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{\title \'93this is a quote, has said, of me saying \'91this is a quote\'92\'94}{\author ruddley_e}{\operator ruddley_e}{\creatim\yr2011\mo12\dy13\hr8\min28}{\revtim\yr2011\mo12\dy13\hr8\min31}{\version1}{\edmins3}{\nofpages7}{\nofwords2712}
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid16082201\charrsid16082201 Sananap v. Cyfred}{\i\fs20\lang1033\langfe0\langfenp0\insrsid15423298 , Ltd.}{\fs20\insrsid16082201\charrsid16082201 , 2011 Guam }{
\fs20\lang1033\langfe0\langfenp0\insrsid8090828 22}{\fs20\insrsid16082201\charrsid16082201 , Opinion\tab Page }{\field{\*\fldinst {\cs18\fs20\insrsid16082201\charrsid16082201  PAGE }}{\fldrslt {\cs18\fs20\lang1024\langfe1024\noproof\insrsid14550062 7}}}{
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 IN THE SUPREME COURT OF GUAM
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\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 KINI B. SANANAP AND IOWANA SANANAP ET. AL.,
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Plaintiffs-Appellees,
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\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Defendant-Appellant.}{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
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\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Supreme Court Case No. CVA09-025
\par Su}{\lang2057\langfe1033\langnp2057\insrsid14550062 perior Court Case No. CV1448-02}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
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\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 December 6, 2011
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\par Argued and submitted October 14, 2009
\par Hag\'e5t\'f1a, Guam
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\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 :}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par Curtis C. Van de veld, }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Esq}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par Historical Bldg., Second Fl}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par 123 Hernan Cortes Ave.
\par Hag\'e5t\'f1a, GU 96910}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 \cell }{\ul\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Appearing for Plaintiffs-Appellees}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 :
\par Wayson W.S. Wong, }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Esq}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .
\par 126 Hesler Pl, Apt. A-1
\par Hag\'e5t\'f1a, GU 96910}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
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\par BEFORE:}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO}{\cs16\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14550062 \tab }{\cs16\super\insrsid14550062 \chftn }{
\insrsid14550062  On January 18, 2011, Associate Justice F. Philip Carbullido was sworn in as Chief Justice of the Supreme Court of Guam. The }{\insrsid14550062\charrsid13261440 signatures 
in this opinion reflect the titles of the justices at the time this matter}{\insrsid14550062  was considered and determined.}}}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , Associate Justice; KATHERINE A. MARAMAN, Associate Justice.

\par 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 MARAMAN, J.}{\b\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par [1]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Defendant-Appellant Cyfred, Ltd. (\'93Cyfred\'94) appeals a September 17, 2009 Decision and Order denying Cyfred\rquote 
s Application to Recall and Quash a Writ of Execution issued on June 17, 2009 and to Add All Appropriate Plaintiffs to the Judgment prior to execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Because the June 17, 2009 writ of execution and any levies made on specific properties expired pursuant to Title 7 GCA \'a7\'a7 23104 and 23109, the appeal of the Decision and Or
der recalling and quashing the writ of execution is now moot.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Accordingly, we dismiss this appeal}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 I. Factual and Procedural Background}{
\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [2]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
The underlying dispute in this case has already been before this court multiple times on appeal, and the details are fully described in the prior opinions.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See Yanfag v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2009 Guam 16; }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
Abalos v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  (}{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Abalos II}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ), 2009 Guam 14; }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  (}{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap II}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ), 2009 Guam 13; }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  (}{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap I}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ), 2008 Guam 10; }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Abalos v. Cyfred, Ltd.}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  (}{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Abalos I}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ), 2006 Guam 7}{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Indeed, there is another appeal before us pertaining to
 very similar issues.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See Sananap, et al. v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , CVA09-014.
}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 By way of a brief summary, Cyfred sold lots in the Gill-Baza Subdivision but failed to install sewer lines.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap II}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2009 Guam 13 \'b6 2; }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap I}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2008 Guam 10 \'b6 2.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Kini and Iowana Sananap, purchasers of one of the lots, filed a complaint against Cyfred seeking damages.}{\cs16\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 \chftn 
{\footnote \pard\plain \s15\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid14550062 \chftn }{\insrsid14550062 
 Other landowners in the Gill-Baza Subdivision also brought suits against Cyfred, some asking for rescission of their contracts, others for monetary damages.  }{\i\insrsid14550062 See, e.g.}{\insrsid14550062 , }{\i\insrsid14550062 Yanfag}{
\insrsid14550062 , 2009 Guam 16; }{\i\insrsid14550062 Abalos II}{\insrsid14550062 , 2009 Guam 14.}}}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap I}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2008 Guam 10 \'b6 2.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
The Sananaps later moved to join as additional plaintiffs forty owners of thirty-three lots in the Gill-Baza Subdivision, which the trial court granted.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Record on Appeal (\'93RA\'94), tab 126 at 4 (Dec. & Order, May 5, 2006).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
The trial court issued an amended judgment (\'93Sewer Judgment\'94) for approximately $580,000.00 in damages and $125,314.43 in attorney\rquote s fees and costs.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap II}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2009 Guam 13 \'b6 6.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Cyfred initially appealed both the damages and attorney\rquote s fees awards, but later amended its notice of appeal to challenge only the award of attorney\rquote s fees.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id.}{\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [3]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Only six plaintiffs (hereinafter \'93judgment creditors\'94) have
 recoveries under the Sewer Judgment.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Excerpts of Record (\'93ER\'94) at 1-2 (First Am. Judgment, Sept. 22, 2006).}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 After this court\rquote s opinion was issued in }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Sananap II}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , the trial court issued its Findings of Fact and Conclusions of Law stating that \'93every proven owner at the Gill-Baza Subdivision has a right to be part of the judgment.\'94}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 RA, tab 169 at 22 (Finds. Fact & Concl. L., Aug. 19, 2008).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Three years after the Sewer Judgment}{\lang2057\langfe1033\langnp2057\insrsid14550062\delrsid5926016\charrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
was issued, the trial court issued a Decision and Order granting the judgment creditors\rquote  motion to issue a writ of execution against Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Appellees\rquote  Supplemental Excerpts of Record (\'93SER\'94) at 6 (Dec. & Order, May 29, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Cyfred appealed the May 29, 2009 Decision and Order.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See
 Sananap v. Cyfred, Ltd.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , Supreme Court Case No. CVA09-014 (Not. of Appeal, June 5, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The trial court issued a writ of execution on June 3, 2009, but Cyfred successfully moved to quash the writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 SER at 10 (Writ of Execution, June 5, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Subsequently, a second
{\*\bkmkstart OLE_LINK3}{\*\bkmkstart OLE_LINK4} writ of execution was issued on June 17, 2009 and Cyfred attempted to quash the second writ of execution as well arguing that, first, it purports to execute on a judgment for plaintiffs who have not been
 added to the judgment at issue.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Second, Cyfred argues that the second writ of execution does not sufficiently or accurately 
describe the property to be sold by execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Third, it seeks to execute against property interests which
 by the terms of the June 17, 2009 writ of execution, Cyfred has no interest in such property.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Lastly, the second writ of execution 
improperly qualifies Cyfred\rquote s right to determine the order of sale of its property by stating that Cyfred may only \'93reasonably direct the order in which the property levied, real or personal, shall be sold.\'94}{
\lang2057\langfe1033\langnp2057\insrsid14550062 {\*\bkmkend OLE_LINK3}{\*\bkmkend OLE_LINK4} }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 SER at 11-12 (Objection to the Substance and Form of the Writ of Execution, July 13, 2009).}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Cyfred timely appealed the Decision and Order denying Cyfred\rquote s Application to Recall and Quash the second writ of execution.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Guam R. App. P. 4; Notice of Appeal, Oct. 14, 2009.}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 II. Jurisdiction}{\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 \cbpat8 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [4]}{\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 This court has jurisdiction over the decision and order pursuant to 7 GCA \'a7 25102 (2005) and 7 GCA \'a7\'a7 3107 and (3108) (2005).}{\lang2057\langfe1033\langnp2057\insrsid14550062  

\par }{\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 III. ANALYSIS}{\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\caps\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 A. Mootness of the Appeal}{\b\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par [5]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Although we have jurisdiction to review the denial of the motion to quash the writ of execution, we first address the 
judgment creditors\rquote  argument that the appeal is moot because of the expiration of the second writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
In deciding whether the instant appeal is moot, it is important to distinguish the two orders on appeal.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The 
May 29, 2009 Decision and Order appealed in Supreme Court Case Number CVA09-014 involves the trial court\rquote s decision to proceed with the execution of the Sewer Judgment.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 By contrast, the September 14, 2009 Decision and Order at issue in this appeal pertains specifically to the trial court\rquote s decision to deny Cyfred\rquote s Application to Recall and Q
uash the second writ of execution issued on June 17, 2009.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Unlike the September 14, 2009 Decision and Order,
 the trial court may still issue subsequent writ of executions under the May 29, 2009 Decision and Order.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Here, the judgment creditors
 assert that the appeal is moot because the second writ of execution expired in December 2009 and thus, the September 14, 2009 Decision and Order has no further effect.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Appellees\rquote  Br. at 12-13 (Nov. 18, 2010).}{\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [6]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 It is well-settled that \'93
the existence of an actual controversy is an essential requisite to appellate jurisdiction.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Tumon Partners, LLC v. Shin}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2008 Guam 15 \'b6 37 (citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 \'93A claim becomes moot 
only when the issues are no longer live or the parties lack a legally cognizable interest in the outcome.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 . (citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 \'93The test for mootness is whether \lquote 
the issues involved in the trial court no longer exist\rquote  because intervening events . . . [have] render[ed] it impossible for the [reviewing] court to grant the complaining party effectual relief.\'94}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 . (quoting }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In re A Minor}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 537 N.E. 2d 292 (Ill. 1989)) (alterations in original).}{\lang2057\langfe1033\langnp2057\insrsid14550062  
}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 An appeal is moot when it \'93presents or involves no actual controversy, interests or rights of the parties, or where the issues have ceased to exist.\'94}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 . (citation omitted).}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Furthermore, a dismissal of an appeal results \'93
when, by virtue of an intervening event, the appellate court cannot grant effectual relief whatever in favor of the appellant.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 . (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Town House Dep\rquote t Stores, Inc.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ,}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  2000 Guam 32 \'b6 9).}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [7]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In making the argument for mootness on the basis that the second 
writ of execution expired, the judgment creditors rely on the last paragraph of the writ of execution, which states:}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
Make return of this Writ of Execution within 60 days after you receive it with endorsement on this writ of what you have done; you are entitled to add to the amount levied and collected the cost for this writ and your fees on such writ. }{
\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par ER at 12 (Writ of Execution, June 17, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The marshal attempted to execute the writ of execution sometime in October 20, 2009
, thereby suggesting that the marshal was in receipt of the second writ of execution as early as October 2009.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 R
A, tab 1104 (Return of Execution, Oct. 20, 2009); RA, tab 1104.1 (Return of Execution, Oct. 20, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The judgment creditors, therefore,
 argue that the second writ of execution expired sometime in December 2009, or sixty days after the marshal\rquote s receipt thereof.}{\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [8]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The 60-day reference in the second writ of execution 
stems from 7 GCA \'a7 23104, which provides: \'93The {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}execution }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 may }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
be made returnable, at any time not less than ten (10) nor more than sixty (60) days after its receipt by the marshal, to the clerk of the court.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 When the execution is returned, the clerk must attach it to the judgment roll{\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2}.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 7 GCA \'a7 23104 (2005) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Title 7 GCA \'a7
 23109, which describes what property is subject to execution, states, in part, as follows: \'93Until a levy, the property is not affected by the execution, }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
but no levy shall bind any property for a longer period than one (1) year from the date of issuance of the execution}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 7 GCA \'a7 23109 (2005) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [9]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The use of the word \'93may\'94 in section 23104 
implies that its terms are intended to be permissive, rather than mandatory.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See, e.g.}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 United States v. Rogers}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 461 U.S. 677, 706 (1983) (
\'93The word \lquote may,\rquote 
 when used in a statute, usually implies some degree of discretion, but that commonsense principle of statutory construction is by no means invariable and can be defeated by indications of legislative intent to the contrary . . . .\'94);}{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  Isle Royale Boaters Ass\rquote n v. Norton}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 330 F.3d 777, 783 n.1 (6th Cir. 2003).}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 But see Cortez Byrd Chips, Inc. v. Bill Harbert Constr. Co.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
, 529 U.S. 193, 199 (2000) (\'93The mere use of \lquote may\rquote  is not necessarily conclusive of congressional intent to provide a permissive or discretionary authority.\'94).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In this case, the second writ of execution may be returned anytime between ten to sixty days after the issuance of the writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Notably, the statute does not indicate whether the writ of execution becomes null and void after sixty days.}{\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [10]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In contrast to the permissive language of section 
23104, other state statutes on writ of execution provide explicit and mandatory time limits.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 For instance, in Minnesota, a \'93
writ of execution }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 expires}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  180 days after its issuance by the court administrator.\'94 Minn. Stat. Ann. \'a7 550.051 (
West 2011) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In Washington, \'93the execution }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 shall}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  be returned with a report of proceedings under the writ within }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 sixty}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  days after its date to the clerk who issued it.\'94 Wash Rev. Code Ann. \'a7 6.17.20 (West 2011) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In New Hampshire, \'93The Writ of Execution }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 will become void}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  after }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 ninety}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
 days from the date of issue and if the sheriff is unable to find any property of the defendant, it }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 should be returned}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
 to the court.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 N.H. Rev. Stat. Ann. \'a7 4:20 (2011) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Likewise, Oregon requires that \'93[t]he sheriff }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 shall}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
 make a return on the writ of execution to the court administrator within }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 60}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  days after the sheriff receives the writ.
\'94 Or. Rev. Stat. Ann. \'a7 18.872 (West 2011) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
In these states in which the statutory provision is directory, a writ of execution ceases to have any effect when the statutory period has expired.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Bond v. Busch}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 313 N.W. 2d 704, 706 (N.D. 1981) ( \'93A writ of execution which does not direct the foreclosure of a lien
 on specific property and under which property has not been taken into possession of the sheriff within the sixty-day period no longer is valid.\'94).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The very short time limits (e.g. ranging from sixty days to one hundred twenty days) in these jurisdictions suggest that the effectiveness of a writ of execution is generally short-lived.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par //
\par //
\par //}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [11]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Guam\rquote s section 23104 was derived from California\rquote 
s Code of Civil Procedure \'a7 683, and the language is nearly identical.}{\cs16\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 \chftn {\footnote \pard\plain 
\s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14550062 \tab }{\cs16\super\insrsid14550062 \chftn }{\insrsid14550062  }{
\insrsid14550062\charrsid3414594 It is of significance to note that the permissive language of }{\insrsid14550062 section}{\insrsid14550062\charrsid3414594  683 starkly differs from the more precise and mandatory language of California Code }{
\insrsid14550062 of Civil Procedure \'a7}{\insrsid14550062\charrsid3414594  699.560, the current writ of execution statute that superseded }{\insrsid14550062 section}{\insrsid14550062\charrsid3414594  683.  }{\i\insrsid14550062 See }{\insrsid14550062 
Cal. Civ. Proc.}{\insrsid14550062\charrsid3414594  }{\insrsid14550062 Code }{\insrsid14550062\charrsid3414594 \'a7 699.560}{\insrsid14550062 (a) (West 2011).  }{\insrsid14550062\charrsid3414594 Specifically, California Code }{\insrsid14550062 
of Civil Procedure }{\insrsid14550062\charrsid3414594 \'a7 699.560}{\insrsid14550062 (a)}{\insrsid14550062\charrsid3414594  provides, in pertinent part, that \'93[t]he writ }{\i\insrsid14550062\charrsid3414594 expires}{\insrsid14550062\charrsid3414594 
 and}{\insrsid14550062  . . . }{\i\insrsid14550062\charrsid3414594 shall}{\insrsid14550062\charrsid3414594  return [] to the court }{\insrsid14550062 . . . }{\insrsid14550062\charrsid3414594 (1) }{\insrsid14550062 [}{\i\insrsid14550062\charrsid3414594 t}{
\insrsid14550062\charrsid11357222 ]}{\i\insrsid14550062\charrsid3414594 wo}{\insrsid14550062\charrsid3414594  }{\i\insrsid14550062\charrsid3414594 years}{\insrsid14550062\charrsid3414594  from the date of issuance of the writ,\'94 but \'93
[i]f no levy takes place under the writ within 180 days after its issuance, promptly after the expiration of the 180-day period.\'94  }{\i\insrsid14550062 Id.}{\insrsid14550062 (emphasis added)}{\insrsid14550062\charrsid3414594 
.  Such language clearly dictates a time limitation of two years or 180 days depending on whether any levy was made under the writ of execution.}}}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Older California cases that have interpreted the permissive language of section 683 suggest that a writ of execution indeed expires after sixty days.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 For instance, in}{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  Southern California Lumber v. Ocean Beach Hotel Co.}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 29 P. 627 (Cal. 1982), the plaintiff obtained a judgment for damages and thereafter obtained a writ of enforcement.}{\cs16\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\fs20\super\insrsid14550062\charrsid13437667 \chftn }{
\fs20\insrsid14550062\charrsid13437667  The plaintiff}{\fs20\insrsid14550062 s}{\fs20\insrsid14550062\charrsid13437667  }{\fs20\insrsid14550062 in that case }{\fs20\insrsid14550062\charrsid13437667 argue}{\fs20\insrsid14550062 d}{
\fs20\insrsid14550062\charrsid13437667  that a writ of enforcement is not an execution within the meaning of section 683, hence }{\fs20\insrsid14550062 there is }{\fs20\insrsid14550062\charrsid13437667 no limitation of time with}{\fs20\insrsid14550062 
in which it must be returnable.}{\fs20\insrsid14550062\charrsid13437667  }{\fs20\insrsid14550062  }{\fs20\insrsid14550062\charrsid13437667 The court rejected this argument and found that a writ of enforcement is within the definition of a
 writ of execution. }{\fs20\insrsid14550062  }{\i\fs20\insrsid14550062 So. Cal. Lumber}{\fs20\insrsid14550062\charrsid13437667 , 29 P. at 627.}}}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 So. Cal. Lumber v. Ocean Beach Hotel Co.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 29 P. 627, 628 (Cal. 1892).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }
{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The sheriff advertised the sale of defendant\rquote s property within the 60-day time limit, but sold the property after the return date of the writ of enforcement.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 {\*\bkmkstart OLE_LINK7}{\*\bkmkstart OLE_LINK8}Id.{\*\bkmkend OLE_LINK7}{\*\bkmkend OLE_LINK8} }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 at 628.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The defendant challenged the validity of the sale, arguing that 
the sheriff sold the property after the writ of enforcement expired.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 The Supreme Court of California found that the sale was valid, in part because the sheriff levied on the property before the expiration of the writ of enforcement.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
As such, the court found that \'93in the absence of some showing that injury has resulted from a delay in making the sale, it should not be set aside merely because it was not made before the return day of the writ.\'94}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id.}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  at 629.}{\i\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Significantly, the court held that in order for a sale occurring after the 60-day time limit to be valid, some kind of seizure must occur before the 60-day time limit expires.}{
\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
The court stated:}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
As the sheriff cannot justify an interference with the possession by the defendant of any of his property, except upon the production of a writ therefore, it is incumbent upon him
 to show that a seizure of the particular property is within the scope of his writ, and if, by the terms of the writ, }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 such seizure is authorized only within a limited period of time}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 a seizure after that time has expired is unauthorized}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , and the sheriff is liable for trespass.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 I
f, however, the sheriff has taken the property within the lifetime of the writ, it has then become lawfully subject to be applied in satisfaction of the judgment, and a sale thereof may be made at any time thereafter.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14550062 {\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .
 at 628 (emphasis added); }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 see also Alonso Inv. Corp. v. Doff}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 551 P.2d 1243, 1244 (Cal. 1976) (\'93[T]he w
rit or order of execution issued pursuant to section 683 may be made returnable \lquote at any time not less than 10 nor more than 60 days\rquote  after receipt of the levying officer.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 No levy may bind property subject to execution for longer than one year after issuance of the writ.\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Partch v. Adams
}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 130 P.2d 244, 250 (Cal. Ct. App. 1942) (\'93[U]nder section 683 execution }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 must}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  be made returnable }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 not more than sixty days}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
 after receipt by the officer.\'94) (emphasis added); }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Cordes v. Hammond}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 203 P. 131, 131 (Cal. Ct. App. 1921) (\'93
[S]ection 683 of the Code of Civil Procedure . . . directs that no return on an execution may be made in less than 10 days }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 nor more than 60 days}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  after its receipt by the sheriff.\'94) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [12]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Because Guam adopted
 its writ of execution statute from California, California case law interpreting section 683 is persuasive authority.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Zurich Ins. (Guam), Inc. v. Santos}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 2007 Guam 23 \'b6
 7 (\'93California case law is persuasive when there is no compelling reason to deviate from California\rquote s interpretation.\'94).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
No compelling reasons have been advanced to depart from California\rquote s case law analyzing its writ of execution statute.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Therefore, 
we adopt California\rquote s interpretation of section 683 and hold that under section 23104, a writ of execution expires after sixty days of its receipt, unless a levy on property has been made.}{\lang2057\langfe1033\langnp2057\insrsid14550062  
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [13]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 If a levy on a property was made 
pursuant to a writ of execution, 7 GCA \'a7 23109 provides that \'93no levy shall bind any property for a longer period than one (1) year from the date of issuance of the execution.\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 7 GCA \'a7 23109.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
Section 23109 is derived from section 688 of the California Code of Civil Procedure.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 In examining section 688, the California court in }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Jones v. Toland}{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 4 P.2d 178 (Cal. Ct. App. 1931), explained that \'93
[i]t is plain the Legislature intended that, after the expiration of one year from the date of issuance, }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 a writ of execution would have no further force or effect}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 .\'94}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Jones v. Toland}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 4 P.2d 178, 178 (Cal. Ct. App. 1931) (emphasis added); }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 see also Puissegur v. Yarbrough}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 175 P.2d 830, 831 (Cal. 1946) (\'93[S]ection [ 542b]
 does not postpone the time of the expiration of a writ of execution beyond the one-year period specified in section 688 which provides, with certain exceptions not material here, that no levy of execution 
shall bind any property for a longer period than one year from the date of the issuance of the execution.\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 W.J. Jones & Son v. Independence Indem. Co.}{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 , 126 P.2d 463, 466 (Cal. Ct. App. 1942) (\'93The levy of execution did not bind the property after one year from the issuance of the execution . . . .\'94).}{
\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [14]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Here, the second writ of execution was issued on June 17, 2009
 and the marshal attempted to execute it on October 20, 2009, thereby suggesting that the marshal was in receipt of the second writ of execution as early as October 20, 2009.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 RA, tab 1104 (Return of Execution, Oct. 20, 2009); RA, tab 1104.1 (Return of Execution, Oct. 20, 2009).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Thus, the second writ of execution may have expired as early as December 19, 2009, or sixty days after the marshal received it.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 At oral argument, Cyfred conceded that some properties may have been levied pursuant to the second writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Digital Recording at 10:24:35 (Oral Argument, Mar. 9, 2011).}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
Such liens, however, were not fully and properly executed within one year from the date of the issuance of the second writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Id. }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 at 10:24:48.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Therefore, any levies that may have bound some properties would have expired after one year, or sometime in July 2010.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\i\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 See }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 7 GCA \'a7 23109.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Because the second writ of execution and any levies made on specific properties expired pursuant to sections 23104 and 23109, we find that the appeal of the September 14, 2009
 Decision and Order recalling and quashing the second writ of execution is now moot.}{\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 III. CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid14550062 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14550062 {\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 [15]}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 We hold that under 7 GCA \'a7 
23104, a writ of execution expires after sixty days of its receipt, unless a levy on property has been made.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 
If a levy on a property was made pursuant to a writ of execution, such levy shall bind any property for no longer than one year from the date the writ of execution was issued.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{
\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 7 GCA \'a7 23109.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Because the second writ of execution issued by the 
trial court expired in July 2010, the current appeal is now moot.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Thus, we need not determine whether the trial court abused its d
iscretion in denying Cyfred\rquote s Application to Recall and Quash the second writ of execution.}{\lang2057\langfe1033\langnp2057\insrsid14550062  }{\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 Accordingly, this appeal is }{
\b\lang2057\langfe1033\langnp2057\insrsid14550062\charrsid14550062 DISMISSED.
\par }}