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On August 5, 1998, P purchased a home and an Owner's Policy of Title Insurance (the Policy). The Policy was underwritten by D. The Policy states it is meant to protect P from defects, encumbrances, or liens in title, unmarketability of title, and lack of right to access to and from land. The Policy also states D would pay costs, attorney's fees, and expenses incurred in defense of title. In July 2003, P's back yard neighbor, Polinsky, replaced the fence between Polinsky's and P's homes. P believed the fence encroached onto his property. On July 24, 2008, P filed a lawsuit against Polinsky, demanding he remove the fence. On December 16, 2009, P dismissed the lawsuit without prejudice. On December 10, 2010, P filed a second lawsuit against Polinsky, demanding he remove the fence. On June 29, 2012, P dismissed the second lawsuit without prejudice. The parties then privately settled. P incurred $68,740.25 in attorney's fees. In 2015, P sought reimbursement from D under the Policy's coverage of third-party challenges to title. D first became aware of P's claims against Polinsky on August 25, 2015, when P sued D, alleging Breach of Contract in Count I of his petition; in Count II, Unjust Enrichment; and in Count III, Vexatious Refusal to Pay. On March 1, 2016, P submitted a claim under the policy to D for his attorney's fees incurred in his 2008 and 2010 lawsuits. On July 6, 2016, D denied the claim because P failed to timely notify D of the lawsuits. P and D moved for summary judgment. The trial court granted summary judgment to D because of P's unexcused failure to provide timely notice of his claims, which prejudiced D. P appealed. P claimed in part that the requirement of prompt notice in the insurance policy is vague, undefined, and unenforceable, and D was unable to establish any nonspeculative evidence to show actual prejudice from any claimed failure to notify by P.

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