatons’ attorney had the authority to make a specific monetary offer to settle the case. The Eatons sued the defendants for property damage allegedly caused by groundwater made toxic by waste discharged from a nuclear power plant operated by Mallinckrodt, Inc. Id. at 597. They pursued mediation along with other parties who had claims against the defendants. The other parties settled, but Eaton did not. Id. at 598. Through its former attorney, the Eatons continued negotiations, culminating when their attorney made a settlement offer of $26,000 which Mallinckrodt accepted. Id. The Eatons refused to sign off on the agreement, alleging that they had not authorized the attorney to make such an offer and had dismissed him. Id. at 597. Mallinckrodt moved to enforce the agreement and the trial court granted the motion, based on "oral arguments" alone. Id. at 598. The sole and deciding factual determination before the district court was the authority of the Eatons' attorney to settle. In reversing the district court’s decision enforcing the settlement agreement, the appellate court held “[t]hat determination in this motion to enforce a settlement agreement was attainable only by the reception of evidence and making a credibility determination.” Id. at 601. The court reasoned that under those circumstances, proceedings such as judgment on the pleadings and summary judgment would not have been available. Id. It further noted that “without a default or specific waiver by the Eatons, the failure to request an 4 This paper discusses the first two elements. 5 evidentiary hearing would not elevate any disposition other than reception of evidence and a resulting judgment based on facts as found.” Id. at 601- 602. The appellate court concluded that because the parties were not provided the opportunity to present evidence there was no evidence even to support the judgment for the defendants on their motion to enforce. Id. at 602. In its en banc opinion, the Supreme Court of Missouri noted three possible judicial responses to a motion to enforce a settlement agreement: (1) holding an evidentiary hearing; (2) making a judgment on the pleadings; or (3) treating the motion as one for summary judgment. Id. at 599. The court stated that an evidentiary hearing is "by far the most desirable approach" where the moving party proves the agreement and the non-moving party can then present evidence of defenses. Id. The court went on to explain that if a court does not hold an evidentiary, it may hear argument and enter judgment on the pleadings. Id. The question then presented is whether the moving party is entitled to judgment as a matter of law on the face of the pleadings (the facts of the non-movant treated as admitted). Id. The appellate court noted that judgment on the pleadings is allowed where there are no factual questions, but since the pleadings in this case raised an issue of material fact regarding whether the Eatons’ attorney had authority to settle at the time it made the offer, judgment on the pleadings (i.e., treating the question as one of law) was not appropriate. Id. at 600. Furthermore, the court concluded that if the district court entered judgment based solely on the pleadings, given the issue of material fact raised in the pleadings, the judgment was not supported by sufficient competent evidence in the record. Id. With regard to the option of summary judgment, the court recounted that the defendants attached to their motion to enforce affidavits of the attorneys, which it appears the district court did not exclude. Id. at 601. The court reasoned that if the district court considered the affidavits, thereby treating the motion as one for summary judgment (considering matters outside the pleadings), it would have been required to provide notice to the Eatons of its intent to proceed this way. The court noted that the record did not reflect that the trial court provided the requisite notice or afforded Eaton the opportunity to provide his own affidavits and exhibits. Id. A. Is a Formal Written Agreement Required? Under traditional contract principles, a settlement agreement does not need to be in writing to be enforceable. An oral settlement agreement or an informal writing that parties enter into can be enforceable as long as the parties agree on the essential terms and intend them to be binding and the agreement does not violate the statute of frauds. Thus, for example, settlement agreements put on the record in open court may qualify as enforceable agreements where the requisites of contract formation have been met. See, e.g., Bath Junkie Branson, LLC, 528 F.3d at 562 (holding that an enforceable agreement existed because the parties agreed to all “salient” terms of a settlement agreement on the record before the court without qualification and with no suggestion that additional terms were omitted or were subject to further negotiation); see also Omega Eng’g., 432 F.3d at 444; Capek v. Mendelson, 821 F. Supp. 351, 357 (E.D. Pa. 1993). Courts will also enforce oral settlement agreements even when the agreement was not put on the record in open court, where there was evidence of mutual assent to the essential terms and conditions of a settlement that were definite and certain. See, e.g., Standard Steel, LLC v. Buckeye Energy, Inc., C.A. No. 04-538, 2005 LEXIS 22378 (W.D. Pa. September 29, 2005) (“Oral settlement agreements are enforceable. The United States Court of Appeals for the Third 6 Circuit has made clear that an “`agreement to settle a lawsuit, voluntarily entered into, is binding upon the parties, whether or not made in the presence of the court, and even in the absence of a writing.’” (citing Green v. John H. Lewis & Co., 436 F.2d 389, 390 (3d Cir. 1970))). There are many factors that courts may consider in determining whether parties to an alleged oral agreement or informal written agreement intended to enter into a binding contract. American Eagle Outfitters, 644 F. Supp. 2d at 636 (noting that scholars and other courts have considered as many as sixteen factors in addition to the four typically considered). The following four nonexclusive factors often considered by courts in evaluating contractual intent are: (1) whether the parties have expressly reserved the right not to be bound without a writing; (2) whether the parties have partially performed the contract; (3) whether the parties agreed to all of the essential terms of the contract; and (4) whether the agreement at issue is the type of contract that is usually committed to writing. See, e.g., Catamount Slate Prods., Inc. v. Lorene Sheldon, 176 Vt. 158, 164, 845 A.2d 324, 329 (2003) (referred to as the Winston factors from the case Ciaramella and Winston v. Mediafare Ent. Corp., 777 F.2d 78, 80 (2d Cir. 1985)); see also American Eagle Outfitters, 644 F. Supp. 2d at 636 (citing the four factors as part of a substantial body of case law applicable to both oral and informal agreements that has been developed by the Court of Appeals for the Second Circuit). The ability to enforce an oral agreement achieved in mediation may be affected where governing law or court rules require a written agreement. For example, in Beazer East Inc. v. Mead Corp., 412 F.3d 429 (3d Cir. 2005) the Third Circuit denied Beazer’s motion to specifically enforce an alleged oral settlement reached at an appellate mediation. The court reasoned, “[b]oth Local Appellate Rule (LAR) 33.5 and sound judicial policy compel the conclusion that parties to an appellate mediation session are not bound by anything short of a written settlement. Any other rule would seriously undermine the efficacy of the Appellate Mediation Program by compromising the confidentiality of settlement negotiations.” Id. at 434; see also Barnett v. Sea Land Serv., Inc., 875 F.2d 741, 743-44 (9th Cir. 1989) (interpreting Local Rule 39.1, a confidentiality provision governing mediation proceedings in the Western District of Washington, to mean that until a settlement is reduced to writing, it is not binding upon the parties); Vernon v. Acton, 732 N.E.2d 805, 810 (Ind. Sup. Ct. 2000) (refusing to construe the mediation confidentiality provisions of the court’s local A.D.R. Rules (A.D.R. 2.12 (1995) and 2.11 (1997)) to permit proof of an oral agreement, stating: “Requiring written agreements, signed by the parties, is more likely to maintain mediation as a viable avenue for clear and enduring dispute resolution rather than one leading to further uncertainty and conflict. Once the full assent of the parties is memorialized in a signed written agreement, the important goal of enforceability is achieved.”). In addition to court rules, practitioners should be aware of governing state statutes such as Cal. Civ. Proc. §664.6 which permits enforcement of oral settlement agreements under certain conditions set forth in section 664.6 and expounded in case law interpreting that section. Another law to be aware of in the mediation context is the Uniform Mediation Act (“UMA”). Working committees from the National Conference of Commissioners on Uniform State Laws (“NCCUSL”) and the American Bar Association’s Section of Dispute Resolution drafted the UMA. The Act is an attempt to bring uniformity to mediation across the country. The NCCUSL adopted the UMA in 2001 and it has been subsequently adopted by eleven states as of this 7 writing. The Act establishes an evidentiary privilege for mediators and participants in mediation that applies in later legal proceedings. 5 It exempts signed written settlement agreements from the privilege but it does not protect oral settlement agreements, making oral agreements inadmissible in court. 6 B. Intent to be bound The first element that must be proved to demonstrate an enforceable settlement agreement is whether both parties manifested an intention to be bound by the agreement. In assessing intent, the inquiry is not focused on the inner, subjective intent of the parties, rather it is “the intent a reasonable person would apprehend in considering the parties’ behavior.” American Eagle Outfitters, 584 F.3d at 582; see also Rohm & Haas Elec. Materials, LLC v. Honeywell Int’l, Inc., No. 06-297 - GMS, Memo. at 10–11(D. Del. April 16, 2009) (holding that “[b]ased on the undisputed facts, the parties’ objective manifestations of assent, including the representations made to the court, and the surrounding circumstances” the parties entered into a final, complete and enforceable agreement”). In the Rohm & Haas case the district court pointed to the following objective facts and circumstances to support the parties intent to be bound to the settlement agreement being enforced: (1) the parties’ counsel informed the court they had reached an “agreement in principle”; (2) when e-mailing a revised version of the proposed settlement agreement to defendant’s counsel, plaintiff’s counsel referred to it as the “final version”; (3) in its reply to that email, defendant’s counsel (challenging enforcement) responded “[i]t looks like we have got this finalized”; (4) defendant’s counsel e-mailed plaintiff’s counsel requesting that they jointly call the district court judge to let him know that the parties have reached a settlement; (5) counsel for the parties called the court notifying it about the settlement; and (6) the parties sent a letter to the court confirming “they have reached a settlement.” Id. 1. Agreement on material terms An enforceable contract has not been formed until “all of the terms that the parties themselves regard as important” have been resolved. Leeds v. First Allied Conn. Corp., 521 A.2d 1095, 1101 (Del. Ch. 1986); see also Leonard v. University of Del., 204 F. Supp. 2d 784, 787 (D.Del. 2002) (holding that under Delaware law, an enforceable contract exists if the parties have reached a definite agreement on all essential terms); Superglass Windshield Repair, Inc. v. Mitchell, 233 Ga. App. 200, 504 S.E.2d 38 (1998) (holding that the parties had reached agreement on the 10 essential terms of a settlement based on an oral agreement followed by unequivocal correspondence and a written settlement agreement despite subsequent correspondence about other modifications to the agreement). Thus, courts will examine the facts and circumstances surrounding settlement negotiations to determine what the parties deemed were the material terms and whether the parties had a “meeting of the minds” regarding each of them. Evidence to support what the parties deem to be material terms may be found in written correspondence or oral communications exchanged by the parties during or outside of the mediation process. Furthermore, what are material terms will differ from case to case depending upon what the evidence shows. There are no set rules that, for example, releases are always, or never, a material term in a settlement agreement. In the following case the court refused to 5 6 UNIF. MEDIATION ACT §4 (2003). UNIF. MEDIATION ACT §6 (2003). 8 enforce a settlement where a release term was found to be a material term and the parties had no agreement regarding its final scope. (a) The case of the material omitted “release” term In 1999, Stacey Chappell filed an action against Anthony Roth (a/k/a Tony Rothe) and unnamed defendant State Farm Mutual Automobile Liability Insurance Company seeking damages for personal injuries sustained in an auto accident. That same year, the parties participated in a court-ordered mediation during which the parties reached a settlement agreement with the following terms and conditions: defendant will pay $20,000 within two weeks of the settlement date in exchange for voluntary dismissal (with prejudice) and a full and complete release mutually agreeable to both parties. Chappell v. Roth, 539 S.E.2d 666, 667 (N.C. 2000). Following the mediation, defendants presented plaintiff with a proposed release, but the plaintiff objected to a provision in the release because it imposed burdens on it which were not discussed at the conference and which were greater than those required by North Carolina law. Id. Plaintiff suggested alternatives to the release language and defendants responded by requesting the return of the settlement draft. Plaintiff then filed a motion to enforce the settlement agreement, the trial court denied it and the plaintiff appealed. Id. A divided panel of the Court of Appeals reversed the trial court’s ruling. Id. at 669. On appeal defendants argued that the release was a material term to which the parties had not agreed, thus the trial court was correct in not enforcing the settlement agreement. The appeals court expressed concern with that argument on the grounds that: were we to accept such a perspective, our holding would permit, and might even encourage, parties to renege on settlement agreements reached through courtordered mediation simply by proposing that potentially objectionable provisions, not addressed during the mediation, be included in the release which is necessarily drafted and exchanged subsequent to the mediation conference. Id. at 667. In this same regard the court explained that defendants must overcome a “strong presumption that a settlement agreement reached by the parties under the guidance of a mediator is a valid contract that serves to minimize the expenditure of time and money by the parties, and to bring the benefit of final resolution to our jurisprudence.” Id. at 668. The court remanded the case to the trial court to conduct a hearing to determine, among other things, whether the contested provision in the release was a material term of the agreement in light of all the circumstances, and if the defendants failed to satisfy their burden, then the trial court should enforce the settlement agreement. Id. The court added that even if the trial court were to find that the contested provision was material, it should determine whether defendants, by failing to address the contested provision during mediation, waived their right to argue that the provision is material. Id. at 668-669. The dissent posited that because the parties neither agreed upon the terms of the release, nor established a method to settle the terms, the settlement agreement was not enforceable. Id. at 669. Defendants appealed to the Supreme Court of North Carolina based upon the dissent. Chappell v. Roth, 548 S.E.2d 499, 500 (N.C. 2001). 9 On appeal the Supreme Court acknowledged that mediated settlements should be encouraged and given deference but it stated, that “given the consensual nature of any settlement, a court cannot compel compliance with terms not agreed upon or expressed by the parties in the settlement agreement.” Id. The court reasoned that insofar as the mediated settlement to which the parties agreed provided that defendants would pay $20,000 to plaintiff in exchange for a voluntary dismissal with prejudice and a “mutually agreeable” release, the release was part of the consideration and, therefore, a material term. Id. Thus the court held that because the parties failed to agree to the terms of the release, and the settlement agreement did not establish a method by which to settle the terms of the release, the settlement agreement did not constitute a valid, enforceable agreement and the appeals court erred in reversing the trial court’s ruling denying plaintiff’s motion to enforce the settlement agreement. Id. at 500 - 501. (b) The case of the non-material omitted terms At issue in Asten, Inc. v. Wangner Sys. Corp., C.A. No. 15617-NC, 1999 LEXIS 195 (Del.Ch. September 23, 1999) was whether a settlement agreement resulting from voluntary mediation should be set aside or specifically enforced. One of the grounds upon which Asten sought to set aside the agreement was because it allegedly lacked material terms essential to the formation of a contract. Id. at *2. The underlying disputes between the parties involved a patent infringement case as well as reexamination and interference proceedings before the U.S. Patent and Trademark Office. To settle these disputes, the parties agreed to a cross-license and that Asten would pay Wangner a designated monetary amount plus royalties that would be capped at an agreed-upon figure. Id. at 4. During the final day scheduled for the mediation, late in the afternoon, Asten’s attorney raised the issue of third-party licenses. Although the parties were hurrying to depart, they reached agreement on this issue, which term the mediator added in handwriting (Paragraph 6) to an informal agreement the parties generated from the mediated discussions. The parties signed the agreement before leaving the mediation venue. In seeking to set aside the settlement agreement Asten argued that the agreement omitted material terms relating to its likely conveyance of patent rights to third parties in exchange for payments in-kind. The Chancery court found that Paragraph 6 was “clear evidence of the parties’ intent - 80% of the proceeds of third-party licensing are to go to Asten, and 20% are to go to Wangner.” Id. at 8. The court characterized as “no difficulty” the allocation where a thirdparty licensee pays in cash and as a “minor difficulty” where a third-party licensee swaps intellectual property and/or equipment in exchange for the license. Id. The parties had expressly agreed in writing before hurrying off from the mediation “to work out a more detailed plan for implementing such arrangement during the next two weeks.” Id. The court held that although this matter remained open, it was not so essential to the bargain that enforcement of the Agreement would be unfair. Id. It further reasoned that because the intent of the parties to split the proceeds generally on an 80/20 basis was clear, an “unresolved administrative issue” as to how to effect that split did not constitute omission of a material term. Id. The Chancery court’s approach to the issue of whether the agreement was enforceable where the parties left “in-kind” payments open for future negotiation was to determine the relative importance and severability of that matter. That is, was the open matter so essential to the bargain that to enforce the agreement would render enforcement of the rest of the agreement 10 unfair? Id. at 7 (citing 17 C.J.S. Contracts § 49 (1980), quoted in Jaffe v. Gibbons, S.C. Ct. App., 290 S.C. 468, 351 S.E.2d 343, 347 n.1); see also James Dillard v. Starcon Int’l, Inc., 483 F.3d 502, 503 (7th Cir. 2007) (enforcing an oral settlement agreement despite new points of contention arising during the preparation of the final agreement because the parties had achieved a meeting of the minds on the material terms of the settlement). 2. Does memorializing the agreement make it enforceable? Often parties invest considerable work in settlement negotiations, resulting in a terms sheet for the parties to sign memorializing the essential terms of a deal. What typically follows is the effectuation of the deal with the preparation of formal settlement documents with some continued discussions and negotiations about other terms in the documents. An issue often litigated is, what did the parties intend by the informal writing? Evidence of preliminary negotiations or an agreement to enter into a binding contract in the future does not constitute a contract. See, e.g., Wang Labs., 958 F.2d at 359 (reversing the enforcement of an unexecuted settlement agreement because the court held (a) Wang and ACS were sophisticated in contractual matters and after engaging in extended negotiations over multi-page drafts of the settlement agreement, with blank lines for the parties’ signatures, they would not have intended to be bound until having authorized representatives execute the agreement; (b) the parties told the court on various occasions during lengthy negotiations that scheduling conflicts prevented finalization and execution of the agreement; and (3) a license agreement that would be superseded by the settlement agreement provided that it could not be amended or modified without a written agreement executed by authorized representatives of all parties). Likewise, where despite the existence of a terms sheet, parties have agreed in an explicit writing or statement not to be bound by the terms sheet until formal documentation is executed, courts have found this statement objective evidence of the parties’ intent not to be bound to the provisions on the terms sheet. Compare Collectors Editions, Inc. v. Peak, 848 So. 2d 473 (Fla. 2003) (reversing the enforcement of a letter outlining the terms of the agreement reached by the parties because the letter stated “`all parties agree to draft and execute’” a “`mutually agreeable’” document that was intended to include terms not included in the letter, and because of the parties’ extreme disparity during the drafting of the settlement agreement regarding a material settlement term), with Strategic Staff Mgmt., Inc. v. Michael Roseland, 260 Neb. 682, 689, 619 N.W.2d 230, 235-36 (2000) (affirming the enforcement of a written settlement agreement signed by counsel for the parties in their presence and without conditions such as, that certain terms would be agreed upon later or that the terms of the memorandum of agreement would not take effect until the general release was executed); see also Restatement (Second) of Contracts § 27 (1981) (“Manifestations of assent that are in themselves sufficient to conclude a contract will not be prevented from so operating by the fact that the parties also manifest an intention to prepare and adopt a written memorial thereof; but the circumstances may show that the agreements are preliminary negotiations.”). The fact intensive nature of what parties intended by their settlement communications and memorializations is exemplified in Catamount Slate Products, Inc. v. Sheldon, 176 Vt. 158, 164, 845 A.2d 324, 329 (2003), where the Supreme Court of Vermont reversed the district court’s 11 grant of a motion to enforce a settlement agreement holding that the parties did not intend to be bound until they had a signed agreement. The district court found an enforceable agreement existed because attorney notes taken at the end of the mediation session and unsigned drafts of a lease and settlement agreement sufficiently memorialized the parties’ agreement. Id., 176 Vt. at 162, 845 A.2d at 327. Also, although the district court conceded that because the lease involved an interest in land the Statute of Frauds applied, the court circumvented the statute’s voiding effect by invoking the judicial admission exception. 7 Under that exception a court can enforce an otherwise unenforceable oral agreement when the party against whom enforcement is sought admits the existence of the agreement. Id., 176 Vt. at 162, 845 A.2d at 328. The district court believed that if the party who was resisting settlement admits in open court that an agreement existed, the public policy in favor of mediated settlements outweighed the policy considerations underlying the statute of frauds. Id. The appellate court applied the four-factor test (see supra III(A)) to determine whether the parties intended to be bound in the absence of a fully executed agreement. It determined that the language of the parties’ correspondence and other documentary evidence revealed the parties’ intent not to be bound before the execution of a final document. Id., 176 Vt. at 164, 845 A.2d at 329. For example, the mediation agreement that the parties signed with the mediator provided that statements made during the mediation would not “be binding upon either party unless reduced to a final agreement of settlement” and that “any final agreement of settlement [would] be in writing and signed by every party sought to be charged.” Id. Furthermore, the mediator reminded the parties of these ground rules when the mediation began. Id., 176 Vt. at 164, 845 A.2d at 330. The party challenging enforcement (the Reeds) claimed to have relied on those statements and assumed they would not be bound without a written agreement. Id. Also, a letter sent by the Reeds’ attorney (Leary) to another court after the mediation occurred stated that the parties “appear” to have reached a settlement but they are “in the process of working out the details of the agreement and preparing the appropriate documents.” Id. The court interpreted these statements as objective evidence that the Reeds believed the parties were in the process of negotiating the final details of the settlement agreements, and did not consider themselves bound and willing to dismiss claims until the appropriate documents were executed. As further evidence of the Reeds’ lack of intent to be bound in the absence of a writing, the appellate court pointed to a statement in the cover letter accompanying the Reeds’ payment to the Sheldon’s attorney saying “This check is forwarded to you with the understanding that the funds will be disbursed to your clients only after settlement agreement becomes final. Of course, if the settlement agreement does not come to fruition, then the funds must be returned to my clients.” Id., 176 Vt. at 165, 845 A.2d at 330. Finding no evidence of partial performance, the appellate court considered the third factor – whether there was anything left to negotiate. It concluded the correspondence makes clear that during the drafting process several points of disagreement and ambiguity arose regarding the term and width of the lease, acceptable decibel levels and certain notice provisions, a definition 7 The appellate court opinion noted that the district court acknowledged that the judicial admission exception had not been recognized in Vermont, but found it applicable under the facts of this case. Catamount Slate Prods., Inc. v. Sheldon, 845 A.2d 324, 328 (2003). 12 and dismissal of the case, which issues the court deemed important enough to forestall final execution of the settlement documents. Id., 176 Vt. at 165-166, 845 A.2d at 330-331. With regard to the fourth factor, the appeals court determined that because the lease is a contract for an interest in land and subject to the Statute of Frauds, it must be in writing. Id., 176 Vt. at 166, 845 A.2d at 331. Similarly, the court posited that because the settlement agreement contained numerous and specific terms governing the detailed operation of the slate quarry and included obligations lasting for several years it warranted the expectation of a writing. Id. Thus the court reversed the order enforcing the settlement agreement and remanded the case. C. Definite Terms To establish an enforceable agreement it is not enough that the parties intended to contract. The nature and extent of the agreement’s obligations must be certain. That is, are the terms sufficiently definite to be specifically enforced? Channel Home Ctrs. v. Grossman, 795 F.2d 291, 298-99 (3d Cir. 1986); Restatement (Second) of Contracts § 33 (1981) (“The terms of a contract are reasonably certain if they provide a basis for determining the existence of a breach and for giving an appropriate remedy.”). A settlement agreement may fail because there are ambiguities and undetermined matters that render it impossible to understand and enforce. Compare Lombardo v. Gasparini Excavating Co., 385 Pa. 388, 123 A.2d 663 (1956) (holding that “there was no agreement or even discussion as to any of the essential terms of the alleged bargain such as time or manner of performance, price to be paid, or the like.”), with American Eagle Outfitters, 584 F.3d at 585 - 586 (holding that the agreement reached by the parties “covered all the necessary bases – there are no undetermined matters – and the agreement is not impossible to understand). Ambiguities relating to the nature and extent of an agreement’s obligations (no accord over the necessary components of a deal) must be contrasted with the situation where the parties have covered all of the necessary bases (there are no undetermined matters) and any ambiguity consists of contract interpretation. Disputes over the meaning of a given phrase (interpretive ambiguity) do not go to whether a contract is enforceable, but, rather, who (judge/jury) must decide what the clause means. American Eagle Outfitters, 584 F.3d at 585 (holding that if any ambiguity existed in the meaning of certain clauses, “it is the more garden-variety type of ambiguity relating to contractual interpretation”). Joy Technologies, Inc. v. North American Rebuild Co., Inc., C.A. No. 05-1066, 2006 LEXIS 55286 (W.D. Pa August 9, 2006) exemplifies a case in which there was no accord over the necessary components of the deal. The underlying dispute involved an action for trademark infringement and unfair competition. Plaintiffs contended that defendant infringed their trademarks. The parties attempted to settle their dispute through settlement discussions and correspondence. Based on those, Defendant filed a motion to enforce the settlement. Defendant contended that the trademark/unfair competition case was settled in accordance with the terms of a May 18, 2006 letter sent by plaintiffs' counsel to its counsel, which actually focused on another case in which plaintiffs and defendants were involved. That letter stated: 13 Joy is not prepared to settle the trademark action without (1) an acknowledgment that NARCO built the shuttle car involved in the Troy New accident; (2) an acknowledgment that any shuttle car falling within the scope of paragraphs 2 and 3 of your email constituted a NARCO-made vehicle; and (3) an indemnification of Joy for fees and costs associated with the Troy New personal injury case . . . [but] Joy is willing to waive its fees and costs associated with the Troy New case if NARCO agrees to dismiss Joy on or before May 26, 2006. Id. at *1 - *2. Defendant did not accept this offer by the May 26, 2006 deadline. What followed were telephonic and electronic mail communications between the parties’ counsel regarding, among other things, whether the terms of the May 18th letter were still available. An e-mail from defendant's counsel indicated that his client was accepting the terms of the May 18th letter, which he summarized as follows: "`that Joy will be dismissed from the New case and all cross claims in that action dropped, that the Joy Trademark case against NARCO will be dismissed with each side bearing their own costs and legal expenses and that the parties will move to secure an agreement which reflects terms similar to those negotiated in Phillips.’" Id. at *3. When a representative of plaintiffs finally became involved, he did not agree to any settlement, he noted that the May 26th deadline had been missed, and he said that he would discuss the matter with his outside counsel. Although the parties attempted to agree on a "general framework" to settle the trademark case, they were unable to do so and settlement communications broke off. On route to its finding that the terms of the alleged settlement agreement were indefinite, the court initially focused on the fact that the terms of the May 18th offer letter from plaintiffs to defendant did not match the terms defendant’s counsel accepted. By way of example the court pointed out that defendant's counsel stated one of the settlement terms to be enforced (he claimed to accept) is that "the Joy trademark case against NARCO will be dismissed with each side bearing their own costs and legal expenses." This term, however, was not mentioned in the May 18th letter. Id. Additionally the May 18th letter did not discuss how costs and fees associated with the trademark case would be handled. It only addressed costs associated with the Troy New case. Id. The court went on to state that although the May 18th letter required that certain actions be taken with regard to the Troy New case before plaintiff would settle the trademark action, it failed to give any terms for settlement of the trademark case. Id. at *7. Thus, the court reasoned, the trademark settlement could be virtually anything - dismissal, with no money exchanged; dismissal, with money exchanged; dismissal, with restrictions on future use of plaintiffs' trademarks; acceptance of a default judgment. Id. “Put simply, were one party to come to this court accusing the other party of breaching the settlement agreement, we could not resolve the dispute because we would not be able to determine what the agreement required.” Id. Thus, where courts find that material terms in an alleged agreement are not sufficiently definite to be specifically enforced, they have refused to enforce such an agreement. But the fact that ancillary terms remain to be resolved will not defeat enforcement. D. Beware of Well-Meaning Statutes and Rules In addition to the traditional principles of contract law that apply to determine the enforceability of settlement agreements, states legislatures and courts have promulgated statutes and rules 14 generally intended to encourage enforceable settlements, but they also can be determinative of the result achieved. Thus, if practitioners are not aware of them, or they are not correctly followed, a settlement may be compromised. Two examples are mentioned here. In Contractor Success Group, Inc. v. Service Thrust Organization, Inc., 681 So. 2d 212 (1996), the issue before the Court of Civil Appeals of Alabama was whether certain statements made by one of three plaintiffs during settlement negotiations, agreeing to a proposed settlement agreement, were sufficient to bind all three plaintiffs where the settlement agreement was never signed by plaintiffs or their attorneys. The court applied Alabama Code §34-3-21 (1975), governing the enforcement and validity of settlement agreements at the trial level. Id. at 215. That statute provided: “[a]n attorney has authority to bind his client, in any action or proceeding, by any agreement in relation to such case, made in writing, or by an entry to be made on the minutes of the court.” The court interpreted this to mean that an oral settlement agreement is enforceable in Alabama only if it is made in open court or during a pretrial conference. Id. The record was clear that the oral agreement at issue was neither made in open court or during a pretrial conference. Id. Also, plaintiffs’ counsel did not sign the written copy of the settlement agreement. Thus, although under traditional contract principles the oral agreement may have been an enforceable agreement, because it did not comport with section 34-3-21, the court held that the agreement was not enforceable. Id. Another legislative initiative mentioned earlier is Cal. Civ. Proc. §664.6. This statute sets forth an expedient means for enforcing settlement agreements, as well as providing direction to counsel and the courts as to when the summary enforcement procedure is appropriate. Under §664.6, a court may enter judgment on a settlement, and retain jurisdiction to enforce, when the parties "stipulate, in a writing signed by the parties outside the presence of the court or orally before the court, for settlement of the case." The statute requires affirmative participation by the parties to avoid imprudent agreements, impress on the parties the seriousness and finality of the decision to settle, and minimize conflicting interpretations of the settlement terms. As the cases interpreting the statute have shown, the benefit to be gained by the statute is realized only by closely adhering to it. For example, it is clear that all parties have to either sign the settlement agreement or be in court when it is put on the record. The term “party” has been interpreted literally. An attorney for a party cannot sign the settlement agreement for the client-party. See Levy v. Superior Court, 10 Cal. 4th 578, 586 (1995). Nor, for example, can an agent of various defendant parties who had agreed in writing and on the record to the settlement, bind its principals under §664.6. See Gauss v. GAF Corp., 103 CA4th 1110 (2002). Similarly, where counsel or the court only obtain a token statement of agreement or assume a party’s consent from a nod of the head, recent cases suggest that such a settlement under §664.6 may be vulnerable because the nodding party did not provide enough evidence that the other party sufficiently understood and/or agreed to the material terms. The test is “whether (1) the material terms of the settlement were explicitly defined, (2) the supervising judicial officer questioned the parties regarding their understanding of those terms, and (3) the parties expressly acknowledged their understanding of and agreement to be bound by those terms." See In re Marriage of Assemi, 7 Cal. 4th 896, 911 (1994). 15 IV. Authority to Settle Like other agreements, settlement agreements are vulnerable to attack on grounds such as lack of agreement (discussed above), duress, coercion, fraud, misrepresentation and mistake. Discussed briefly here is another potential defense – lack of authority. That is, a party may defend against a motion to enforce a settlement agreement by arguing that his attorney did not have the authority to settle on his behalf. Insofar as the relationship between an attorney and a client is one of agency, in which the client is the principal and the attorney is the agent, an agent may bind the principal if he has the requisite authority from the principal. There are differences amongst jurisdictions regarding what authority an attorney needs to bind a client in a settlement. In Pennsylvania for example, the law is “clear that an attorney must have express authority to settle a cause of action for the client." Rothman v. Fillette, 469 A.2d 543, 545 (Pa. 1983) (citing Local No. 2, Int'l Org. of Masters v. International Org. of Masters, 318 A.2d 918 (Pa. 1974)); Senyshyn v. Karlak, 299 A.2d 294 (1973). Express authority empowers an attorney to settle a client's claim; it does not arise merely from the fact of representation, but must be the result of explicit instructions regarding settlement. E.g., Senyshyn, 299 A.2d at 297 (quoting Starling v. West Erie Ave. Bldg. and Loan Ass'n, 3 A.2d 387, 388 (1939)); see also Bennett v. Juzelenos, 791 A.2d 403, 408 (Pa. 2002) (“The ordinary employment of an attorney to represent a client with respect to litigation does not confer upon the attorney the implied or apparent authority to bind the client to a settlement or compromise, and the attorney cannot do so in the absence of express authority.”). In other jurisdictions, an attorney may bind his client to a settlement with actual authority, which is that authority a principal expressly grants to, or impliedly confers on, an agent because it is usual, necessary and proper to achieve the object of the express authority granted to the agent. See Caballero, 92 P.3d at 1079; see also Rohm & Haas Electronic Materials, LLC, No. 06-297 GMS, Memo. at 12 (holding that defendant’s counsel entered into a binding settlement agreement and stating that under Delaware law “`an attorney of record in a pending action who agrees to a compromise of a case is presumed to have lawful authority to make such an agreement’”); Superglass Windshield Repair, Inc., 233 Ga. App. 200 at 201, 504 S.E.2d at 40 (holding that defendants’ counsel entered into a binding settlement agreement and stating that under Georgia law “`an attorney of record has apparent authority to enter into an agreement on behalf of his client and the agreement is enforceable against the client by other settling parties’”). The Caballero case mentioned above involved a suit seeking specific performance of an alleged oral agreement that was made during the course of a mediation session. The respondents alleged that the appellant’s attorney entered into a binding settlement agreement on appellant’s behalf. The appellant contended his attorney lacked authority to enter into the agreement and asserted that the agreement was thereby unenforceable. The district court found an enforceable agreement existed and the Supreme Court of Idaho affirmed. The district court relied on two main facts to show that appellant had express authority: (1) appellant left before the mediation ended but he knew that the ground rules required someone with settlement authority to be present throughout the mediation; and (2) while leaving appellant stated something to the effect of, “I’m leaving, [Jones], you handle it.” Id. at 1080. The court concluded that the representations of appellant’s attorney, alone would not have been sufficient to prove that 16 appellant expressly granted him actual authority, but his testimony, the mediator’s testimony that he understood appellant’s attorney had authority to settle the case and inferences from the surrounding circumstances were sufficient. V. Enforcing Mediated Settlements 8 As discussed above, a court’s inquiry into whether a settlement agreement constitutes an enforceable agreement is generally fact intensive (e.g., Did the parties intend to be bound? What are the terms of the agreement? What did the parties mean by a term?). Where a settlement is derived from parties mediating their dispute, an evidentiary hearing may potentially include testimony regarding communications and events from the mediation. Thus, enforcing a mediated settlement agreement creates a tension between the need to develop facts as to what transpired at the mediation and the need to preserve the confidentiality of the mediation proceedings. Should information exchanged in a mediation session be permitted as evidence at evidentiary hearings on motions to enforce and should mediators be compelled to testify at such hearings? Courts have recognized the importance of maintaining mediation confidentiality for example, to encourage participants to discuss matters in an uninhibited manner for purposes of settlement. Likewise, the public’s confidence in using mediation is fostered if people have confidence that the mediator will not take sides or disclose their statements in future legal proceedings. While courts often acknowledge the importance of confidentiality to the mediation process, courts differ regarding how they treat confidential mediation communications from the extremes of freely admitting whatever evidence the parties want to present, to barring all evidence, and places in between. The same is true for mediator testimony. Some courts freely admit it and heavily rely on it, while other courts prohibit its use. In prohibiting confidential mediation communications and mediator testimony courts often rely on governing rules and statutes relating to their mediation programs or admissibility of evidence, for example, to exclude both. In jurisdictions where the Uniform Mediation Act has been adopted, the UMA provides a mechanism for protecting the confidentiality of mediation, and specifies the limited exceptions based on overriding policy interests. For example, Section 4 of the UMA protects mediation confidentiality by providing that a mediation communication is privileged and is not subject to discovery or admissible in evidence in a proceeding unless confidentiality is waived. Section 6 of the UMA provides the exceptions to the privilege including a written agreement signed by all parties. Oral settlement agreements are not excepted. The UMA also provides for an exception to the privilege that would operate to cover claims for rescission or traditional contract defenses to the enforceability of settlement agreements (e.g., fraud, mistake, duress, coercion, and incompetence). Section 6(b)(2) of the UMA provides an exception (allows evidence of the mediation proceeding to be presented) where it is necessary to resolve contract law claims that put in issue whether the settlement should be enforced but only 8 See the following articles for more detailed treatment of the enforcement of mediated settlement agreements: Ellen E. Deason, Enforcing Mediated Settlement Agreements: Contract Law Collides with Confidentiality, 35 U.C. Davis L. Rev. 33 (2001 – 2002); Edna Sussman, A Brief Survey of US Case Law on Enforcing Mediation Settlement Agreements Over Objections to the Existence or Validity of Such Agreements and Implications for Mediation Confidentiality and Mediator Testimony, IBA Legal Practice Division, Mediation Committee Newsletter 32, 34-35 (April 2006). 17 after a careful in-camera analysis. Pursuant to Section 6(c), a mediator cannot be compelled to give evidence. Thus, while evidence by others can be obtained pursuant to this exception, the mediator cannot be forced to testify. VI. Conclusion In Gatto v. Verizon Penn., Inc., No. 08-858, 2009 U.S. Dist. LEXIS 86601 (W.D. Pa. September 22, 2009) the court had before it Verizon’s motion to enforce a settlement agreement and Gatto’s motion to deny it. Settlement negotiations that began in a mediation session culminated when Verizon accepted Gatto’s monetary counteroffer in exchange for Gatto agreeing to certain nonmonetary terms. Gatto was having second thoughts about the settlement. She claimed that Verizon had made a counteroffer rather than accepting her offer. Gatto told her attorney that he was to call Verizon’s attorney the next day to inform Verizon that she never authorized the last monetary demand, and she never executed the settlement agreement Verizon prepared. With that Gatto’s relationship with her attorney began to break down. The court held an evidentiary hearing on the motions, namely whether Gatto’s attorney had Gatto’s express authority to enter into a settlement agreement on the essential terms. In attempting to deal with conflicting evidence from both parties (namely Gatto and her attorney) on the issue of express authority, the court noted that “[t]here were substantial inconsistencies in both witnesses’ testimony and neither witness was viewed as being especially credible with respect to the issue of express authority.” Id. at 21. The court further commented: “At the very least there was a breakdown in the clarity of the communications between attorney and client.” Id. *21-*22. In conclusion, the court stated: “the scales of justice remain evenly balanced on the issue of whether Gatto expressly authorized the settlement and Verizon failed to meet its burden of proving that Gatto’s attorney had the express authority of his client when he settled the case with Verizon for $50,000.” Id. at *24. The court denied Verizon’s motion to enforce. The opinion ends with two lessons worth remembering: “This case is a good example of why the final proposed terms of a mediation offer should be memorialized in writing and for subsequent offers to be communicated in writing between counsel and between counsel and his or her client. The difficulties encountered in this case would likely not have existed had the terms been clearly communicated in writing.” Id. at 24-25. 18
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