Mr. LaFond negotiated a contract with Ms. Frame whereby Frame agreed to sell to LaFond a parcel of land free from all encumbrances. The date for the conveyance of the deed and the possession of the land was set for one year from the date the contract was signed. The contract was silent regarding the payment of taxes on the property during the pendency of the contract. On the date set for conveyance, taxes assessed for the prior year were unpaid. (a) Who has the duty to pay these taxes? Why? (b) How could the parties have eliminated any uncertainty on this point?