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\tqc\tx4320\tqr\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext15 \styrsid9250459 header;}{
\s16\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext16 _26;}{\s17\ql \fi-720\li1440\ri0\nowidctlpar
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\s18\ql \li2160\ri0\nowidctlpar\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext18 _24;}{
\s19\ql \li2880\ri0\nowidctlpar\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2880\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext19 _23;}{
\s20\ql \li3600\ri0\nowidctlpar\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin3600\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext20 _22;}{
\s21\ql \li4320\ri0\nowidctlpar\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin4320\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext21 _21;}{
\s22\ql \li5040\ri0\nowidctlpar\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin5040\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext22 _20;}{\s23\ql \li5760\ri0\nowidctlpar
\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin5760\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext23 _19;}{\s24\ql \li6480\ri0\nowidctlpar
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\s26\ql \fi-720\li1440\ri0\nowidctlpar\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext26 _16;}{\s27\ql \li2160\ri0\nowidctlpar\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext27 _15;}{\s28\ql \li2880\ri0\nowidctlpar\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2880\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext28 _14;}{\s29\ql \li3600\ri0\nowidctlpar\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin3600\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext29 _13;}{\s30\ql \li4320\ri0\nowidctlpar\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin4320\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext30 _12;}{
\s31\ql \li5040\ri0\nowidctlpar\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin5040\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext31 _11;}{\s32\ql \li5760\ri0\nowidctlpar
\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin5760\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext32 _10;}{\s33\ql \li6480\ri0\nowidctlpar
\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin6480\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext33 _9;}{\s34\ql \li0\ri0\nowidctlpar
\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext34 _8;}{
\s35\ql \fi-720\li1440\ri0\nowidctlpar\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext35 _7;}{\s36\ql \li2160\ri0\nowidctlpar\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext36 _6;}{\s37\ql \li2880\ri0\nowidctlpar\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2880\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 
\sbasedon0 \snext37 _5;}{\s38\ql \li3600\ri0\nowidctlpar\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin3600\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext38 
_4;}{\s39\ql \li4320\ri0\nowidctlpar\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin4320\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext39 _3;}{
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\tx6480\tx7200\tx7920\tx8640\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin6480\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 \sbasedon0 \snext42 _;}{\*\cs43 \additive \sbasedon10 Default Para;}{\*\cs44 \additive \super 
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{\title Taitano v. Calvo Finance Corp., CVA07-001}{\subject civil}{\author Supreme Court of Guam}{\operator Kym Freriks}{\creatim\yr2008\mo7\dy31\hr12\min43}{\revtim\yr2008\mo8\dy1\hr14\min40}{\printim\yr2008\mo7\dy28\hr14\min55}{\version5}{\edmins12}
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 IN THE SUPREME COURT OF GUAM
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\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 HEIRS OF DELORES TORRES FLORES, THE HEIRS OF MANUAL TORRES FLORES, AND THE HEIRS OF LUIS TORRES FLORES,
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\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 WILLIE TORRES FLORES, AND DAVID TORRES CRUZ,
\par }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Defendants-Appellees.}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 
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\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 Supreme Court Case No.: CVA07-001
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\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 0365-03
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\lang2057\langfe1033\langnp2057\insrsid5793359\charrsid8083578 July 30, 2008}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid8083578 
\par }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid8083578 Cite as: 2008}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578  Guam }{\lang2057\langfe1033\langnp2057\insrsid5793359\charrsid8083578 12}{
\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 
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\par Argued and submitted on }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 October 17}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 , 2007
\par Hag\'e5t\'f1a, Guam
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Plaintiff}{\ul\lang2057\langfe1033\langnp2057\insrsid15474134\charrsid8083578 s}{\ul\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid8083578 -Appellant}{\ul\lang2057\langfe1033\langnp2057\insrsid15474134\charrsid8083578 s}{
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\par }{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 
\par }{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Stephanie G. Flores, }{\i\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Esq.}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 
\par Ste}{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  202 Quan Bldg.
\par 324 W Soledad St.
\par Hag\'e5t\'f1a, Guam 96910
\par 
\par James L. Canto II, }{\i\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Esq.
\par }{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Shimizu Canto & Fischer
\par Ste}{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  101 De La Corte Bldg.
\par 167 E Marine Corps Dr.
\par Hag\'e5t\'f1a, Guam 96910
\par \cell }{\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid8083578 Appearing for }{\ul\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid8083578 Defendant}{\ul\lang2057\langfe1033\langnp2057\insrsid15474134\charrsid8083578 s}{
\ul\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid8083578 -Appellee}{\ul\lang2057\langfe1033\langnp2057\insrsid15474134\charrsid8083578 s}{\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid8083578 :}{
\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid8083578 
\par 
\par }{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 For Calvo Finance Corporation:
\par Mich}{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 a}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 el A. Pangelinan, }{\i\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Esq.}{
\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 
\par Calvo & Clark, LLP
\par 655 S Marine Corps Dr}{\lang2057\langfe1033\langnp2057\insrsid2448590\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 , Ste}{\lang2057\langfe1033\langnp2057\insrsid2448590\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  202
\par Tamuning, GU 96913
\par 
\par For David Torres Cruz:
\par Benjamin C. Sison, Jr., }{\i\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Esq.}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 
\par Cruz}{\lang2057\langfe1033\langnp2057\insrsid2448590\charrsid8083578  &}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  Sison, PLLC
\par 777 Rte}{\lang2057\langfe1033\langnp2057\insrsid2448590\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  4, Suite 11B
\par Sinajana, Guam 96910
\par }\pard \ql \fi720\li4320\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin4320\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 For Remedios Torres Flores
\par and Willie Torres Flores}{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 :}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 
\par Jon A. Visosky, }{\i\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 Esq}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 .
\par }{\lang2057\langfe1033\langnp2057\insrsid10960189\charrsid8083578 Dooley, Robert}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 s & Fowler, LLP
\par 865 S. Marine Corps Dr}{\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578 , Ste}{\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid266577\charrsid8083578  201
\par Tamuning, Guam 96913
\par \cell }\pard \ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid8083578 \trowd \irow0\irowband0\lastrow 
\ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl 
\cltxlrtb\clftsWidth3\clwWidth3330\clshdrawnil \cellx3222\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5256\clshdrawnil \cellx8478\row }\pard 
\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid8083578 
\par }{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578  SEQ CHAPTER \\h \\r 1}}{\fldrslt }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {
\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578 BEFORE:}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578 F. PHILIP CARBULLIDO,}{
\lang2057\langfe1033\langnp2057\insrsid11997810\charrsid8083578  Chief Justice;}{\cs44\lang2057\langfe1033\langnp2057\insrsid11997810\charrsid8083578 \chftn {\footnote \pard\plain 
\s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11673528 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid12588270\charrsid10751374 \chftn }{\insrsid12588270\charrsid10751374 
 Chief Justice F. Philip Carbullido assumed the title of Associate Justice prior to the issuance of this Opinion.
\par }}}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578  RICHARD H. BENSON, Justice }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
; J. BRADLEY KLEMM, Justice }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\dxfrtext90\dfrmtxtx90\dfrmtxty90\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid8083578 CARBULLIDO}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 , }{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid8083578 C}{
\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 .J.:}{\b\lang2057\langfe1033\langnp2057\insrsid7755203 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [1]}{\field\flddirty{\*\fldinst {
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  SEQ CHAPTER \\h \\r 1}}{\fldrslt }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Plaintiffs-Appellants Taitano, et al. (\'93Torres\rquote  Heirs\'94
) are attempting to quiet title to a parcel of land that was allegedly conveyed to their ancestor by a recorded deed in 1918.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The property in question was registered to Defend}{\lang2057\langfe1033\langnp2057\insrsid13397687\charrsid8083578 ant-Appellee Calvo Finance Corporation}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  in 1970.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote 
 Heirs allege that all four Defendants-Appellees are guilty of fraud in colluding to deprive them of title to the disputed property.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres
\rquote  Heirs also }{\lang2057\langfe1033\langnp2057\insrsid1195029\charrsid8083578 allege that Calvo Finance Corporation}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  had \'93actual or constructive notice\'94 of
 their claim, and that the 1970 registration of the disputed property is void as a result.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 Appellants\rquote  Excerpts of Record (\'93}{
\lang2057\langfe1033\langnp2057\insrsid1195029\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 \'94), at}{\lang2057\langfe1033\langnp2057\insrsid1195029\charrsid8083578  25 (Amended Verified Compl}{
\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid1195029\charrsid8083578 , Nov. }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 30}{
\lang2057\langfe1033\langnp2057\insrsid1195029\charrsid8083578 , 2005).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs\rquote 
 appeal from a dismissal of their complaint for failure to state a claim upon which relief can be granted.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Specifically, the lower court found that their fraud claim was pleaded with insufficient particularity as required by }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 Rule}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 9(b)}{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578  of the Guam Rules of Civil Procedure}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , and that both the fraud and quiet title claims were untimely on their face.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 For the reasons set forth below, we affirm the dismissal of the fraud claim, and reverse dismissal of the quiet title claim.}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 I.}{\b\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 
 Factual and Procedural Background}{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [2]}{\lang2057\langfe1033\langnp2057\insrsid1119633\charrsid8083578 \tab In the narrative that}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 follows, all factual statements derived from the complaint are stated as true.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578 First Haw. Bank v. Manley}{
\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578 , 2007 Guam 2 \'b6 9}{\i\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 (}{
\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578 A court reviewing a Rule 12(b)(6) motion to dismiss must \'93construe the pleading in the light most favorable to the non-moving party, and resolve all doubts in the non-moving party's favor.
\'94}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
For clarity, allegations of intent or knowledge are described as alleged rather than factual.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Disputes concerning facts su
pported by judicially noticeable public records are also described.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See Lee v. City of Los Angeles}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 250 F.3d 668, 689 (9th Cir. 2001) (courts my take judicial notice of matters of public record in reviewing motions to dismiss).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [3]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The gravamen of this ca
se is the determination of who is the rightful owner of an undeveloped plot of land of approximately 15.4 hectares near Two Lovers Point (hereinafter \'93Estate 52\'94).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Don Luis DeCortez Torres (\'93DeCortez\'94) owned Estate 52 in the 1800\rquote s.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 DeCortez had five children, two of which were Eduviges Espinosa Torres (\'93Eduviges\'94) and Luis Espinosa Torres (\'93Luis\'94).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On May 18, 1918, DeCortez\rquote s heirs and widow conveyed Estate 52 to Eduviges.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The deed was timely recorded with the D}{\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578 epartment of Land Management.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On September 28, 1920, Eduviges died intestate, and her children inherited Estate 52 by operation of law.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs, as the rightful heirs of Eduviges\rquote  children, claim to be the fee simple owners of Estate 52 from September 28, 1920 to the present (excepting the peri
od of condemnation}{\lang2057\langfe1033\langnp2057\insrsid202106\charrsid8083578  by the Navy mentioned below.)}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [4]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab On July 25, 1950 the U.S. Navy began condemnation proceedings.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 At the same time a Notice of Lis Pendens was filed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
On October 29, 1954, judgment was entered allowing the U.S. Navy to take Estate 52 as part of 3.856 million square meter public land acquisition.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Defendants-Appellees, Calvo Finance Corporation (\'93Calvo\'94); and Remedios Torres Flores, Willie Torres Flores, and David Torres Cruz (\'93the Floreses\'94
) dispute the fact that Estate 52 was condemned by the Navy, pointing to a decree by the Island Court on July 23, 1970 stating that \'93
the United States Government [has] stipulated that it . . . has no interest in the land described in the petition [to register Estate 52].\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Appellee\rquote s }{\lang2057\langfe1033\langnp2057\insrsid10310976\charrsid8083578 Brief, }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  4 (July 23, 2007).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Although an actual date is never explicitly stated in the record, Torres\rquote  Heirs suggest that the Navy returned title to Estate 52 to the Ancestral Land Commission on or about May of 2002, at which point Torres\rquote 
 Heirs became aware of the actions of Calvo and}{\lang2057\langfe1033\langnp2057\insrsid202106\charrsid8083578  the Floreses described below.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [5]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab In 1949, the estate of Eduviges\rquote  brother Luis was opened in probate.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 No notice was given to Torres\rquote  Heirs.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A decree of final distribution was issued on February 9, 1951, and subsequently amended on September 18, 1953, conveying Estate 52 to Luis\rquote  seven children, one of which is Defendant-Ap
}{\lang2057\langfe1033\langnp2057\insrsid202106\charrsid8083578 pellee Remedios Torres Flores.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [6]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab In 1968 and 1969, Luis\rquote 
 seven children conveyed their interest in Estate 52 to third parties, who then conveyed their interests to Calvo.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The Floreses participated in the purported conveyance of Estate 52 to Calvo, although their exact role in the conveyance is unclear.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres
\rquote  Heirs accuse Calvo of using the third party conveyances for the purpose of establishing a bona-fide-purchaser defense to any future claims on title to Estate 52.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Calvo filed a petition to r}{\lang2057\langfe1033\langnp2057\insrsid1119633\charrsid8083578 egister title to Estate 52 some}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
time around 1970, but Torres\rquote  Heirs were never given personal notice of the petition.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
On June 17, 1970, the Island Court issued a decree registering Estate 52 to Calvo.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Estate 52 has remained at all times essentially undeveloped, and none of its purported owners have ever constructed any improvements thereon.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [7]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab On April 1, 2003, Torres\rquote 
 Heirs filed a complaint to quiet title in real estate and for recovery for fraud against Calvo and the Floreses in the Superior Court of Guam.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Calvo and the Floreses filed a motion to dismiss the complaint for failure to state a claim upon which relief can be granted.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid1330444\charrsid8083578 A few months later}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , the motion was granted and the complaint was dismissed with leave to amend.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs }{\lang2057\langfe1033\langnp2057\insrsid1330444\charrsid8083578 responded by filing }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 an amended complaint.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Again, Calvo and the Floreses motioned to
 dismiss for failure to state a claim}{\lang2057\langfe1033\langnp2057\insrsid1330444\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid1119633\charrsid8083578 The}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  court again granted the motion to dismiss, this time with prejudice, on the grounds that the amended complaint was time-barred on its face and that Torres\rquote 
 Heirs had failed to plead fra}{\lang2057\langfe1033\langnp2057\insrsid1330444\charrsid8083578 ud with particularity.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Judgm
ent against Torres\rquote  Heirs}{\lang2057\langfe1033\langnp2057\insrsid202106\charrsid8083578  was entered on January 11, 2007}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs timely filed a notice of appeal.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 II.}{\b\lang2057\langfe1033\langnp2057\insrsid7568653\charrsid8083578 
 Jurisdiction and Standard of Review}{\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [8]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab This court has jurisdiction over this appeal from a final judgment.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 48 U.S.C. \'a7 1424-1(a)(2) (Westlaw through }{\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 
Pub. L. 110-230 (excluding Pub. L. 110-229) (2008)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ); Title 7 GCA \'a7\'a7 3107, 3108(a), 25101, 25102(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid2624641\charrsid8083578 [9]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Dismissal for failure to state a claim pursuant to Rule 12(b)(6) of the Guam Rules of Civil Procedure is reviewed 
}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 de novo}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 First Haw}{\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 .}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Bank}{
\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 2007 Guam 2 \'b6}{
\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 6.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In reviewing such a motion, }{\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 the court must \'93construe the pleading in the light most favorable to the non-moving party, and resolve all doubts in the non-moving party's favor.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578  \'b6 9.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 However, \'93}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 conclusory allega
tions of law and unwarranted inferences are insufficient to defeat a motion to dismiss for failure to state a claim}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 Epstein v. Washington Energy Co.}{\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 83 F.3d 1136, 1140}{\i\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid3108368\charrsid8083578 (9th Cir. 1996). }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'93Dismissal for failure to state a claim is appropriate only }{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 \lquote }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 if it appears beyond doubt that the }{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 [}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 non-moving party}{
\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 ]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  can prove no set of facts in support of his claim which would entitle him to relief.}{
\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Vasques v. Los Angeles County}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 487 F}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 3d 1246, 1249 (9th Cir. 2007)}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578  (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 
Zimmerman v. City of Oakland}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 , 255 F.3d 734, 737 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid10756049\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 
2001))}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
With regard to dismissal for failure to plead fraud with particularity pursuant to Rule 9(b), a }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 de novo }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 review must \'93
determine whether the complaint pleaded facts with the requisite particularity.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Yourish v. California Amplifier}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 191 F.3d 983, }{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 992}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (9th Cir. 1999).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Finally, if the court determines that the complaint fails to state a claim or fails to allege fraud with particularity, then \'93
[d]enial of leave to amend is reviewed for abuse of discretion.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 United States ex rel. Lee v. SmithKline Beecham, Inc.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 245 F.3d 1048, 1051 (9th Cir. 2001).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Dismissal is only proper if }{
\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 it is clear [on }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 de novo }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 review] that the complaint could not be saved by any amendment.}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 \rquote }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Simpson v. AOL Time Warner, Inc.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 452 F.3d 1040, 1046 (9th Cir. 2006) (}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 quoting }{\i\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 
Livid Holdings Ltd. v. Salomon Smith Barney, Inc.}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 , 416 F.3d 940, 946 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\i\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 III.}{\b\lang2057\langfe1033\langnp2057\insrsid662187\charrsid8083578 
 Discussion}{\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Whether Torres\rquote  Heirs Pleaded Fraud with Particularity}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid268987\charrsid8083578 [10]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Before applying the Rule 9(b) particularity analysis to Torres\rquote  Heirs\rquote  c
omplaint, one needs to understand what fraud is actually being alleged.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The pertinent section of the complaint is excerpted below:}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 28.\tab 
In 1968 and 1969, Deeds were recorded from the seven children to several third parties, who subsequently conveyed all their interest in Estate 52 to Calvo Finance Corporation, and no notice was provided to Plaintiffs herein.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 29.\tab 
Defendants Calvo Finance Corporation, Remedios Torres Flores, Willie Torres Flores and David Torres Cruz\rquote s [sic] employed and used third party con
veyances, in 1968 and 1969, on information and belief, for the intentional, purposeful and knowing act of concealment of their fraud and effort to insulate the title transfer behind a fictitious and vapid chain of title conveyances for the ulterior purpos
e of setting up defenses of bona fide purchases for value.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 30. \tab 
Plaintiffs received no notice of the 1968 and 1969 Deeds to Calvo Finance Corporation purporting to convey title to Estate No. 52.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 31. \tab The June 17, 1970 Decree of Land Registration from the Island }{
\lang2057\langfe1033\langnp2057\insrsid268987\charrsid8083578 Court states that \'93\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
no answer, motion or notice of appearance of any kind has been served or filed in said proceeding . . .\rquote  Land Registration Case No. 8-70, Decree of Registration; Exhibit \'93B\'94 to Answer\'94; }{
\ul\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 cited}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Decision and Order, October 25, 2005, at 2.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 32.\tab 
Plaintiffs received no notice or summons of any kind in regard to L.R. case No. 8-70.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 33. \tab 
Defendants Calvo Finance Corporation, among others, had actual or constructive notice of the May 18, 1918 Deed and Assignment to Eduviges Espinosa Tor
res, because the conveyance has always been of public record in the Department of Land Management, recorded under Document Control No. 4388, signed by Luis Espinosa Torres himself, so that the Heirs of Luis Espinosa Torres, had actual knowledge, or constr
uctive notice from the family heirs and the public record.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . . . . 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 38.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Plaintiffs are informed and believe that Mrs. Flores, Mr. Cruz, and Mr. Flores (herein the \'93Floreses\'94
) all knew, in 1968, that Mrs. Flores had no interest in Fafae [Estate 52] to convey to Defendant Calvo Finance Corporation, and that Plaintiffs held good title to Fafae [Estate 52] pursuant to a Deed made on May 8, 1918, the Floreses\rquote 
 predecessor in interest having been a grantor in said Deed.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 , }{
\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  2}{\lang2057\langfe1033\langnp2057\insrsid1058301\charrsid8083578 4-26}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (Compl.).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The problem with the complaint as worded is that Torres\rquote 
 Heirs appear to have }{\lang2057\langfe1033\langnp2057\insrsid13397687\charrsid8083578 commingled}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 the elements of fraud with other elements that properly belong to different causes of action.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The two choices embodied in the phrase \'93
actual or constructive notice\'94 in paragraph 33 are exclusive in the sense that either Calvo had actual knowledge of Torres\rquote  Heirs\rquote  land interest or it did not.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 By contrast, paragraph 29 alleges an \'93intentional, purposeful, and knowing act of concealment\'94 by both Cal}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 
vo and the Floreses.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 ER, }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 24 (Compl.)}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid8082674\charrsid8083578 This}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  allegation of intent is only consistent with the theory that Calvo had actual knowledge of the 1918 deed.}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid268987\charrsid8083578 [11]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab If Torres\rquote 
 Heirs intended the allegation of constructive notice to assist in explaining why they should have been given notice of the 1970 registration proceeding, then they should have alleged as much in their quiet title cause of action.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 If, on the other hand, they intended to allege constructive fraud,}{\cs44\lang2057\langfe1033\langnp2057\insrsid662187\charrsid8083578 
\chftn {\footnote \pard\plain \s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid662187 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid662187\charrsid10751374 \chftn }{
\insrsid662187\charrsid10751374  Courts vary in how they describe the effect of constructive notice on the validity of registration decrees.}{\insrsid10751374  }{\insrsid662187\charrsid10751374 
Some cases overturning registration decrees for lack of personal notice refer specifically to the doctrine of constructive fraud.}{\insrsid10751374  }{\i\insrsid662187\charrsid10751374 McDonnell v. Quirk}{\insrsid662187\charrsid10751374 
, 491 N.E.2d 646, 649 (Mass. Ct. App. 1986); }{\i\insrsid662187\charrsid10751374 Village of Savage v. Allen}{\insrsid662187\charrsid10751374 , 95 N.W.}{\insrsid10756049\charrsid10751374 2d}{\insrsid662187\charrsid10751374  418, 423 (Minn. 1959); }{
\i\insrsid662187\charrsid10751374 Moakley v. Los Angeles Pacific Ry. Co.}{\insrsid662187\charrsid10751374 , 277 P. 883, 884 (Cal. Dist. Ct. App. 1929);}{\i\insrsid662187\charrsid10751374  see also}{\insrsid662187\charrsid10751374  18 GCA \'a7 85307 (2005)
 (\'93Fraud is either actual or constructive.\'94).}{\insrsid10751374  }{\insrsid662187\charrsid10751374 Others analyze the lack of personal notice only in the context of due process and lack of jurisdiction.}{\insrsid10751374  }{
\i\insrsid662187\charrsid10751374 Lobato v. Taylor}{\insrsid662187\charrsid10751374 , 70 P.3d 1152, 1157-58 (Colo. 2003); }{\i\insrsid662187\charrsid10751374 Francisco v. Look}{\insrsid662187\charrsid10751374 , 537 F.2d 379, 380 (9th Cir. 1976); }{
\i\insrsid662187\charrsid10751374 Swartzbaugh v. Sargent}{\insrsid662187\charrsid10751374 , 86 P.2d 895, 897 (Cal. Dist. Ct. App. 1939); }{\i\insrsid662187\charrsid10751374 Follette v. Pacific Light and Power Corp.}{\insrsid662187\charrsid10751374 
, 208 P. 295, 304 (Cal. 1922).}{\insrsid10751374  }{\insrsid662187\charrsid10751374 
We adopt the latter approach because due process is a more comprehensible rationale for overturning land registration decrees than is the legal fiction of constructive fraud.}{\insrsid10751374 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid662187\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 then that allegation should have been plead as a separate cause of action.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
However, constructive fraud as a separate cause of action was not plead, and this court will not read causes of action into a complaint when they are not present.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Krouse v. Am. Sterilizer Co.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 126 F.3d 494, 499 n.1 (3d Cir.}{
\lang2057\langfe1033\langnp2057\insrsid10756049\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1997).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
On the other hand, pleadings must be interpreted liberally on review of a 12(b)(6) motion to dismiss.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Simon Oil Co}{\i\lang2057\langfe1033\langnp2057\insrsid10756049\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  v. Norman}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 789 F.2d 780, 782 (9th Cir. 1986).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Therefore the allegation of constructive notice will not hinder our analysis of Torres\rquote  Heirs claim of actual fraud.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [12]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab \'93The elements of fraud are: \lquote 
(1) a misrepresentation; (2) knowledge of falsity (or scienter); (3) intent to defraud to induce reliance; (4) justifiable reliance; and (5) resulting damages.\rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Hemlani v. Flaherty}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2003 Guam 17 \'b6 9 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Transpacific Export Co. v. Oka Towers Corp}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ., 2000 Guam 3 \'b6 23).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
To successfully plead actual fraud against Calvo and the Floreses, Torres\rquote  Heirs must plead facts with sufficient particularity to demonstrate the elements of fraud.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Guam R. Civ. P. (\'93GRCP\'94) 9(b)}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578  (2007)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 First, Torres\rquote 
 Heirs must show that Calvo and the Floreses claimed at various times an interest in Estate 52 but that no such interest existed because Torres\rquote  Heirs held a superior deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Second, Torres\rquote  Heirs must show that Calvo and the Floreses knew of Torres\rquote  Heirs\rquote  superior deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Assuming these two elements are present, one can reasonably infer that any attempt to convey, obtain by probate decree, or regist
er the property has been done with the fraudulent intent of depriving Torres\rquote  Heirs of their interest in Estate 52. }{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Legal Standard for Pleading Fraud with Particularity}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [13]}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 \tab Rule 9(b) of }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
the Guam Rules of Civil Procedure states that \'93[i]n all averments of fraud or mistake, the circumstances constituting fraud or mistake shall be stated with particularity.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Malice, intent, knowledge, and other conditions of mind of a person may be averred generally.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 By contrast, Rule 8 requires only a \'93short and plain statement of the claim.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid10756049\charrsid8083578 GRCP }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 8(a)}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578  (2007)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
These rules are identical to Rules 8(a) and 9(b) of the Federal Rules of Civil Procedure.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Modern courts still occasionally subscribe to the notion that these two rules must be read together.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Ouaknine v. MacFarlane}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 897 F.2d 75, 79 (2d Cir. 1990).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
One early Ninth Circuit opinion even insisted that fraud pleadings be both sufficiently particular }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 and}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 short plain statements.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Carrigan v. Cal}{\i\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  State Legislature}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 263 F.2d 560, 565 (9th Cir. 1959).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [14]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Under the righ
t conditions, a short plain statement can satisfy the requirement that fraud be plead with particularity.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Official Form }{
\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 21}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  in the Appendix to the Federal Rules of Civil Procedure makes a legally sufficient pleading of fraud in only one sentence}{
\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 : }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'93}{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 On }{
\i\ul\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 date}{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 , defendant }{\i\ul\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 name}{
\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578  conveyed all defendant's real and personal property }{\i\ul\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 if less than all, describe it fully}{
\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578  to defendant }{\i\ul\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 name}{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 
 for the purpose of defrauding the plaintiff and hindering or delaying the collection of the debt.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 Fed. R. Civ. P. App. Form 21 (Comp
laint on a Claim for a Debt and to Set Aside a Fraudulent Conveyance Under Rule 18(b))}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see}{
\i\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578  also}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  In re Initial Pub}{\i\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Offering Sec}{\i\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 .}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Litig}{
\i\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 241 F.Supp.2d 281, 327}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 (S.D.N.Y. 2003).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The short, plain pleading of Form }{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 21}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  satisfies the requirement of particularity because it details the \'93who, what, when, where, and how\'94 of the fraud being alleged.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Vess v. Ciba-Geigy Corp. USA}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 317 F.3d 1097, 1106 (9th Cir. 2003).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
As a justification for this minimum level of specificity, courts reason that the }{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 \'93}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 allegations of fraud must be }{
\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 \lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
specific enough to give defendants notice of the particular [fraudulent] misconduct . . . so that they can defend against the charge and not just deny that they have done anything wrong.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 
\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Bly-Magee v. Cal}{
\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 236 F.3d 1014, 1019 (9th Cir. 2001) (quo}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 ting }{
\i\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 Neubronner v. Milken}{\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 , 6 F.3d 666, 672 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid16263761\charrsid8083578 1993)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [15]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab By comparison, several rules have developed over the years to help courts identify insufficient fraud pleadings.}
{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'93
While statements of the time, place and nature of the alleged fraudulent activities are sufficient, mere conclusory allegations of fraud are insufficient.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moore v. Kayport Package Exp., Inc.,}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  885 F.2d 531, 540 (9th Cir. 1989).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 For example, accusing a defendant of running a \'93sophisticated pyramid scheme\'94
 without explaining what makes it a pyramid scheme or why it is fraudulent is a conclusory allegation and therefore insufficient.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Miron v. Herbalife Int\rquote l, Inc.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 11 Fed.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Appx. 927, 930 (9th Cir. 2001) (unreported opinion).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Similarly, allegations based ent}{
\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 irely on information and belief}{\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 s}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 do not usually satisfy the particularity requirement of Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Wool v. Tandem Computers, Inc., }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 818 F.2d 1433, 1439 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1987).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Where \'93relevant facts are known only to the defendant,\'94
 however, the pleading requirement is relaxed somewhat.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Concha v. London}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 62 F.3d 1493, 1503 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1995).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 But even where allegations concern facts peculiarly within defendant\rquote s knowledge, the plaintiffs must still state a factual basis for their belief.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Neubronner}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 , 6 F.3d at 672}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [16]}{\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid7700379\charrsid8083578 Many }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 commentators have been critical of the way Rule 9(b) has evolved from the days when Judge Learned Hand}{\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 
 and his fellow judges made the following observation:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 [T]he omission [of detail] is not fatal; }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 it is only a pleading}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , and Rule 8(f) . . . demands that it \'93shall be so construed as to do substantial justice.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Its general purport is plain enough, and if the [defendant] had really any doubt about its meaning\emdash which plainly }{
\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 it had}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  not\emdash it had, and still h
as, relief under Rule 12(e); the day has passed when substantial interests stand or fall for such insubstantial reasons.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Levenson v. B. & M. Furniture Co.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 120 F.2d 1009 (2d Cir. 1941) (per curiam)}{
\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578  (emphasis in original)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Richard D. Greenfield, et al., }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Rule 9(B): Docket Control Device or Safeguard against Charges of Fraud?}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , A.L.I.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  at 711 (}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 April 23, 1992}{
\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 )}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In 1986, Richard L. Marcus pointed out that the federal courts, by too harsh an application of Rule 9(b), were reverting from notice pleading to the old system of fact pleading.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Revival of Fact Pleading under the Federal Rules of C}{\i\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 ivil Proc}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 edure}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 86 Colum. L. Rev. 433, 435 (1986); }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Note: Pleading Securities Fraud Claims with Particularity under Rule 9(b)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 97 Harv. L. Rev. 1432 (1984).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
We share this concern and reiterate that a plaintiff need not prove his claim of fraud at the pleadings stage.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Rather, what is required is that a plaintiff set forth his claim with sufficient detail to provide notice to defendants as to what particular fraudulent action is being alleged.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Bly-Magee}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 236 F.3d at 1019.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 3.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Pleading Scienter in Fraud Complaints }{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [17]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab At one time, just
 before passage of the Private Securities Litigation Act of 1995, Pub. L. 104-67, 109 Stat. 737 (1995), there was a split between the Second and Ninth Circuits regarding how specifically a plaintiff needed to plead scienter, such as intent or knowledge.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Mitu Gulati, }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Fraud by Hindsight}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 98 Nw. U. L. Rev. 773, 784 (2004).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Second Circuit held that facts needed to be pleaded that would give a strong inference of scienter.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See, e.g., Turkish v. Kasenetz}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 27 F.3d 23, 28 (2d. Cir. 1994).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Ninth Circuit,
 by contrast, refused to follow this rule and stated instead that \'93[w]herever it is material to allege malice, fraudulent intention, knowledge, or other condition of the mind of any person, it shall be sufficient to allege the same as a fact }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 without setting out the circumstances from which the same is to be inferred}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In re GlenFed, Inc. Securities Litigation}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 42 F.3d 1541, 1545 (9th Cir. 1994) (emphasis in original).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In the end, Congress codified the Second Circuit approach by requiring that in private securities fraud litigation \'93
the complaint shall, with respect to each act or omission alleged to violate this title, state with particularity facts giving rise to a strong inference that the defendant acted with the required state of mind.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 15 U.S.C.A. \'a7 78u-4(b)(2) (2007).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We reject the Second Circuit interpretation that Rule 9(b) requires a plaintiff to demonstrate a strong inference of scienter.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Instead, we adopt the Ninth Circuit approach as being more consistent with the plain meaning of Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  GRCP 9(b) (\'93Malice, intent, knowledge, and other conditions of mind of a person may be averred generally\'94).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Although \'93[p]laintiffs may fairly be expected to identify}{\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 
 with specificity the defendant\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 s alleged misrepresentations . . . they are not expected to plead}{\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 
 with specificity the defendant\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 s state of mind.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Concha}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 62 F.3d at 1503.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [18]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab There is, however, a subtle distinction between averring a defendant\rquote 
s state of mind and alleging that a defendant\rquote s statement is false.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 At one point the Ninth Circuit ga
ve a hypothetical example to illustrate the distinction:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
[A] plaintiff might allege that he bought a house from defendant, that defendant assured him that it was in perfect shape, and that in fact the house turned out to be built on landfill, or in a high
ly irradiated area; plaintiff could simply set forth these facts (presumably along with time and place), allege scienter in conclusory fashion, and be in compliance with Rule 9(b). We agree that such a pleading would satisfy the rule. Since \'93
in perfect shape\'94 and \'93built on landfill\'94 are at least arguably inconsistent, plaintiff would have set forth the most central \'93circumstance constituting fraud\'94
-namely, that what defendant said was false. Notably, the statement would have been just as false when defendant uttered it as when plaintiff discovered the truth.
\par 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Cooper v. Pickett}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 137 F.3d 616, 625 (9th Cir. 1997) (}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 quoting}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 GlenFed}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 42 F.3d at 1545).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In alleging that a statement was false \'93a plaintiff must set forth }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 more}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  than the neutral facts necessary to identify the transaction. The plaintiff must set forth what is false or misleading about a statement, and why it is false.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Vess}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 317 F.3d at 1106 (quotations omitted}{
\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 , emphasis in original}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On the other hand, knowledge that the statement was false may be averred generally.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Cooper}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 137 F.3d at 628 }{\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 (\'93To hold that the shareholders
\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  complaint must explain what specific information the analysts obtained to make them know that their statements we}{\lang2057\langfe1033\langnp2057\insrsid9963381\charrsid8083578 
re false would ignore Rule 9(b)\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 s simple statement that \lquote knowledge ... may be averred generally.\rquote }{\lang2057\langfe1033\langnp2057\insrsid8082674\charrsid8083578 \'94}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [19]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The subtle distinction is illustrated in }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Yourish v. California Amplifier}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 191 F.3d 983 (9th Cir. 1999).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Yourish}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , a pleading of fraud was found to be insufficient when plaintif
fs alleged that directors of a company made false positive statements about the company\rquote s financial outlook.}{\i\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 at 992-98.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Plaintiffs failed to plead fraud with particularity when they alleged the existence of vaguely identified documents in the company\rquote s possession contradicting those statements.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 994-95.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Yourish}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  can be distinguished from the hypothetical mentioned in }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Cooper}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 in that the realtor in the hypothetical could not have been stating the truth (knowingly or otherwise) in describing the house as being \'93in perfect shape.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 It is quite possible, however, that the company directors mentioned in }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Yourish}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , absent any facts showing otherwise, were genuinely optimistic about the company\rquote s prospects.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In summary, two separate elements of the tort of frau
d have very different pleading requirements: the fact that a misrepresentation occurred must be plead with particularity, the fact that a defendant knew that the misrepresentation was false may be averred generally. }{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [20]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Torres\rquote  Heirs\rquote  complaint contains
 several explicit and implicit references to scienter in connection to the fraud allegations.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In paragraph 29, all four defendants are alleged to have \'93employed and used third party conveyances, in 1968 and 1969, on information and belief, for the }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 intentio
nal, purposeful and knowing}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  act of concealment of their fraud and effort to insulate the title transfer behind a fictitious and vapid chain of title.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 , }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  24 (Compl.) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
This paragraph alleges, in essence, that all four defendants had knowledge that the conveyances did not convey a valid interest in Estate 52.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 It also alleges that the four defendants intended to create a more solid chain of title for Calvo by creating a series of deeds that would then support a bona fide purchaser defense.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Later paragraphs appear to back away slightly from this \'93grand conspiracy\'94 theory.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Paragraph 33 alleges that both Calvo and \'93the Heirs of Luis Espinosa Torres\'94 had \'93actual or constructive notice\'94 of the May 18, 1918 deed.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  at}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  25
}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Paragraph 38 alleges only that the Floreses \'93
knew, in 1968, that [Remedios Torres] Flores had no interest in [Estate 52] to convey to Defendant Calvo Finance Corporation, and that Plaintiffs held good title to [Estate 52] pursuant to a Deed made on May 8, 1918 . . . .\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  at 26}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Interpreted in a \'93light most favorable\'94 to the plaintiff,\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 
First Haw. Bank}{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 2007 Guam 2 \'b6 9, }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs aver that all four plaintiffs had knowledge of the 1918 deed and intended that Calvo would misrepresent its claim to title in its land registration action.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs do not explain how the knowledge was acquired or the intent formed, but under Rule 9(b) a simple averment is enough.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid1445505\charrsid8083578 See }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 GRCP 9(b); }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 GlenFed}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 42 F.3d at 1545.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [21]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab However, in addition \'93
the plaintiff must set forth an explanation as to why the statement or omission complained of was false or misleading.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Cooper}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 137 F.3d at 625.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The statement complained of in the fraud complaint is the alleged false representation by Calvo of their Estate 52 title claim to the Island Court.}{\cs44\lang2057\langfe1033\langnp2057\insrsid662187\charrsid8083578 \chftn {\footnote \pard\plain 
\s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid662187 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid662187\charrsid10751374 \chftn }{\insrsid662187\charrsid10751374 
 It is possible that one of the defendants, Remedios Torres Flores, also misrepresented her claim to the probate court in }{\insrsid8082674\charrsid10751374 or around }{\insrsid662187\charrsid10751374 1951, but since Torres\rquote 
 Heirs do not allege as much, it need not be addressed.}{\insrsid10751374 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs must set forth the \'93circumstances indicating falseness\'94
 of the claim, that is, provide a sufficiently detailed explanation as to why Calvo did not have an interest in Estate 52 in 1970.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 GlenFed}
{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 42 F.3d at 1548.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Here, at least, Torres\rquote 
 Heirs provide significant detail setting forth their original claim to title and why Torres\rquote  Heirs still held an interest when Calvo registered the land in 1970.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 They give a detailed description of Estate 
52, paragraph 11, its relationship to the land registered by Calvo in 1970, paragraph 10, the origin of the deed, paragraph 13, how the deed was recorded with the Department of Land Management, paragraph 13, and how Torres\rquote 
 Heirs acquired their interest in the land, paragraphs 14-17.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 , }{
\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  21-22 (Compl.).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 They also explain how title to Estate 52 was purportedly conveyed to other parties without notice to Torres\rquote  Heirs, paragraphs 25-27.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }
{\i\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578  at}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  23-24}{
\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Finally, Torres\rquote  Heirs allege in paragraph 22 that the U
.S. Navy began land condemnation proceedings encompassing Estate 52 in 1950.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578  at 23.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 If \'93
[a]ll allegations and reasonable inferences are taken as true,\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Simpson}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 452 F.3d at 1046, and Torres\rquote 
 Heirs had a valid interest in 1970, then the complaint has alleged facts sufficient to support a conclusion that Calvo misrepresented its claim to title to the Island court.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [22]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab All that remains, then, is to determine whether any of the events alleged in}{
\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578  the complaint extinguish}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Torres\rquote  Heirs claim to title in Estate 52.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }
{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We hold that they d}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 o}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  not.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The probate decrees of 1951 and 1953 would have been conclusive as to the rights of Luis\rquote 
 heirs, but would not have operated to affect the title held by virtue of the 1918 deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  15 GCA \'a7 3013}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 (decree of final distribution is conclusive as to rights of heirs, devisees, and legatees), }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 
, 2008 Guam 5 \'b6 17 (a probate distribution does not quiet title to property)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 This is true because \'93[a] decree of distribution distributes only such title as the deceased had at the time of his death.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Shelton v. Vance}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 234 P.2d 1012, 1014 (Cal. }{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 Dist. Ct. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1951).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [23]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Nor would the Marketable Title Act have operated to extinguish Torres\rquote  Heirs\rquote  claim to Estate 52.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Title 21 GCA \'a7 39}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 1}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 02 states in pertinent part:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Any person having the legal capacity to own land in the Territory of Guam, who has an unbroken chain of title to any interest in land by himself and his immediate and remote grantors since January 1, 1935, and is in poss
ession of such land, shall be deemed to have a marketable record title to such interests, subject only to such claims thereto and defects of title as are not extinguished or barred by the application of the provisions of this Chapter and instruments which
 have been recorded since January 1, 1935.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par 21 GCA \'a7 39}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 1}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 02}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
A second statute, 21 GCA 39104, extinguishes all claims against a marketable title not recorded before August 1, 1960.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA 39104}{
\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
However, the protections of the Marketable Title Act require actual possession of the property.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 39}{
\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 1}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 02.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Aguon v. Calvo}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, the Ninth Circuit rejected the notion that an owner must occupy every square inch of property for its title to be marketable.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
951 F.2d 1131, 1133-34 (9th Cir. 1991) (interpreting 21 GCA \'a7 39}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 1}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 02).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 That the issue was even raised implies that at least }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 some}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 possession is necessary to secure a marketable title.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because Estate 52 is an unimproved lot, and nothing in the record indicat
es that it has ever been occupied or developed, no holder of title can claim the protecti}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 on of the Marketable Title Act.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [24]}{\lang2057\langfe1033\langnp2057\insrsid15158959\charrsid8083578 \tab Thus }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
neither the probate decrees nor the Marketable Title Act would have extinguished the rights conveyed by the 1918 deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Assuming all factual allegations are true, there is sufficient detail in the fraud complaint to allow us to conclude that Torres\rquote  Heirs held title to Estate 52 in 1970, and that Calvo\rquote s claim to title was a misrepresentation.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Therefore, a conclusory allega
tion that Calvo and the Floreses had knowledge of the 1918 deed and intent to defraud is sufficient under Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 4.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Providing Notice to Defendants}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7693026\charrsid8083578 [25]}{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 However, Torres\rquote 
 Heirs must overcome one last hurdle to establish that their fraud pleading is sufficient under Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The allegation must include enough detail }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
to give defendants notice of the particular [fraudulent] misconduct . . . so that they can defend against the charge and not just deny that they have done anything wrong.}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \rquote \'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Bly-Magee}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 236 F.3d at 1019 (quot}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 ing }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Neubronner}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 , 6 F.3d at 672).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The pleading must be specific enough to give defendants notice of the }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \'93
\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 who, what, when, where, and how of the misconduct charged.}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \rquote }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Vess}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 317 F.3d at 11}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 06 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Cooper}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 , 137 F.3d at 627).}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [26]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The \'93who\'94 is subject to the particular requirement that in suits involving multiple defend}{
\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 [}{\lang2057\langfe1033\langnp2057\insrsid9400391\charrsid8083578 a}{\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 ]}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 nts, \'93a plaintiff must, at a minimum, }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 identif}{
\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 [}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 y}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 ]}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  the role of }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 [}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 each}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 ]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  defendant}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 []}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  in the alleged fraudulent scheme.}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Swartz v. KPMG LLP}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 476 F.3d 756, 765 (9th Cir. 2007) (}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 quoting }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Moore}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 , 885 F.2d at 541).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Here defendants Calvo and the Floreses are accused of \'93employ[ing] and using third party conveyances\'94 in paragraph 29 of the complaint.
}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 , }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  24, (Compl.).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On \'93information and belief,\'94
 the alleged purpose of the conveyances was to create a defense of bona fide purchaser.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Paragraph 28 alleges that \'93
[i]n 1968 and 1969, Deeds were recorded from the seven children [of Luis] to several third parties, who subsequently conveyed all their interest in Estate 52 to Calvo Finance Corporation . . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Unfortunately, the specific \'93role of each defendant\'94
 is not entirely clear from the relevant portions of the complaint.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Swartz}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 476 F.3d at 765.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Several important questions remain unanswered.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Who were the third parties that conveyed title to Calvo?}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Is Remedios Torres Flores to be identified with the Remedios Torres Flores who purportedly inherited a partial interest in Estate 52 from Luis in paragraphs 26 and 27?}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 See }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 , }
{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 24 (Compl.).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Are Willie Torres Flores and David Torres Cruz then the third parties mentioned in paragraphs 28 and 29?}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 See id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
At a minimum, Torres\rquote  Heirs should have identified the \'93several third parties\'94 of paragraph 28, so that Calvo could have identified its alleged co-conspirators.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A more coherent explanation of the Floreses\rquote  role in the alleged fraud and what their relation was to the other parties would also help to establish the sufficiency of the complaint.}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [27]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The officers or representatives of Calvo who participate
d in the alleged scheme are also unidentified in the complaint.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
This is not a fatal defect, since that information may be entirely within the control of the defendant Calvo.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 Cf.}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  SmithKline Beecham}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 245 F.3d at 1052 (rejecting pleading for failing to identify defendant\rquote 
s employees who participated in fraud, but only because plaintiff was also an employee of defendant for almost 20 years).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Where a complaint alleges }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 collective action}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 
\rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94 of a corporation, }{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
a plaintiff fulfills the particularity requirement of Rule 9(b) by pleading the misrepresentations with particularity and where possible the roles of the individual defendants in the misrepresentations.}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Blake v. Dierdorff}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 856 F.2d 1365, 1369 (9th Cir. 1988) (quoting }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Wool,}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  818 F.2d at 1440).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Almost forty years later it may not be possible for either Torres\rquote  Heirs }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 or}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Calvo to determine which officers or representatives participated in the effort to register Estate 52.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [28]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The \'93when\'94 and the \'93how\'94 of the alleged fraudulent land conveyance and registration are also lacking.
}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 As mentioned above, the exact route that the land conveyances took in moving from Luis\rquote 
 seven children to Calvo is lacking in detail.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Similarly, the dates of the conveyances in 
question are confined only insofar as they allegedly occurred in 1968 and 1969.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In cases where the exact timing of specific events is critical for determining fraud, for example statements expressing optimistic corporate performance in securities fraud cases, lack of precision in alleging dates can be fatal to a pleading.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Bartlett v. Arthur Andersen LLP}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 55 Fed.}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Appx. 819, 820 (9th Cir. 2003) (unreported case).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Here the exact dates are not critical to the claim, but their lack of specificity weighs against a finding that the pleading}{\lang2057\langfe1033\langnp2057\insrsid6692941\charrsid8083578 s}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  are sufficient under Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [29]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Only the \'93what,\'94 that is, the misrepresentation of Calvo\rquote 
s claim to title to the Island Court in 1970, is specifically pleaded.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because the other details of the fraud claim lack 
specific details as to how Calvo came into possession of Estate 52, the complaint fails to plead fraud with particularity as required under Rule 9(b).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We believe this lack of specificity could be cured by the allegation of facts subject to discovery through additional research and investigation.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
However, because the fraud complaint is time barred on its face, we agree that the lower court properly dismissed the fraud claim with prejudice.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 B.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Whether the Fraud Claim is now Time Barred}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [30]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Three statutes of limitations may be pertinent in determining whether Torres\rquote  Heirs\rquote 
 fraud claim is time barred on its face.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The first is}{\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29146, which is }{\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578 nearly }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 identical to 7 GCA \'a7
 11204 and states}{\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578 :}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 [n]o person shall commence any action at law or i
n equity for the recovery of land, or assert any interest or right in or lien or demand upon the same, or make entry thereon adversely to the title of interest certified in the certificate of title bringing the land under the operation of th}{
\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578 is Law }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 after on
e (1) year following the first registration, providing said first registration is not void for any of the reasons set forth in 21 GCA 29139.
\par 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29146}{
\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 accord}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  7 GCA \'a7 11204}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (}{
\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578 referring to \'93the Land Title Registration Act\'94 rather than \'93this Law\'94}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Title 21 GCA \'a7 29139 provides only two exceptions to this one year statute of limitations, that is, \'93
[i]f a deed or other instrument is registered, which is forged, or executed by a person under legal disability, such registration shall be void,\'94 the only exception being against a bona fide purchaser for value.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29139}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The second relevant statute of limitations is a three year limit on actions for fraud or mistake provided that \'93[t]he cause of action in such case not to be deemed to
 have accrued until the discovery by the aggrieved party of the facts constituting the fraud or mistake.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 7 GCA \'a7 11305}{
\lang2057\langfe1033\langnp2057\insrsid3022722\charrsid8083578 (4)}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  
}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Finally, no action can proceed for recovery or possession of real property \'93unless it appear that the plaintiff, his ancestor
, predecessor, or grantor, was seized or possessed of the property in question, within five years before the commencement of the action.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 7 GCA \'a7 11205}{\lang2057\langfe1033\langnp2057\insrsid2834538\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [31]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Calvo argues that all three statutes of limitations bar Torres\rquote  Heirs from asserting any c
laim of either quiet title or fraud.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On appeal, Torres\rquote  Heirs argue that only the fraud statute of limitations found in 7 GCA \'a7
 11305 applies, but that under the equitable tolling doctrine, the statute was tolled until May of 2002 when they first discovered Calvo\rquote s registration.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 They also argue that the one year statute of limitations for actions against registered land found in 21 GCA \'a7 29146 and 7 GCA \'a7
 11204 was not intended to abrogate the equitable remedies for fraud or protect fraudulent registrations.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In support of their position, Torres\rquote  Heirs point to section 29138 of the Guam Land Title Registration Act which states: \'93
[i]n the case of fraud, any person defrauded shall have all rights and remedies that he would have had if the land were not under the provisions of this Law\'94 except as applied to bona fide purchasers for value.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29138}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In the alternative, they argue that the 1970 registration falls under an exception to the statute of limitations found in 7 GCA \'a7 29139, that is, that the registration was void due to a \'93legal disability\'94
 because the Navy had already condemned the land.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote 
 Heirs do not address the possible application of the five year seisin rule of 7 GCA \'a7 11205.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [32]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab We agree with Torres\rquote  Heirs that their fraud clai
m is subject only to the statute of limitations for fraud found in 7 GCA \'a7 11305.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
We disagree, however, with the assertion that the statute of limitations for fraud was equitably tolled until their discovery in 2002 of the events described in the complaint.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs had numerous opportunities to discover their claim}{\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578  through publicly available records.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578 As a result, }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 their fraud claim is now time barred on its face.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 With regard to the quiet title claim, we hold that if Torres\rquote  Heirs are co
rrect in asserting that they should have received personal notice of the land registration proceeding, the land registration decree would be void for lack of jurisdiction.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578 The quiet title claim therefore survives because a }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 void judgment may be vacated at a
ny time, regardless of any applicable statutes of limitations.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Five Year Seisin Rule}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [33]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Of the three possible statutory bars, the requirement that a party
 have seized or possessed real property within five years of an action for recovery of the property seems least applicable to the facts of the complaint.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  7 GCA \'a7 11205.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 California courts, interpreting their identical statute, have held that \'93[t]he requ
irement of seisin or possession is met when it is established that the plaintiff was possessed of legal title, and this seisin can be destroyed only by establishing the fact that a title by adverse possession was acquired by the defendant.\'94 }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Tobin v. Stevens}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 251 Cal.}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578  Rptr. 587, 589 (Ct}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . App. 1988) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 McKelvey v. Rodriquez}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 134 P.2d 870, 875 (Cal.}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578  Dist. Ct.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  App. 1943)).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Thus, for example, a suit to recover property based on undue influence must be brought within five years.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Campbell v. Genshlea}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 180 P. 336, 339 (Cal. 1919).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On the other hand, a suit to recover property based on an instrument of conveyance, such as a deed, is not barred by 7 GCA \'a7
 11205 because the holder of the instrument is assumed to possess title and is therefore seized of the property.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Wilkerson v. Thomas}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 263 P.2d 678, 682 (Cal.}{
\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578  Dist. Ct. }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
App. 1953) (existence of deed sufficient to establish seisin and possession even when defendant exclusively occupied the property).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [34]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab We have before us a case involving two competing instruments}{
\lang2057\langfe1033\langnp2057\insrsid8082674\charrsid8083578 \emdash a }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1918 deed and a 1970 certificate of title to registered land.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 To successfully assert a statute of limitations defense under 7 GCA \'a7 11205, Calvo and the Floreses must demonstrate the superiority of Calvo\rquote s certificate of title to Estate 52.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 That issue, however, is central to the instant case and must be tried on the merits.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Although we recognize that title to registered land is afforded greater protection under the law than title conveyed by a recorded deed, see }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Pelowski v. Taitano}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2000 Guam 34 \'b6
 30, we are not prepared to declare categorically that a certificate of title to registered land automatically renders all pre-existing deeds null and void.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Thus, a statute of limitations defense under 7 GCA \'a7
 11205 cannot be invoked against a plaintiff who holds an instrument purporting to grant title to a disputed property unless such title does not exist as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because }{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 one}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  cannot say as a matter of law that Torres
\rquote  Heirs\rquote  deed does not convey title to Estate 52, 7 GCA \'a7 11205 does not apply to the present case.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Perhaps for this reason, the applicability of 7 GCA \'a7 11205 was never raised as an issue in }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitano v. Lujan}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, a case with facts very si}{\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578 milar to the instant case.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid7304239\charrsid8083578 2005}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Guam 26 (a controversy over competing deeds to a tract of land recently repatriated from the government).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 2.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The One Year Statute of Limitations for Registered Land Actions}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [35]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The one year statute of limitations on actions to recover registered land presents a more i
nteresting case of statutory interpretation.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Section 29146 of the Guam Land Title Registration Act clearly allows for only two exceptions to the one year statute of limitations\emdash forgery and legal disability.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29146; 21 GCA \'a7 29139 (\'93If a deed or other instrument is registered, which is forged, or executed by a person under legal disability, such registration shall be void . . .
\'94)}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A statute of limitations identical to section 29146 also appears in Title 7 under the chapter heading \'93Time for Commencing Actions.
\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 7 GCA \'a7 11204.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The fundamental question, however, is to determine the operation of 21 GCA \'a7 29138, which reads in its entirety:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In case of fraud, }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 any person defrauded shall have all rights and remedies that he would have had if the land were not under the provision of this Law}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 : provided, that nothing contained in this section shall affect the title of a registered owner who has taken bona fide for a
 valuable consideration or of any person bona fide claiming through or under him.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29138 (emphasis added).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 If section 29138 does indeed restore the less restrictive statute of limitations found in 7 GCA \'a7 11305, then Torres\rquote 
 Heirs may be correct in asserting that section 29138 does not bar their action for fraud.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [36]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab \'93This court conducts de novo review of statutory interpretation issues.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 People v. Angoco}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2007 Guam 1 \'b6 49.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
[O]ur duty is to interpret statutes in light of their terms and legislative intent.}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 People v. Flores}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2004 Guam 18 \'b6 8 (}{
\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 quoting }{\i\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 Carlson v. Guam Tel. Auth.}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 , 2002 Guam 15 \'b6
 46 n.7}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid1274919\charrsid8083578 \'93\lquote 
Absent clear legislative intent to the contrary, the plain meaning prevails.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578  (quoting }{
\i\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 Sumitomo Constr. Co. v. Gov't of Guam}{\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 , 2001 Guam 23 \'b6 17).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In this case, the question is whether the legislature intended actions for fraud to be an additional exception to the one year statute of limitations for actions to recover registered land despite having referred specifically to only two exceptions
\emdash forgery and legal disability\emdash in 21 GCA \'a7 29139.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [37]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab  A plain reading of 21 GCA \'a7
 29138 suggests that the legislature intended to keep actions for fraud available to plaintiffs with claims to registered land, even after the one year statute of limitations has expired.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Thus a fraudulent registration by an initial registrant would not be protected by the one year statute of limitations or any other protection afforded to registered land owners under the Guam Land Title Registration Act.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 One minor complicati
on to this interpretation is the fact that the legislature created an identical statute of limitations in Title 7, perhaps in an attempt to take }{\lang2057\langfe1033\langnp2057\insrsid8082674\charrsid8083578 it }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 outside the \'93provision\'94 of the Guam Land Title Registration Act of Title 21.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Normally, we assume that the Legislature intends to create all legal effects caused by its statutory amendments.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See }{\i\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 Connecticut}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Nat\rquote l Bank v. Germain}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 503 U.S. 249, 25}{\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578 3-5}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 4 (1992) (\'93
courts must presume that a legislature says in a statute what it means and means in a statute what it says there\'94).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
However, if the Legislature really intended to take the one year statute of limitations outside \'93the provisions of this [Guam Land Title Registration] Law\'94 by copying it verbatim to Title 7, it certainly could have taken a more direct approach.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29138; }{\i\lang2057\langfe1033\langnp2057\insrsid8082674\charrsid8083578 cf.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Whitman v. Am}{\i\lang2057\langfe1033\langnp2057\insrsid13254582\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Trucking Ass\rquote ns}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 531 U.S. 457, 468 (2001) (\'93
Congress . . . does not alter the fundamental details of a regulatory scheme in vague terms or ancillary provisions\emdash it does not . . . hide elephants in mouseholes.\'94).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The more likely explanation for the duplication of 21 GCA \'a7 29146 is that the legislature wanted to assemble all statutes of limitations under a single Title.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Al
though adding a third exception to the one year statute of limitations in a separate statutory section is an unusual approach, it must be remembered that \'93[s]tatutory construction . . . is a holistic endeavor.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 United Savings Ass\rquote n v. Timbers of Inwood Forest Assocs}{\i\lang2057\langfe1033\langnp2057\insrsid605956\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 484 U.S. 365, 371 (1988).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [38]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab 
We find support for our conclusion that fraud is an exception to the one year statute of limitation in the California case of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Headley v. Van}{
\i\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Ginkel}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 257 P. 117, 118 (Cal. }{\lang2057\langfe1033\langnp2057\insrsid605956\charrsid8083578 Dist. Ct. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1927).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because Guam adopted a statute \'93substantially identical\'94
 to the California Land Registration Act in 1933, the }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Headly}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  interpretation of what is now 7 GCA \'a7 29138 must \'93
be accorded particular significance.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Wells}{\i\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578  v. Lizama}{
\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578 , 396 F.2d 877, 881}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  n.3}{\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578  (9th Cir. 1968)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Headley }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 the appeals court upheld a lower court order overturning a registration decree seventeen months after it had been first registered.}{\lang2057\langfe1033\langnp2057\insrsid8083578  
}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Headley}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ,}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 257 P. at 117.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The court specifically described how, in cases of fraud, the one year statute of limitations for recovery of registered land does not apply.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . at 11}{\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578 8}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Neither of the parties objected to this interpretation.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In fact, the real issue was whether or not the trial court had made a sufficient finding of fraud.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Thus, adopting the California court\rquote 
s construction of the Guam Title Registration Act, an initial registrant is not protected by the one year statute of limitations in cases where the registration was fraudulent.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [39]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab A more recent, unpublished Ninth Circuit opinion alluded 
to the same result, but correctly concluded that relief from the one year statute of limitations is not available to bona fide purchasers for value:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Taitague and Blas argue that the one-year statute of limitations set forth in the Act does not apply be}{\lang2057\langfe1033\langnp2057\insrsid10697693\charrsid8083578 cause the failure of defendants\rquote }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  predecessor in interest to serve notice on Baldovino Taitague in the original registration proceeding rendered the registration void.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . . . .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
One provision of the Act preserves the rights and remedies of a defrauded party,}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  but even that provision also notes that an action for fraud cannot \'93
affect the title of a registered owner who has taken bona fide for a valuable consideration or of any person bona fide claiming through }{\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578 or under him.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Guam Civ.}{\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578  Code \'a7}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  1157.36 [21 GCA \'a7}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 29138].
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitague v. First Island Indu}{
\i\lang2057\langfe1033\langnp2057\insrsid605956\charrsid8083578 s.}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , Inc.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 942 F.2d 794,}{
\lang2057\langfe1033\langnp2057\insrsid11824435\charrsid8083578  1991 WL 169097 *3 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because Calvo is alleged to be the initial registrant and current owner of Estate 52, the bona fide purchaser exception of 21 GCA \'a7 29138 would not apply.
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 3.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Meaning of \'93Legal Disability\'94 in 21 GCA \'a7 29139}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [40]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab 
In addition to fraud, the only two other exceptions to the one year statute of limitations for actions to overturn land registration decrees are forgery and legal disability.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29139 (\'93If a deed or other instrument is registered, which is forged, or executed by a person under a legal disability, such registration shall be void}{
\lang2057\langfe1033\langnp2057\insrsid605956\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . . . }{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 .\'94}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs\rquote  argue that their claims fall under the \'93
legal disability\'94 exception because they \'93were without notice and lacked due process with respect to any prior Land Registration process.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 Appellants\rquote  Brief, }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  16.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 They also contended that \'93the transfer of [Estate 52] in 1970 to Appellee Calvo Finance was void because [Estate 52] was taken b
y the Government . . .}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  .\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 They point out that only the government had authority to transfer Estate 52 to Calvo in 1970 and that the \'93third parties\'94
 were, as a result, \'93legally disabled to execute such transfers.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 20; ER}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 , }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 24 (Compl.).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 These definitions of \'93legal disability\'94 refer to a defect in the land registration process rather than a legal incapacity in one\rquote s ability to sue.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We do not agree that \'93legal disability\'94 can be so broadly construed. }{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [41]}{\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because \'93[a] term appearing in se
veral places in a statutory text is generally read the same way each time it appears,\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Ratzlaf v. United States}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 510 U.S. 135, 143 (1994), a review of other instances of \'93legal disability\'94 or \'93disability\'94 in the Guam Code Annotated may help to determine its meaning.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Surrounding language in phrases such as \'93minors or others under any legal disability to sue,\'94 15 GCA \'a7
 2329 (tolling statute of limitations in actions to recover property sold by personal representative), \'93when a legal disability to sue exists by reason of minority or otherwise,\'94 15 GCA \'a7 4210 (actions to recover property sold by guardian), and 
\'93under any legal disability to sue,\'94 15 GCA \'a7 4008 (actions against sureties on a bond given by a guardian), suggest that \'93legal disability\'94 is an incapacity to bring a lawsuit.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Under 18 GCA \'a7 25403, a \'93deceased partner or partner under legal disability\'94 has the right to demand information about the partnership through a representative.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 18 GCA \'a7 25403}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Actions for recovery of real property are tolled
 for persons suffering the \'93disability\'94 of being under the age of majority or insane.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 7 GCA \'a7 11215}{
\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Custodio v. Boonprakong}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 1999 Guam 5 (discussing insanity as a disability that tolls the statute of limitations for malpractice claims).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 N
ote also that gravely disabled persons, another group often incapable of bringing suit on their own, can also be categorized as legally disabled.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  1}{\lang2057\langfe1033\langnp2057\insrsid10697693\charrsid8083578 0}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  GCA \'a7 82711}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (discussing Attorney general\rquote 
s power to create regulations for determining the legal disabilities of gravely disabled persons who are conservatees).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Finally, chapter 82 of title 9 uses the term \'93disability\'94 to describe the inability of those serving sentences for felonies to vote, serve on a jury, or hold public office.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  9 GCA \'a7\'a7 82.10, 82.15, 82.20}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [42]}{\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A rule of statutory construction, }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ejusdem generis}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , suggests that \'93
where general words follow an enumeration of specific items, the general words are read as applying only to other items akin to those specifically enumerated.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Harrison v. PPG Industries, Inc.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 446 U.S. 578, 588 (1980).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Applying this rule, the general term \'93legal disability\'94 must include }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 only}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  types of disabilities similar to the legal incapacity of being a minor, imprisoned, insane, gravely disabled, or deceased.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 For all of the above reasons, and to maintain the internal consistency of the Guam statutes, we hold that \'93legal disability\'94}{
\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 means simply a legal incapacity to sue.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [43]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab Nothing in the complaint alleges that any of the parties to this suit suffered
 any of the legal disabilities mentioned above.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moreover, the assertion that the third parties were \'93
legally disabled to execute such transfers\'94 is incorrect in light of this courts recent ruling in }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitano v. Lujan}{\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578 , }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 2005 Guam 26.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitano}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , this court determined that private deeds to publicly condemned property can still be used to convey an \'93
alienable contingent future interest\'94 in the property.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitano}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 2005 Guam 26 \'b6 41.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The fact that the land was condemned during the conveyance meant only that title failed to transfer\emdash 
the future interest was still conveyed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 That interest, as both this case and }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Taitano}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 make clear, has now become quite valuable due to various laws to repatriate lands formerly condemned by the federal government.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See Id.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  \'b6 5 (discussing legislative attempts to repatriate land}{\lang2057\langfe1033\langnp2057\insrsid15027506\charrsid8083578  in Guam}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 4.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Equitable Tolling of the Statute of Limitations for Fraud}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [44]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab From the analysis above, we conclude that Torres\rquote  Heirs\rquote 
 fraud claim is subject only to the statute of limitations for fraud found in 7 GCA \'a7 11305.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The relevant statute is reproduced below:}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'a7 11305. Within Three Years}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  --.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid15342403 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  . . .}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
(4) An action for relief on the ground of fraud or mistake. The cause of action in such case not to be deemed to have accrued until the discovery by the aggrieved party of the facts constituting the fraud or mistake.
\par 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 7 GCA \'a7 11305}{
\lang2057\langfe1033\langnp2057\insrsid10223751\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Because so many decades have passed since the alleged fraud took place, Torres\rquote  Heirs invoke the discovery rule or equitable tolling}{\cs44\lang2057\langfe1033\langnp2057\insrsid795424\charrsid8083578 \chftn {\footnote \pard\plain 
\s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid795424 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid795424\charrsid10751374 \chftn }{\insrsid795424\charrsid10751374  
Equitable tolling and the discovery rule are related or perhaps identical doctrines.}{\insrsid10751374  }{\insrsid795424\charrsid10751374 Some courts speak of equitable tolling as a synonym for the discovery rule.}{\insrsid10751374  }{
\i\insrsid10976997\charrsid10751374 See }{\i\insrsid795424\charrsid10751374 Smith-Haynie v. Dist. of Columbia}{\insrsid795424\charrsid10751374 , 155 F.3d 575, 579 (D.C. Cir. 1998) (noting that the \'93\rquote discovery rule\rquote  and \lquote 
equitable tolling\rquote  are often treated as the same doctrine\'94).}{\insrsid10751374  }{\insrsid10976997\charrsid10751374 However, the Third Circuit }{\insrsid795424\charrsid10751374 
distinguish between the two doctrines as follows: (1) the discovery rule runs the statute 
of limitations from the time the actual injury first becomes inherently knowable, while (2) equitable tolling runs the statute of limitations from the time a reasonable plaintiff becomes aware of the facts supporting an action.}{\insrsid10751374  }{
\i\insrsid795424\charrsid10751374 Forbes v. Eagleson}{\insrsid795424\charrsid10751374 , 228 F.3d 471, 486 (3d Cir. 2000).}{\insrsid10751374  }{\insrsid795424\charrsid10751374 
This court has adopted the doctrine of equitable tolling in the narrow context of insurance claims.}{\insrsid10751374  }{\i\insrsid795424\charrsid10751374 Guam Hous}{\i\insrsid10976997\charrsid10751374 .}{\i\insrsid795424\charrsid10751374 
 and Urban Renewal Auth. (GHURA) v. Dongbu Ins. Co}{\insrsid795424\charrsid10751374 ., 2001 Guam 24 \'b6 14.}{\insrsid10751374  }{\insrsid795424\charrsid10751374 Rather than split hairs over definitions, the equitable tolling doctrine that Torres\rquote 
 Heirs seek to invoke should be presumed synonymous with the discovery rule described in }{\i\insrsid795424\charrsid10751374 Gayle v. Hemlani}{\insrsid15027506\charrsid10751374 , 2000 Guam 25}{\insrsid10976997\charrsid10751374 , \'b6\'b6 23-25}{
\insrsid795424\charrsid10751374 .}{\insrsid10751374 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid795424\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 to argue that the statute of limitations was tolled until their discovery of the fraud in 2002.
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [45]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab In interpreting the language of 7 GCA \'a7 11305, this court has held that \'93
the statute of limitations will begin to run when the plaintiff suspects or should suspect that his injury was caused by wrongdoing or that someone has done something wrong to him.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Gayle v. Hemlani}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 , 2000 Guam 25}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  \'b6 24}{
\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578 \'93\lquote [O]}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 nce the plaintiff has a suspicion of wrongdoing, and therefore an incentive to sue, he must decide whether to file suit or sit on his rights.}{
\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Custodio v. Boonprakong}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 , 1999 Guam 5, \'b6 27}{\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578  (quoting }{
\i\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578 Jolly v. Eli Lilly & Co.}{\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578 , 751 P.2d 923, 928 (Cal. 1988))}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 .
}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 As this court also noted:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 [D]iscovery does not mean actual knowledge.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Discovery occurs when a plaintiff could have discovered the wrongful acts with reasonable diligence.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Reasonable diligence is tested by an objective standard, and when the uncontroverted evidence irrefutably demonstrates that the plaintiff discovered or should have discovered the fraudulent conduct, the issue may be resolved by summary judgment.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Gayle}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 
, 2000 Guam 25 }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'b6 25 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [46]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab \'93
Generally, the applicability of equitable tolling depends on matters outside the pleadings, so it is rarely appropriate to grant a Rule 12(b)(6) motion to dismiss (where review is limited to the complaint) if equitable tolling is at issue.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Huynh v. Chase Manhattan Bank}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 465 F.3d 992, 1003-04 (9th Cir. 2006) (citing }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Supermail Cargo Inc. v. United States}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 68 F.3d 12
04, 1206 (9th Cir. 1995)).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 A dismissal must be reversed if \'93
the factual and legal issues are not sufficiently clear to permit [the court] to determine with certainty whether the doctrine could be successfully invoked.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Supermail}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 68 F.3d at 1207.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 However, dismissal of untimely claims where equitable tolling is plead may be affirmed where \'93
some fact, evident from the face of the complaint, support[s] the conclusion that the plaintiff could not prevail, as a matter of law, on the equitable tolling issue.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Cervantes v. }{\i\lang2057\langfe1033\langnp2057\insrsid10976997\charrsid8083578 City of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 San Diego}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 5 F.3d 1273, 1276 (9th Cir. 1993) (interpreting the California discovery rule).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [47]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab The only knowledge that Torres\rquote  Heirs specifically disavow is }{
\lang2057\langfe1033\langnp2057\insrsid10633470\charrsid8083578 notice}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  of the probate proceeding in 1949}{\lang2057\langfe1033\langnp2057\insrsid10633470\charrsid8083578 
, the probate decrees of 1951 and 1953,}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  and the land}{\lang2057\langfe1033\langnp2057\insrsid10633470\charrsid8083578  registration in 1970.}{\lang2057\langfe1033\langnp2057\insrsid8083578 
 }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The complaint gives no indication of whether or not they had knowledge of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 their}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  claim to Estate 52 at any point before May of 2002, although one can reasonably infer that they did not.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
It is quite possible that Eduviges, for whatever reason, failed to inform her children of the deed, and as a result, the deed has been collecting dust in the Department of Land Management for ninety years.}{\lang2057\langfe1033\langnp2057\insrsid8083578  
}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The allegation that Eduviges\rquote  children \'93inherited and by operation of law received title to Estate 52\'94 through intestacy supports this conclusion.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ER}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 , }{\lang2057\langfe1033\langnp2057\insrsid995762\charrsid8083578 at}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  22 (Compl.).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In addition, nowhere do Torres\rquote 
 Heirs allege that any of them ever attempted to record themselves as title-holders on the 1918 deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid7079882\charrsid8083578 Thus Torres\rquote 
 Heirs may have been unaware until recently that they even had a potential claim}{\lang2057\langfe1033\langnp2057\insrsid8783668\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid5068348\charrsid8083578 The question is how to apply the discovery rule in cases where the plaintiffs have no indication that a potential claim even exists.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [48]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab A recent case from the Ninth Circuit is }{\lang2057\langfe1033\langnp2057\insrsid1119633\charrsid8083578 
instructive}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Orkin v. Taylor}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, the court found that plaintiffs with alleged Nazi-era claims to a van Gogh painting were time barred in their attempt to recover it from actress Elizabeth Taylor.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 487 F.3d 734, 742 (9th Cir. 2007).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The plaintiffs
 did not discover their possible claim until Congress passed several acts in 1998 designed to help victims of Nazi persecution.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 738.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Until they investigated, the plaintiffs were unaware that their ancestor had once owned the painting or that it had eventually ended up in Taylor\rquote s collection.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The court applied the discovery rule under California law}{
\cs44\lang2057\langfe1033\langnp2057\insrsid8937616\charrsid8083578 \chftn {\footnote \pard\plain \s45\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\cs44\super\insrsid8937616\charrsid10751374 \chftn }{\insrsid8937616\charrsid10751374  7 GCA \'a7 11305(4) is derived from, and identical to, section 338(d) of the California Code of Civil Procedure.}{\insrsid10751374  }{
\i\insrsid8937616\charrsid10751374 See}{\insrsid8937616\charrsid10751374  7 GCA \'a7 11}{\insrsid10976997\charrsid10751374 305, SOURCE.}{\insrsid10751374  }{\i\insrsid10976997\charrsid10751374 C}{\i\insrsid8937616\charrsid10751374 ompare }{
\insrsid8937616\charrsid10751374 Cal. Civ. P}{\insrsid4988889\charrsid10751374 roc}{\insrsid8937616\charrsid10751374 .}{\insrsid4988889\charrsid10751374  Code}{\insrsid8937616\charrsid10751374  \'a7 338(d) (Westlaw 2008)}{
\insrsid10976997\charrsid10751374 , }{\i\insrsid10976997\charrsid10751374 with}{\insrsid10976997\charrsid10751374  7 GCA \'a7 11305(4)}{\insrsid8937616\charrsid10751374 .
\par }}}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  and determined that \'93the lat}{\lang2057\langfe1033\langnp2057\insrsid15027506\charrsid8083578 est}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 possible accrual date of the Orkins\rquote  cause of action was the date on which they first reasonably could have discovered, through investigation of sources open to them, their claim to and the whereabouts of the van Gogh painting.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id. }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 at 741.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The complaint itself alleged three possible events that put plaintiffs on constructive notice of their claim\emdash a 1963 publicized auction, a }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 catalogue raisonn\'e9}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  listing the painting in 1970, and a public offer of sale in 1990.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 . at 742.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The court affirmed the Rule 12(b)(6) motion to dismiss for failure to state a claim.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [49]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid2774250\charrsid8083578 The present case, like }{
\i\lang2057\langfe1033\langnp2057\insrsid2774250\charrsid8083578 Orkin}{\lang2057\langfe1033\langnp2057\insrsid2774250\charrsid8083578 , involves a significant number of publicly available documents.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In 1949, the probate of Luis\rquote 
 estate would have been announced to the public through either (1) publication in a newspaper, if one existed at the time, or (2) posting on three public bulletin
 boards for 20 days, the location of the bulletin boards being at the discretion of the chief clerk of courts.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Guam Prob. Code \'a7
 327 (1947), }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 accord}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Guam Prob. Code \'a7 327 (1970) (identical, enacted 1953).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The notice would also have included \'93[t]he character and estimated value of the property of the estate.\'94}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Guam Prob. Code \'a7 326 (1947), }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 accord}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Guam Prob. Code \'a7 326 (1970) (identical, enacted 1953).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
One can also assume that the notice would have included something along the lines of \'93Estate of Luis Espinosa Torres\'94 since the document was required to include \'93[t]he jurisdictional facts.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Whether the notice included a reference to Estate 52 or even whether such notice was published at all is not in the record on appeal.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid2774250\charrsid8083578 
However, }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 the probate decrees have been matters of public record since }{\lang2057\langfe1033\langnp2057\insrsid4988889\charrsid8083578 at least }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 195}{\lang2057\langfe1033\langnp2057\insrsid4988889\charrsid8083578 3}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270 

\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [50]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab 
With regard to the petition to register Estate 52 in 1970, notice of the petition would have included a description of the property and would have been published (1) in a Guam newspaper for four success
ive weeks, and (2) in Agana and three additional places within Dededo.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  21 GCA}{\lang2057\langfe1033\langnp2057\insrsid8918043\charrsid8083578  \'a7 29112.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid8918043\charrsid8083578 Indeed Calvo provided}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  a copy of the newspaper posting as part of its supplem}{
\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 ental excerpt}{\lang2057\langfe1033\langnp2057\insrsid15027506\charrsid8083578 s of record}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 More importantly, the fact that title to Estate 52 is registered to Calvo has been on file at the Department of Land Management since 1970.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Even the judgment in the condemnation proceeding, which we must assume encompassed Estate 52, has been a matter of public record since 1954.}
{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5460552\charrsid8083578 Thus, }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs would have
 been able to discover through numerous public records and notices that Estate 52 had been registered by Calvo in 1970, }{\lang2057\langfe1033\langnp2057\insrsid13639715\charrsid8083578 and }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 that Luis\rquote  heirs had obtained title through probate in 1951 and 1953}{\lang2057\langfe1033\langnp2057\insrsid5532911\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  
}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 By analogy to }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Orkin}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , their cause of action }{
\lang2057\langfe1033\langnp2057\insrsid7612063\charrsid8083578 accrued at the latest in 1970}{\lang2057\langfe1033\langnp2057\insrsid5460552\charrsid8083578 , and in all likelihood, much earlier}{
\lang2057\langfe1033\langnp2057\insrsid7612063\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid5532911 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid5055670\charrsid8083578 [51]}{\lang2057\langfe1033\langnp2057\insrsid13639715\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 The court of }{
\i\lang2057\langfe1033\langnp2057\insrsid13639715\charrsid8083578 Orkin}{\lang2057\langfe1033\langnp2057\insrsid13639715\charrsid8083578  does not discuss a plaintiff\rquote 
s duty to discover the existence of his or her property interest, such as a deed or title to a painting}{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 However, knowledge of the property interest is a prerequisite to knowledge of the injury}{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578  in the present case}{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 , }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 so }{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 
one can assume that the discovery rule also applies to the property interest itself.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 Torres\rquote  Heirs\rquote }{
\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578  property interest has been on record with the Department of Land Management since 1918}{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578  in the form of a re}{
\lang2057\langfe1033\langnp2057\insrsid4988889\charrsid8083578 cord}{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 ed deed}{\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578 
 }{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 Even though the injury complained of did not occur until 1970, the deed\emdash an essential element of their claim\emdash has been a matter of public record for the last ninety years.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 We }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 must }{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 
therefore examine whether }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 Torres\rquote  Heirs}{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 failed to act}{
\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578  with reasonable diligence in discover}{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 ing}{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578  the deed }{
\lang2057\langfe1033\langnp2057\insrsid6577611\charrsid8083578 as late as}{\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578  2002.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578 Gayle}{
\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578 , 2000 Guam 25 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid14778038 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [52]}{\lang2057\langfe1033\langnp2057\insrsid14778038\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 In their complaint, }{
\lang2057\langfe1033\langnp2057\insrsid7612063\charrsid8083578 Torres\rquote  Heirs }{\lang2057\langfe1033\langnp2057\insrsid6060336\charrsid8083578 were required to specifically plead facts showing why they were unable to make an earlier discovery despi
te reasonable diligence.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid6060336\charrsid8083578 Fox v. Ethicon Endo-Surgery, Inc.}{\lang2057\langfe1033\langnp2057\insrsid6060336\charrsid8083578 
, 110 P.3d 914, 920-21 (Cal. 2005).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid2563727\charrsid8083578 Significantly, their complaint fails to offer any }{
\lang2057\langfe1033\langnp2057\insrsid2236781\charrsid8083578 specific }{\lang2057\langfe1033\langnp2057\insrsid2563727\charrsid8083578 explanation as to why the deed went unnoticed for so many years.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid2563727\charrsid8083578 Torres\rquote  Heirs }{\lang2057\langfe1033\langnp2057\insrsid2236781\charrsid8083578 
allege that Luis signed the deed, and that his heirs had constructive notice of its existence, but the complaint does not allege that Luis or his heirs }{\lang2057\langfe1033\langnp2057\insrsid5460552\charrsid8083578 actively}{
\lang2057\langfe1033\langnp2057\insrsid2236781\charrsid8083578  concealed the deed from Eduviges\rquote  children.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 Similarly}{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578  the Floreses are alleged to have sold }{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 Estate 52}{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 
 with knowledge that Torres\rquote  Heirs }{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 were the true owners}{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 , }{
\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578 but }{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 the}{\lang2057\langfe1033\langnp2057\insrsid6489205\charrsid8083578  Floreses}{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578  are not alleged to have committed any acts that would have }{\lang2057\langfe1033\langnp2057\insrsid15671591\charrsid8083578 actively }{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 discouraged a search of the records.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578 
The specifically pleaded facts of the complaint therefore fail to show why }{\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 Torres\rquote  Heirs}{\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578  were unable to}{
\lang2057\langfe1033\langnp2057\insrsid5460552\charrsid8083578  discover}{\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578  the deed earlier.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid15466812\charrsid8083578 The assumption, apparently, is that a reasonable person would not have searched for a deed he or she was unaware of.}{\lang2057\langfe1033\langnp2057\insrsid8997715 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [53]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid15671591\charrsid8083578 
Countering this assumption are the facts of the complaint}{\lang2057\langfe1033\langnp2057\insrsid6577611\charrsid8083578  itself}{\lang2057\langfe1033\langnp2057\insrsid15671591\charrsid8083578 , which}{
\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578  suggest that Torres\rquote  Heirs}{\lang2057\langfe1033\langnp2057\insrsid12714952\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5460552\charrsid8083578 w}{
\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578 ould have discovered the deed much sooner}{\lang2057\langfe1033\langnp2057\insrsid12714952\charrsid8083578  had they acted with reasonable diligence}{
\lang2057\langfe1033\langnp2057\insrsid11429275\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 When Eduviges died in 1920}{
\lang2057\langfe1033\langnp2057\insrsid1250901\charrsid8083578 , her children would have had motive to search the records for any property that should have been in }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 her }{
\lang2057\langfe1033\langnp2057\insrsid1250901\charrsid8083578 estate.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 This is especially true given that their grandfather\rquote 
s estate had been probated only }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 two}{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578  years earlier and that their mother }{
\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578 was a natural heir}{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 Of course, the children\rquote s duty to inquire would have been }{\lang2057\langfe1033\langnp2057\insrsid6577611\charrsid8083578 reduced}{
\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578  during the pe}{\lang2057\langfe1033\langnp2057\insrsid8937616\charrsid8083578 riod of their minority, although}{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578  the complaint }{
\lang2057\langfe1033\langnp2057\insrsid2360800\charrsid8083578 gives no}{\lang2057\langfe1033\langnp2057\insrsid5068348\charrsid8083578  indication of }{\lang2057\langfe1033\langnp2057\insrsid601799\charrsid8083578 their ages at the time of Eduviges
\rquote  death.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid8997715\charrsid8083578 In any event, all }{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 of Eduvige}{
\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 s}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578  surviving children would have been adults}{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  by 1949}{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 
The opening of their uncle\rquote s}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 estate}{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578  in probate}{
\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578  that year would have provided additional motive to inquire into their mother\rquote s and grandfather\rquote s estates.}{\cs44\lang2057\langfe1033\langnp2057\insrsid2905806\charrsid8083578 
\chftn {\footnote \pard\plain \s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12714952 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid2905806\charrsid10751374 \chftn }{
\insrsid2905806\charrsid10751374  }{\insrsid9640899\charrsid10751374 Although }{\insrsid2905806\charrsid10751374 Torres\rquote  Heirs allege that they had no notice of the probate proceeding}{\insrsid9640899\charrsid10751374 , we assume}{
\insrsid2905806\charrsid10751374  that the complaint refers to }{\insrsid9640899\charrsid10751374 \'93}{\insrsid2905806\charrsid10751374 notice}{\insrsid9640899\charrsid10751374 \'94}{\insrsid2905806\charrsid10751374  in the legal}{
\insrsid5460552\charrsid10751374  and jurisdictional}{\insrsid2905806\charrsid10751374  sense}{\insrsid9640899\charrsid10751374 .}{\insrsid10751374  }{\insrsid11475756\charrsid10751374 
While we are required to make all reasonable inferences in favor of Torres\rquote  Heirs, }{\i\insrsid11475756\charrsid10751374 Newcal Indus., Inc. v. Ikon Office Solution}{\insrsid11475756\charrsid10751374 , 513 F.3d 1038, 1043 n.2 (9th Cir. 2008
), one cannot reasonably infer that Eduviges\rquote  children were unaware they had an uncle or that he eventually died.}{\insrsid10751374  }{\insrsid11475756\charrsid10751374 Knowledge of Luis\rquote 
 death, even if obtained years later, would have put them on }{\insrsid10118019\charrsid10751374 constructive }{\insrsid11475756\charrsid10751374 notice of the inevitable probate proceeding for purposes of the discovery rule.}{
\insrsid8997715\charrsid10751374 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 More importantly, the }{\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578 promise of }{
\lang2057\langfe1033\langnp2057\insrsid6438975\charrsid8083578 government payments}{\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578  during }{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578 
the 1950 land condemnation proceeding}{\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578 s}{\lang2057\langfe1033\langnp2057\insrsid5060037\charrsid8083578  would have }{\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578 
motivated Eduviges\rquote  children to search for a deed, especially given the circumstances surrounding their mother\rquote s and grandfather\rquote s death}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 s}{
\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid15426896\charrsid8083578 Indeed the same promise of }{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 undiscovered assets }{\lang2057\langfe1033\langnp2057\insrsid12714952\charrsid8083578 may have }{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 prompted Torres\rquote 
 Heirs to search the records in 2002}{\lang2057\langfe1033\langnp2057\insrsid12714952\charrsid8083578 ,}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 
 once it became clear that the government was intent on returning formerly condemned property to the original owners.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 By comparison,}{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  Eduviges\rquote  children would have been even more motivated to search the records }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 in 1950 }{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 given}{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578  their more}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  recent memories of }{
\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 the}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  family history.}{\lang2057\langfe1033\langnp2057\insrsid7612063 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [54]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578 It is of no consequence}{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  that the actual }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 p}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 
laintiffs before this court may have no memories of these distant events.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 The duty of }{
\lang2057\langfe1033\langnp2057\insrsid2236781\charrsid8083578 inquiry}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  imposed upon Eduviges}{\lang2057\langfe1033\langnp2057\insrsid13375524\charrsid8083578 \rquote  children}{
\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  must }{\lang2057\langfe1033\langnp2057\insrsid13375524\charrsid8083578 also}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578  be imputed to her now-living}{
\lang2057\langfe1033\langnp2057\insrsid13375524\charrsid8083578  heirs}{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 
Cf.}{\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 Russo v. S}{\i\lang2057\langfe1033\langnp2057\insrsid8918043\charrsid8083578 .}{
\i\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578  Developers, Inc.}{\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 , 868 N.E.2d 46, 4}{\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578 8-4}{
\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 9 (Ind. Ct. App. 2007) (prior owner's knowledge of a }{\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578 construction }{
\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 defect }{\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578 is }{\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 imputed to a subsequent purchaser}{
\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578  for purposes of running the statute of limitations}{\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 ); }{\i\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 
Bradler v. Craig}{\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 , 79 Cal. Rptr. 401, 405 (Ct. App. 1969) (same}{\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578  holding}{
\lang2057\langfe1033\langnp2057\insrsid16390854\charrsid8083578 ).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid14827884\charrsid8083578 To hold otherwise would allow each new generation to revive }{
\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 stale claims}{\lang2057\langfe1033\langnp2057\insrsid8720967\charrsid8083578 , thus perpetuating }{\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 controversies}{
\lang2057\langfe1033\langnp2057\insrsid8720967\charrsid8083578  that have become impossible to litigate due to loss of historical evidence.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578 T
he fact that Torres\rquote  Heirs }{\lang2057\langfe1033\langnp2057\insrsid2236781\charrsid8083578 now }{\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578 have no memory of why their claim was neglected is}{
\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578  not an excuse to suspend the statute of limitations, but rather}{\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578  a justification for }{
\lang2057\langfe1033\langnp2057\insrsid13239812\charrsid8083578 its existence}{\lang2057\langfe1033\langnp2057\insrsid4012317\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid14827884 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [55[}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
While the fact that Estate 52 was undeveloped and condemned during }{\lang2057\langfe1033\langnp2057\insrsid3415289\charrsid8083578 much of }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 the period i}{
\lang2057\langfe1033\langnp2057\insrsid10118019\charrsid8083578 n question might weigh in favor of tolling the statute of limitations}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , the overwhelming evidence gleaned from the }{
\lang2057\langfe1033\langnp2057\insrsid10118019\charrsid8083578 complaint}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  itself indicates that Torres\rquote  Heirs consistently failed to examine the public records and 
discover the alleged fraud.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We therefore find that Torres\rquote  Heirs\rquote 
 complaint fails as a matter of law to allege facts that would support a finding of equitable tolling.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Even though it may seem harsh to hold a party responsible for discovering a claim they were not aware of, we believe this finding is consistent with Justice Jackson\rquote s observation that \'93[s]tatutes of limitation . . .}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 in their conclusive effects are designed to promote justice by preventing surprises through the revival of claims that have been
 allowed to slumber until evidence has been lost, memories have faded, and witnesses have disappeared.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Order of R.R.}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Telegraphers v. Ry}{\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 .}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Express Agency}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 321 U.S. 342, 348-49 (1944).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 C.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Actual or Constructive Notice of the 1918 Deed as an Actionable Claim}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid15342403 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 1. Due Process and the Statute of Limitation}{\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [56]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs also argue that the land registration of 1970 should be vacated because their lack of personal notice constituted a denial of due process.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Because they lacked due process, Torres\rquote  Heirs con
clude that the land registration court never had jurisdiction over their claims and that the registration was void as a result.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Id. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 at 19-20.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Therefore, they argue, \'93
no statute of limitations defense may be enforced.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 20.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs point to the language of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Moakley v. Los Angeles Pacific Railway Co.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , which states in part:}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 \'93}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
To adopt a construction of [the Torrens statute] which would permit a petitioner thereunder to imperil or destroy the vested rights and inte
rest of the occupants of the property by the simple process of omitting their names as parties to such proceedings . . . would be a manifest injustice and would work a departure from those constitutional principles . . . which guarantee to the owners of v
ested interests in property that they shall not be deprived of these without due process of law.}{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 277 P. 883, 884-85 (Cal.}{
\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578  Dist. Ct. }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1929) (quoting}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 Follette v. Pacific Light & Power Corp.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 208 P. 295, 299 (Cal. 1922)).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moakley}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  court also concluded that because the plaintiff was not given notice of the registrations proceeding, \'93
the court never acquired jurisdiction to bind them }{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 by}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  the decree.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 884.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Perhaps because due process is such a fundamental principle, the court of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Swartzbaugh v. Sargent}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  simply ignored the relevant statutes of limitations in overturning a registration decree seventeen years after it issued.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 86 P.2d 895 (Cal. }{\lang2057\langfe1033\langnp2057\insrsid10509383\charrsid8083578 Dist. Ct. }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1939); }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Follette}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 208 P. at 299 (right not to be deprived of property without due process 
of law is a constitutional principle as old as the Magna Carta).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [57]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The Colorado Supreme Court, in a land registration case of \'93Dickensian proportions,\'94 took a similar approach and simply ignored the relevant statutes of limitations in overturning a registration decree.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Lobato v. Taylor}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 70 P.3d 1152, 1175-76 (Colo. 2003) (Kourlis, J., dissenting) (reminding the court, in dissent, of the statute of limitations); }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Rael v. Taylor}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 876 P.2d 1210, 1229 (Colo. 1994) (remanding the issue of the applicability of the statute of limitations); }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Lobato v. Taylor}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 71 P.3d 938 (Colo. 2002) (no mention of statute of limitations).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Lobato}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, hundreds of plaintiffs successfully asserted their land-use rights decades after a 1960 registration decree was issued.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 70 
P.3d at 1156-57.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The court found that some of the plaintiffs should have been notified personally and therefore had been denied due process.
}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 1160-61.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Two dissenting justices thought that because the }{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 ninety}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 day statute of limitations for actions to overturn land registration decrees had long since passed, damages were now the plaintiffs\rquote  only remedy.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 1175 (Kourlis, J., dissenting). }{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [58]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
From the cases mentioned above, there appears to be support for the notion that courts have broad, equitable powers to declare void a land registration proceeding where one of the parties was not given due process.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We do not believe, however, that this cou
rt has the power to simply ignore an applicable statute of limitations in the interest of justice or fairness.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Nor do we accept the proposition that a constitutional or organic claim cannot be subject to a statute of limitations if the Legislature so chooses.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See Block v. North Dakota}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 461 U.S. 273, 292 (1983) (\'93
A constitutional claim can become time-barred just as any other claim can.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Nothing in the Constitution requires otherwise.\'94).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On the other hand, the judicial power of the courts of Guam only extends to those cases and controversies that are properly within the courts
\rquote  jurisdiction.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
If a court has not acquired jurisdiction over a matter, then its judgment in regard to that matter is void and of no effect.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
State v. United States Currency in the Amount of $3,743.00}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 956 P.2d 1351, 1355 (Kan. }{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 Ct. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1998) (\'93A void judgment is a nullity and may be vacated at any time.\'94 (quotations omitted)).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moreover, a statute of limitations cannot operate to grant jurisdiction where none is to be found simply because a sufficient amount of time has passed.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 ;}{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 Morey Fish Co. v. Rymer Foods, Inc.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 632 N.E.2d 1020, 1024 (Ill. 1994) (judgment of court without jurisdiction may be vacated at any time);}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  Cohen v. Cohen}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 674 A.2d 869, 871 (Conn. }{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 Ct. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1996) (\'93If a judgment is rendered without jurisdiction to do so, it may be opened and modified at any time.\'94 (quotations omitted))}{
\lang2057\langfe1033\langnp2057\insrsid6769574\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid6769574\charrsid8083578 see also}{\lang2057\langfe1033\langnp2057\insrsid6769574\charrsid8083578  20 GCA \'a7 15131 (\'93
Time does not confirm a void act.\'94)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [59]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The doctrine that a party may vacate a void judgment is codified in }{\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578 Rule}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  60(b)}{
\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578  of the Guam Rules of Civil Procedure}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578 GRCP 60(b) (2007).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Under Rule 60(b), judgments may be reopened within a reasonable time or at the latest within one year for reasons such as mistake, inadvertence, surprise, excusable neglect or newly discovered evid
ence that could not have been discovered by reasonable diligence.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 No such limitation applies to the reopening of judgments that are void.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id
}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We therefore hold that if the 
Island Court lacked jurisdiction in 1970 to determine the property rights of Torres\rquote  Heirs, then no statute of limitations can be raised as a defense, since lack of jurisdiction would render the judgment a nullity.}{
\cs44\lang2057\langfe1033\langnp2057\insrsid795424\charrsid8083578 \chftn {\footnote \pard\plain \qj \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11673528 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid795424\charrsid10751374 \chftn }{\insrsid795424\charrsid10751374  In }{\i\insrsid795424\charrsid10751374 Pacific Rock Corp. v. Perez}{\insrsid795424\charrsid10751374 , we cons
idered the conceptually similar issue of whether the government of Guam could be barred by }{\i\insrsid795424\charrsid10751374 res judicata}{\insrsid795424\charrsid10751374  from asserting a cl}{\insrsid9849403\charrsid10751374 aim of sovereign immunity.}
{\insrsid10751374  }{\insrsid9849403\charrsid10751374 2005}{\insrsid795424\charrsid10751374  Guam 15 \'b6 21. We concluded that the claim was not barred:
\par 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid11535675 {\insrsid795424\charrsid10751374 
The policy considerations supporting the finality of judgments, weighed against the doctrine of sovereign immunity\endash which we have held to be a [sic] unwaivable jurisdictional issue\endash compel us to agree . . . that, where there exists a \'93
collision between the desirable principle that rights may be adequately vindicated through a single trial of an issue and the sovereign right of immunity from suit, ... the doctrine of immunity should prevail.\'94
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11673528 {\insrsid795424\charrsid10751374 
\par }\pard\plain \s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11673528 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\insrsid795424\charrsid10751374 Id. }{\insrsid795424\charrsid10751374 \'b6
 30 (quoting }{\i\insrsid795424\charrsid10751374 United States v. U. S. Fidelity & Guar. Co.}{\insrsid795424\charrsid10751374 , 309 U.S. 506, 514-15 (1940)).}{\insrsid10751374  }{\insrsid795424\charrsid10751374 
Likewise, the jurisdictional doctrine that property owners be given adequate notice outweighs the policy considerations supporting the finality of land registration decrees.}{\insrsid10751374 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 2.}{\b\lang2057\langfe1033\langnp2057\insrsid8083578  }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The Sufficiency of Constructive Notice}{
\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [60]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
A fundamental principle of Torrens land systems is that registration should function to }{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
render titles safe and indefeasible.}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Pelowski v. Taitano}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2000 Guam 34 \'b6 30}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578  (quoting }{
\i\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 Pioneer Abstract & Title Guar. Co. v. Feraud}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 , 267 P. 134, 137 (Cal. Dist. Ct. App. 1928))}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
In furtherance of that goal, Torrens statutes typically provide for only a short window of opportunity to correct or vacate a registration fee.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29146 (one year statute of limitations with only limited exceptions).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Constitutional co
ncerns that such a system could deprive claimants of their property without due process, particularly in situations where notice was lacking, prompted some courts to carve out a due process exception to the finality of a registration decree.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See Follette v. Pacific Light and Power Corp.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, 208 P. 295, 299 (Cal. 1922); }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Lobato v. Taylor}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 70 P.3d 1152, 1160-61 (Colo. 2003).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Part of the logic of }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Follette}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  was that land registration was an }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 in rem}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 proceeding, and therefore the court only had jurisdiction over claimants who were personally served with notice.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Follette}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 208 P. at 297.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
However, not every holder of a land interest is entitled to personal service, only those who can be discovered after a diligent search by the initial registrant.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29105}{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (initial registrant must make a 
\'93diligent inquiry\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 see also Lobato}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 70 P.3d at 1160-61 (due process requires \'93reasonable diligence\'94
 in the search for other claimants).}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [61]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 For example, in }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Francisco v. Look}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , a 
Guam land registration proceeding was set aside because the petitioners had participated, through their lawyer, in a quiet title action by respondents just a year before and yet failed to give them notice of a land registration proceeding concerning the s
ame property.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 537 F.2d 379, 380 (9th Cir. 1976).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The court of }{\i\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 Francisco}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  set a rule that \'93
diligent inquiry be made by the registrant of adjoining land owners and of those who have claims against the land sought to be registered.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
This conclusion was based on the fact that 21 GCA \'a7 29105 requires petitioners to include}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
a statement describing the claim of any other person who has any estate or remainder, reversion or expectancy, with the names and post office addresses, if known, of every such person, toge
ther with the names and post office addresses of all the owners of the adjoining land}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 s}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, so far as the same can be ascertained with diligent inquiry.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29105}{
\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 ; }{\i\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 Francisco}{
\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 , 537 F.2d at 380}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Whether the petitioners had \'93imputed notice\'94 or whether they failed in their \'93diligent inquiry,\'94 the court reasoned that under either theory respondents were}{
\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578  entitled to personal service.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578 Id}{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\i\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [62]}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 \tab A common theme in }{\i\lang2057\langfe1033\langnp2057\insrsid1513381\charrsid8083578 Francisco}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  and other cases cited by Torres\rquote  Heirs is that in each case, the adverse claims should have been fairly obvious to the initial registrant.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 This was the reason the lower court was able to distinguish these cases from the present one.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Follette v. Pacific Light and Power Corp.}{
\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 , a power company}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  who was not notifi}{\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 
ed in a registration proceeding}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  successfully voided a decree that failed to include their easement.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 208 P. 295}{\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 , 304}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (Cal. 1922).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In that case the power company\rquote s transmission lines were plainly visible crossing the property.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid9849403\charrsid8083578  at 296.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moakley v. Los Angeles Pacific Ry. Co.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, defendants were found to have committed constructive fraud in a land registration proceeding because plaintiffs claim was plainly visible on the abstract submitted to the court.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 277 P. 883, 884 (Cal. }{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 Dist. Ct. }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1929).}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Swartzbaugh v. Sargent}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , defendants overturned a Torrens decree seventeen years after it issued because they had visibly occupied the property as farmers and were given no notice of the proceedings.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 86 P.2d 895 (Cal. }{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 Dist. Ct. }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 App. 1939).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In another case not cited by Torres\rquote 
 Heirs, a Minnesota court found that a village councilman\rquote s representation that the village had no claim to a disputed parcel of land constituted constructive fraud sufficient to overturn the registration decree.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Village of Savage v. Allen}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 95 N.W.}{
\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 2d}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  418, 422-23 (Minn. 1959).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 As village councilman, the defendant should have been aware of the village\rquote s conflicting claim.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 422.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In all of these cases, there was an implication that the initial registrants may have had actual knowledge of the adverse claims to the property being registered.}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [63]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 On the other hand, the court of }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Lobato v. Taylor}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 found a violation of due process when an initial registrant failed to notify claimants who would have taken a significant amount of research to discover.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 70 P.3d 1152, 1161-65 (Colo. 2003).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Lobato}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
, hundreds of plaintiffs successfully asserted their usufructuary rights decades after a 1960 Torrens decree was issued.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 1167.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The court reasoned that Taylor, the initial registrant, was on notice of those rights for the following reasons: (1) he possessed a 1863 deed putting him on notice that some county re}{\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578 
sidents had usufructuary rights;}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (2) because he did not know which particular landowners had rights, he should have }{\lang2057\langfe1033\langnp2057\insrsid2494834\charrsid8083578 
personally notified all of them;}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  and (3) he could have obtained the addresses of all two thousand landowners by researching the public tax rolls.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id.}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  at 1161-66.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Lobato}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  demonstrates that in Colorado at least, more than a casual effort in finding adverse claimants is needed for a \'93
diligent inquiry.\'94}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  21 GCA \'a7 29105.}{
\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [64]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
There exists a rich body of case law addressing the conditions under which notice will be found constitutionally sufficient to grant a court jurisdiction over a person\rquote s claim to property.}{
\cs44\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid795424 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid11153671\charrsid10751374 \chftn }{\insrsid11153671\charrsid10751374  }{\i\insrsid11153671\charrsid10751374 See, e.g., Mullane v. Cent. Hanover Bank and Trust Co.}{
\insrsid11153671\charrsid10751374 , 339 U.S. 306 (1950); }{\i\insrsid11153671\charrsid10751374 Mennonite Board of Missions v. Adams}{\insrsid11153671\charrsid10751374 , 462 U.S. 791 (1983); }{\i\insrsid11153671\charrsid10751374 Greene v. Lindsay}{
\insrsid11153671\charrsid10751374 , 456 U.S. 444 (1982); }{\i\insrsid11153671\charrsid10751374 Tyler v. Judges of the Court of Registration}{\insrsid11153671\charrsid10751374 , 55 N.E. 812 (1900) (finding a substantially similar 
Massachusetts land registration law to have constitutional notice provisions) (Holmes, J.).}{\fs20\insrsid10751374  }}}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
We need not address the constitutionality of the notice provisions of the Guam Land Title Registration Act, since that issue is not before this court.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We recognize, however, that the notice provisions are not mere technicalities.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Rather, they exist for the purpose of providing claimants due process in the land registration proceeding, and 
failure to abide by those provisions will result in a deficiency of jurisdiction over such claimants.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Moakley}{
\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 , 277 P. a}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 t 884}{\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 -85}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Any resulting judgment purporting to grant registered title will therefore be void.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Id}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [65]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Section 29106 of the Guam Land Title Registration Act requires that in making an initial petition to register property}{\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578 :}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578 E}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
ach application }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 must be accompanied by an abstract}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 of title to all land which does not appear by said petition to have been adversely held as hereinabove provided; }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
except that when the title to the land or any part of the land described has been previously determined by a final decree of a court of competent jurisdiction no abstract regarding the same need antedate such decree}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8083578 {\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 21 GCA \'a7 29106}{
\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578  (2005)}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 In a recent opinion, }{\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578 this court}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
 held that probate decrees of final distribution are not binding upon parties who were not privy to the probate proceedings.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
See Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578 , 2008 Guam}{\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578  5}{\lang2057\langfe1033\langnp2057\insrsid11153671\charrsid8083578  \'b6\'b6 17-22}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We therefore hold that probate courts are not \'93
courts of competent jurisdiction\'94 for purposes of 21 GCA \'a7 29106.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578 In addition, }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 the Marketable Title Act does not apply to real property that remai
ns undeveloped and unoccupied, and therefore there would be no statutory limit as to how far back an abstractor would have to research title to Estate 52.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We cannot}{\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
set a definitive rule as to how far back an abstract of title must go, because that determi
nation will depend on the availability and quality of the records at the time the search was made, and what a reasonable person would have done under those circumstances.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 We can, however, articulate the legal standard found in our statutes.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid1313882\charrsid8083578 An }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 initial registrant is required to notify the land registration court of any adverse claimant that can be ascertained through }{\lang2057\langfe1033\langnp2057\insrsid16671395\charrsid8083578 
reasonable diligence.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Only when the court personally serves those claimants who can be located through reasonable diligence does it acquire jurisdiction to issue a land registration decree binding as to all the world.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [66]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 If Torres\rquote 
 Heirs can prove that they held superior title in 1970 and that they were not properly notified of the land registration proceeding, then the lower court must consider the more difficult question as to whether a person exercising reasonable diligence woul
d have discovered the 1918 deed.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
Although many decades have passed since the initial registration, we are confident that the question of reasonable di}{\lang2057\langfe1033\langnp2057\insrsid15208615\charrsid8083578 ligence can be readily answered}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  by evidence of the state of the records, the content of the deed, and what a reasonable abstractor of title would have done under the circumstances.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
The quiet title claim does not therefore suffer the same difficulties of proof as the fraud claim, which involves proof of intent or knowledge.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }{\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [67]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Finally, we caution that today\rquote s
 opinion does not presume to eviscerate the protections afforded to bona fide purchasers for value under the Guam Land Title Registration Act.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  21 GCA \'a7\'a7 29138, 29146}{\lang2057\langfe1033\langnp2057\insrsid15208615\charrsid8083578  (2005)}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 
We only hold that initial registrants must make a diligent inquiry in locating adverse claimants and that failure to do so will void any land registration decree subsequently issued to the initial registrant.}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 By thus narrowing our ruling, we give deference to the policy goals of the Land Title Registration Act, that is, to provide a
 guarantee of good title to innocent purchasers of registered land.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{\i\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 See Pelowski v. Taitano}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 , 2000 Guam 34 \'b6 33.}{\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\lang2057\langfe1033\langnp2057\insrsid15342403 
\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid14576912\charrsid8083578 
 Conclusion}{\b\lang2057\langfe1033\langnp2057\insrsid12588270 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4211575 {\lang2057\langfe1033\langnp2057\insrsid15342403\charrsid8083578 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15342403 {\b\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 [68]}{\lang2057\langfe1033\langnp2057\insrsid11673528\charrsid8083578 \tab }
{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Torres\rquote  Heirs\rquote  quiet title claim makes sufficiently clear what is being alleged and does not, therefore, require amendment
. While the fraud claim is untimely on its face, the claim to quiet title for lack of notice is not subject to any relevant statute of limitations.}{\lang2057\langfe1033\langnp2057\insrsid8083578  }{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 Therefore, and for the reasons set forth above, the dismissal of the quiet title claim is }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 REVERSED}{
\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578  while dismissal of the fraud claim is }{\b\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 AFFIRMED}{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 .}{
\lang2057\langfe1033\langnp2057\insrsid8083578  }{\lang2057\langfe1033\langnp2057\insrsid12588270\charrsid8083578 The case is remanded to the Superior Court for additional proceedings consistent with this opinion.}{
\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid8083578 
\par }}