Gary Grice, a 35-year-old dentist, decided it was time to buy an apartment. After viewing a few places, he found the apartment of his dreams-a three-bedroom apartment with a beautiful big patio garden in Melbourne, owned by Jamala Turner.

Jamala has owned her apartment for over 20 years and would like to find a buyer that will love the property as much as she has. Jamala is moving because she recently inherited a home from her grandfather's estate. Jamala and Gary met several times and negotiated the terms of the sale of Jamala's apartment.

After those meetings, on January 5, 2017, Jamala sent Gary an email with an "agreement of sale" as w attachment. The email stated: "Dear Gary, attached please find a copy of an agreement of sale. You may want to hire an appraiser to help in your decision. Let me know if you have my questions. Best, Jamala Turner." The agreement laid out all the topics they had previously discussed, including the apartment's address, description, condition, sale price ($500,000), and closing costs. In addition, the document contained the following provision: "This offer will expire by Monday, 9:00 am, January 19, 2017. I must receive your acceptance by mail. My office address is 123 West Hastings Street, Vancouver." The same day, Gary replied by return email as follows: "Thanks for the efforts invested in writing the agreement. I plan on hiring an appraiser and will make my final determination based on their opinion-but, of course, I am thrilled about the offer and will likely accept it. I will be in touch by the date mentioned."

Gary immediately went to business. He searched the internet and found appraiser Solutions-a company specializing in affordable, fast, and accurate appraisals. He hired their services to appraise the value of Jamala's apartment. He sent, via PayPal, $1,000 to Appraise Solutions for their fees and scheduled to meet them for their inspection on January 10, 2017 at Jmnala's apartment.

On January 7, 2017 JaniNa received a phone message from Russell Jones' Flipped Properties, a for-profit club of seniors that buys homes and sells them for profit after renovations. The club has a poor reputation around the area for their low-quality renovations and the underhanded ways they find to purchase houses in prices lower their market price. The club's President, Russell Jones, left the following message on Jamala's answering machine: "I hear you are selling your apartment to Gary Grice. We can't match his offer but we can offer you $450,000 and a significant discount on renovation services for your next home, which in total savings would far exceed what Gary is giving you. Do you accept?"

Rolling her eyes, Jamala called Flipped Properties and sarcastically left this message on their voicemail: "Yes, of course I'd just love to sell my half million-dollsfor $50,000 less than my current offer. It would be wonderful to sell it to a club that tears down perfectly beautiful homes and then entrust the club to make cheap, cost-cutting renovations with my dear grandpa's house. All you need to do is, you know, hire some young people so you're not living in the dark ages, and bring me a cheque-and we are good to go." And she slams down the phone.

The next morning, Russell hired two young temps to help out with the running of the business. Later that afternoon, Russell showed up at Jamala's apartment with a cheque of $450,000. Jamala, looking through the door's peephole, said: "Is that a cheque in your had?! I never meant to enter into any deal with you and your notorious club; I was only trying to illustrate the absurdity of the proposition! "She did not open the door and refused to accept Russell's cheque. Russell slipped the cheque and a memorialization of the deal under Jamala's door and left.

On Jump 10, 2017, after having met with Appraisal Solutions at Jamala's apartment, Gary ran into the nosy neighbour, Cora Woods, who also happens to be an employee of Jones' Flipped Properties. When Cora saw Gary she said to him: "What are you doing here? Haven't you heard? Jamala has already accepted an offer from Flipped Properties." On the same day (January 10, 2017), Gary immediately sent the following letter addressed to Jamala's home address, along with the signed agreement: "I accept your offer. Now that we have a deal, I propose that you include the custom-sized furniture you currently have in the apartment. "

The next morning, before Jamala had received Gary's letter, she called Gary and told him that the deal is cancelled. Gary responded: "Too late, we have already formed a legally binding agreement."

Jamala, who had enough with all these problems, has decided that she wants to keep the apartment and not sell to anyone.

decribed the IRAC