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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\b\insrsid7299760\charrsid10757335 MARGARET P. PELOWSKI}{\insrsid7299760\charrsid10757335 
\par Plaintiff-Appellee
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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\b\insrsid7299760\charrsid10757335 HENRY F. TAITANO}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 and JOSEPHINE C. TAITANO}{
\insrsid7299760\charrsid10757335 
\par }{\insrsid7299760\charrsid10757335 Defendants-Appellants}{\insrsid10757335 
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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\b\insrsid7299760\charrsid10757335 AMENDED OPINION}{\b\insrsid7299760\charrsid10757335 
\par }\pard \qc \li-720\ri4\nowidctlpar\faauto\rin4\lin-720\itap0\pararsid3036390 {\insrsid7299760\charrsid10757335 (This opinion was amended pursuant to the attached Order filed January 2, 2001)}{\b\insrsid7299760\charrsid10757335 
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\par }\pard \qc \li-720\ri4\nowidctlpar\faauto\rin4\lin-720\itap0\pararsid3036390 {\b\insrsid7299760\charrsid10757335 Filed: December 29, 2000}{\insrsid7299760\charrsid10757335 
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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\b\insrsid7299760\charrsid10757335 Cite as: 2000 Guam 34}{\insrsid10757335 
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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\insrsid7299760\charrsid10757335 Supreme Court Case No. CVA99-051
\par Superior Court Case No. CV1077-94}{\insrsid10757335 
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\par }\pard \qc \li-720\ri4\nowidctlpar\tqc\tx3960\faauto\rin4\lin-720\itap0\pararsid3036390 {\insrsid7299760\charrsid10757335 Appeal from the Superior Court of Guam
\par Argued and submitted on November 20, 2000
\par Hag\'e5t\'f1a, Guam
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\par }{\ul\insrsid7299760\charrsid10757335 Appearing for the Plaintiff-Appellee:}{\insrsid7299760\charrsid10757335 
\par Seth Forman, Esq.
\par Law Office of Keogh and Forman
\par Suite 105, C&A Prof. Bldg.
\par 251 Martyr Street
\par P.O. Box GZ
\par Hag\'e5t\'f1a, Guam 96932\cell 
\par }{\ul\insrsid7299760\charrsid10757335 Appearing for the Defendants-Appellants}{\insrsid7299760\charrsid10757335 :
\par J. Bradley Klemm, Esq.
\par Klemm, Blair, Sterling & Johnson
\par A Professional Corporation
\par Suite 1008, Pacific News Building
\par 238 Archbishop F.C. Flores Street
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\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 BEFORE: F. PHILIP CARBULLIDO, Chief Justice (Acting)}{\cs15\super\insrsid7299760\charrsid10757335 \chftn {\footnote \pard\plain 
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The full time justices, including the Chief Justice and Associate Justice P.C. Siguenza, recused themselves from deciding this matter.  Justice F. Philip Carbullido, as senior member of the panel, was designated as the acting Chief Justice.   }}}{
\insrsid7299760\charrsid10757335 , JOHN A. MANGLONA, Designated Justice, and ROBERT TORRES, Justice }{\i\insrsid7299760\charrsid10757335 Pro Tempore}{\insrsid7299760\charrsid10757335 
\par }{\b\insrsid7299760\charrsid10757335 
\par CARBULLIDO, J.:}{\insrsid7299760\charrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [1]\tab }{\insrsid7299760\charrsid10757335 Margaret P. Pelowski (hereinafter }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
), filed a quiet title action in the Superior Court of Guam against Henry F. and Josephine C. Taitano (hereinafter }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 Taitanos}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Both parties filed motions for summary judgment.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The questions before the Court include:}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
(1) was Ms. Pelowski precluded from bringing the quiet title action because she failed to bring the claim as a compulsory counterclaim in a prior suit, and (2) were the Taitanos bona}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
fide purchasers of the property and therefore not bound by any subsequent judgment.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The trial court denied the Taitanos}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  motion for summary judgment and granted Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 s motion for summary judgment, holding that Ms. Pelowski was the owner of the property.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Taitanos appeal.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 We affirm.
\par 
\par }\pard \qc \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 I.}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 BACKGROUND}{\insrsid10757335 
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\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 [2]}{\insrsid7299760\charrsid10757335 \tab This litigation inv
olves a dispute over the ownership of real property, Lot 5362-4-R2, Mangilao (hereinafter the }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
Property}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Both Ms. Pelowski, Plaintiff-Appellee, and the Taitanos, Defendants-Appellants, assert ownership of the Property.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [3]\tab }{\insrsid7299760\charrsid10757335 On February 12, 1980, Maria Pangelinan, the then owner of the Property, transferred the Property to Margaret and Jack Pelowski (hereinafter }{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 Pelowskis}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 ) via a deed of gift.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The deed was recorded with the Department of Land Management (hereinafter }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 Land Management}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
) the following day.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Shortly thereafter, Maria Pangelinan passed away.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
On February 2, 1988, Jack Pelowski conveyed his interest in the Property to Margaret Pelowski.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 This conveyance was duly recorded with Land Management.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 Ms. Pelowski was issued a Certificate of Title to the lot on March 21, 1988.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The Pelowskis then moved to Las Vegas, Nevada.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [4]}{\insrsid7299760\charrsid10757335 \tab On July 29, 1988 Jose Pangelinan (hereinafter }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 Mr. Pangelinan}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ), Maria Pangelinan}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s surviving brother, filed a complaint in the Superior Court (case number CV 0626-88) challenging the February 12, 1980 transfer of the Propert
y to the Pelowskis on the ground of undue influence, and asserting ownership of the Property under a joint will allegedly executed between Mr. Pangelinan and his late-sister Maria A. Pangelinan.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}
{\insrsid7299760\charrsid10757335  Appellant}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s Excerpts of Record, tab 83.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 Mr. Pangelinan also recorded a Notice of Lis Pendens with Land Management on the same day.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
After a hearing, the Superior Court of Guam granted a default judgment in favor of Mr. Pangelinan.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Mr. Pangelinan recorded the judgment at Land Management on April 10, 1990.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The judgment was entered on the docket on April 16, 1990.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The default judgment directed Land Management to cancel Ms. Pelowski}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s Certificate of Title and to issue a new one in the name of Mr. Pangelinan.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
On June 13, 1991, Mr. Pangelinan obtained a Certificate of Title for the Property.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [5]}{\insrsid7299760\charrsid10757335 \tab On April 26, 1990, the Pelowskis filed a motion to vacate the default judgment, which was granted in an Order dated December 17, 1990.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 
Finally, on May 19, 1993, the Superior Court filed an Order of Dismissal in CV 0626-88, dismissing the case for failure to prosecute and thereby not disturbing the 1980 transfer of the Property from Maria Pangelinan to the Pelowskis. }{\insrsid10757335 

\par 
\par }{\b\insrsid7299760\charrsid10757335 [6]}{\insrsid7299760\charrsid10757335 \tab On April 30, 1990, after the default judgment was entered in favor of Jose Pangelinan in the aforementioned case, CV0626-88, but before the Order o
f Dismissal was entered in favor of the Pelowskis, Jose Pangelinan transferred the lot to the Taitanos.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The Taitanos obtained a Certificate of Title to the lot on June 13, 1991, which is the most recent certificate of title issued for the Property.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [7]}{\insrsid7299760\charrsid10757335 \tab 
On July 22, 1994, Ms. Pelowski filed the current action against the Taitanos in the Superior Court (case number CV1077-94) seeking to quiet title to the Property in herself on a constructive notice theory.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  Appellant}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s Excerpts of Record, tab 1.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 On the same day, Ms. Pelowski filed a Notice of Lis Pendens with Land Management.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The Superior Court granted Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s summary judgment motion and denied the Taitanos}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  cross-motion for summary judgment.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The Taitanos timely filed a Notice of Appeal.}{\insrsid10757335 
\par 
\par }\pard \qc \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 II.}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 DISCUSSION}{\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 [8]}{\insrsid7299760\charrsid10757335 \tab 
This court has jurisdiction over the appeal of a final judgment of the Superior Court pursuant to Title 7 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL
 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  3107 and 3108 (1994).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [9]}{\insrsid7299760\charrsid10757335 \tab We review a trial court}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 s grant or denial of summary judgment }{\i\insrsid7299760\charrsid10757335 de novo}{\insrsid7299760\charrsid10757335 .}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See Paulino v. Biscoe, }{
\insrsid7299760\charrsid10757335 2000 Guam 13, }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  12;}{\i\insrsid7299760\charrsid10757335 
 Iizuka Corp. v. Kawasho Int}{\i\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid7299760\charrsid10757335 l}{\insrsid7299760\charrsid10757335 , 1997 Guam 10, }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  7.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Summary judgment is proper }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
if the pleadings, depositions, answers to interrogatories, and admissions on file, together with 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.}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Guam R. Civ. P. 56(c) (1995).}{\insrsid10757335  
\par 
\par }{\b\insrsid7299760\charrsid10757335 [10]}{\insrsid7299760\charrsid10757335 \tab In the instant case, the parties do not argue that there are any genuine issues as to a material fact.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Accordingly, we proceed to determine whether summary judgment for Ms. Pelowski was proper as a matter of law.}{\insrsid10757335 
\par 
\par }\pard \qj \fi-720\li1440\ri720\nowidctlpar\tx-2160\faauto\rin720\lin1440\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 A.\tab The claim to quiet title was not a compulsory counterclaim that Ms. Pelowski was required to bring in CV0626-88.}{
\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid10757335 
\par }{\b\insrsid7299760\charrsid10757335 [11]\tab }{\insrsid7299760\charrsid10757335 The Taitanos argue that Guam Rules of Civil Procedure 13 and 19 preclude Ms. Pelowski from bringing the instant quiet title action.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 According to the Taitanos, because they were necessary parties to CV0626-88 as defined in GRCP 19, Ms. Pelowski was required to include them in the case.}{\cs15\super\insrsid7299760\charrsid10757335 \chftn {\footnote 
\pard\plain \qj \li-720\ri720\sa240\nowidctlpar\faauto\rin720\lin-720\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\fs20\super\insrsid7299760 \chftn }{\fs20\insrsid7299760  Rule 19 }{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL
 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760 requires joinder when the presence of the party to be joined is essential to the litigants}{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760  complete relief, or when the party to be joined must be present to protect its own or another party}{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f36\fs20}}}{\fs20\insrsid7299760 s interest.}{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760  }{\i\fs20\insrsid7299760 See Boulevard Bank. Nat}{\i\fs20\insrsid7299760 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\i\fs20\insrsid7299760 l. Ass}{\i\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\i\fs20\insrsid7299760 n}{
\fs20\insrsid7299760  v. }{\i\fs20\insrsid7299760 Phillips}{\fs20\insrsid7299760 , 15 F.3d 1419,  1422 (7}{\fs20\super\insrsid7299760 th}{\fs20\insrsid7299760  Ci
r. 1994) (setting forth the requirements for joinder of a non-party under Federal Rules of Civil Procedure 19, of which GRCP 19 mirrors).}}}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Further, after adding the Taitanos as parties, Ms. Pelowski was required to assert a compulsory counterclaim against them to quiet title, as required under Guam R. Civ. P. 13.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Because Ms. Pelowski failed to raise the compulsory counterclaim in CV0626-88, the Taitanos assert that Ms. Pelowski was barred from pursuing the instant quiet title action.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The trial court disa
greed, determining that Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s claim to quiet title against the Ta
itanos was not a compulsory counterclaim, and that the Taitanos were not necessary parties to CV0626-88.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 We agree that the claim to quiet title was not a compulsory counterclaim in CV0626-88. }{
\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [12]}{\insrsid7299760\charrsid10757335 \tab As the trial court correctly recognized, the Guam Rules o
f Civil Procedure relevant here mirror the corresponding Federal Rules of Civil Procedure, therefore, cases that interpret and apply Fed. R. Civ. P. 13 are instructive. }{\i\insrsid7299760\charrsid10757335 Compare }{\insrsid7299760\charrsid10757335 
Fed. R. Civ. P. 13(a) }{\i\insrsid7299760\charrsid10757335 with}{\insrsid7299760\charrsid10757335  GRCP 13(a).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Guam Rule of Civil Procedure 13(a) provides:}{\insrsid10757335 
\par 
\par }\pard \qj \li720\ri2160\nowidctlpar\faauto\rin2160\lin720\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 Rule 13(a).}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 Compulsory Counterclaims}{\insrsid7299760\charrsid10757335 .}{
\insrsid10757335  }{\insrsid7299760\charrsid10757335 A pleading shall state as a counterclaim any claim which, at the time of serving the pleading the pleader has against any opposing party, if it
 arises out of any transaction or occurrence that is the subject matter of the opposing party}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s claim and does not require for its adjudication the presence of third parties of whom the court cannot acquire jurisdiction . . . .}{\insrsid10757335  
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 GRCP 13(a) (1995).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [13]}{\insrsid7299760\charrsid10757335 \tab Under the language of Guam R. Civ. P. 13(a), a counter claim is compulsory if it }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 arises out of the same transaction or occurrence that is the subject matter of the opposing party}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s claim}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 .}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The definition of }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 transaction or occurrence}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  focuses on whether there is a }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 logical relationship}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335  between the claim and the counterclaim.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See Harris v. Steinem}{\insrsid7299760\charrsid10757335 , 571 F.2d 119, 123 (2d Cir. 1978)}{
\i\insrsid7299760\charrsid10757335  }{\insrsid7299760\charrsid10757335 (citing }{\i\insrsid7299760\charrsid10757335 Moore v. New York Cotton Exchange}{\insrsid7299760\charrsid10757335 , 270 U.S. 593, 610, 46 S.Ct. 367 (1926));}{
\i\insrsid7299760\charrsid10757335  see also Pochiro v. Prudential Ins. Co. of America, }{\insrsid7299760\charrsid10757335 827 F.2d 1246, 1249 (9th Cir. 1987).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [14]}{\insrsid7299760\charrsid10757335 \tab The rationale underlying rule 13 is to avoid multiplicity of suits}{\i\insrsid7299760\charrsid10757335 .}{\i\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 
See Union Paving Co. v. Downer Corp}{\insrsid7299760\charrsid10757335 ., 276 F.2d 468, 470 (9th Cir. 1960) (citation omitted).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Consistent with this rationale, courts take a liberal view in determining whether a counterclaim is compulsory under rule 13}{\i\insrsid7299760\charrsid10757335 .}{\i\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 
See Kinney v. Allied Home Builders, Inc.}{\insrsid7299760\charrsid10757335 , 403 So.2d 440, 442 (Fla. Dist. Ct. App. 1981).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Failure to assert a compulsory counterclaim bars the party from litigating the claim in a later action.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See Union Paving}{\insrsid7299760\charrsid10757335 , 276 F.2d at 470 (citations omitted); }{
\i\insrsid7299760\charrsid10757335 Harris}{\insrsid7299760\charrsid10757335 , 571 F.2d at 122.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [15]}{\insrsid7299760\charrsid10757335 \tab The current claim to quiet title was not a compulsory counterclaim in CV0626-88.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
In CV0626-88, Mr. Pangelinan claimed that the 1980 transfer of the lot from Maria Pangelinan to the Pelowskis was void for undue influence.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Further, Mr. Pangelinan claimed ownership under a joint will.
}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The events relevant to the current quiet title action (i.e., the events surrounding the transfer of the lot from Mr. Pangelinan to the Taitanos) did not arise out of the }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 same transaction or occurrence}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  that was the subject matter of either Mr. Pangelinan}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 s claims of ownership under the joint will or his claim challenging the 1980 transfer to the Pelowskis.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The events and facts relevant to a determination of Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s instant claim
 of ownership are not logically connected to the events and facts relevant to Mr. Pangelinan}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s claims in CV0626-88.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [16]}{\insrsid7299760\charrsid10757335 \tab Because the current claim to quiet title was not a compulsory counterclaim in CV0626-88, Ms. Pelowski was not barred from bringing the instant action.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The trial court did not err in denying the Taitanos}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
 cross-motion for summary judgment.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [17]}{\insrsid7299760\charrsid10757335 \tab We find it unnecessary and therefore decline to address wh
ether the Taitanos were indispensable parties to CV0626-88 because the claim to quiet title was not a compulsory counterclaim in CV0626-88 and Ms. Pelowski was not precluded from bringing the instant suit.}{\insrsid10757335 
\par 
\par }\pard \qj \fi720\li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 B.\tab Taitanos were not bona fide purchasers of the property.}{\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 
\par }{\b\insrsid7299760\charrsid10757335 [18]\tab }{\insrsid7299760\charrsid10757335 The Taitanos argue that they were bona fide purchasers of the Property, and as such, they were not bound by the judgment rendered in CV0626-88.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 We disagree.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [19]}{\insrsid7299760\charrsid10757335 \tab Under 7 GCA. }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
 14103, a party to a suit may file a notice of lis pendens and such notice acts to put others on constructive notice of the pendency of the action.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The section provides:}{\insrsid10757335 
\par 
\par }\pard \qj \li720\ri2160\nowidctlpar\faauto\rin2160\lin720\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\b\insrsid7299760\charrsid10757335 14103.}{
\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 Notice of Lis Pendens.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 In an action affecting the 
title or the right of possession of real property, the plaintiff, at the time of filing the complaint, and the defendant, at the time of filing an answer, when affirmative relief is claimed in such answer, or at anytime afterwards, may record in the Depar
tment of Land Management, a notice of the pendency of the action containing the names of the parties and the object of the action or defense, and a description of the property affected thereby.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
From the time of filing such notice for record only, }{\i\insrsid7299760\charrsid10757335 shall a purchaser or encumbrancer of the property affected thereby be}{\insrsid7299760\charrsid10757335  }{\i\insrsid7299760\charrsid10757335 
deemed to have constructive notice of the pendency of the action}{\insrsid7299760\charrsid10757335 , and only of its pendency against parties designated by their real names.}{\insrsid10757335 
\par }\pard \qj \li0\ri2160\nowidctlpar\faauto\rin2160\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 Title 7 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335  14103 (1994) (emphasis added).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [20]}{\insrsid7299760\charrsid10757335 \tab Mr. Pangelinan filed a notice of lis pendens on the date he filed the complaint in CV0626-88.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
A party must comply with the lis pendens statute for the notice of lis pendens to effectively impart constructive notice.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The statute requires that the notice of lis pendens }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
contain[ ] the names of the parties and the object of the action or defense, and a description of the property affected thereby.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid10757335  }{\insrsid7299760\charrsid10757335 7 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  14103.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The notice of lis pendens filed by Mr. Pangelinan in CV0626-88 contained the information required under 7 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335  14103.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [21]}{\insrsid7299760\charrsid10757335 \tab Constructive notice which is afforded by the recording of a notice of lis pendens }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
is notice that an action which affects the title or right of possession of designated real property has been instituted and is pending. . . . When however, the action wherein the notice is filed ceases to be pending and is terminated, the
 notice of its pendency has fully performed its office and may not be relied upon to afford constructive notice that a similar action may subsequently be instituted.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Garcia v. Pinhero}{\insrsid7299760\charrsid10757335 , 22 Cal.App.2d 194, 196, 70 P.2d 675 (Cal Dist. Ct. App. 1937).}{
\cs15\super\insrsid7299760\charrsid10757335 \chftn {\footnote \pard\plain \qj \li-720\ri720\sa240\nowidctlpar\faauto\rin720\lin-720\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid7299760 \chftn }{\insrsid7299760  }{
\fs20\insrsid7299760 Guam}{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760 s lis pendens statute was modeled after California Code of Civil Procedure }{\fs20\insrsid7299760 
{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760 409 as it existed in 1953.  The }{\i\fs20\insrsid7299760 Garcia}{\fs20\insrsid7299760  court interpreted California Civil Code }{
\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\fs20\insrsid7299760 409, of which 7 GCA }{\fs20\insrsid7299760 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}
}{\fs20\insrsid7299760  14103 was taken.  }}}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [22]}{\insrsid7299760\charrsid10757335 \tab Constructive notice of the pendency of an action continues throughout the time necessary for the filing of an appeal and during the time an appeal is taken.}{
\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See id.}{\insrsid7299760\charrsid10757335 ; }{\i\insrsid7299760\charrsid10757335 see also}{\insrsid7299760\charrsid10757335  Title 7 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL
 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  26707 (1994) (}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid7299760\charrsid10757335 An action is deemed to be pending from the time of its commencement until its final determination upon appeal, or until the time for appeal has passed, unless the judgment is sooner satisfied.}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 )}{\insrsid10757335  
\par 
\par }{\b\insrsid7299760\charrsid10757335 [23]}{\insrsid7299760\charrsid10757335 \tab 
Other jurisdictions similarly hold that a notice of lis pendens effectively imparts constructive notice of the pendency of an action through the period by which an appeal is taken or the time for appeal has passed.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See e.g. Hidden Meadows Development Co. v Mills}{\insrsid7299760\charrsid10757335 , 590 P.2d 1244, 1247 (Utah 1979);}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Ashworth v. Hankins}{
\insrsid7299760\charrsid10757335 , 408 S.W.2d 871, 873-74 (Ark. 1966); }{\i\insrsid7299760\charrsid10757335 Oldewurtel v. Redding}{\insrsid7299760\charrsid10757335 , 421 N.W. 2d 722, 728 (Minn. 1988).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [24]}{\insrsid7299760\charrsid10757335 \tab The policy underlying the lis pendens doctrine is the need, in the interest of the proper administration of justice, }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst 
SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
to keep the subject-matter of the litigation within the control of the court, and to render the parties powerless to place it beyond the reach of the final judgment.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Roberts v. Cardwell}{\insrsid7299760\charrsid10757335 , 157 S.W. 711, 713 (Ky. 1913); }{\i\insrsid7299760\charrsid10757335 see also Ashworth, }{
\insrsid7299760\charrsid10757335 408 S.W.2d at 873.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Where the ownership of property remains subject to further litigation it is incumbent to }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL
 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 preserve the property [so] that the [very] purpose of the pending suit may not be defeated by successive alienations and transfers of title.}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Ashworth, }{\insrsid7299760\charrsid10757335 
408 S.W. 2d at 873 (internal quotations omitted) (citation omitted).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 A litigant should be forbidden from }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 giv[ing] rights to others, [while the opportunity for further review remains], so as to affect the proceedings of the court then progressing to enforce those rights.}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Id}{\insrsid7299760\charrsid10757335 
. (internal quotations omitted) (citation omitted).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [25]}{\insrsid7299760\charrsid10757335 \tab Therefore, we interpret section 14103 to impart constructive notice through the period for which an appeal may be taken or the time for appeal has passed.}{\insrsid10757335  
}{\insrsid7299760\charrsid10757335 Accordingly, we hold that the notice of lis pendens filed in CV0626-88 effectively put the Taitanos on constructive notice of the pendency of the action.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Mr. Pangelinan conveyed the Property to the Taitanos fourteen days after the default judgment in CV0626-88 was entered on the docket.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The time allowed to appeal from the default judgment was thirty da
ys.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See }{\insrsid7299760\charrsid10757335 D. Guam R. App. P. 4(a).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
At the time Mr. Pangelinan transferred the property to the Taitanos, the time to file an appeal had not elapsed. Thus, the Taitanos took the Property with constructive notice of the pendency of CV0626-88.}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [26]}{\insrsid7299760\charrsid10757335 \tab A purchaser of property that is the subject of litigation who has constructive notice of the pendency of the litigation is bound by the judgment rendered.}{\insrsid10757335  
}{\i\insrsid7299760\charrsid10757335 See}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Morioka v. I & F Corp. Guam, }{\insrsid7299760\charrsid10757335 1991 WL 255842 & 3, Civ. No. 91-00027A (D. Guam App. Div. Nov. 18, 1991) (citing }{
\i\insrsid7299760\charrsid10757335 Kendall Brief Co. vs. Superior Court}{\insrsid7299760\charrsid10757335 , 60 Cal.App.3d 426 (1976)); }{\i\insrsid7299760\charrsid10757335 Hidden Meadows Development Co., }{\insrsid7299760\charrsid10757335 
590 P.2d at 1248 (citations omitted); }{\i\insrsid7299760\charrsid10757335 see also Montgomery Ward}{\insrsid7299760\charrsid10757335  }{\i\insrsid7299760\charrsid10757335 Development Corp. v. Juster}{\insrsid7299760\charrsid10757335 
, 932 F.2d 1378, 1383 (11th Cir, 1991).}{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [27]}{\insrsid7299760\charrsid10757335 \tab Because the Taitanos took the property with constructive notice of the CV0626-88 and of Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s interest, the Taitanos are bound by the judgment rendered in CV0626-88.}{\insrsid10757335 
\par 
\par }\pard \qj \fi720\li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 C.\tab Taitanos were not protected by Guam}{\b\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\b\insrsid7299760\charrsid10757335 s Land Title Registration Law.}{\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 
\par }{\b\insrsid7299760\charrsid10757335 [28]}{\insrsid7299760\charrsid10757335 \tab We now address the Taitanos claim that they are entitled to protections afforded holders of certificates of title under Guam}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s Land Title Registration Law, specifically 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 That section provides:}{\insrsid10757335 
\par 
\par }\pard \qj \li720\ri2160\nowidctlpar\faauto\rin2160\lin720\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\b\insrsid7299760\charrsid10757335 
 29142. Conclusiveness of Certificate of Actions of Ejectment or Partition or Possession.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
In any action or proceeding brought for ejectment, partitions, or possession of land, the certificate of title of a registered owner shall be held in every court to be conclusive evidence, except as herein otherwise provided, that such registered owne
r has a good and valid title to the land, and for the estate or interest therein mentioned or described, and that such registered owner is entitled to the possession of said land.}{\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 Title 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142 (1994).}{\insrsid10757335  
\par 
\par }{\b\insrsid7299760\charrsid10757335 [29]}{\insrsid7299760\charrsid10757335 \tab The Taitanos claim that because they are holders of a certificate of title to the lot at issue, this certificate is conclusive evidence of ownership as provided in 21 GCA }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 We disagree.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The protections available under Guam}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s Land Title Registration Law, 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29101, }{\i\insrsid7299760\charrsid10757335 et. seq.,}{
\insrsid7299760\charrsid10757335  are afforded generally to two classes of owners, initial registrants and bona fide purchasers.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Because the Taitanos do not fall under either class, they cannot benefit from 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142.}{
\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [30]}{\insrsid7299760\charrsid10757335 \tab The adoption of Guam}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s Land Title Registration Law (hereinafter }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 Registration Law}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ) created a Torrens System, }{\i\insrsid7299760\charrsid10757335 see Wells v. Lizama}{\insrsid7299760\charrsid10757335 
, 396 F.2d 877, 879 (9th Cir. 1968), which is a }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
system of judicial registration of titles . . . [intended to] }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 si
mplify, quicken and cheapen the transfer of real estate and to render titles safe and indefeasible.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Pioneer Abstract & Title Guaranty Co. v. Feraud}{\insrsid7299760\charrsid10757335 , 91 Cal. App. 278
, 285, 267 P. 134, 137 (Cal. Dist. Ct. App. 1928) (citation omitted).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 This intent is }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 accomplished by the means of registration of title and the use of certificates which conclusively show the state of the title at all times.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Id.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The Torrens System, as enacted in Guam, provides for a scheme whereby those persons who claim an interest in property may file a petition with the Superior Court of Guam, }{\i\insrsid7299760\charrsid10757335 see }{\insrsid7299760\charrsid10757335 
Title 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
 29105 (1994), requesting that the court declare the applicant be deemed owners of the land.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  Title 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst 
SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29112 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Upon the service of proper notice of the 
petition, the court is charged with holding a hearing to determine the owner of the property, whether he be the applicant or not, and to have title to the land registered in that person}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s name if he so requests.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  Title 21 GCA }{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29115 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The court issues a decree declaring the owners of the property and ordering the registration of the property, and such decree is to be registered with the registrar who is charged with issuing a certificate of title for the land.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See id.}{\insrsid7299760\charrsid10757335 ; }{\i\insrsid7299760\charrsid10757335 see also}{\insrsid7299760\charrsid10757335  Title 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29116 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
The decree is effective to quiet title to the registered land and is final and conclusive as against }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
the rights of all persons, known and unknown, to assert any estate, interest, claim, lien, or demand of any kind or nature whatsoever, against the land so ordered registered or any part thereof, except only as in [the Registration Law] provides.}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Title 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29117 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
A transfer of registered land is deemed registered where a new certificate of title is issued to the transferee.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  Title 21 GCA }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29133 (1994). }{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [31]}{\insrsid7299760\charrsid10757335 \tab The provisions of the Registration Law clearly protect initial registrants.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335 
 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29117 (1994) (pr
oviding that an initial decree of registration is conclusive as against any other interests or claims to the land).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
This broad protection is afforded because all persons who claim an interest in the property are put on notice of the initial registration proceeding and are given the opportunity to assert their claims.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See }{\insrsid7299760\charrsid10757335 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29112, 29115 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 At the time of the initial registration, the court determines, as t
o all persons before it, the owner or owners of the land.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Thus, initial registrants are determined after hearing all claimants asserting competing interests to the land.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 Only after the court determines ownership as between these individuals and orders the land to be registered and the first certificate of title issued does the land fall under the protections of the Registration Law.}{
\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
 29116 (1994).}{\insrsid10757335  
\par 
\par }{\b\insrsid7299760\charrsid10757335 [32]}{\insrsid7299760\charrsid10757335 \tab 
There is no similar judicial process specifically allowed under the Registration Law by which later transferees are determined to be owners as against all other interests, and of which new certificates of title are issued to these
 transferees after hearing competing claims.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Cf. }{\insrsid7299760\charrsid10757335 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335  29133 (1994) (describing that transfers of registered property are automatically considered registered after the transferee is issued a new certificate o
f title and the certificate is marked by the registrar with information regarding where the original certificate may be found).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Even though the Registration Law does not specifically allow a similar judicial process for the determination of the ownership 
of later transferees against other interests, the Registration Law nevertheless protects such transferees, as holders of certificates of title, where they took the property in good faith and for value.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  }{\i\insrsid7299760\charrsid10757335 Taitague v. First Island Industry Inc.,}{\insrsid7299760\charrsid10757335  CV 88-000
47A, 1990 WL 320752, ** 2 (D. Guam App. Div. Jan. 26, 1990); }{\i\insrsid7299760\charrsid10757335 Cf}{\insrsid7299760\charrsid10757335 . 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 29133 (describing the transfers of registered property are automatically considered registered after transferee is issued a new certificate
 of title and the certificate is marked by the registrar with information regarding where the original certificate may be found).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 In }{\i\insrsid7299760\charrsid10757335 Taitague}{
\insrsid7299760\charrsid10757335 , the Appellate Court held that }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
a properly issued certificate of title in the name of }{\i\insrsid7299760\charrsid10757335 subsequent bona fide purchaser for value }{\insrsid7299760\charrsid10757335 is irrebuttably presumed to be evidence of ownership.}{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 Id}{\insrsid7299760\charrsid10757335 .}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 (emphasis added).}{
\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [33]}{\insrsid7299760\charrsid10757335 \tab The Registration Law}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s systematic emphasis on the protection of bona fide purchasers confirms the }{\i\insrsid7299760\charrsid10757335 Taitague}{\insrsid7299760\charrsid10757335  ruling.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
For example, the title of a registered owner, who has taken bona fide for valuable consideration, or of any person bona fide claiming through or under him, may not be attacked in cases involving fraud.}{\insrsid10757335  }{
\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 29138 (1994).}{
\insrsid10757335  }{\insrsid7299760\charrsid10757335 Moreover, a deed or other instrument registered, which is forged, or executed by a person under legal disability, is deemed void, but nevertheless, 
does not affect the title of a registered owner, who has taken bona fide for valuable consideration.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{\insrsid7299760\charrsid10757335  21 GCA }{\insrsid7299760\charrsid10757335 
{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 29139 (1994).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Additionally, }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst 
SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 no unregistered estate, interest, power, right, claim, contract or trust}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  may prevail against the title of a registered owner taking bona fide for valuable consideration or any person bona fide claiming under him.}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 29140.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Finally, a person may challenge an outstanding certificate of title, however, a person who holds a certificate of title for value and in good faith may not be affected by a court ruling.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See}{
\insrsid7299760\charrsid10757335  21 GCA }{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 29195 (1994). }{\insrsid10757335 
\par 
\par }{\b\insrsid7299760\charrsid10757335 [34]\tab }{\insrsid7299760\charrsid10757335 To avail oneself of the protections of the Registration Law, a person must either be an initial registrant or a bona fide purchaser.}{
\cs15\super\insrsid7299760\charrsid10757335 \chftn {\footnote \pard\plain \qj \li-720\ri720\sa240\nowidctlpar\faauto\rin720\lin-720\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid7299760 \chftn }{\insrsid7299760  }{
\fs20\insrsid7299760 We reserve whether there are other classes protected by the Registration Law.  We only conclude today that the Taitanos are not within the recognized classes protected by the Registration Law.}}}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 The Taitanos were not initial registrants.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Moreover, because, as we have concluded above, the Taitanos were put on constructive notice of the pendency of CV0626-88 and of Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 s interest by virtue of the properly recorded notice of lis pendens, the Taitanos were not bona fide purchasers.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See Morioka}{
\insrsid7299760\charrsid10757335 , 1991 WL 255842 at ** 3 (}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 To become a b
ona fide purchaser of property one must acquire title through payment of value, in good faith, and without actual or constructive notice of another}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid7299760\charrsid10757335 s rights.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ) (citing }{
\i\insrsid7299760\charrsid10757335 Sieger v. Standard Oil Co., }{\insrsid7299760\charrsid10757335 155 Cal.2d 649 (1957)).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Accordingly, the Taitanos are not entitled to the protection of 21 GCA }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142 (1994).}{\insrsid10757335 
\par 
\par }\pard \qc \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 III.}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 CONCLUSION}{\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 [35]\tab }{\insrsid7299760\charrsid10757335 Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s instant claim to quiet title was not a compulsory counterc
laim in CV0626-88 because the claim to quiet title did not arise out of the same transaction or occurrence as the claims asserted in CV0626-88.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Therefore, the trial court did not err in denying the Appellant}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s cross motion for summary judgment.}{
\insrsid10757335  }{\insrsid7299760\charrsid10757335 We further hold that summary judgment for Ms. Pelowski was proper as a matter of law.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
At the time the Taitanos purchased the property, the time by which the Pelowskis could appeal the default had not passed.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 At the time
 of the purchase, a properly filed notice of lis pendens was on record.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 
Thus, the Taitanos had constructive notice of CV0626-88 and of Ms. Pelowskis interest and are therefore bound by the judgment in CV0626-88.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The trial court did not err in granting su
mmary judgment for Ms. Pelowski.}{\insrsid10757335  
\par 
\par }\pard \qc \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 IV.}{\b\insrsid10757335  }{\b\insrsid7299760\charrsid10757335 ORDER}{\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\tqc\tx3960\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid10757335 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 [36]}{\insrsid7299760\charrsid10757335 \tab 
The certificate of title issued to the Taitanos shall be canceled and a new certificate of title shall be issued to Ms. Pelowski. }{\b\insrsid7299760\charrsid10757335 AFFIRMED AND REMANDED WITH INSTRUCTIONS}{\insrsid7299760\charrsid10757335 .}{
\insrsid10757335 
\par 
\par }\pard \qc \li0\ri4\nowidctlpar\tx-2160\faauto\rin4\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 JOHN A. MANGLONA\tab \tab \tab \tab }{\insrsid10757335  }{\insrsid7299760\charrsid10757335 ROBERT J. TORRES}{\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 Designated Justice\tab \tab \tab \tab }{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Justice }{\i\insrsid7299760\charrsid10757335 Pro Tempore}{\insrsid10757335 
\par }\pard \ql \li0\ri4\nowidctlpar\faauto\rin4\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li-720\ri4\nowidctlpar\faauto\rin4\lin-720\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 F. PHILIP CARBULLIDO}{\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 Chief Justice (Acting)}{\insrsid10757335 
\par }\pard \ql \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 IN THE SUPREME COURT OF GUAM}{\insrsid10757335 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\b\insrsid10757335\charrsid10757335 MARGARET P. PELOWSKI,}{\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 Plaintiff-Appellee,}{\insrsid10757335\charrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 vs.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\b\insrsid10757335\charrsid10757335 HENRY F. TAITANO and JOSEPHINE}{\b\insrsid10757335  }{\b\insrsid10757335\charrsid10757335 C. TAITANO,}{\insrsid10757335 
\par }{\insrsid10757335\charrsid10757335 Defendants-Appellants.}{\insrsid10757335\charrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \fi-5040\li5040\ri0\nowidctlpar\tx-1440\faauto\rin0\lin5040\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 Supreme Court Case No. }{\insrsid10757335\charrsid10757335 CVA99-051
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 Superior Court Case No. }{\insrsid10757335\charrsid10757335 CV1077-94
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335\charrsid10757335 Filed: January 2, 2001, 3:11 P.M.}{\insrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\b\insrsid7299760\charrsid10757335 ORDER}{\insrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 _____}{\insrsid10757335 _______________________________
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 This matter comes before the court pursuant to the opinion filed in the above-captioned matter, }{\i\insrsid7299760\charrsid10757335 
Pelowski v. Taitano}{\insrsid7299760\charrsid10757335 , 2000 Guam 34, filed December 29, 2000.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 It has come to the court}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s attention that the following portions of the opinion were omitted prior to publication:}{\insrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par {\listtext\pard\plain\s16 \insrsid7299760\charrsid10757335 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard\plain \s16\qj \fi-720\li720\ri0\nowidctlpar\tx-1440\jclisttab\tx720\faauto\ls1\outlinelevel0\rin0\lin720\itap0\pararsid10757335 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid7299760\charrsid10757335 [34] To avail oneself of the protections of the Registration Law, a person must either be an initial registrant or a bona fide purchaser.}{
\super\insrsid7299760\charrsid10757335 4}{\insrsid7299760\charrsid10757335  The Taitanos were not initial registrants.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Moreover, because as we have concluded above, the Taitanos were put on co
nstructive notice of the pendency of CV0626-88 and of Ms. Pelowski}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
s interest by virtue of the properly recorded notice of lis pendens, the Taitanos were not bona fide purchasers.}{\insrsid10757335  }{\i\insrsid7299760\charrsid10757335 See Morioka}{\insrsid7299760\charrsid10757335 , 1991 WL 255842 at **3 (}{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 
To become a bona fide purchaser of property one must acquire title through payment of value, in good faith, and without actual or constructive notice of another}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 s rights.}{\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335 ) (citing}{
\i\insrsid7299760\charrsid10757335  Sieger v. Standard Oil Co.}{\insrsid7299760\charrsid10757335 , 155 Cal. 2d 649 (1957)).}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Accordingly, the Taitanos are not entitled to the protection of 21 GCA }{
\insrsid7299760\charrsid10757335 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid7299760\charrsid10757335  29142 (1994).}{\insrsid10757335 
\par }\pard\plain \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10757335 
\par {\listtext\pard\plain\s16 \insrsid7299760\charrsid10757335 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard\plain \s16\qj \fi-720\li720\ri0\nowidctlpar\tx-1440\jclisttab\tx720\faauto\ls1\outlinelevel0\rin0\lin720\itap0\pararsid10757335 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid7299760\charrsid10757335 FN4: We reserve whether there are other classes protected by the Registration Law.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 We}{\insrsid10757335  }{
\insrsid7299760\charrsid10757335 only conclude today that the Taitanos are not within the recognized classes protected by the Registration Law.}{\insrsid10757335 
\par }\pard\plain \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10757335 
\par }{\insrsid7299760\charrsid10757335 The court is reissuing the opinion with the same citation number, 2000 Guam 34, as attached with the revisions.}{\insrsid10757335  }{\insrsid7299760\charrsid10757335 The attached revised opinion sh
all replace the opinion issued on December 29, 2000.}{\insrsid10757335  
\par 
\par }{\b\insrsid7299760\charrsid10757335 SO }{\b\insrsid7299760\charrsid10757335 ORDERED}{\insrsid7299760\charrsid10757335 , this 2}{\super\insrsid7299760\charrsid10757335 nd}{\insrsid7299760\charrsid10757335  day of January, 2001.}{\insrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 JOHN A. MANGLONA\tab \tab \tab \tab \tab }{\insrsid10757335  }{\insrsid7299760\charrsid10757335 ROBERT J. TORRES
\par Designated Justice\tab \tab \tab \tab \tab \tab }{\insrsid10757335  }{\insrsid7299760\charrsid10757335 Justice Pro-Tempore}{\insrsid10757335 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid10757335 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid10757335 {\insrsid7299760\charrsid10757335 F. PHILIP CARBULLIDO
\par Chief Justice (Acting)}{\insrsid10757335 
\par }}