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\i\fs20\insrsid3767628 Ueda v. Bank of Guam,}{\fs20\insrsid3767628  Opinion  \tab Page \chpgn  of }{\field{\*\fldinst {\fs20\insrsid3767628 NUMPAGES \\* ARABIC }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid2059941 14}}}{\fs20\insrsid3767628 

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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid3767628\charrsid13374433 IN THE SUPREME COURT OF GUAM}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 SHIOICHI UEDA, Individually and as
\par Special Administrator of the Estate of
\par RITA UEDA SINGEO, Deceased, 
\par MARIA UEDA,}{\insrsid3767628\charrsid13374433 
\par Plaintiffs-Appellants,
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 v. 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 BANK OF GUAM, SALVADOR S.
\par UEDA, SHIRLEY ANN UEDA,}{\insrsid3767628\charrsid13374433  
\par Defendants-Appellees.}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Supreme Court Case No.: CVA04-022
\par Superior Court Case No.: CV1308-99}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 OPINION}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 Filed:}{\b\insrsid13374433\charrsid13374433  }{\b\insrsid3767628\charrsid13374433 November 23, 2005}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 Cite as:}{\b\insrsid13374433\charrsid13374433  }{\b\insrsid3767628\charrsid13374433 2005 Guam 23}{\insrsid13374433\charrsid13374433 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Appeal from the Superior Court of Guam
\par Submitted on August 17, 2005
\par Hag\'e5t\'f1a, Guam
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\ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid13374433 {\ul\insrsid3767628\charrsid13374433 For Plaintiff-Appellants:}{\insrsid3767628\charrsid13374433 
\par Richard A. Pipes, }{\i\insrsid3767628\charrsid13374433 Esq. }{\insrsid3767628\charrsid13374433 
\par Law Offices of Richard A. Pipes
\par BankPacific Bldg., Ste. 201
\par 825 S. Marine Dr.
\par Tamuning, Guam 96911\cell }{\ul\insrsid3767628\charrsid13374433 For Defendant-Appellees:
\par }{\insrsid3767628\charrsid13374433 Daniel J. Berman, }{\i\insrsid3767628\charrsid13374433 Esq.}{\insrsid3767628\charrsid13374433 
\par Berman, O\rquote Connor, Mann & Shklov
\par Ste. 503 Bank of Guam Bldg.
\par 111 Chalan Santo Papa
\par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid3767628\charrsid13374433 \trowd \irow0\irowband0\lastrow 
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\par BEFORE: ROBERT J. TORRES, JR., Presiding Justice;}{\super\insrsid3767628\charrsid13374433 1{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\super\insrsid3767628 1}{\fs20\insrsid3767628  Chief Justice F. Philip Carbul
lido and Associate Justice Frances M. Tydingco-Gatewood recused themselves from this matter.  As the next senior member of the panel, Associate Justice Robert J. Torres was designated as the Presiding Justice of the panel.  Miguel S. Demapan and Robert H.
 Benson sit as Justices }{\i\fs20\insrsid3767628 Pro Tempore}{\fs20\insrsid3767628 .  }}}{\insrsid3767628\charrsid13374433  MIGUEL S. DEMAPAN, Justice }{\i\insrsid3767628\charrsid13374433 Pro Tempore}{\insrsid3767628\charrsid13374433 
, RICHARD H. BENSON, Justice }{\i\insrsid3767628\charrsid13374433 Pro Tempore}{\insrsid3767628\charrsid13374433 .
\par 
\par }{\b\insrsid3767628\charrsid13374433 TORRES, J.:
\par }{\insrsid13374433\charrsid13374433 
\par }{\b\insrsid3767628\charrsid13374433 [1]}{\insrsid3767628\charrsid13374433 \tab Plaintiff-Appellants Shioichi Ueda and Maria Ueda (\'93Uedas\'94) appeal from a Judgment and grant of summary judgment by the Superior Court of Guam.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Specifically, the Uedas argue that (1) the trial court erred in: (1) granting summary judgment to Defendant-Appellee, Bank of Guam, and denying their motion for partial summary judgment on the declaratory relief claim, (2) qualifyi
ng Mr. Ron Ramos as an expert witness at trial; and (3) finding that the fair rental value of the subject property is $700.00 per month.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 We reject these arguments and affirm.}{
\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 I. }{\insrsid13374433 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 [2]}{\insrsid3767628\charrsid13374433 \tab Shioichi Ueda and Maria Ueda executed a deed conveying Lot No. 1-
R1, Block No. 3, Tract No. 115, Mangilao, Guam (\'93Mangilao lot\'94) to}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 their children, Salvador Ueda and Rita Ueda, as joint tenants.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The deed (\'93Gift Deed\'94), recorded with the Office of the Recorder, Department of Land Management, contained a clause which reads in pertinent part:}{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 
This grant is made subject to the following agreement, to wit, that the grantees shall not lease, sell or convey or in any manner whatsoever alienate the above described p
roperty for a period of at least five (5) years from the date thereof. Should the grantees herein named lease, sell, convey, or in any manner whatsoever alienate the above described property before the expiration of the five (5) year period, then this gra
nt shall be null and void and the title of the property shall revert to and be vested in the Grantors, their heirs and assigns.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
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TO HAVE AND TO HOLD the same, all and the singular, the above-mentioned and described premises, in fee simple, together with al
l buildings, improvements, rights, easements, privileges thereon and thereto belonging or appertaining or held and enjoyed therewith, unto GRANTEE, the heirs, succe}{\insrsid13374433 ssors of and assigns, forever.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }{\insrsid3767628\charrsid13374433 Appellant\rquote s Excerpts of Record (\'93ER\'94), tab 1 (Complaint, Ex. A, p.2).}{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [3]}{\insrsid3767628\charrsid13374433 \tab 
Rita Ueda passed away leaving Salvador Ueda as the sole title holder to the Mangilao lot. Salvador Ueda and his wife later executed a promissory note and mortgage on the Mangilao lot with power of sale to Bank of Guam for a secured loan of $115,500.00.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Salvador Ueda defaulted on his loan payments.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
As a result, Bank of Guam issued a notice of sale under the mortgage and set a}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 foreclosure sale date.}{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [4]}{\insrsid3767628\charrsid13374433 \tab On the eve of the foreclosure sale, Shioichi and Maria Ueda filed a complaint for declar
atory judgment, preliminary and permanent injunctions and damages in the Superior Court of Guam.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 The Uedas argued that they were the proper title holders because Salvador Ueda\rquote 
s mortgage on the Mangilao lot violated the restraint on alienation contained in the Gift Deed.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Bank of Guam subsequently filed its answer and counterclaim.}{
\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [5]}{\insrsid3767628\charrsid13374433 \tab Bank of Guam filed a motion for summary judgment on the Uedas\rquote  complaint and the quiet title counterclaim.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The Uedas opposed the motion and filed a motion for partial summary judgment on the declaratory relief claim in the complaint. }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [6]}{\insrsid3767628\charrsid13374433 \tab The trial court granted summary judgment to Bank of Guam on the Uedas\rquote 
 complaint reasoning that the Uedas had no interest in the Mangilao lot because the restriction of alienation contained in the Gift Deed was void in violation of Title 21 GCA \'a7 1254.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The trial court denied summary judgment on the quiet title count and the Uedas\rquote  motion for partial summary judgment.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [7]}{\insrsid3767628\charrsid13374433 \tab Bank of Guam filed an additional motion for summary judgment on its counterclaims to quiet title and wrongful injunction.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The trial court granted summary judgment in favor of Bank of Guam on its counterclaims, but denied summary judgment on the damages.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [8]}{\insrsid3767628\charrsid13374433 \tab A bench trial commenced before the trial court.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 During trial
, Bank of Guam sought to qualify Mr. Ron Ramos as an expert witness to testify on the valuation of Guam real property.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Over the Uedas\rquote 
 objection, the trial court accepted Ramos to testify as an expert witness.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Ramos testified that, in his estimation, the
 rental value for the Mangilao lot and house would range from $975.00 per month to $1400.00 per month.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [9]}{\insrsid3767628\charrsid13374433 \tab The trial court issued its Findings of Fact and Conclusions of Law on the damages issue and concluded the fair rental value of the Mangilao lot was $700.00.}{
\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [10]}{\insrsid3767628\charrsid13374433 \tab The trial court subsequently issued a Decision and Order and entered a Judgment on the docket.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
This appeal followed. }{\insrsid13374433 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 II.}{\insrsid13374433 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }{\b\insrsid3767628\charrsid13374433 [11]}{\insrsid3767628\charrsid13374433 \tab This court has jurisdiction over an appeal from a final judgment pursuant to 48 U.S.C. 1424-1(a)(2) (Westlaw through Pub. L. 109-96 (2005)) and Title 7 GCA \'a7\'a7
 3107, 3108(a) (}{\scaps\insrsid3767628\charrsid13374433 W}{\insrsid3767628\charrsid13374433 estlaw throu}{\insrsid13374433 gh Guam Pub. L. 28-063 (2005)).}{\b\insrsid13374433 
\par }{\insrsid13374433\charrsid13374433 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 III.}{\b\insrsid13374433 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433\charrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 [12]}{\insrsid3767628\charrsid13374433 \tab A trial court\rquote s grant of summary judgment is reviewed }{\i\insrsid3767628\charrsid13374433 
de novo}{\insrsid3767628\charrsid13374433 .}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Guam Hous. & Urban Renewal Auth. v. Pac. Superior Ents. Corp.}{\insrsid3767628\charrsid13374433 , 2004 Guam 22 \'b6 14.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 A trial court\rquote s decision on the admissibility of expert testimony is reviewed for an abuse of discretion.}{\insrsid13374433\charrsid13374433  }{
\i\insrsid3767628\charrsid13374433 In re N.A.}{\insrsid3767628\charrsid13374433 , 2001 Guam 7 \'b6 19.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 \'93The fair market value of property at a given time is a question of fact.\'94 
}{\i\insrsid3767628\charrsid13374433 Guam Bar Ethics Comm. v. Maquera}{\insrsid3767628\charrsid13374433 , 2001 Guam 20 \'b6 22.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 A trial court\rquote 
s findings of fact are reviewed for clear error.}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Guam Imaging Consultants, Inc. v. Guam Mem\rquote l Hosp. Auth.}{\insrsid3767628\charrsid13374433 , 2004 Guam 15 \'b6 15.}{
\super\insrsid3767628\charrsid13374433 2{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 2}{\insrsid3767628   }{
\fs20\insrsid3767628 The Uedas acknowledge that the determination of damages is  reviewed under a clearly erroneous standard but argue that since the court listed the determination of damages under the \'93conclusions of law\'94 heading the court\rquote 
s determination should be reviewed }{\i\fs20\insrsid3767628 de novo}{\fs20\insrsid3767628 .  We disagree.}}}{\insrsid3767628\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 IV.}{\insrsid13374433 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 A.}{\b\insrsid13374433\charrsid13374433  }{\b\insrsid3767628\charrsid13374433 Restraint on Alienation }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [13]}{\insrsid3767628\charrsid13374433 \tab The Uedas argue that the trial court erred in holding that the restriction on alienation contained in the Gift Deed was void under Title 21 GCA \'a7 1254.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Section 1254 provides \'93[c]onditions restraining alienation, when repugnant to the interest created, are void.\'94}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Title 21 GCA \'a7 1254 (Westlaw through Guam Pub. L. 28-063 (2005)).}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
We will conduct a three-part analysis when evaluating the validity of a restraint on alienation under section 1254: (1) characterizing the type of interest conveyed; (2) identifyin
g the type of restraint created; and (3) determining whether the restraint is repugnant to the interest.}{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [14]}{\insrsid3767628\charrsid13374433 \tab First, neither party disputes that Shioichi and Maria Ueda conveyed a fee simple to Salvador and Rita.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Furthermore, the Gift Deed conveyed a fee simple defeasible because it made the grant of fee simple subject to a restriction.}{\super\insrsid3767628\charrsid13374433 3{\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 3}{\insrsid3767628   }{\fs20\insrsid3767628 \'93
An estate in fee simple defeasible is an estate in fee simple which is subject to a special limitation (defined in \'a7 23), a condition subsequent (defined in \'a7 24), an executory limitation (defined in \'a7 25) or a combination of such restrictions.
\'94  Restatement (First) of Property \'a7 16  (1936). }}}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 The Uedas therefore conveyed either a fee simple determinable}{\super\insrsid3767628\charrsid13374433 4{\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 4}{\insrsid3767628   }{\fs20\insrsid3767628 \'93
An estate in fee simple determinable is created by any limitation which, in an otherwise effective conveyance of land, (a) creates an estate in fee simple; and (b) provides that the estate shall automatically expire upon the occurrence of a stated event.
\'94  Restatement (First) of Property \'a7 44 (1936).  }}}{\insrsid3767628\charrsid13374433  or fee simple subject to condition subsequent}{\super\insrsid3767628\charrsid13374433 5{\footnote \pard\plain 
\qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 5}{\insrsid3767628   }{\fs20\insrsid3767628 \'93
An estate in fee simple subject to a condition subsequent is created by any limitation which, in an otherwise effective conveyance of land, 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par \tab (a) creates an estate in fee simple; and 
\par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0 {\fs20\insrsid3767628 (b) provides that upon the occurrence of a stated event the conveyor or his successor in interest shall have the power to terminate the estate so created.\'94  
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 Restatement (First) of Property \'a7 45 (1936).  }}}{\insrsid3767628\charrsid13374433 .}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Although there is a constructional preference in favor of an estate subject to condition subsequent, }{\i\insrsid3767628\charrsid13374433 Mountain Brow Lodge No. 82 v. Toscano}{\insrsid3767628\charrsid13374433 
, 64 Cal. Rptr. 816, 818 n.2 (Ct. App. 1967), this distinction would have no affect on the outcome in the instant case.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
For purposes of our analysis, it is sufficient to observe the undisputed fact that the Uedas conveyed a fee simple.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [15]}{\insrsid3767628\charrsid13374433 \tab Secondly, the Gift Deed created a forfeiture restraint.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 \'93
Terms of a donative transfer of an interest in property which seek to terminate, or to subject to termination, that interest, in whole or in 
part, in the event of a later transfer constitute a forfeiture restraint on alienation (hereinafter referred to as a forfeiture restraint).}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
A forfeiture restraint may apply to any attempted later transfer or only to some types of such transfers and may be lim}{\insrsid13374433 ited or unlimited in duration.\'94
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Restatement (Second) of Property: Donative Transfers \'a7 3.2 (1983).}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
In the instant case, the Gift Deed contained a provision where any attempt by the grantees to alienate the property within a five year period would result in the forfeiture of their acquired interest.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Therefore, the Gift Deed created a forfeiture restraint limited only as to duration.}{\super\insrsid3767628\charrsid13374433 6{\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 6}{\insrsid3767628   }{\fs20\insrsid3767628 
The type of restraint found in the instant case, namely a forfeiture restraint limited only as to duration, can be di
stinguished from restraints on alienation qualified in other ways, such as manner of alienation or the exclusion of certain groups of transferees.  }{\i\fs20\insrsid3767628 See }{\fs20\insrsid3767628 Restatement (Second) of Property: Donative Transfers 
\'a7 4.2 cmt. n, r, and s (1983). }}}{\insrsid3767628\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [16]}{\insrsid3767628\charrsid13374433 \tab Finally, we must consider whether the forfeiture restraint imposed on the fee simple estate in this case is invalid.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Title 21 GCA \'a7 1254 states that any restraint on alienation \'93repugnant to the interest created\'94 is invalid.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 California cases, interpreting 
\'a7 711 of the California Civil Code,}{\super\insrsid3767628\charrsid13374433 7{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\super\insrsid3767628 7}{\insrsid3767628   }{\fs20\insrsid3767628 We find California caselaw to be persuasive authority in the interpretation of Title 21 GCA \'a7 1254, as that section was derived from California Civil Code \'a7 711.  }{
\i\fs20\insrsid3767628 See People v. Superior Court (Laxamana)}{\fs20\insrsid3767628 , 2001 Guam 26 \'b6 8 (stating that \'93[b]ecause Guam\rquote 
s statute is derived from the California Code of Civil Procedure, we look to the substantial precedent developed within that state to assist in interpreting parallel Guam provisions.\'94).  }}}{\insrsid3767628\charrsid13374433 
 have found conditions restricting the ability of an owner in fee simple to alienate their interest void.}{\super\insrsid3767628\charrsid13374433 8{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 8}{\insrsid3767628   }{\fs20\insrsid3767628 A restraint on alienation for a term of years, or a life estate, would not be repugnant to that estate.  }{\i\fs20\insrsid3767628 
Coast Bank v. Minderhout}{\fs20\insrsid3767628 , 392 P.2d 265, 268 (Cal. 1964) (observing that \'93[a] life estate can be made terminable upon alienation because of the interest of the remainderman in the life tenant\rquote s character.\'94), }{
\i\fs20\insrsid3767628 overruled on other grounds by Wellenkamp v. Bank of America}{\fs20\insrsid3767628 , 582 P.2d 970 (Cal. 1978); }{\i\fs20\insrsid3767628 see also }{\fs20\insrsid3767628 Restatement (Second) of Property: Donative Transfers \'a7
 4.2 (1). }}}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 See}{\insrsid3767628\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Bonnell v. McLaughlin}{\insrsid3767628\charrsid13374433 
, 159 P 590, 590 (Cal. 1916) (holding that \'93
[n]o doubt can be entertained but that this limitation or restriction upon the power of alienation, which is so important a right of ownership where a fee simple is conveyed, does violence to the interest conveyed and is therefore void.\'94); }{
\i\insrsid3767628\charrsid13374433 Murray v. Green}{\insrsid3767628\charrsid13374433 , 28 P. 118, 120 (Cal. 1883) (\'93
The reason why such a condition cannot be made good by agreement or consent of the parties, is that a fee simple estate and a restraint upon its alienation cannot in their nature co-exist.\'94) (citation omitted);}{\i\insrsid3767628\charrsid13374433 
 Wharton v. Mollinet}{\insrsid3767628\charrsid13374433 , 229 P.2d 861, 863 (Dist. Ct. App. 1951) (holding that \'93[t]he right to own property in fee simple, but with a restricted right to sell it, cannot be created either by deed or by agreement.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Any such restriction of the right of alienation in an instrument conveying a title in fee simple is void, and the void provision is separable from the title created.\'94).}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Furthermore,}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 \'93[t]he rule which prevails in most jurisdictions of this country . . . is that the ownership of land by legal title in fee carries w
ith it as an incident of the estate the right to sell, mortgage, or otherwise alienate the property at any time; consequently, in general at least, any provision of an instrument of conveyance or of any later instrument which purports to prohibit or restr
ain the conveyee or owner in fee from alienating the property or to withhold from him the right or power to alienate, whether for the entire period of his life or for some lesser time is void.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The ground usually assigned for the rules is that the restraint is repugnant to the fee . . .\'94.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 W. W. Allen, Annotation, }{\i\insrsid3767628\charrsid13374433 
Validity of Restraint, Ending Not Later than Expiration of a Life or Lives in Being, On Alienation of an Estate in Fee}{\insrsid3767628\charrsid13374433 , 42 A.L.R. 2d 1243 (1955) (footnotes omitted).}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Thus, any condition that seeks to prevent an owner in fee simple from exercising the right of alienation in any manner whatsoever is repugnant because \'93
[t]he right of alienation is an inherent and inseparable quality of an estate in fee simple.\'94}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Potter v. Couch}{\insrsid3767628\charrsid13374433 , 141 U.S. 296, 315, 11
 S. Ct. 1005, 1010 (1891).}{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [17]}{\insrsid3767628\charrsid13374433 \tab We also find section 4.2 of the Restatement of Property instructive.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Section 4}{\insrsid13374433 
.2(2) states, in relevant part:
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 A forfeiture restraint imposed in a donative transfer on a present interest in property that is not described 
in subsection (1) is invalid if the restraint, if effective, would make it impossible for }{\i\insrsid3767628\charrsid13374433 any period of time from the date such interest becomes a present interest}{\insrsid3767628\charrsid13374433 
 to transfer such interest without causing a forfeiture thereof.}{\super\insrsid3767628\charrsid13374433 9{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
{\super\insrsid3767628 9}{\insrsid3767628   }{\fs20\insrsid3767628 Section 4.2 provides in its entirety:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\fs20\insrsid3767628 
1.  A forfeiture restraint imposed in a donative transfer on a life interest in property, or on an interest for a term of years that will terminate at the end of a life (or reasonable number of lives) in being at the time of the transfer, is valid.
\par 2.  A forfeiture restraint imposed in a donative transfer on a present interest in property that is not described in subsection (1) is invalid if the restraint, if effective, would make it impossible for any period of time from the date such interes
t becomes a present interest to transfer such interest without causing a forfeiture thereof.
\par 3.  A forfeiture restraint imposed on an interest in property, which restraint is not governed by subsections (1) or (2), is valid if, and only if, under all the c
ircumstances of the case, the restraint is found to be reasonable.  The most common factors supporting such a finding are the following:
\par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0 {\fs20\insrsid3767628 a. The restraint is limited in duration;
\par \tab b. The restraint is limited to allow a substantial variety of types of transfer to be employed;
\par c. The restraint is limited as to the number of persons to whom transfer is prohibited;
\par d. The restraint is such that it tends to increase the value of the property involved;
\par e. The restraint is imposed upon an interest that is not otherwise readily marketable; or
\par f.  The restraint is imposed upon property that is not readily marketable.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par Restatement (Second) of Property: Donative Transfers \'a7 4.2 (1983). 
\par 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 \tab The Reporter\rquote s Note states that\'94
[t]he rules of subsections (1) and (2) are supported by the weight of authority.  The rule of subsection (3) is a minority position with regard to forfeiture restraints on present interests, but is supported by the decisions with regard to forfeiture rest
raints imposed on future interests and by analogy to developments in relation to restraints imposed in commercial transfers.\'94Restatement (Second) of Property: Donative Transfers \'a7 4.2 reporter\rquote 
s note 1 (1983).  Kentucky has departed from the majority view and the view espoused in the Restatement of Property and used reasonableness as its sole criterion in determining the validity of forfeiture restraints.  }{\i\fs20\insrsid3767628 See}{
\fs20\insrsid3767628  Restatement (Second) of Property: Donative Transfers \'a7 4.2, Reporter\rquote s Note 9 (1983).  }}}{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Restatement (Second) of Property: Donative Transfers \'a7 4.2 (1983) (emphasis added).}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Illustration 14 of the Restatement comments is particularly pertinent to our discussion:}{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 14. O, owning Blackacre in fee simple absolute, makes an otherwise effective transfer thereof \'93to S (O\rquote 
s son) and his heirs, but if S or his heirs during the next ten years attempt to transfer Blackacre by any means whatsoever, the land shall go over to D (O\rquote s daughter) and her heirs.\'94}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The forfeiture restraint on Blackacre qualified only as to duration is invalid.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 S has an estate in fee simple absolute.}{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Restatement (Second) of Property: Donative Transfers \'a7 4.2 cmt. l, illus. 14 (1983).}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 The comment preceding Illustration 14 explains: }{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 the usual purpose of a [forfeiture restraint limited only a
s to duration] is the protection of the transferee against his or her own indiscretions.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
This may be a worthy objective, but its accomplishment is not permitted at the expense of freezing, }{\i\insrsid3767628\charrsid13374433 even for a limited time}{\insrsid3767628\charrsid13374433 , the ownership of a present interest in pr
operty not described in subsection (1). }{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Restatement (Second) of Property: Donative Transfers}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
4.2, cmt. l (1983) (emphasis added).}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 [18]}{\insrsid3767628\charrsid13374433 \tab 
We join the majority of jurisdictions and position of the Restatement and hold that a forfeiture restraint impo
sed on a fee simple estate acquired in a donative transfer which makes it impossible for an owner in fee simple to transfer an interest in that property, even for a limited period of time, is repugnant to that interest and void under Title 21 GCA \'a7
 1254.}{\super\insrsid3767628\charrsid13374433 10{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 10}{\insrsid3767628   }{
\fs20\insrsid3767628 The Restatement employs a reasonableness test for forfeiture restraints used in commercial transfers.  Restatement (Second) of Property: Donative Transfers \'a7 4.2 reporter\rquote 
s note 1 (1983).  We do not decide today, but leave for future determination the issue of whether our holding applies in commercial transfers.}{\insrsid3767628  }}}{\insrsid3767628\charrsid13374433  }{\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }{\b\insrsid3767628\charrsid13374433 [19]}{\insrsid3767628\charrsid13374433 \tab 
Applying our holding to the instant case, the condition contained in the Gift Deed making it impossible for the grantees to alienate their interests in the Mangilao lot for five years is void.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Accordingly, Salvador Ueda and Rita Ueda acquired a fee simple absolute interest in the Mangilao lot free of the forfeiture restraint on alienation.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Therefore, the trial court did not err in granting Bank of Guam\rquote s Motion for Summary Judgment on the complaint and in denying Shioichi and Maria Ueda partial summary judgment on the declaratory relief claim.}{\insrsid13374433\charrsid13374433  }{
\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [20]}{\insrsid3767628\charrsid13374433 \tab The Uedas advance two arguments for the validity of the forfeiture restraint based on provisions of the Guam Code that we find inapplicable to the instant case.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 First, the Uedas argue that the forfeiture restraint complies with Title 21 GCA \'a7 1265 and is therefore valid.}{\super\insrsid3767628\charrsid13374433 11{\footnote \pard\plain 
\qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 11}{\insrsid3767628   }{\fs20\insrsid3767628 Title 21 GCA \'a7 1265 states: 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0 {\fs20\insrsid3767628 Except in the single case mentioned in \'a7 3112, the absolute power of alienation cannot 
be suspended by any limitation or condition whatever, for a longer period than as follows:
\par }\pard \qj \fi-1440\li1440\ri0\nowidctlpar\tx720\tx1440\faauto\rin0\lin1440\itap0 {\fs20\insrsid3767628 \tab \tab 1. During the continuance of the lives of persons in being at the creation of the limitation or  condition; or 
\par \tab \tab 2. For a period not to exceed twenty-five (25) years from the time of the creation of the suspension.  
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid3767628 Title 21 GCA \'a7 1265 (Westlaw through Guam Pub. L. 28-063 (2005)).  }}}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
The Uedas fail to recognize the distinction between the rule against restraint on alienation, codified in Title 21 GCA \'a7 1254, and the rule against suspension of alienation, codified in Title 21 GCA \'a7 1265.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 This distinction is not without significance, as the rule against restraint on alienation differs in purpose and remedy from the rule against suspension of alienation.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 \'93[F]undamentally the object of both [the rule against perpetuities and the rule against suspension of alienation] is to prevent perpetuities, the tieing up of estates and the suspension of their free and full conveya
nce for long, indefinite periods of time . . .\'94}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Strong v. Shato}{\insrsid3767628\charrsid13374433 , 45 Cal. App. 29, 35 (Cal. Dist. Ct. App. 1919).}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 This suggests that the rule against suspension of alienation does not apply to present possessory estates.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
This interpretation is supported by Title 21 GCA \'a7 3111 (Westlaw through Guam Pub. L. 28-063 (2005)) which reads: \'93
The suspension of all power to alienate the subject of a trust . . . is a suspension of the power of alienation, within the meaning of \'a7715 [sic]}{\super\insrsid3767628\charrsid13374433 12{\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 12}{\insrsid3767628   }{\fs20\insrsid3767628 Title 21 GCA \'a7 1265 is based on the former \'a7
 715 of the California Civil Code.  }}}{\insrsid3767628\charrsid13374433  of the Civil Code.\'94}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
In contrast, the rule relating to restraints on alienation is a prohibition against the \'93undue prevention of the transfer of estates already vested.\'94}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 In re McCray\rquote 
s Estate}{\insrsid3767628\charrsid13374433 , 268 P. 647, 650 (Cal. 1928). }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [21]}{\insrsid3767628\charrsid13374433 \tab Perhaps more importantly, a violation of the rule against restraint on alienation differs greatly in result from a violation of the rule against suspension of alienation.}{
\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 \'93If the [rule against restraint on alienation] is 
violated, the restraint only is bad and the enjoyment or possession of the gift is accelerated, while if the [rule against suspension of alienation] is violated, the interest or gift including the attempt to suspend its vestiture is void ab initio.}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 A violation of the latter rule works the same result as a violation of the rule against perpetuities.\'94}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\i\insrsid3767628\charrsid13374433 Story v. First Nat\rquote l Bank & Trust Co.}{\insrsid3767628\charrsid13374433 , 156 So. 101, 104 (Fla. 1934).}{\insrsid13374433\charrsid13374433  
}{\insrsid3767628\charrsid13374433 Relevant to this distinction, Title 21 GCA \'a7 1266 states, \'93Every future interest }{\i\insrsid3767628\charrsid13374433 is void in its creation}{\insrsid3767628\charrsid13374433 
 which, by any possibility, may suspend the absolute power of alienation for a longer period than is prescribed in this Article.\'94 Title 21 GCA \'a7 1266 (Westlaw through Guam Pub. L. 28-063(2005)) (emphasis added).}{\insrsid13374433\charrsid13374433  }
{\insrsid3767628\charrsid13374433 While a condition violating the rule against suspension of alienation makes the interest void in its entirety, a violation of the rule against restraint on alienation results only in the invalidation of the }{
\i\insrsid3767628\charrsid13374433 condition}{\insrsid3767628\charrsid13374433  restraining alienation.}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 See }{\insrsid3767628\charrsid13374433 Title 21 GCA \'a7 1254 (\'93
Conditions restraining alienation, when repugnant to the interest created, are void.\'94). }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [22]}{\insrsid3767628\charrsid13374433 \tab 
The purpose of the rule against the restraint on alienation and the rule against suspension of alienation are separate and distinct, violations of which produce drastically differing results.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 For these reasons, we find Title 21 GCA \'a7 1265 irrelevant to evaluating the validity of a restraint on alienation.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [23]}{\insrsid3767628\charrsid13374433 \tab Furthermore, we find Title 21 GCA \'a7 62104(b) inapplicable to the facts of this case.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Section 62104(b) provides:}{\insrsid13374433 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 (b) Article 5 of this Chapter shall also not apply to land which has been owned in fee simple by a person }{
\i\insrsid3767628\charrsid13374433 who divides said land among his living children}{\insrsid3767628\charrsid13374433  or their descendants by way of inter-vivos gift; provided, however, that such land shall be deeded to said
 children or descendants in fee simple and said deeds shall contain alienation clauses to the effect that the children or descendants shall not give, sell, or convey in fee simple such lots for a period of at least five (5) years}{\insrsid13374433 
\par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid3767628\charrsid13374433 Title 21 GCA \'a7 62104(b) (Westlaw through Guam Pub. L. 28-063 (2005)) (emphasis added).}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 In the instant case, the Uedas conveyed the Mangilao lot to Salvador and Rita \'93as joint tenants.\'94}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Appellee\rquote s SER, p. 1 (Deed).}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 In a joint tenancy, each tenant has a separate but undivided interest in the property.}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 See }{
\scaps\insrsid3767628\charrsid13374433 T}{\insrsid3767628\charrsid13374433 itle 21 GCA \'a7 1215 (\'93A joint interest is one owned by several persons in equal shares . . .\'94) (Westlaw through Guam Pub. L. 28-063 (2005)); }{
\i\insrsid3767628\charrsid13374433 see also }{\scaps\insrsid3767628\charrsid13374433 Black\rquote s Law Dictionary}{\insrsid3767628\charrsid13374433  (8th ed. 2004) (observing that one of the requirements for a joint tenancy is that the interests \'93
must be physically undivided\'94) (quoting Thomas F. Bergin & Paul G. Haskell, }{\i\insrsid3767628\charrsid13374433 Preface to Estates in Land and Future Interests}{\insrsid3767628\charrsid13374433  55 (2d ed. 1984)).}{\insrsid13374433\charrsid13374433  }
{\insrsid3767628\charrsid13374433 The Uedas did not divide the Mangilao lot, but rather created a joint tenancy.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Therefore, the conveyance in this case does not qualify as the type of conveyance described in section 62104(b).}{\super\insrsid3767628\charrsid13374433 13{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid2059941 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid3767628 13}{\insrsid3767628  }{\fs20\insrsid3767628 We limit our holding to the facts of this case and do not address the validity of the restraint on alienation under the specific 
requirements provided for in a Title 21 GCA \'a7 62104(b), as that issue is not properly before this court.}{\insrsid3767628           }}}{\insrsid3767628\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 B.}{\b\insrsid13374433\charrsid13374433  }{\b\insrsid3767628\charrsid13374433 Qualification of Expert Witness }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [24]}{\insrsid3767628\charrsid13374433 \tab The Uedas contend that the trial court erred in qualifying Ramos as an expert witness for the purpose of valuating Guam real property.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 We disagree.}{\insrsid13374433\charrsid13374433  }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [25]}{\insrsid3767628\charrsid13374433 \tab Rule 702 of the Guam Rules of Evidence provides: \'93If scientific, technical, or other specialized kno
wledge will assist the trier of fact to understand the evidence or to determine a fact in issue, a witness qualified as an expert by knowledge, skill, experience, training, or education, may testify thereto in the form of an opinion or otherwise.\'94}{
\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Title 6 GCA \'a7 702 (Westlaw through Guam Pub. L. 28-063 (2005)).}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 \'93
Analysis of a Rule 702 issue encompasses a two-part test: (1) whether the witness is qualified via knowledge, skill, experience, training, or education; and (2) whether the witness\rquote  testimony will assist the trier of fact.\'94}{
\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 In re N.A.}{\insrsid3767628\charrsid13374433 , 2001 Guam 7 at \'b6 44 (citations omitted). }{\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [26]}{\insrsid3767628\charrsid13374433 \tab The Uedas do not dispute that the second prong was satisfied, but focus their arguments on Ramos\rquote  qualifications.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 A trial court abuses his or her discretion in qualifying an expert witness when there is no evidence on the record on which the judge could have rationally based that decision.}{\insrsid13374433\charrsid13374433  }{
\i\insrsid3767628\charrsid13374433 See id. }{\insrsid3767628\charrsid13374433 \'b6 19; }{\i\insrsid3767628\charrsid13374433 see also}{\insrsid3767628\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Kopf v. Skyrm}{\insrsid3767628\charrsid13374433 
, 993 F.2d 374, 377 (4th Cir. 1993) (\'93Where the expert\rquote s qualifications are challenged, the test
 for exclusion is a strict one, and the purported expert must have neither satisfactory knowledge, skill experience, training nor education on the issue for which the opinion is profferred.\'94).}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 A witness may be qualified based on their knowledge, skill, experience, training, education, or upon a combination of any of the five factors.}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 
See Wright v. United States}{\insrsid3767628\charrsid13374433 , 280 F. Supp. 2d 472, 478 (M.D.N.C 2003)(\'93A witness may testify as to his specialized knowledge so long as he is qualified as an expert based on a
ny combination of knowledge, skill, experience, training, or education.\'94).}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
In the instant case, the trial court relied on a number of findings in concluding that Ramos was qualified to offer expert testimony: Ramos had been the owner and principal broker 
of a real estate brokerage for six years; Ramos had been a real estate agent for the purpose of buying and selling real estate on Guam for eight years; Ramos participated and contributed to the Multiple Listing Service (\'93MLS\'94
) operated by the Guam Board of
 Realtors for eight years and testified that approximately ninety-five percent (95%) of real estate firms on Guam customarily use and rely on MLS reports to identify the reasonable market value for sale, purchase and rental of real estate; and Ramos had p
ersonal experience in the sale, purchase and rental of homes in Mangilao and Barrigada.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
We hold that these findings were sufficient to meet the liberal qualification standard provided for in Rule 702 and that the trial court did not abuse its discretion in qualifying Ramos as an expert witness.}{\insrsid13374433\charrsid13374433  }{
\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 C.}{\b\insrsid13374433\charrsid13374433  }{\b\insrsid3767628\charrsid13374433 Determination of Fair Market Value }{\b\insrsid13374433 
\par 
\par }{\b\insrsid3767628\charrsid13374433 [27]}{\insrsid3767628\charrsid13374433 \tab Finally, the Uedas argue that the trial court erred in concluding that the fair rental value of the Mangilao lot was $700.00 per month.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 When reviewing a decision for clear error, we will construe the facts \'93in a light most favorable to the party prevailing below.\'94}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 
Guam Imaging Consultants}{\insrsid3767628\charrsid13374433 , 2004 Guam 15 \'b6 30.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Furthermore, a trial court commits clear error \'93
if the entire record produces a definite and firm conviction that the court below committed a mistake.\'94}{\insrsid13374433\charrsid13374433  }{\i\insrsid3767628\charrsid13374433 Id.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Here, the trial court based its determination of the fair rental value of the Mangilao lot on several findings: (1) the size of the Mangilao lot is approximately 2,300 square meters; (2) the Ueda house has appr
oximately 1,600 square feet of living space with five bedrooms, one bathroom, a living room and a kitchen; (3) the average cost to rent a house in Barrigada with an average living area of 1,250 square feet is $1,100.00; and testimony from Ramos that the U
eda property had a fair market rental value of at least $1,000.00.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
The trial court also made downward adjustments because the Ueda house did not have typhoon shutters, a functioning water heater and had tiles that were cracked, broken and mismatched in several places.}{\insrsid13374433\charrsid13374433  }{
\insrsid3767628\charrsid13374433 Based on the evidence in the record, we hold that the trial court did not commit clear error in finding that the fair market rental value of the Mangilao lot was $700.00. }{\insrsid13374433 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 V.}{\insrsid13374433 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\insrsid13374433 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid13374433 {\b\insrsid3767628\charrsid13374433 [28]}{\insrsid3767628\charrsid13374433 \tab 
We hold that restraints on alienation imposed upon a fee simple estate acquired in a donative transfer are void under Title 21 GCA \'a7 1254.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 
Furthermore, we hold that the trial court did not abuse its discretion in qualifying Ramos as an expert witness.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Fi
nally, we hold that the trial court did not commit clear error in concluding that the fair market rental value of the Mangilao lot was $700.00.}{\insrsid13374433\charrsid13374433  }{\insrsid3767628\charrsid13374433 Accordingly, we }{
\b\insrsid3767628\charrsid13374433 AFFIRM}{\insrsid3767628\charrsid13374433  the trial court\rquote s decision.}{\insrsid13374433 
\par }}