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Manvil v. E.C. Gozum}{\fs20\insrsid5471769 , 1998 Guam 20, Opinion}{\insrsid5471769 \tab Page }{\field{\*\fldinst {\insrsid5471769 PAGE }}{\fldrslt {\lang1024\langfe1024\noproof\insrsid8716823 1}}}{\insrsid5471769  of 14
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}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Supreme Court Case No. }{\b\insrsid5471769\charrsid11799978 CVA 97-039}{\insrsid5471769\charrsid11799978 
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\par }{\b\insrsid5471769\charrsid11799978 CONSTRUCTION CO., LTD.\tab \tab }{\insrsid11799978  }{\insrsid5471769\charrsid11799978 )
\par }{\b\insrsid5471769\charrsid11799978 DOES I THROUGH V,}{\insrsid5471769\charrsid11799978  \tab \tab \tab }{\insrsid11799978  }{\insrsid5471769\charrsid11799978 )
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\par }{\b\insrsid5471769\charrsid11799978 and FEDERAL INSURANCE CO.,\tab }{\insrsid11799978  }{\insrsid5471769\charrsid11799978 )
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\insrsid5471769\charrsid11799978 )
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\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid8716823 {\insrsid8716823 Filed: }{\b\insrsid8716823 September 14, 1998}{\insrsid8716823 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 Appeal from the Superior Court of Guam
\par Argued and Submitted on 18 February 1998
\par Hag\'e5t\'f1a, Guam}{\insrsid11799978 
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\par }{\ul\insrsid5471769\charrsid11799978 For the Plaintiff-Appellant:}{\insrsid5471769\charrsid11799978 \tab \tab \tab \tab }{\ul\insrsid5471769\charrsid11799978 For the Defendants-Appellees:*
\par }\pard \ql \fi-5040\li5040\ri0\nowidctlpar\tx-1440\faauto\rin0\lin5040\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 Thomas M. Tarpley, Jr. Esq.\tab \tab \tab \tab Thomas C. Sterling, Esq.
\par Suite 201, American Life Building\tab \tab \tab Klemm, Blair, Sterling & Johnson
\par 137 Murray Boulevard \tab \tab \tab \tab Suite 1008, Pacific News Building
\par Hag\'e5t\'f1a, Guam 96910\tab \tab \tab \tab 238 Archbishop F.C. Flores Street
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\par *(Submitting on the Briefs)
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\par }{\insrsid5471769\charrsid11799978 BEFORE:}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 PETER C. SIGUENZA, Chief Justice; JANET HEALY WEEKS and JOSE I. LEON GUERRERO, Associate Justices.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid14907994 WEEKS, J.:
\par }{\insrsid11799978\charrsid14907994 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 [1]\tab }{\insrsid5471769\charrsid11799978 
Plaintiff-Appellant Manvil Corporation (Manvil) is appealing a Rule 54 (b) grant of Partial Summary Judgment in favor of Defendants-Appellees Sumitomo Construction Co., Ltd. (Sumitomo), MDI Guam, and Federal Insurance Company (Federal).}{\insrsid11799978 
 }{\insrsid5471769\charrsid11799978 Appellant appeals the determination by the trial court that the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s lien was untimely filed, and that the lien failed to properly identify the land pursuant to the Land Registration Act.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
This court finds that the trial court properly found that no genuine issue existed as to any material fact, and thus affirms the grant of partial summary judgment in favor of Sumitomo.
\par 
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\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 [2]}{\insrsid5471769\charrsid11799978 \tab 
The Leo Palace Resort Phase 1 Project (Leo Palace Project) is a $230 million dollar development which involved the construction of a golf clubhouse, three (3) high-rise condominiums, a 200 unit hotel, 52 duplex units, and a number of other structures.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 On or about 2 November 1990, Sumitomo entered into a contract with MDI for the construction of the Leo Palace Project.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
The contract was supplemented on 25 March 1991, 29 August 1991 and 19 November 1991.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Sumitomo subcontracted out to E.C. Gozu
m & Co, Inc. (Gozum) certain work involving Condominium No. 1 of the Leo Palace Project.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Gozum subsequently entered into a $296,000 subcontract with Manvil to perform plastering, painting, chipping and masonry work on Condominium 1 of the Leo Palace Project (Gozum-Manvil sub-subcontract).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Manvil claims that Gozum failed to pay Manvil for work in the amount of $239,000.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [3]}{\insrsid5471769\charrsid11799978 \tab On or about 8 June 1993, the staff architect with Taniguchi, Ruth, Smith & Associates executed Certificates of Substantial Completion w
hich extended to the entire Leo Palace Resort Project.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 MDI accepted the Project as being completed on 15 June 1993.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Sumitomo filed a mechanic}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien against MDI and the property on 30 June 1993.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 The Sumitomo lien included a $7,709,549.00 claim for the improvements to Condominium No. 1, the property improved by Manvil.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil later filed its mechanic}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien on 12 November 1993.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [4]}{\insrsid5471769\charrsid11799978 \tab On 10 February 1994 Manvil filed suit against Gozum for breach of contract and related claims, and against MDI and Sumitomo to foreclose the 12 November 1993 mechanic}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 A First Amended Complaint was filed o
n 17 February 1994.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Gozum answered denying any money owed to Manvil.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Sumitomo answered, also denying liability to Manvil.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Thereafter, in December of 1994, Sumitomo obtained a mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s lien release bond from Federal.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The release bond replaced the Leo Palace Resort Project as the property subject to the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [5]}{\insrsid5471769\charrsid11799978 \tab On 12 November 1996, Sumitomo and MDI filed for summary judgment, raising for the first time the affirmative defense of Manvil}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s non-compliance with the Guam Land Registration Act}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 upon the filing of its lien.}
{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Thereafter, Manvil filed a Supplemental Complaint on 10 December 1996, adding Federal as an additional defendant, based upon the recording of the mechanic}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien release bond.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Sumitomo and Federal then added the 
affirmative defense of Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s failure to comply with the provisions of the Guam Land Registration Law in their responsive pleading.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The trial court granted summary judgment in favor of Sumitomo and MDI, and dis
missed the claims based upon the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Manvil then moved for reconsideration, requesting Rule 54(b) certification.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 By order dated 4 August 1996, the trial court denied the motion for reconsideration an
d certified the grant of partial summary judgment for interlocutory appeal.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The Notice of Appeal was timely filed on 12 August 1997.}{\insrsid11799978 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 II.}{\b\insrsid11799978\charrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 [6]}{\insrsid5471769\charrsid11799978 \tab The Supreme Court of Guam has jurisdiction pursuant to 48 U.S.C. }{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  1424-3(d) (1984). The partial summary judgment was certified under Guam Rule of Civil Procedure 54(b) as final and appealable.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 This court will review }{\i\insrsid5471769\charrsid11799978 de novo}{\insrsid5471769\charrsid11799978  the trial court}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s granting of summary judgment.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Iizuka Corporation v. Kawasho International (Guam), Inc., }{
\insrsid5471769\charrsid11799978 1997 Guam 10, }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  7; }{\i\insrsid5471769\charrsid11799978 
Castro v. Peck, dba B.B.H.S. Contracting and Standard Plytrade Corp., }{\insrsid5471769\charrsid11799978 1998 Guam 2, }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  4.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The court may grant summary judgment pursuant to Rule 56 when }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to 
any material fact and that the moving party is entitled to a judgment as a matter of law.}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Guam R. Civ. P. 56(c).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 There is a genuine issue of fact if there is sufficient evidence which establishes a factual dispute requiring resolution by a fact-finder.}{
\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 T.W. Elec. Serv., Inc. v. Pacific Elec. Contractors Ass}{\i\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\i\insrsid5471769\charrsid11799978 n,}{\insrsid5471769\charrsid11799978  809 F.2d 626, 630 (9}{\super\insrsid5471769\charrsid11799978 th}{\insrsid5471769\charrsid11799978  Cir. 1987).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
The court must view the evidence and draw inferences in the light most favorable to the non-moving party.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Castro,}{\insrsid5471769\charrsid11799978  at }{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  4.}{\insrsid11799978 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 III.}{\b\insrsid11799978\charrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 [7]}{\insrsid5471769\charrsid11799978 \tab Manvil argues that the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien was timely filed, that questions of fact exist as to when the project was }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 completed}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
 for purposes of the mechanic lien, and that summary judgment in favor of Sumitomo was improperly granted.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s liens are governed by the language of 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  33302 (c)(1994), which provides:}{\insrsid11799978 
\par 
\par }\pard \qj \fi720\li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 (c) The owner shall within ten (10) days after th
e completion of the work of improvement, file for record a notice of completion as provided in subdivision (f) of this section. . . .}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
If such notice be not so filed, then, except as to any persons who were required to file for record claims of lien as prov
ided in subdivision (b) of this section, all persons claiming the benefit of this Title shall have ninety (90) days after the completion of such work of improvement within which to file their claims of lien.}{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }{\insrsid5471769\charrsid11799978 Under 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  33302(b), }{\i\insrsid5471769\charrsid11799978 
work of improvement }{\insrsid5471769\charrsid11799978 and}{\i\insrsid5471769\charrsid11799978  improvement }{\insrsid5471769\charrsid11799978 mean the entire structure or scheme of improvement as a whole.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 In this case, no notice of completion was filed.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Therefore, Manvil had ninety (90) days from completion of the project as a whole in which to file its lien.}{
\insrsid11799978  
\par 
\par }{\b\insrsid5471769\charrsid11799978 [8]}{\insrsid5471769\charrsid11799978 \tab Sumitomo claims that the contract was completed on or about 15 June 1993, evidenced by (1) Certificates of Substantial Completion signed by the project}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s architect Richard Reed on 8 June 1993 and accepted by MDI on 15 June 1993; (2) deposition testimony of Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s President Suk Bong Choi stating that the work stopped sometime in July 1993; and (3) Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s own mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien filed on 30 June 1993.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Manvil argues that the work continued through September of 1993, submitting work records and declarations from the President of Manvil, Suk Bong Choi,}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
and the President of Reliable Builders, Jong K. Kim, which purport to authenticate these records as work performed for Sumitomo through 30 September 1993.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil claims that the 
work was not completed but in large part }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 postponed}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  due to financial difficulties.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Under this }{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 cessation of labor}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f37\fs24}}}{\insrsid5471769\charrsid11799978  theory,}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil would be entitled to file its lien 150 days (60 plus 90 days) after the cessation of labor.}{\insrsid11799978  
\par 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  33302(d)(3) provides:}{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \fi720\li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 (d)}{\b\insrsid5471769\charrsid11799978  }{\insrsid5471769\charrsid11799978 In all cases, except as provided
 in subdivision (e) of this section, any of the following shall be deemed equivalent to a completion: . . . }{\insrsid11799978 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \fi720\li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 (3) after the commencement of a work of improvement, a cessation of labor thereon for a
 continuous period of sixty (60) days or a cessation of labor thereon for a continuous period of thirty (30) days or more if the owner files for record a notice of cessation as provided for in subdivision (h) of this section, except that the time for and 
manner of filing claims of lien where there has been such a cessation of labor shall be as provided in subdivisions (g) and (h) of this section.}{\insrsid11799978 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 No notice of cessation was filed for record by MDI. }{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [9]}{\insrsid5471769\charrsid11799978 \tab The trial court found that no genuine issue existed as to when the project was completed.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Upon our review of the record, we}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 concur.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The Certificates of Substantial Completion were signed and accepted by MDI on 15 June 1993.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 The staff architect, in his Declaration in Support of Motion for Summary Judgment dated 4 November 1996, stated that all work required on Condominium No. 1 was completed on 8 June 1993.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil claims that notice of such acceptance was never communicated to them, and that a secret acceptance of an uncompleted project that does not give notice to the materialmen does not constitute }{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 completion}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  for purposes of the commencement of the period to record lien claims.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 See Hammond Lumber Co. v. Barth Inv. Corp., }{
\insrsid5471769\charrsid11799978 202 Cal. 606, 611-612, 262 P. 31, 33-34 (1927).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 We note, however, that Guam lien statutes provide}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
no statutory obligation on the part of the primary contractor or the owner for such notice to its materialmen.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  33302(c) simply requires that a notice of completion be filed with the Department of Land Management within ten (10) days of completion of the work of improvement; i
f not, except as otherwise required, all persons claiming the benefit of the lien have ninety (90) days after the completion of the work of improvement within which to file their claims of lien.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Although Manvil was never provided with actual notice of MDI}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s acceptance of the Certificates of Substantial Completion, we believe that the filing of Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s own mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien on 30 June 1993 provided constructive notice of its existence to Manvil.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
Constructive notice through recording of instruments is a creature of statute, unknown to the common law }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 and not of common right or abstract justice.}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst 
SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Scottsdale Memorial Health Systems, Inc. v. Clark, }{\insrsid5471769\charrsid11799978 
759 P.2d 607, 611 (1988), quoting 66 AM. JUR. 2D, }{\i\insrsid5471769\charrsid11799978 Records and Recording Laws}{\insrsid5471769\charrsid11799978  }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  47 (1973).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Recording statutes serve to protect intending purchasers and encumbrancers against the evils of secret grants and secret liens and the subsequent frauds attendant upon them.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id.}{\i\insrsid11799978  
}{\insrsid5471769\charrsid11799978 In our view, Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s constructive knowledge of Sumitomo}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s claim of lien served to put Manvil on notice of the contract}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s completion.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [10]}{\insrsid5471769\charrsid11799978 \tab 
On 12 November 1996, Sumitomo filed its Motion for Summary Judgment; two days later, on 14 November 1996, Suk Bong Choi corrected his deposition testimony to reflect a new work stoppage date of September 1993.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 As well, in its Opposition to Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s Motion for Summary Judgment dated 25 November 1996, Manvil submitted the Declaration of}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Suk Bong Choi which reiterated the change in his previous deposition testimony concerning the work stoppage d
ate, along with worksheets and invoices purporting to show work ongoing until 30 September}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 1993.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Contrary to Manvil}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s position, we find }{\i\insrsid5471769\charrsid11799978 Radobenko v. Automated Equip.Corp.,}{
\insrsid5471769\charrsid11799978  520 F.2d 540 (9}{\super\insrsid5471769\charrsid11799978 th}{\insrsid5471769\charrsid11799978  Cir. 1975) persuasive.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
There the court found that inconsistencies between the deposition testimony given by the plaintiff under oath and the affidavit which he filed in opposition to a motion for summary judgment did not create genuine issues of material fact precluding summary
 judgment.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id. }{\insrsid5471769\charrsid11799978 at 544.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 We find such similarities in the case at bar.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Further, the trial court properly found that the documents submitted with Mr. Choi}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s declaration were not properly authenticated, in accordance with }{\i\insrsid5471769\charrsid11799978 Canada v. Blain}{\i\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\i\insrsid5471769\charrsid11799978 s Helicopters, Inc.,}{\insrsid5471769\charrsid11799978  831 F.2d 920 (9}{\super\insrsid5471769\charrsid11799978 th}{\insrsid5471769\charrsid11799978 
 Cir. 1987) (holding that unauthenticated documents found in a report of the National Transportation Safety Board could not be relied on to defeat a motion for summary judgment).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Manvil has presented no credible evidence to persuade this court that the contract was not substantially completed and accepted by MDI on 15 June 1993, or that any work done after the 15 June 1993 acceptance was required under th
e contract, thus proving the agreement incomplete.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [11]}{\insrsid5471769\charrsid11799978 \tab Manvil argues that the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s lien release bond filed by Sumitomo and recorded with the Department of Land Management on 23 December 1994 pursuant to 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  33303 (1994) entitles Manvil to statutory recovery under 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  33408(b) (1994).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Those statutes provide as follows:}{\insrsid11799978 
\par 
\par }\pard \qj \fi22\li720\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin720\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\b\insrsid5471769\charrsid11799978 
33303. Bond of Person Disputing Lien: Recording: Amount: Freeing Property: Permissible Principals.}{\b\insrsid11799978  }{\insrsid5471769\charrsid11799978 If the owner of the property sought to be charged with a claim of lien as provided in }{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
33301 Chapter, or if any contractor named in said claim of lien or whose duty it is under his contract with the owner to keep such property free from liens, or any subcontractor named in said claim of lien as the person by whom the claimant was employed t
o
 perform his labor or to whom he furnished the materials, disputes the correctness or validity of such claim of lien, he may record or cause to be recorded either before or after the commencement of an action to enforce such claim of lien, in the Departme
n
t of Land Management in which such claim or lien was recorded, a bond executed by some corporation authorized to issue surety bonds in Guam, in a penal sum equal to one and one-half (11/2) times the amount of the claim, or, if such claim of lien affects m
o
re than one parcel or parcels in the claim of lien, which bond shall guarantee the payment of any sum which the claimant may recover on the claim, together with his costs of suite in the action, if he recovers therein; if the owner or other person falling
 into any of the classes above-named records, or causes to be recorded, such bond, then the real property described in such bond shall be freed from the effect of such claim of lien and any action brought to foreclose such lien.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 The principal upon such a bond may be either the owner of the property or the owner of an interest in the said property, or the contractor, or any subcontractor affected by said claim of lien.}{
\cs15\super\insrsid5471769\charrsid11799978 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid5471769 \chftn }{\fs20\insrsid5471769 
This section is derived from Cal. Civ. Code }{\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769  3143.}}}{\b\insrsid11799978 
\par }\pard \qj \li0\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin0\itap0\pararsid11799978 {\insrsid11799978\charrsid11799978 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\b\insrsid5471769\charrsid11799978 33408.}{
\b\insrsid11799978  }{\b\insrsid5471769\charrsid11799978 Liability of Sureties: Provisions Limiting Action: Filing of Bond: Notice to Sureties: Presumption.}{\b\insrsid11799978  }{\b\insrsid5471769\charrsid11799978 
(b) Bond to be Construed Against Sureties.}{\b\insrsid11799978  }{\insrsid5471769\charrsid11799978 All bonds given pursuant to the provisions of this Ch
apter will be construed most strongly against the surety and in favor of all persons for whose benefit such a bond is given, and under no circumstances shall a surety be in anywise released from liability to the said laborers or materialmen, or persons fu
r
nishing appliances, teams, or power, for whose benefit said bond has been written, by reason of any breach of contract between owner and contractor, or on the part of any obligee named in said bond, but the sole condition of recovery on the part of such p
e
rson furnishing labor or material, or appliances, teams, or power, as aforesaid, shall be that said labor or material has been used or consumed in, or said appliances, teams, or power have contributed to the work of improvement to which said bond refers, 
and that the said third person for whose benefit said bond has so been made to inure has not been actually paid some part or all of the sums due him for the same.}{\cs15\super\insrsid5471769\charrsid11799978 \chftn {\footnote \pard\plain 
\ql \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid5471769 \chftn }{\fs20\insrsid5471769 Contrary to Manvil}{\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769 s argument, 7 GCA }{\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769 
33408(b) is derived from California Civil Code }{\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769  3226, which provides:
\par }\pard \qj \fi720\li720\ri720\sa240\nowidctlpar\faauto\rin720\lin720\itap0 {\b\fs20\insrsid5471769 [Construction of bonds: Effect of breach of contract] }{\fs20\insrsid5471769 
Any bond given pursuant to the provisions of this title will be construed most strongly against the surety and in favor of all persons for whose benefit such bond is given, and under no circumstances shall a surety be released from liability to those for 
w
hose benefit such bond has been given, by reason of any breach of contract between the owner and original contractor or on the part of any obligee named in such bond, but the sole conditions of recovery shall be that claimant is a person described in Sect
ion 3110, 3111, or 3112, and has not been paid the full amount of his claim.}}}{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }{\insrsid5471769\charrsid11799978 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  33303 and 33408(b).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 As stated by the court in }{\i\insrsid5471769\charrsid11799978 Hutnick v. U.S. Fidelity & Guaranty Co., }{\insrsid5471769\charrsid11799978 
47 Cal. 3d 456, 463, 253 Cal. Rptr. 236, 239-240 (1988):}{\insrsid11799978\charrsid11799978 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 Because recovery on the bond is a part of the process for enforcing the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien, authorities from other jurisdictions have concluded that a cause of action to foreclose a mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien is substantially the same whether relief is sought against the liened property or against a bond which has been substituted for the property.}{
\insrsid11799978  }{\insrsid5471769\charrsid11799978 Thus it has been said that the bond }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
does not change the relation or rights of the parties otherwise than in substituting its obligations for the [property] subject to the lien, and it was not within the legislative purpose in permitting the substitution to deteriorate the lienor}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s rights.}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid11799978 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 The statutory language of the mechanic}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f37\fs24}}}{\insrsid5471769\charrsid11799978 s release bond does not give Manvil}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 recovery rights beyond that to which it is entitled against the liened property.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Both 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  33303 and 33408(b) must be read together to effect the legislative purpose of preserving the claimant}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}
{\insrsid5471769\charrsid11799978 s rights.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil must prove its case in the same manner as if relief were sought against the liened property.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Because the dispute centers around the timeliness of Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s lien, that issue must be determined as an initial step to recovery on the bond.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 A surety may raise all defenses allowed to the principal and must only pay on the bond }{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
if the claimant establishes, without reference to the bond, a legal obligation on the part of the principal to pay.}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid11799978  }
{\i\insrsid5471769\charrsid11799978 Royster Constr. Co. v. Urban West Communities,}{\insrsid5471769\charrsid11799978  40 Cal. App. 4th 1158, 1168-69, 47 Cal. Rptr. 2d 684, 690 (1995).}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s argument that the recording of the release bond has }{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 mooted}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978  the issue of the validity of the lien is therefore without merit.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [12]}{\insrsid5471769\charrsid11799978 \tab As well, we find no merit in Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s argument that the lien attaches to the property, if not}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 the land.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The cases offered in support of Manvil}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s position bear little resemblance to the case at bar.}{\insrsid11799978  }{
\i\insrsid5471769\charrsid11799978 See English v. Olympic Auditorium, Inc.,}{\insrsid5471769\charrsid11799978  217 Cal. 631, 20 P.2d 946 (1933); }{\i\insrsid5471769\charrsid11799978 American Transit Mix Co. v. Webber,}{\insrsid5471769\charrsid11799978 
 106 Cal. App .2d 74, 234 P.2d 732 (1951); }{\i\insrsid5471769\charrsid11799978 Cain v. Whiston, }{\insrsid5471769\charrsid11799978 58 Cal. App. 2d 738, 137 P.2d 479 (1943).}{\i\insrsid11799978  }{\insrsid5471769\charrsid11799978 
First, these cases do not indicate that they involve registered land; second, in each case, notices of non-responsibility were statutorily recorded to relieve the owner of the lien.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id. }{
\insrsid5471769\charrsid11799978 at 634-5, 20 P.2d at 947; }{\i\insrsid5471769\charrsid11799978 Am. Transit Mix Co., }{\insrsid5471769\charrsid11799978 106 Cal. App. 2d at 75, 234 P.2d at 733; }{\i\insrsid5471769\charrsid11799978 Cain, }{
\insrsid5471769\charrsid11799978 58 Cal. App. 2d at 740, 137 P.2d at 480.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The issue determined by the courts was whether such notices of non-responsibility were effective against either the land
 or the property.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id. }{\insrsid5471769\charrsid11799978 at 639; 20 P.2d at 951; }{\i\insrsid5471769\charrsid11799978 Am. Transit Mix Co., }{\insrsid5471769\charrsid11799978 
106 Cal. App. 2d at 77; 234 P. 2d at 734; }{\i\insrsid5471769\charrsid11799978 Cain, }{\insrsid5471769\charrsid11799978 58 Cal. App. 2d at 745, 137 P.2d at 483.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 A notice of non-responsibility}{
\cs15\super\insrsid5471769\charrsid11799978 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid5471769 \chftn }{\fs20\insrsid5471769 7 GCA }{
\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769  33203(b) (1994) states in relevant part:
\par }\pard \qj \fi720\li720\ri720\sa240\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid5471769 
(b) Every building or other improvement or work mentioned in this Chapter, constructed, altered, or repaired upon any land, with knowledge of the owner or of any person having or claiming any estate therein, and th
e work or labor done or materials furnished mentioned in any of said sections, with the knowledge of the owner or persons having or claiming any estate in the land, shall be held to have been constructed, performed or furnished at the instance of such own
e
r or person having or claiming any estate therein, and such interest owned or claimed shall be subject to any lien filed in accordance with the provisions of this Chapter, unless such owner or person having or claiming any estate therein shall, within ten
 
(10) days after he shall have obtained knowledge of such construction, alteration or repair or work or labor, give notice that he will not be responsible for the same by posting a notice in writing to that effect in some conspicuous place upon the propert
y, and shall also, within the same period, file for record a verified copy of said notice in the Department of Land Management. . . .}}}{\insrsid5471769\charrsid11799978  was not recorded in the instant case.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Consequently, Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s argument matters little to our determination.}
{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [13]}{\insrsid5471769\charrsid11799978 \tab There remains Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s assertion that Sumitomo waived its affirmative defense of non-compliance with the Guam Land Registration Act because Sumitomo raised it for the first time in its summary judgment motion of 12 November 1996.}{\cs15\super\insrsid5471769\charrsid11799978 
\chftn {\footnote \pard\plain \ql \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid5471769 \chftn }{\fs20\insrsid5471769 
This waiver issue was not addressed by the trial court.  The trial court instead found that Manvil was in non-compliance with the Guam Land Registration Act based upon a strict interpretation of 21 GCA }{\fs20\insrsid5471769 {\field{\*\fldinst SYMBOL
 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f37\fs20}}}{\fs20\insrsid5471769  29148 (1994), which provides: }{\insrsid5471769 
\par }\pard \qj \fi720\li720\ri720\sa240\nowidctlpar\faauto\rin720\lin720\itap0 {\b\fs20\insrsid5471769 Duty of Registrar Where Instrument Affecting Registered Land Offered For Filing.  }{\fs20\insrsid5471769 
Any instrument offered for filing with the registrar which affects registered land must have note
d thereon a statement of the fact that said land is registered land, with the name of the registered owner and with the number or numbers of the certificate or certificates of the last registration thereof; otherwise, none of such instruments shall be fil
ed, nor shall the same affect the title for the whole or any part of said land, nor will the same impart any notice to the registered owner or to any person dealing with such land.}{\b\fs20\insrsid5471769   }}}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Sumitomo argues that this affirmative defense was raised in their answer to Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s Supplemental Complaint of 10 December 1996.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Guam R. Civ. Pro. 8(c) provides in}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 relevant part:}{\insrsid11799978 
 
\par 
\par }\pard \qj \fi720\li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 (c) Affirmative Defenses.}{\b\insrsid11799978  }{\insrsid5471769\charrsid11799978 
In pleading to a preceding pleading, a party shall set forth affirmatively accord and satisfaction, arbitration and award, assumption of risk, contributory negligence, discharge in bankruptcy, duress, estoppel, failure of consideration, fraud, }{
\b\insrsid5471769\charrsid11799978 illegality,}{\insrsid5471769\charrsid11799978  injury by fellow servant, laches, license, payment, release, res judicata, statute of frauds, statute of limitations, waiver, }{\b\insrsid5471769\charrsid11799978 
and any other matter constituting an avoidance or affirmative defense}{\insrsid5471769\charrsid11799978 . . . .}{\b\insrsid11799978  }{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }{\insrsid5471769\charrsid11799978 (Emphasis added.) GRCP 8(c).}{\insrsid11799978  
\par 
\par }{\b\insrsid5471769\charrsid11799978 [14]}{\insrsid5471769\charrsid11799978 \tab In }{\i\insrsid5471769\charrsid11799978 Healy Tibbitts Constr. Co. v. Ins. Co. of N. Am., }{\insrsid5471769\charrsid11799978 679 F.2d 803, 804 (9}{
\super\insrsid5471769\charrsid11799978 th}{\insrsid5471769\charrsid11799978  Cir. 1982), the Ninth Circuit liberalized the requirement that affirmative defenses be raised in a defendant}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s initial pleading, absent prejudice to the plaintiff.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 There the defendant insurance company was allow
ed to raise the affirmative defense that the insurance policy exclusion clause precluded recovery (by way of a motion for summary judgment), despite the fact that this defense was not raised in its answer to plaintiff}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s initial complaint.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id.}{\i\insrsid11799978  }{
\insrsid5471769\charrsid11799978 In }{\i\insrsid5471769\charrsid11799978 Camarillo v. McCarthy, }{\insrsid5471769\charrsid11799978 998 F.2d 638, 639 (9}{\super\insrsid5471769\charrsid11799978 th}{\insrsid5471769\charrsid11799978 
 Cir. 1993), the court allowed the affirmative defense of qualified immunity to be raised for the first time at summary judgment, in the absence of a showing of prejudice. In }{\i\insrsid5471769\charrsid11799978 Camarillo}{
\insrsid5471769\charrsid11799978 , the plaintiff had neither claimed prejudice, nor was it suggested by the record.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id.}{\i\insrsid11799978  }{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [15]}{\insrsid5471769\charrsid11799978 \tab In the instant case, Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s first notice of this affirmative defense was at Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s motion for summary judgment, some two and a half years after the initial filing of the complaint. Manvil claimed prejudice from the delay, to the extent of bringing a claim against the Department of Land Management that 
would now prove untimely under the statute of limitations.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 The trial court, however, did not address this threshold issue; nevertheless, it}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
made a finding of Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s non-compliance with the Guam Land Registration Act.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Under these circumstances, based on the two and a half year delay in raising this affirmative defense, Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f37\fs24}}}{\insrsid5471769\charrsid11799978 s assertions of prejudice, as well as}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 the trial court}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s silence in addressing this issue, we believe that Manvil was prejudiced to the extent of its ability to fairly and effectively present its case.}{\insrsid11799978 
\par 
\par }{\b\insrsid5471769\charrsid11799978 [16]}{\insrsid5471769\charrsid11799978 \tab This court has previously addressed the untimely raising of an affirmative defense in }{\i\insrsid5471769\charrsid11799978 Citizens Security Bank v. Bidaure, }{
\insrsid5471769\charrsid11799978 1997 Guam 3, }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
 20, where an affirmative defense was presented on appeal, arguably raised at trial (at closing argument), but not included in the pleadings.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 There we stated that in the interes
t of fairness, we would not address the affirmative defense issue on appeal.}{\insrsid11799978  }{\i\insrsid5471769\charrsid11799978 Id. }{\insrsid5471769\charrsid11799978 at }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 38 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  21.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 We apply this same reasoning to the case at bar.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s belated raising of this affirmative defense in its answer to Manvil}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s Supplemental Complaint, some two and a half years after the filing of the initial complaint, with first notice to Manvil in Sumitomo}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{
\insrsid5471769\charrsid11799978 s motion for summary judgment, has operated as a waiver to assert this affirmative defense.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Although we find this untimely assertion to be both procedurally improper and prejudicial to Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s position, our determination of this issue does not operate to ultimately change the holding of the trial court, with which this court agrees.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Manvil}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s related issue of alleged non-compliance with the Guam Land Registration Act, therefore, is consequently not reached by this court.}{
\insrsid11799978 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 IV.}{\b\insrsid11799978\charrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\b\insrsid5471769\charrsid11799978 [17]}{\insrsid5471769\charrsid11799978 \tab We adopt a fair and reasonable construction and application of our mechanics}{
\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  lien statutes to the facts in each
 particular case, so as to afford materialmen and laborers the security intended by the}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 legislation}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s remedial purpose.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Where the statutes are clear on their face, however, we will not read further.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 In the instant case, applying a fair and reasonable construction of the statutes to the facts, we conclude that completion and acceptance of the project as a whole occurred on or about 15 June 1993.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Pursuant to 7 GCA }{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978  33302(
c), claimants have ninety (90) days from the date of completion within which to file their}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 lien.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 As such, Manvil}{\insrsid5471769\charrsid11799978 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 s lien dated 12 November 1993 was untimely.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
We further find that Sumitomo waived its affirmative defense of Manvil}{\insrsid5471769\charrsid11799978 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f37\fs24}}}{\insrsid5471769\charrsid11799978 
s non-compliance with the Guam Land Registration Act.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Sumitomo raised it for the first time at its motion for summary judgment, to the prejudice of Appellant Manvil.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 Despite that determination, our final result remains unchanged.}{\insrsid11799978  }{\insrsid5471769\charrsid11799978 
Taking all the facts and inferences which may be drawn therefrom in the light most favorable to Manvil, we hold that the trial court properly granted partial summary judgment in favor of Sumitomo as a matter of law.}{\insrsid11799978  }{
\insrsid5471769\charrsid11799978 The decision of the trial court is 
\par 
\par AFFIRMED.}{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 JANET HEALY WEEKS\tab \tab \tab \tab JOSE I. LEON GUERRERO
\par Associate Justice\tab \tab \tab \tab }{\insrsid11799978  }{\insrsid5471769\charrsid11799978 \tab }{\insrsid11799978  }{\insrsid5471769\charrsid11799978 Associate Justice}{\insrsid11799978 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid11799978 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 PETER C. SIGUENZA
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11799978 {\insrsid5471769\charrsid11799978 Chief Justice
\par }}