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the applicant' s interest is adecruatel_v <br /> renresenterl by existing T)arties . <br /> C.R.C.P. 24(a)(2) (emphasis added). <br /> All three elements of the rule, i.e., a property interest, an impairment in the ability to <br /> protect it, and inadequate representation, must be present in order to intervene. Diamond <br /> Lumber, Inc. v. H.C.M.C.. Ltd., 746 P.2d 76 (Colo. App. 1987). In addition, a party seeking <br /> to intervene under C.R.C.P. 24(a)(2), such as here, must establish both that representation of <br /> its interests is not or may not be adequate and that it would or might be bound by the <br /> judgment. Intern. Broth. of Elec. v. Denver Metro., 880 P.2d 160 (Colo. App. 1994). <br /> Neither element standing alone is sufficient; if either element is missing, there is no absolute <br /> right to intervene. Denver Chapter of Colo. Motel Ass'n v. City and County of Denver, 150 <br /> Colo. 524, 374 P.2d 494 (1962). <br /> Furthermore, C.R.C.P 24 permits intervention in an action only upon "timely <br /> application" whether the intervention be as of right under C.R.C.P. 24(a), or permissive <br /> under C.R.C.P. 24(b). Law Offices of Andrew L. Ouiat. P.C. v. Ellithorpe, 917 P.2d 300 <br /> (Colo. App. 1995). Timeliness is a threshold question that must initially be determined by <br /> the court. Id.; Andrikopoulos v. Minnelusa, 911 P.2d 663 (Colo. App. 1995), aff d on other <br /> grounds 929 P.2d 1321 (Colo. 1997); Diamond Lumber, supra. The determination of <br /> timeliness of a motion to intervene is a matter which rests within the sound discretion of the <br /> trial court, which must weigh the lapse of time in light of all the circumstances of the case, <br /> including whether the applicant was in a position to seek intervention at an earlier stage in <br /> the case. EllithoEpe. supra. <br /> 5 <br />