Arbab owned a shop in Bukit Timah which he wanted to sell. So, on 5th May 2008, he called Joshua from Singapore offering him to purchase his shop at $10 million. Joshua asked Arbab: "The price is a bit expensive. Is it possible to reduce the price a bit because I do not have enough money to pay the deposit as I just bought a new car?” I Arbab then replied: "I believe the price is not negotiable as I offered it lower than the market value. The market value is $11 million.” on 7th May 2008, Arbab sent an SMS (short message service) to James offering him the same shop at the price of $9.5 million. James who was so interested in that shop sent an SMS stipulating his acceptance on the same day. On 7th August 2008, while Joshua was having breakfast at a shop in Bangsar, he overheard two strangers talking about the said property been sold to James. Upon hearing this, he immediately on the same day posted his letter of acceptance to Arbab at a Post Office in Bangsar. On 8th August 2008, Joshua called Arbab to discuss the sale and purchase agreement. Arbab told him that he had sold it to James as he thought Joshua was not interested anymore. Joshua wishes to sue Arbab. Advise Joshua​