OPINION
Opinion by Justice BRIDGES.
Querencia Properties, S. de R.L. de C.V. (Querencia) and Gaylord Holdings, Inc. (GHI) appeal the trial court's summary judgment in favor of New Querencia Capital Partners, L.L.C. (New Querencia) and Fidelity National Financial Global Solutions (Fidelity). In two issues, Querencia and GHI argue the trial court erred in (1) granting New Querencia's motion for summary
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