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Limtiaco}{\fs20\insrsid7755203 , Opinion}{\fs20\insrsid10701252 \tab }{\fs20\insrsid7755203 Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid7755203 NUMPAGES \\ * arabic \\* MERGEFORMAT }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid11162035 19}}}{\fs20\insrsid7755203 \par }\pard \ql \li0\ri0\nowidctlpar\brdrb\brdrs\brdrw10\brsp20 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10701252 {\fs20\insrsid7755203 \par }\pard \ql \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 {\fs20\insrsid7755203 \par }}{\footer \pard\plain \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid7755203 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 IN THE SUPREME COURT OF GUAM \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12284527 {\b\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 ROBERT M. ZAHNEN}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid9582321 , \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 Plaintiff}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid9582321 -Appell}{ \lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 ant,}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 v. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 THOMAS I. LIMTIACO}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 , \par }{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 Defendant-Appell}{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 ee}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 Supreme Court Case No.: CVA07-004 \par Superior Court Case No.: CV0631-03}{\b\lang2057\langfe1033\langnp2057\insrsid7755203 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid5648469 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 OPINION \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid6571480\charrsid9582321 Filed:}{\b\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \b\lang2057\langfe1033\langnp2057\insrsid6571480\charrsid9582321 March 11, 2008 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid9582321 Cite as: 2008}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 Guam }{\b\lang2057\langfe1033\langnp2057\insrsid4009836\charrsid9582321 5}{ \b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11601566 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 Appeal from the Superior Court of Guam \par Argued and submitted on }{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 October 16}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 , 2007 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }\trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid9582321 {\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 Appearing for }{\ul\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 Plaintiff-Appellant}{\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 :}{\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 David J. Highsmith}{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid9582321 , }{\i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid9582321 Esq.}{ \lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 Suite 309, Union Bank Bldg. \par 194 Hernan Cortes Ave.}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 \par Hag\'e5t\'f1a, Guam 96910\cell }{\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 Appearing for }{\ul\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid9582321 Defendant}{ \ul\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 -Appellee}{\ul\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 :}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 Leslie A. Travis}{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid9582321 , }{\i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid9582321 Esq.}{ \i\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid9074725\charrsid9582321 Phillips & Bordallo, P.C. \par 410 W. O\rquote Brien Dr., Suite 102}{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid9582321 Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid9582321 \trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx4680\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4788\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid2712729 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9504563 {\lang2057\langfe1033\langnp2057\insrsid9504563 BEFORE}{\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 :}{ \lang2057\langfe1033\langnp2057\insrsid9504563 }{\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 F. PHILIP CARBULLIDO, Chief Justice;}{\cs44\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9504563 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid9504563 \tab }{\cs44\super\insrsid9504563 \chftn }{ \fs20\insrsid9504563\charrsid11997810 Chief Justice F. Philip Carbullido assumed the title of Associate Justice prior to the issuance of this Opinion.}}}{\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 ROBERT J. TORRES, JR. , Associate Justice;}{\cs44\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9504563 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid9504563 \tab }{\cs44\super\insrsid9504563 \chftn }{\fs20\insrsid9504563 Associate Justice Robert J. Torres, Jr.}{\fs20\insrsid9504563\charrsid11997810 assumed the title of }{ \fs20\insrsid9504563 Chief}{\fs20\insrsid9504563\charrsid11997810 Justice prior to the issuance of this Opinion.}}}{\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 RICHARD H. BENSON, Justice }{ \i\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid9504563\charrsid9582321 . \par }\pard \ql \li0\ri0\nowidctlpar\dxfrtext90\dfrmtxtx90\dfrmtxty90\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 CARBULLIDO}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 , }{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid9582321 C}{ \b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid9582321 .J.:}{\b\lang2057\langfe1033\langnp2057\insrsid7755203 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [1]}{\field\flddirty{\*\fldinst { \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Plaintiff-Appellant Robert M. Zahnen (\'93Zahnen\'94 ) appeals from a final judgment quieting title to a disputed parcel of land in }{\lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 favor of }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Defendant-Appellee Thomas I. Limtiaco (\'93Limtiaco\'94).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Zahnen argues that because Limtiaco brought a creditor\rquote s claim against his parents\rquote estate in a prior probate proceeding, and because Limtiaco\rquote s deceased wife was a }{\lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 respondent in that proceeding, }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the final decree of distribution awarding the disputed property to Zahnen and his sister is now res judicata with respect to Limtiaco\rquote s claim.}{ \b\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Alternatively, Zahnen argues that because Limtiaco failed to record his deeds or otherwise assert his claim to title since at least 1982, he is barred by laches from }{\lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 now claiming title to the land}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 Because the probate court had no jurisdiction to quiet title to the property, and because laches does not apply}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , we reject Zahnen\rquote s arguments and affirm the Superior Court\rquote s award of the disputed property to Limtiaco.}{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 I.}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [2]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab This case involves a dispute over title to a section of Lot N}{ \lang2057\langfe1033\langnp2057\insrsid10557983\charrsid9582321 o.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 7011-2-B-1 (\'93Lot 1\'94) in Yigo, Guam.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Lot 1 was first registered on S}{\lang2057\langfe1033\langnp2057\insrsid10557983\charrsid9582321 eptember 5, 1958 under the Land Title Registration Law}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 21 GCA ch. 29}{\lang2057\langfe1033\langnp2057\insrsid6242647\charrsid9582321 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 On June 20, 1966 Hugh H. Fawcett sold Lot 1 to John P. Zahnen (\'93Mr. Zahnen\'94) and Magdalena Zahnen (\'93Mrs. Zahnen\'94).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Mr. and Mrs. Zahnen (\'93the Zahnens\'94) subsequently registered their deed with the Department of Land Management and received a certificate of title }{ \lang2057\langfe1033\langnp2057\insrsid16609345\charrsid9582321 on March 20, 1969}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [3]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Defendant-Appellee Thomas I. Limtiaco (\'93Limtiaco\'94) and his wife Fidela F. Limtiaco (\'93Mrs. Limtiaco\'94 ) owned a parcel of land adjacent to Lot 1.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 On June 15, 1974, the Zahnens granted a small portion of Lot 1 (\'93the disputed property\'94 ) to Limtiaco and his wife (\'93the Limtiacos\'94) through a warranty deed.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The Zahnens then signed a deed of conveyance transferri ng the same disputed property to the Limtiacos on February 5, 1982.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 According to the lower court\rquote }{ \lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 s findings of f}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 act, the Limtiacos paid the Zahnens $2,500 for the }{ \lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 disputed property and another $2}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 00 for gas and }{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 $500 for cost} {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 s associa}{\lang2057\langfe1033\langnp2057\insrsid10557983\charrsid9582321 ted with recording the deeds.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The court also found that Mr. Zahnen promised to r}{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 ecord the deeds, but never did.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 At some point the Limtiacos built an extension to their house that }{\lang2057\langfe1033\langnp2057\insrsid10557983\charrsid9582321 occupied a portion of}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the disputed property}{\lang2057\langfe1033\langnp2057\insrsid10557983\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [4]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Mr. Zahnen died on June 8, 1996, and his wife, Mrs. Zahnen, died shortly after on February 21, 1997.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A joint probate case was filed on March 7, 1997, and Lot 1 was included in the inventory of assets in both estates.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Mrs. Limtiaco joined a group of }{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 eighteen}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 respondents who opposed the petition for letters of administration and final distribution}{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 .}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 She }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 died in 1999, w}{ \lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 hile the estate was still open}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 in probate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 At some point}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , Limtiaco filed a claim against the estate for approximately $6,000 in funeral expenses, which was paid in the final distribution.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The exi stence of the 1982 deed conveying the disputed property to the Limtiacos was disclosed several times in the probate proceedings.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Nevertheless, on September 5, 2002 the probate court distributed Lot 1 to Plaintiff-Appellant Zahnen and his sister Mary Ann Iriarte, the surviving children of Mr. Zahnen.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 According to the lower court\rquote s}{\lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 subsequent}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 finding of facts, \'93[t]he proper ownership of the disputed portion of Lot [1] was not decided and litigated in the probate court.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 Appellant\rquote s Excerpts of Record (\'93}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ER}{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 \'94)}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , Ex. D, }{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 pp.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 4-5 (}{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 Findings of Fact & Concl. of L., Oct. 24, 2006}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 On December 9, 2003, Zahnen and his sister registered their administrator\rquote s deed with the Department of Land Management}{\lang2057\langfe1033\langnp2057\insrsid5057109\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [5]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab On May 6, 2003, Zahnen filed a suit in an attempt to quiet title to Lot 1.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 On March 3, 2004, Zahnen filed a motion for summary judgment asserting that Limtiaco\rquote s claim to title in the disputed property is barred by res judicata (claim preclusion) and the doctrine of laches.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The motion was denied on September 6, 2005 }{\lang2057\langfe1033\langnp2057\insrsid149867\charrsid9582321 with respect to}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the issue of res judicata, and the case eventually proceeded to a bench trial on the issues of the authenticity of the deeds and the application of laches.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 At the conclusion of trial, the lower court found that title to the disputed property had been properly conveyed to the Limtiacos by the 1974 and 1982 deeds.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The court also determined that the deeds were valid against Zahnen and his sister }{ \lang2057\langfe1033\langnp2057\insrsid10442460\charrsid9582321 because}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 they had notice of the deeds and inherited title to Lot 1 rather than paying valuable consideration for it.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Finally, the lower court }{\lang2057\langfe1033\langnp2057\insrsid16067691\charrsid9582321 rejected the defense of laches.}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [6]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Judgment was entered agains}{\lang2057\langfe1033\langnp2057\insrsid16067691\charrsid9582321 t Zahnen on February 15, 2007.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 On March 13, 2007, Zahnen filed a timely Notice of Appeal.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 II.}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5916895 {\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [7]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab This court has jurisdiction over this appeal from a final judgment pursuant to 48 U.S.C. \'a7 1424-1(a)(2) (}{\lang2057\langfe1033\langnp2057\insrsid16067691\charrsid9582321 Westlaw through Pub. L. 110-185 (excluding Pub. L. 110-181) (2008)}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ) and 7 GCA \'a7\'a7 3107, 3108(a), 25101, 25102(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [8]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab \'93The conclusions of law made by a court following a bench trial are reviewed }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 de novo}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Takagi & Assocs., Inc. v. Int\rquote l Ins. Underwriters}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ,}{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 2006 Guam 4 \'b6 10.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid3747321\charrsid9582321 Similarly, a }{\i\lang2057\langfe1033\langnp2057\insrsid3747321\charrsid9582321 de novo }{\lang2057\langfe1033\langnp2057\insrsid3747321\charrsid9582321 standard applies to review of a grant of summary judgment.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid3747321\charrsid9582321 Paulino v. Biscoe}{ \lang2057\langfe1033\langnp2057\insrsid3747321\charrsid9582321 , 2000 Guam 13 \'b6 12.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Findings of fact, on the other hand, are reviewed in a highly deferential manner and will only be set aside if clearly erroneous.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re Application of }{\i\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 Leon }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Guerrero}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2005 Guam 1 \'b6 15.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \'93[T]he appropriate standard of review of a determination of whether laches applies in a particular case is abuse of discretion.\'94} {\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re Beaty}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 306 F.3d 914, 921 (9th Cir. 2002).}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 III.}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [9]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid1801638\charrsid9582321 In his appeal, Zahnen makes two arguments}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 : (1) that the participation of the Limtiacos in the probate proceeding now bars them from asserting a claim in the quiet title proceedi}{ \lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 ng by operation of res judicata;}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and (2) that the Limtiacos, by failing to register their deed or bring suit over the course of several decades, are now barred by the doctrine of laches from asserting their claim to title.}{ \cs44\lang2057\langfe1033\langnp2057\insrsid3999337\charrsid9582321 3{\footnote \pard\plain \qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid3999337 \tab }{\cs44\super\insrsid3999337 3}{\fs20\insrsid3999337 Zahnen includes a claim in his Statement of the Case }{\fs20\insrsid3999337\charrsid10093497 that the 1982 deed was improperly notarized and the 1974 deed was not notarized at all. }{\fs20\insrsid3999337 Appellant\rquote s Brief, p. 9 (May 24, 2007). }{\fs20\insrsid3999337\charrsid10093497 However, Zahnen never explains how the improper notarization or lack thereof is relevant to this case}{\fs20\insrsid3999337\charrsid1801638 . }{\fs20\insrsid3999337 Moreover, b}{\fs20\insrsid3999337\charrsid1801638 ecause Zahnen does n ot directly challenge the validity of the 1974 and 1982 deeds as against himself or his sister, we need not address that issue. }{\i\fs20\insrsid3999337\charrsid1801638 See}{\fs20\insrsid3999337\charrsid1801638 }{\i\fs20\insrsid3999337\charrsid1801638 Perez v. Gutierrez}{\fs20\insrsid3999337\charrsid1801638 , 2001 Guam 9 \'b6 23 (refusing to consider an allegation of fraud not brought up on appeal).}}}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid1801638\charrsid9582321 We address each of these arguments in turn.}{\lang2057\langfe1033\langnp2057\insrsid1801638 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A.}{\b\lang2057\langfe1033\langnp2057\insrsid9582321 }{\b\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 Limtiaco\rquote s Claim to Title I}{ \b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 s}{\b\lang2057\langfe1033\langnp2057\insrsid1801638\charrsid9582321 Not}{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Barred by Claim Preclusion}{ \b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 [10]}{\lang2057\langfe1033\langnp2057\insrsid5842161\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Res judicata, or claim preclusion,}{ \cs44\lang2057\langfe1033\langnp2057\insrsid3999337\charrsid9582321 4{\footnote \pard\plain \qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid3999337 \tab }{\cs44\super\insrsid3999337 4}{\insrsid3999337 }{\fs20\insrsid3999337\charrsid5508085 \'93Res judicata\'94 can refer generally to both \'93}{\fs20\insrsid3999337 claim}{\fs20\insrsid3999337\charrsid5508085 preclusion\'94 and \'93}{ \fs20\insrsid3999337 issue}{\fs20\insrsid3999337\charrsid5508085 preclusion.\'94 }{\i\fs20\insrsid3999337\charrsid5508085 Migra v. Warren City School Dist. Bd. of Educ.}{\fs20\insrsid3999337\charrsid5508085 ,}{\i\fs20\insrsid3999337\charrsid5508085 }{ \fs20\insrsid3999337\charrsid5508085 465 U.S. 75, 77 n.1 (1984).}{\fs20\insrsid3999337 However, the United States Supreme Court has sometimes used the term \'93res judicata\'94 in a narrower sense to refer only to \'93claim preclusion.\'94 }{ \i\fs20\insrsid3999337 Id.}{\fs20\insrsid3999337 Thus, \'93[i]n order to avoid confusion resulting from the two uses of \lquote res judicata,\rquote \'94 we will use the terms \'93claim preclusion\'94 and \'93issue preclusion\'94 instead. }{ \i\fs20\insrsid3999337 Id.}{\fs20\insrsid3999337 This approach has also been adopted by the Ninth Circuit. }{\i\fs20\insrsid3999337 See Robi v. Five Platters, Inc.}{\fs20\insrsid3999337 , 838 F.2d 318, 321 n.2 (9th Cir. 1988).}}}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 as defined by this court is \'93the doctrine by which a \lquote judgment on the merits in a prior suit bars a second suit involving the same parties or their privies based on the same cause of action.\rquote \'94 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re Application of }{ \i\lang2057\langfe1033\langnp2057\insrsid7609910\charrsid9582321 Leon }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Guerrero}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2001 Guam 22}{ \lang2057\langfe1033\langnp2057\insrsid7609910\charrsid9582321 \'b6 20}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Trans Pac}{ \i\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 .}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Exp}{\i\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 .}{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Co. v. Oka Towers Corp.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2000 Guam 3 \'b6 13).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Claim preclusion prevents litigation of a claim that was not litigated in a previous suit, but could have been.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Gospel Missions of Am}{\i\lang2057\langfe1033\langnp2057\insrsid16609345\charrsid9582321 .}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 v. City of Los Angeles}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 328 F.3d 548, 555 (9th Cir. 2003).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 To successfully invoke claim preclusion as a defense, one must show that the following elements are present: \'93}{\lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 \lquote }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (1) a final judgment on the merits in an earlier suit, (2) an identity of the causes of action in both the earlier and the later suit, and (3) an identity of the parties or }{\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 their privies in the two suits.}{\lang2057\langfe1033\langnp2057\insrsid16609345\charrsid9582321 \rquote }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 Trans Pac. Exp.}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Co. v. Oka Towers Corp}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ., 2000 Guam 3 \'b6 16 (quoting}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Caswell Realty v. Andrews Co.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 496 S.E.2d 607, 610 (N.C. Ct. App.}{ \lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 1998)); }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also }{ \i\lang2057\langfe1033\langnp2057\insrsid7609910\charrsid9582321 Leon }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Guerrero}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2001 Guam 22 \'b6 24.}{ \cs44\lang2057\langfe1033\langnp2057\insrsid3999337\charrsid9582321 5{\footnote \pard\plain \qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid3999337 \tab }{\cs44\super\insrsid3999337 5}{\fs20\insrsid3999337\charrsid10093497 In }{\i\fs20\insrsid3999337 Leon }{\i\fs20\insrsid3999337\charrsid10093497 Guerrero}{\fs20\insrsid3999337\charrsid10093497 we imprecisely paraphrased the }{ \i\fs20\insrsid3999337\charrsid10093497 Oka Towers}{\fs20\insrsid3999337\charrsid10093497 test by stating that res judicata applies when \'93the issue decided i}{\fs20\insrsid3999337 n the prior suit is identical with}{ \fs20\insrsid3999337\charrsid10093497 the issue presented in the later suit.\'94 2001 Guam}{\fs20\insrsid3999337 22}{\fs20\insrsid3999337\charrsid10093497 \'b6 24. Res judicata, as confined to its narrower definition of claim preclusion, may apply when the }{\i\fs20\insrsid3999337\charrsid10093497 claims or causes of action}{\fs20\insrsid3999337\charrsid10093497 are identical, not the issues or legal theories involved. For example, a party unsuccessfully asserting a defective deed in a qui et title action could not return to court after final judgment and attempt to assert adverse possession of the same property. Claim preclusion would bar the second suit even though it involves an entirely different legal theory. The underlying claim to title remains the same in both suits. The related doctrine of collateral estoppel or issue preclusion may apply when an identical issue is raised in a later proceeding concerning a }{\i\fs20\insrsid3999337\charrsid10093497 different}{ \fs20\insrsid3999337\charrsid10093497 claim or cause of action. }{\i\fs20\insrsid3999337\charrsid10093497 See generally}{\fs20\insrsid3999337\charrsid10093497 }{\i\fs20\insrsid3999337\charrsid10093497 Kasp}{\i\fs20\insrsid3999337 ar Wire Works, Inc. v. Leco Eng}{\i\fs20\insrsid3999337\charrsid10093497 \rquote g & Mach., Inc.}{\fs20\insrsid3999337 , 575 F.2d 530, 535-38}{\fs20\insrsid3999337\charrsid10093497 (5th Cir. 1978) (discussing the terminology surrounding the preclusive effects of prior litigation).}{\fs20\insrsid3999337 \par }}}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3999337\charrsid9582321 [11]\tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The parties agree that}{\lang2057\langfe1033\langnp2057\insrsid10158712\charrsid9582321 the third element has been met, as}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 both Limtiaco and Zahnen were p}{\lang2057\langfe1033\langnp2057\insrsid10158712\charrsid9582321 arties}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 in the probate proceeding.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 The first and second elements, however, have not been met.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 A}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 careful examination of our statutes and California case law reveals that a claim to property in probate is not identical to a claim to quiet title in a court of general jurisdiction.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 As we explain in more detail below, our Superior Court sitting as a court of probate lacks the jurisdiction to render a \'93final judgment on the merits\'94 in regard to real property claims made by parties not in privity with the estate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 Trans Pac. Exp. Co}{ \lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 ., 2000 Guam 3 \'b6 16.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5916895 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 1.}{\b\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Statutory Embodiments of Claim Preclusion}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10758737\charrsid9582321 [12]\tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The parties cite to two statutory embodiments of claim preclusion.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The first, 6 GCA \'a7 4209, is a statute that applies generally to all types of final judgments or orders:}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid8398618\charrsid9582321 \'a7 4209. }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Effect of Judgment or Final Order.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par \par The effect of a judgment or a final order in an action or special proceedings before a court or judge of Guam, or of the United States, having jurisdiction to pronounce the judgment or order, is as follows: \par \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 1. I n case of a judgment or order against a specific thing, or in respect to the probate of a will, or the administration of the estate of a decedent, or in respect to the personal, political, or legal condition or relation of a particular person, the judgmen t or order is conclusive upon the title to the thing, the will or administration, or the condition or relation of the person; \par \par 2. In other cases, the judgment or order is, in respect to the matter directly adjudged, conclusive between the parties and their successors in interest by title subsequent to the commencement of the action or special proceeding, litigating for the same thing under the same title and in the same capacity, provided that they have notice, actual or constructive, of the pendency of the action or proceedings. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 6 GCA \'a7 4209}{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Zahnen argues that 6 GCA \'a7 4209 makes probate and administration proceedings conclusive as to title against a party who had actual or constructive notice of the proceedings.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We do not agree that 6 GCA \'a7 4209 can be so expansively construed.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10758737\charrsid9582321 [13]}{\lang2057\langfe1033\langnp2057\insrsid10758737\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Title 6 GCA \'a7 4209(1) prevents relitigation of four types of judgments: (1) }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 in rem}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 judgments;}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (2) judgmen}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 ts concerning probate of a will;}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (3) judgments concern}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 ing administration of an estate;}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and (4) judgments involving a person\rquote s \'93 personal, political, or legal condition.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 6 GCA \'a7 4209(1).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A parallel list of \'93things\'94 upon which the judgment or final order is conclusive corresponds to the four types of judgments mentioned, thus (1) }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 in rem}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 judgm}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 ents are conclusive as to title;}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (2) probate judgments are conclusive a}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 s to the will;}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (3) judgments concerning administration of an estate are conc}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 lusive as to the administration;}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and (4) judgments involving a person\rquote s \'93personal, political, or legal condition\'94 are conclusive as to that condition.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 6 GCA \'a7 4209(1).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid8010800 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [14]}{\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 That probate judgments are conclusive as to the will corresponds to the well-established legal principal that a will cannot be reopened in probate once a final decree is made, even if erroneously interpreted.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Callnon\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 449 P.2d 186, 191 (Cal. 1969) (if not corrected by appeal, erroneous decree of distribution is as conclusive as decree that contains no error).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Similarly, orders or judgments involving the administration of a will are conclusive as to the administration.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 S}{\i\lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 ee Giavocchini v. Bank of Am. Nat\rquote l Trust & Sav.}{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Ass}{\i\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid9582321 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 n}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ,}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 103 P.2d 603, 604 (Cal. Dist. Ct. App. 1940) (citing to }{\lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 a}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 California statute}{ \lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 substantially identical to 6 GCA \'a7 4209}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 to uphold an order settling a probate account); }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 1405}{\lang2057\langfe1033\langnp2057\insrsid12986589\charrsid9582321 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (orders granting letters of administration are conclusive).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 It does not follow from }{\lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 6 GCA \'a7 4209}{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 (1)}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 that}{ \lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 a decree of final distribution}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 is conclusive as to title held by everyone who had notice of the probate.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See Hemlani v. Nelson}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2000 Guam 20 \'b6 33 (known heirs hold title in fee simple subject to any claims by third parties);}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Shelton v. Vance}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 234 P.2d 1012, 1014 (Cal. Dist. Ct. App. 1951) (\'93While a decree of distribution is conclusive as to the rights of heir s, legatees, or devisees, insofar as they claim in such capacities, it does not determine that the deceased had any title to property distributed; nor does it bind third persons who claim an interest adverse to that of the intestate or testator.\'94).}{ \lang2057\langfe1033\langnp2057\insrsid8010800 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [15]}{\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We also reject the theory that 6 GCA \'a7 4209(2) }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 should be read to preclude later claims by those who had actual or constructive notice of the}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 actions mentioned in 6 GCA \'a7 4209(1), although }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 preclusion by notice may still apply under the common law}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See }{\i\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 In re Neubauer}{ \i\lang2057\langfe1033\langnp2057\insrsid8277764\charrsid9582321 \rquote s Estate}{\i\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 , }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 321 P.2d 741, 744 (Cal. 1958)}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 (\'93 The judgment admitting the instrument to probate is therefore binding upon all persons interested in the will who, being constructively notified to appear at the probate, might have come in, and who, had t hey come in, would have been heard for or against its validity.\'94)}{\i\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 .}{\i\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Rather, 6 GCA \'a7 4209(2) is simply a catch-all statute applying to all \'93other cases.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 6 GCA \'a7 4209(2).}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 It applies claim preclusion to parties \'93litigating for the same thing under the same title and in the same capacity\'94 provided they had \'93notice, actual or constructive,\'94 of the prior action.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Title 6 GCA \'a7 4209(2), as interpreted by courts, is simply a statutory expression of the common law doctrine of claim preclusion.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Castro v. Higaki}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ,}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 37 Cal. Rptr. 2d 84, 87 (Ct. App. 1994) (interpreting the identical California statute).}{\lang2057\langfe1033\langnp2057\insrsid8010800 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [16]}{\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Limtiaco }{ \lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 argues that }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 3013, which applies specifically to probate proceedings}{ \lang2057\langfe1033\langnp2057\insrsid11928813\charrsid9582321 , limits the concl}{\lang2057\langfe1033\langnp2057\insrsid4474277\charrsid9582321 usiveness of probate decrees to heirs, devisees, and legatees:}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 \'a7 3013. F}{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 inal Distribution: Decree; Contents; Conclusiveness. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In its order or decree of final distribution, the Superior Court must name the persons and the proportions or parts to which each is entitled, and such persons may demand, sue for, and recover their respective shares from the personal representative, or from any person having the same in possession. }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Such order or decree, when it becomes final, is conclusive as to the rights of heirs, devisees, and legatees}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 3013}{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 (2005) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 We agree that the plain language of the statute supports Limtiaco\rquote s interpretation.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid8277764\charrsid9582321 In addition, we note that}{\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 15 GCA \'a7 3013 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 not only limits the conclusiveness of decrees of final distribution to \'93heirs, devisees, and legatees,\'94 it is also an expression of the limited jurisdiction of the Superior Court when convening as a court of probate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5916895 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 2. Probate Court}{\b\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 s Have Limited Jurisdiction}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [17]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Because the Guam L egislature enacted a probate code substantially similar to the California Probate Code in 1953, we look to California case law for interpretation.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 People v. Angoco}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 2007 Guam 1 \'b6 52 n.4.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 California\rquote s superior courts, like the Superior Court of Guam, exercise a limited probate jurisdiction when convening as probate courts:}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 [W]e conclude the probate court \'93jurisdiction\'94 is specific and limited in subject matter . . . .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We use the term \'93limited jurisdiction\'94}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 in this sense; since the adoption of the California Constitution in 1879 there has been no \'93probate\'94}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 court in the sense of a court separate and distinct from the superior court. The term \'93probate court\'94 is but a convenient way of expressing the concept of a superior court sitting in exercise of its probate jurisdiction. . . . }{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 \'93}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Probate jurisdiction is in the superior court, and the probate court is a department of the superior court exercising such jurisdiction.}{ \lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 \'94}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Copley v. Copley}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 145 Cal. Rptr. 437, 441 (Ct. App. 1978) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A probate court has only those powers granted by the probate code as well as any legal or equitable powers necessary to exercise its function.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id. }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 at 442-43.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 As the court of }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re Radovich\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 e}{ \lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 xplained, a probate proceeding }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 is }{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 \'93}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 a specialized proceeding in rem [where] [t]he res is the right of heirship and distribution . . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 308 P.2d 14, 17 (Cal. 1957).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Once the final decree of distribution issues and no appeal is taken, the distribution of estate property to \'93heirs, devisees, and legatees\'94 is deemed conclusive.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 3013.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A distribution, however, does not quiet title to property, the reason being that \'93[a] decree of distribution distributes only such title as the deceased had at the time of his death.\'94}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Shelton}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 234 P.2d at 1014; }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also Carlson v. Carlson}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 12 P.2d 165, 166 (Cal. Dist. Ct. App. 1932) (\'93 Heirs occupy the place of their ancestor. They take precisely the same interest in the property which he had at the time of his death, and have no greater or better claim than he had.}{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 \'94}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ).}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [18]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab The question before us, however, is not whether Zahnen\rquote s title to Lot 1 is now binding on the whole world as a result of the probate decree.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Clearly it is not.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Rather, the question before us is whether Limtiaco }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 could}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 have litigated his claim before the probate court but failed to do so.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Thus, we must determine whether the probate court had jurisdiction to settle Limtiaco\rquote s claim to the disputed property.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 If not, then his claim is not precluded in a subsequent action to quiet title.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [19]}{\lang2057\langfe1033\langnp2057\insrsid7609910\charrsid9582321 \tab Under former section 851.5}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 of the California Probate Code (now dispersed in other sections of the code), California probate courts have jurisdiction to determine third party claims to property purportedly owned by the decedent.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Cal. Prob. Code \'a7 851.5 (enacted 1965, repealed }{\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid9582321 \par }{\lang2057\langfe1033\langnp2057\insrsid12851937\charrsid9582321 1988);}{\cs44\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 6{\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8010800 \tab }{\cs44\super\insrsid8010800 6}{\insrsid8010800 }{\fs20\insrsid8010800 The California statute that currently extends probate jurisdiction to third-party claimants is section 850 of the California Probate Code: \par }\pard \s45\qj \li720\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13906898 {\b\fs20\insrsid8010800 \'a7}{\b\fs20\insrsid12413007 850. Petition for Court Orders}{\b\fs20\insrsid8010800 \par }\pard \s45\qj \li720\ri720\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid13906898 {\fs20\insrsid8010800\charrsid3349175 (a) The following persons may fi le a petition requesting that the court make an order under this part:}{\fs20\insrsid8010800 \par }\pard \s45\qj \li720\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13906898 {\fs20\insrsid8010800 . . . . \par }\pard \s45\qj \li1440\ri1440\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin1440\lin1440\itap0\pararsid13906898 {\fs20\insrsid8010800\charrsid3349175 (2) The personal representative }{\i\fs20\insrsid8010800\charrsid3349175 or any interested person}{\fs20\insrsid8010800\charrsid3349175 in any of the following cases:}{\fs20\insrsid8010800 \par }\pard \s45\qj \li1440\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid13906898 {\fs20\insrsid8010800 . . . . \par }\pard \s45\qj \li2160\ri2160\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin2160\lin2160\itap0\pararsid13906898 {\fs20\insrsid8010800\charrsid3349175 (C) Where the decedent died in possession of, or holding title to, real or personal property, and the property or some interest therein is claimed to belong to another.}{\fs20\insrsid8010800 \par }\pard \s45\qj \li0\ri0\sa120\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 {\fs20\insrsid8010800 Cal. Prob. Code \'a7 850 (2008) (emphasis added).}{\fs20\insrsid8010800\charrsid3349175 \par }}}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also In re Linnick\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 217 C al. Rptr. 552, 556 (Ct. App. 1985) (discussing effect of former section 851.5 on the probate courts\rquote jurisdiction over third parties).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The general rule }{\lang2057\langfe1033\langnp2057\insrsid12851937\charrsid9582321 before }{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 the }{ \lang2057\langfe1033\langnp2057\insrsid12851937\charrsid9582321 adoption of section 851.5}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , and the rule at the time that Guam adopted California\rquote s probate code, was that }{ \lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the probate court has no jurisdiction to determine adverse claims to the properties of an estate . . . when asserted by a stranger to said estate.}{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re Dabney}{ \i\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid9582321 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 234 P.2d 962, 965 (Cal. 1951) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In re King\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 248 P. 519, 520 (Cal. 1926)).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A \'93stranger to the estate\'94 is a person not in \'93privity\'94 with the probate proceedings.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Linnick}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 217 Cal. Rptr. at 556.}{\lang2057\langfe1033\langnp2057\insrsid8010800 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 [20]}{\lang2057\langfe1033\langnp2057\insrsid8010800\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 There are two general lines of cases where a party has been found to be in privity with the estate for the purposes of establishing the jurisdiction of a probate court.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 Cent. Bank v. Super. C}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 t}{\i\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 285 P.2d 906, 909 (Cal. 1955).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The first and most common involve controversies \'93 between the estate or those acting in its behalf and the executor or administrator thereof acting in his personal capacity.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 An attorney, for example, acting on behalf of the }{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 estate}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and claiming part of the estate as his own has been held to be in privity with the estate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 In r}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 e De Barry\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 111 P.2d 728, }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 734}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (Cal. Dist. Ct. Ap}{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 p. 1941).}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid2964257\charrsid9582321 A second category is}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \'93 controversies involving particular property claimed by the estate and . . . conceded by both parties to be or to have been acquired by the claimant in the course of probate proceedings.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Central Bank}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 285 P.2d at 909-10.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A person acquiring property from an estate while it is open in probate is \'93subject to the perils of the proceeding\'94 and therefore bound by the final decree just as an heir, devi see, or legatee would be.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Bordallo v. Torres}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , No. 89-00013A, 1989 WL 265036}{\lang2057\langfe1033\langnp2057\insrsid14752420\charrsid9582321 , at *4}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (D. Guam App. Div.}{\lang2057\langfe1033\langnp2057\insrsid8277764\charrsid9582321 Sept. 26, }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 1989); }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In Re Dobbins' Estate}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 97 P.2d 1051, 1054 (Cal. Dist. Ct. App. 1940); }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 3013.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid12413007 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [21]}{\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Neither of these exceptions applies to Limtiaco.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 He had no special relationship to the estate as executor or administrator, and he acquired the deeds to the disputed property long before the probate proceedings began.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Although his creditor\rquote s claim for fune ral expenses was properly before the probate court, he was a stranger to the estate with regard to his unrelated claim to title in the disputed property.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The probate court lacked jurisdiction to hear Limtiaco\rquote s }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 property}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 claim and therefore properly }{\lang2057\langfe1033\langnp2057\insrsid1919362\charrsid9582321 declined to rule}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 on the question of title.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Limtiaco could not have quieted title to the disputed property in the probate proceeding, even if he so desired.} {\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Moreover, because it lacked jurisdiction over the matter, the probate court\rquote s distribution of Lot 1 to Zahn en and his sister was only conclusive as to the rights of Zahnen and his sister and did not extinguish Limtiaco\rquote s claim to title.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 15 GCA \'a7 3013; }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 see also}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Shelton}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 234 P.2d at 1014; }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Carlson}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 12 P.2d at 166.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 Because the probate court had no jurisdiction over Limtiaco \rquote s claim, it had no authority to issue a \'93final judgment on the merits}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 ,}{\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 \'94 and claim preclusion does not apply.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 Trans Pac. Exp. Co}{\lang2057\langfe1033\langnp2057\insrsid7754061\charrsid9582321 ., 2000 Guam 3 \'b6 16. }{ \lang2057\langfe1033\langnp2057\insrsid12413007 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [22]}{\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The principal case relied upon by Zahnen, }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Bordallo v. Torres}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , can be easily distinguished from the instant case.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Bordallo}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , appellant }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Torres }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 was an attorney for the administrator of an estate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 1989 WL 265036, }{\lang2057\langfe1033\langnp2057\insrsid14752420\charrsid9582321 at }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 *1.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 At some point during the probate proceedings, }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Torres }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 acquired title to property within the estate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 at *2.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In the decree of final distribution, the property was instead given to }{\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid9582321 A}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ppellee}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Bordallo}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In a subsequent quiet title action, }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Torres\rquote }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 claim to title was found to be barred by claim preclusion because the final distribution had already settled the claim.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id.}{ \lang2057\langfe1033\langnp2057\insrsid14752420\charrsid9582321 at }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 *}{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 4}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The District Court of Appeals correctly concluded that because }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Torres}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 had acquired the property during the probate proceedings, the decree of final distribution was conclusive as to his subsequent claim to title.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Id}{\i\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 ; }{ \i\lang2057\langfe1033\langnp2057\insrsid14752420\charrsid9582321 see also }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Dobbins}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 97 P.2d at 1054.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The anal}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 ysis above also reveals that Torres}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , unlike Limtiaco, was in privity with the estate for two reasons.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 First, he was in privity with the estate because of his relationship as attorney for the estate\rquote s administrator.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 De Barry}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 111 P.2d at 734}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (attorney }{\lang2057\langfe1033\langnp2057\insrsid8277764\charrsid9582321 hired by the executrix}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 not a stranger to the estate).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Second, he was in privity with the estate for having acquired property from the estate while the estate was still opened in probate.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Central Bank}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 285 P.2d at 909-10.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Thus}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , unlike here,}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the probate court had jurisdiction to conclusively determine title to the property in question as to }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Torres\rquote }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 claim.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 B.}{\b\lang2057\langfe1033\langnp2057\insrsid9582321 }{\b\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 Limtiaco\rquote s Claim I}{ \b\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 s Not }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Barred by Laches}{\b\lang2057\langfe1033\langnp2057\insrsid12413007 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [23]}{\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 \tab }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Although asserting laches offensively is a somewhat unusual tactic, we will consider the argument given that either party could have been in the role of plaintiff under the circumstances of this case.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See }{\i\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 Village of Wagon Mound v. Mora Trust}{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 ,}{ \i\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 2003-NMCA-035, \'b6 41, 133 N.M. 373, }{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 62 P.3d 1255}{ \lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 (\'93[W]e see no theoretical reason why laches can only be asserted in defense.\'94); }{ \i\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 but see}{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 Enviro Properties, Corp. v. Armco, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 , 2001 WL 306874, at *3 (Conn. Super. Ct. 2001) (\'93}{\lang2057\langfe1033\langnp2057\insrsid15161265\charrsid9582321 Laches may only be employed as an equitable defense.}{ \lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 \'94).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A person wishing to assert the defense of laches must prove }{ \lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 \'93\lquote (1) lack of diligence by the party against whom the defense is asserted, and (2) prejudice against the party asserting the defense.\rquote \'94 }{ \i\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 Duenas v. Guam Election Comm'n.,}{\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 2008 Guam 1 \'b6 17 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 Guam Election Comm\rquote n v. Responsible Choices for All Adults Coalition}{\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 , 2007 Guam 20 \'b6 77).}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid5648469 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 1}{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{ \b\lang2057\langfe1033\langnp2057\insrsid9582321 }{\b\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 Limtiaco\rquote s Delay Did Not Constitute}{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 a Lack of Diligence}{ \b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\i\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [24]}{\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 \tab }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 The determination of lack of diligence requires that the court consider both the length of the delay between the potential and actual actions and the circumstances surrounding the delay.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 In re Beaty}{\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 , 306 F.3d 914, 927 (9th Cir. 2002).}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 The proof of lack of diligence must be made using \'93particularized evidence\'94 that the delay is unreasonable, }{ \lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 and}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 \'93[m]ere delay alone will not establish laches.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Zahnen argues that Limtiaco should have filed suit in 1974 after he and his wife received the warranty deed.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 He a rgues that Limtiaco should have filed a breach of contract claim against the Zahnens for failing to record the deeds.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We presume that the reason Zahnen does not assert that Limtiaco had a duty to simply register his claim is that, as the lower court correctly noted, he could not have done so without the assistance of the Zahnens.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 In support of this conclusion, the lower court pointed to 21 GCA \'a7 29149, which says in part:}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 A registered owner of land desiring to transfer his whole estate }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 or interest therein, or some part or parcel thereof}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 . . . }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 may execute an instrument of conveyance in any form authorized by law for that purpose.}{\i\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Upon filing such instrument at the registrar\rquote s office,}{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and surrendering to the registrar the duplicate certificate of title, }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 the t ransfer shall be complete and the title so transferred shall vest in the transferee; thereupon, the registrar shall issue in duplicate . . . a new certificate. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 21 GCA \'a7 29149}{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 (2005)} {\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The Zahnens were registered owners of Lot 1, and only t hey had the duplicate certificate of title necessary to register the Limtiacos\rquote claim to the disputed property within Lot 1.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The failure to register the Limtiacos\rquote interest in the disputed property was due in large part to the Zahnens\rquote failure to travel to the registrar\rquote s office to assist in registering the two deeds.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Moreover, the lower court}{\lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 s findings of fact include (1) that Limtiaco paid Mr. Zahnen $500 for }{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 the costs of recording the deed;}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 (2) that Limtiaco again paid Mr. Zahnen $200 for the cost of gas incurred while making the trip to record the de}{\lang2057\langfe1033\langnp2057\insrsid8268588\charrsid9582321 ed;}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 and (3) that Mr. Zahnen promised to record the deed.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid11941479\charrsid9582321 From the record it appears that}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Limtiaco did make a significant effort to get the Zahnens\rquote assistance in registering the deeds.}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [2}{\b\lang2057\langfe1033\langnp2057\insrsid278502\charrsid9582321 5}{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 ]}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Limtiaco argues that his rights to the disputed property were secure and that he was not obligated to vindicate those rights in court.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 He points to the statute of frauds, 21 GCA \'a7 4101, which states in part that \'93 [a]n estate in real property . . . can be transferred only by operation of law, or by an instrument in writing, subscribed by the party disposing of the same, or by h}{\lang2057\langfe1033\langnp2057\insrsid6818387\charrsid9582321 is agent thereunto authorized by}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 writing.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid9119785\charrsid9582321 21}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 GCA \'a7 4101}{\lang2057\langfe1033\langnp2057\insrsid9119785\charrsid9582321 (2005)}{\lang2057\langfe1033\langnp2057\insrsid6782416\charrsid9582321 .}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Title 21 GCA \'a7 4102 provides an example of how such a transfer could be accomplished with only two unembellished sentences.}{ \cs44\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 7{\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid12413007 \tab }{\cs44\super\insrsid12413007 7}{\fs20\insrsid12413007\charrsid10093497 }{\b\fs20\insrsid12413007\charrsid10093497 \'a7 4102. Form of Grant.}{\fs20\insrsid12413007\charrsid10093497 \par }\pard \qj \li720\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13906898 {\fs20\insrsid12413007\charrsid10093497 A grant of an estate in real property may be made in substance as follows: \par }\pard \qj \li1440\ri1440\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin1440\lin1440\itap0\pararsid13906898 {\fs20\insrsid12413007\charrsid10093497 I, }{\i\fs20\insrsid12413007\charrsid16012925 A.B.}{\fs20\insrsid12413007\charrsid10093497 , grant to }{\i\fs20\insrsid12413007\charrsid16012925 C.D.}{\fs20\insrsid12413007\charrsid10093497 , all that real property situated in (insert location), bounded (or described) as follows: \par (Here insert description, or if the land sought to be conveyed has a descriptive name, it may be described by the name, as for instance, }{\i\fs20\insrsid12413007\charrsid10093497 The Norris Ranch}{\fs20\insrsid12413007\charrsid10093497 .) \par Witness my hand this (insert day) day of (insert month and year.) \par }\pard \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 {\fs20\insrsid12413007\charrsid10093497 21 GCA \'a7 4102}{\fs20\insrsid12413007 (2005)}{\fs20\insrsid12413007\charrsid10093497 .}{ \fs20\insrsid12413007 \par }}}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We must assume then, as the lower court did, that the 1974 and 1982 deeds properly conveyed title to the Limtiacos.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Although an unregistered deed is not afforded the same protections as a registered one, for example, protection from adverse possession, see 21 GCA \'a7 29140}{\lang2057\langfe1033\langnp2057\insrsid9119785\charrsid9582321 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , it does not follow that an unregistered deed is somehow an imperfect vestment of title.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Rather, as the law clearly states, \'93 [a]n unrecorded instrument is valid as between the parties thereto and those who have notice thereof.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 21 GCA \'a7 37105}{ \lang2057\langfe1033\langnp2057\insrsid9119785\charrsid9582321 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We do not disturb the lower court\rquote s finding that Zahnen and his sister had notice of the deeds}{\lang2057\langfe1033\langnp2057\insrsid6782416\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 [2}{\b\lang2057\langfe1033\langnp2057\insrsid278502\charrsid9582321 6}{\b\lang2057\langfe1033\langnp2057\insrsid12413007\charrsid9582321 ]}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Once title was conveyed through the deeds, nothing more was required to vest title in Limtiaco under the laws of Guam.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 The general rule appears to be that once title is vested, an owner cannot be guilty of laches for failing to do more in exercise of those rights.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 See Village of Larchmont v. City of New Rochelle}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 418 N.Y.S.2d 966, 969 (N.Y. Sup. Ct. 1979) (\'93Laches cannot deplete legal title for the law exacts no diligence as a condition to the retention of title to property\'94).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 This doctrine has been applied to bar laches as a defense to adverse possession.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Marriage v. Keener}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 31 Cal. Rptr. 2d 511, 513-14 (Ct. App. 1994); }{ \i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Lewis v. Johnson,}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 507 So. 2d 918, 921 (Ala.}{\lang2057\langfe1033\langnp2057\insrsid6782416\charrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 1987).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We find laches even less applicable to the present case, where title was conveyed by a written instrument rather than operation of law.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 We do not go so far as to hold as a matter of law that laches cannot operate to extinguish title, but it would be a rare case indeed where a party could be divested of title merely for delay in the exercise of his or her rights.}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid278502\charrsid9582321 [27]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Limtiaco may have failed to convince his wife\rquote s uncle, Mr. Zahnen, to register the deeds, but his failure to drag Mr. Zahnen into court cannot be construed as a lack of diligence.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Nothing in the record contradicts the assumption that the Zahnens and Limtiacos were anything but good neighbors.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 To find that laches applies in the instant case would have the effect of encouraging otherwise secure claimants, similarly situated, to immediately file a court action or risk losing their claim forever.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 As one judge observed, it is unwise for courts to make rules that \'93 tend to encourage litigation in situations where the parties, but for this court's decision, could agree to peaceful co-existence.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Swank, Inc. v. Ravel Perfume Corp.}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 , 438 F.2d 622, 624 (C.C.P.A. 1971) (Lane, J., concurring).}{\lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 2.}{\b\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \b\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 Zahnen W}{\b\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 as }{\b\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 Not }{ \b\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Prejudiced by the Lack of Witnesses}{\b\lang2057\langfe1033\langnp2057\insrsid278502 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\b\lang2057\langfe1033\langnp2057\insrsid278502\charrsid9582321 [28]\tab }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 We }{ \lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 also consider }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 whether Zahnen was prejudiced due to the Limtiacos\rquote delay in registering their property.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 See Duenas}{\lang2057\langfe1033\langnp2057\insrsid3738149\charrsid9582321 , 2008 Guam 1 \'b6 17.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Zahnen certainly suffered a loss of witnesses when he found himself unable to call upon either the Zahnens or Mrs. Limtiaco to testify at trial.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Prejudice, however, }{\lang2057\langfe1033\langnp2057\insrsid13450547\charrsid9582321 \'93\lquote }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 must be affirmatively demonstrated by the defendant in order to sustain his burdens of proof and the production of evidence on the issue.}{\lang2057\langfe1033\langnp2057\insrsid13450547\charrsid9582321 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 \'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Bono v. Clark}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 128 Cal. Rptr. 2d 31, 38 (Ct. App. 2002) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Miller v. Eisenhower Med. Ctr.}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 614 P.2d 258, 264 (Cal. 1980)).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Zahnen argues that Mr. and Mrs. Limtiaco had differing accounts about their acquisition of the disputed property.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 In her deposition,}{ \cs44\lang2057\langfe1033\langnp2057\insrsid10701252\charrsid9582321 8{\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13906898 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \insrsid10701252 \tab }{\cs44\super\insrsid10701252 8}{\fs20\insrsid10701252\charrsid10093497 The deposition of Fidela Limtiaco }{\fs20\insrsid10701252 was}{\fs20\insrsid10701252\charrsid10093497 related to the probate proceeding}{\fs20\insrsid10701252 rather than the quiet title action. }}}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Mrs. Limtiaco testified that the original agreement was for the Zahnens and Limtiacos to exchange parcels of land for the construction of swimming pools.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 She also claimed that later the Zahnens wanted to sell the disputed property for $5,000 but eventually gave it to them as a gift instead.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Limtiaco, on the other hand, testified that he twice paid $2,500 to the Zahnens, once for each of the two deeds.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 At oral argument, Zahnen \rquote s attorney }{\lang2057\langfe1033\langnp2057\insrsid13450547\charrsid9582321 conced}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 ed that Mrs. Limtiaco\rquote s deposition was admitted into evidence during the trial.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid278502 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid278502\charrsid9582321 [29]\tab }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Zahnen argues that he was prejudiced because \'93the trial court could not hear [Mrs. Limtiaco\rquote s] testimony as to why she never asked her aunt and uncle to complete the sale or sales.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid9582321 Appellant\rquote s}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Brief, p. 14 (May 24, 2007).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 He also argues that because of the absence of Mrs. Limtiaco and the Zahnens \'93one cannot ascertain the true facts of the transaction or transactions between the elder Zahnens and the Limtiacos.\'94}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Appellant\rquote s Brief, p. 14.}{\i\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 However, it does not automatically follow from these assertions that Zahnen was prejudiced without more evidence as to how Mrs. Limtiaco and the Zahnens might have testified at trial.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 See Bono}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 128 Cal. Rptr. 2d at 38 (finding that the unavailability of a deceased witness to a transaction is not by itself evidence of prejudice).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 If Zahnen is asking this court to speculate as to the existence of some underlying contract or condition regarding the sale, we decline to do so.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Zahnen, not the court, has the burden of providing \'93particularized evidence\'94 that the absence of witnesses prejudiced him.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 In re Beaty}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 306 F.3d at 927.}{\lang2057\langfe1033\langnp2057\insrsid10701252 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10701252\charrsid9582321 [30]\tab }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 In fact, the evidence in this case suggests that neither the Zahnens nor Mrs. Limtiaco would have substantially contradicted Limtiaco\rquote s version of events.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 See}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Salter v. Hamiter}{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 , 887 So. 2d 230, 241 (Ala. 2004) (}{\lang2057\langfe1033\langnp2057\insrsid13450547\charrsid9582321 finding}{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 no prejudice caused by a thirty-three year delay in registering deeds, in part because a number of disinterested witnesses confirmed the deceased grantor\rquote s intention).}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Limtiaco\rquote s testimony was supported by a number of documents, including two signed deeds and cancelled checks to the Zahnens.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 As heirs to the Zahnens\rquote combined estate, including, presumably, their documents, Zahnen and his sister were of course free to submit any of those documents at trial.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 With the exception of Mrs. Limtiaco\rquote s deposition testimony, admitted at trial, that the disputed property may have been given as a gift or in exchange for another parcel, no other evidence or argument contradicting Limtiaco\rquote s version of events appears in the record of this appeal.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid596588\charrsid9582321 Zahnen therefore fails to demonstrate that he was prejudiced by the unavailability of witnesses.}{ \lang2057\langfe1033\langnp2057\insrsid596588 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10701252\charrsid9582321 [31]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Because nothing in the record indicates that Limtiaco lacked diligence in failing to register his deeds or bring suit, and because the record fails to show that the delay caused prejudice to Zahnen, the co urt did not abuse its discretion in finding that the doctrine of laches does not apply.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 See}{ \lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 }{\i\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 In re Beaty}{\lang2057\langfe1033\langnp2057\insrsid16012925\charrsid9582321 , 306 F.3d at 926.}{ \lang2057\langfe1033\langnp2057\insrsid10093497 \par }{\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid10093497 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9582321 {\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid9582321 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10701252\charrsid9582321 [32]}{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 \tab Limtiaco could not have brought a quiet title claim before the probate court because the court lacked jurisdiction to decide that claim.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Limtiaco was not precluded, therefore, from defending his title to the disputed property in a later quiet title suit before a court of general jurisdiction.}{\lang2057\langfe1033\langnp2057\insrsid9582321 }{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Nor was there any obligation on Limtiaco, as titleholder of the disputed property, to bring forth his claim sooner or suffer the bar of laches.}{ \lang2057\langfe1033\langnp2057\insrsid9582321 }{\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 Therefore, the judgment of the lower court is }{\b\lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 AFFIRMED}{ \lang2057\langfe1033\langnp2057\insrsid10093497\charrsid9582321 .}{\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid9582321 \par \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid5648469 RICHARD H. BENSON \par Justice }{\b\i\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid5648469 Pro Tempore}{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid5648469 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid5648469 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid5648469 ROBERT J. TORRES}{\b\lang2057\langfe1033\langnp2057\insrsid6242647\charrsid5648469 , JR}{ \b\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid5648469 \par }{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid5648469 Associate }{\b\lang2057\langfe1033\langnp2057\insrsid5648469\charrsid5648469 Justice}{\b\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid5648469 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid5648469 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5648469 {\b\lang2057\langfe1033\langnp2057\insrsid9312651\charrsid5648469 F. PHILIP CARBULLIDO \par Chief Justice}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid5648469 \par }}