Maidel de Armas, Geidy Rodriguez, Janet de Armas, and Emilio de Armas v. Emilio de Armas
The Third District reversed summary judgment in a quiet title action where the operative 2021 quitclaim deed named a grantee whose name was shared by both the father and the son. Because the shared name created a latent ambiguity, the trial court properly looked to parol evidence — but that parol evidence conflicted. A court may construe an instrument as a matter of law only when it is unambiguous or when any ambiguity is resolved by undisputed parol evidence, so the conflict created a genuine issue of material fact precluding summary judgment.
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