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Moylan, }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Esq}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 .}{ \caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Attorney at Law}{\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 138 W Seaton Blvd.}{\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Ste. 201 Skinner Plaza Bldg.}{\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Hag\'e5t\'f1a, GU 96910}{\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \cell }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appearing for Respondent-Appellee \par Willie T. Flores}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 : \par Jon A. Visosky, }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Esq.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par Dooley Roberts & Fowler LLP \par 865 S Marine Corps Dr. \par Tamuning, GU 96913\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \trowd \irow0\irowband0 \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid2710479\tbllkhdrrows\tbllklastrow\tbllkhdrcols\tbllklastcol \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5168\clshdrawnil \cellx5060\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4408\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11208410 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \cell \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \trowd \irow1\irowband1 \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid2710479\tbllkhdrrows\tbllklastrow\tbllkhdrcols\tbllklastcol \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5168\clshdrawnil \cellx5060\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4408\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid11208410 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \cell }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appearing for Respondent-Appellee \par Susie A. Flores: \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Cynthia V. Ecube, }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Esq.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par Law Office of Cynthia V. Ecube, }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Esq}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . \par 207 Martyr St., Ste. 3 \par Hag\'e5t\'f1a, GU 96932\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \trowd \irow2\irowband2\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid2710479\tbllkhdrrows\tbllklastrow\tbllkhdrcols\tbllklastcol \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5168\clshdrawnil \cellx5060\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4408\clshdrawnil \cellx9468\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\caps\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 BE}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 FORE:}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 KATHERINE A. MARAMAN, Presiding Justice\chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{\cs16\super\insrsid11208410\charrsid14905534 \chftn }{\insrsid11208410\charrsid14905534 }{\insrsid11208410 Then }{\cs24\insrsid11208410\charrsid14905534 Chief Justice Robert J. Torres and Associate Justice F. Philip Carbullido were recused from this matter. Justice Maraman, as the senior member of the panel, was designated }{\cs25\insrsid11208410\charrsid14905534 {\*\bkmkstart SR\'3b278} {\*\bkmkend SR\'3b278}Presiding}{\cs24\insrsid11208410\charrsid14905534 }{\cs25\insrsid11208410\charrsid14905534 {\*\bkmkstart SR\'3b279}{\*\bkmkend SR\'3b279}Justice}{\cs24\insrsid11208410\charrsid14905534 .}}; MIGUEL S. DEMAPAN, Justice }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Pro Tempore}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ; RICHARD H. BENSON, Justice }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Pro Tempore}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . \par \par }\pard \ql \li0\ri0\nowidctlpar\dxfrtext90\dfrmtxtx90\dfrmtxty90\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 MARAMAN, J.:}{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [1]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Petitioner-Appellant, the Estate of the Late Ana Torres Cruz (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ) through its Administratrix Maria C. Guzman appeals from the Superior Court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s 2007 Decision and Order for declaratory relief and a 2008 Decision and Order denying relief under Guam Rules of Civil Procedure 60(b).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On appeal, ELATC argues that the probate court erred in concluding that Estate 431 be distributed according to the third and fourth paragraphs of the will of Consolacion Nededog Torres because: (1) Consolacion intended to devise that part of Estate 431 that she owned in 1952 which did not include the condemned portion that was later returned by the Government; (2) the exact size of the property is unknown; and (3)}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\delrsid7827094\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 the condemned property of Estate 431 should be distributed under the residuary clause of the will .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 For the reasons discussed below, we affirm both the 2007 and 2008 Decisions and Orders of the probate court.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I. FACTUAL AND PROCEDURAL BACKGROUND}{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [2]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 While married to Consolacion Nededog Torres, Luis Espinosa Torres bought property known as Estate No. 431 (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Estate 431}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ), also known as }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Gongna}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 in 1915.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The exact size of Estate 431 remains unknown as it was never surveyed, but was estimated to be about forty hectares.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [3]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On April 5, 1948, Luis Espinosa Torres died.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 16 (Death Certificate for Luis E. Torres).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On July 31, 1952, the probate court invalidated his will due to mental incompetency and lack of testamentary capacity.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In September of 1953, the probate court ordered that Luis Espinosa Torres}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 estate be distributed to his wife }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 en toto.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appellant}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Excerpts of Record (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ) at 122 (Dec. & Order, date (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 2007 Dec. & Order}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ); Appellee}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Excerpts of Record (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 SER}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ) at 23 (Supplemental Order for Final Distribution, Sept. 1953).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [4]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On June 28, 1950, a disputed portion of Estate 431 \chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{ \cs16\super\insrsid11208410\charrsid14905534 \chftn }{\insrsid11208410\charrsid14905534 It was uncertain from the record whether all or part of Estate 431 was condemned. During oral argument, Appellant conceded that the sam e amount that was condemned was the same amount returned and this was not contested by the Appellees. }{\cs25\insrsid11208410\charrsid14905534 {\*\bkmkstart SR\'3b10818}{\*\bkmkend SR\'3b10818}Digital}{\cs24\insrsid11208410\charrsid14905534 Recording at 10:18:05 (Oral Argument, Nov. 19, 2009).}} was condemned by the United States government and title instantly passed to the federal government pursuant to 40 U.S.C. \'a7 259(a) (1946).\chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{\cs16\super\insrsid11208410\charrsid14905534 \chftn }{ \insrsid11208410\charrsid14905534 }{\insrsid11208410 Title }{\cf1\insrsid11208410\charrsid14905534 40 U.S.C. \'a7 259(a) }{\insrsid11208410\charrsid14905534 states}{\insrsid11208410 ,}{\insrsid11208410\charrsid14905534 }{ \cf1\insrsid11208410\charrsid14905534 \'93}{\insrsid11208410\charrsid14905534 upon the filing of said declaration of taking and of deposit in the court . . . title to the said lands in fee simple absolute . . . shall vest in the\~United States of America. \'94 }{\cf1\insrsid11208410\charrsid14905534 40 U.S.C. \'a7 259(a) (1946). }{\cf1\insrsid11208410 Section}{\cf1\insrsid11208410\charrsid14905534 259(a) }{\insrsid11208410\charrsid14905534 was later re-codified as 40 U.S.C. \'a7 3114(b) (2002). Title to property passes to the federal government automatically when: 1) a declaration of taking is filed and; 2) either the owner receives compensation, or the compensation is deposited with the court pursuant to the Taking Act. }{ \i\cf1\insrsid11208410\charrsid14905534 United States v. C. M. Dow}{\cf1\insrsid11208410\charrsid14905534 , }{\cf1\insrsid11208410\charrsid14905534 357 U.S. 17, }{\cf1\insrsid11208410\charrsid14905534 21}{\cf1\insrsid11208410 -22}{ \cf1\insrsid11208410\charrsid14905534 (1958). Ti}{\insrsid11208410\charrsid14905534 tle still vests with the United States even if the original owner still litigates after the fact to adjust the amount of compensation.}{ \cf1\insrsid11208410\charrsid14905534 }{\i\cf1\insrsid11208410\charrsid14905534 United States v. C. M. Dow}{\cf1\insrsid11208410\charrsid14905534 , }{\cf1\insrsid11208410\charrsid14905534 357 U.S. 17, }{\cf1\insrsid11208410\charrsid14905534 21 (1958). On June 28, 1950, the Naval Governor, Carlton Skinner signed a \'93Declaration of Taking\'94 and deposited $34,000.00 with the Guam District Court. ER at 17-20 (1950 Decl}{\cf1\insrsid11208410 .}{\cf1\insrsid11208410\charrsid14905534 of Taking}{\cf1\insrsid11208410 , June 15, 2009}{\cf1\insrsid11208410\charrsid14905534 ).}}}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 40 U.S.C. \'a7 259(a) (1946); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 see also }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 122-23 (2007 Dec. & Order); ER at 17-20 (1950 Declaration of Taking, June 15, 2009).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [5]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On April 5, 1952, Consolacion Nededog Torres executed her Last Will and Testament.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The dispute focuses on the following third, fourth and eighth paragraphs of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s will:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 THIRD:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, devise and bequeath unto my daughter, Remedios Torres Flores, resident of Yigo, Guam, twenty (20) hectares of land to be taken from the northern portion of that certain tract of unsurveyed land belonging to me, known and designated as }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Gongna}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 which contains an area of approximately fifty-one (51) hectares, lying and situate [sic] in the Municipality of Dededo, Guam, together with the improvements thereon, and all my rights and interests in and to said twenty (20) hectares of land.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 FOURTH:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, bequeath and devise unto my sons, namely Jesus Nededog Torres, Tomas Nededog Torres, Joaquin Nededog Torres, Luis Nededog Torres, and Jose Nededog Torres the remaining portion of }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Gongna,}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 which remaini ng portion contains an approximate area of thirty-one (31) hectares . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . . . . \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 EIGHTH:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, devise and bequeath unto my daughters, Ana Torres Cruz and Remedios Torres Flores, all of my residual property, real or personal, to be divided between them, share and share alike.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 35-36, 40 (Will of Consolacion Torres, June 15, 2009). }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [6]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On December 17, 1953, Consolacion Nededog Torres transferred by Deed of Gift to Remedios Torres Flores, the twenty hectares Consolacion had previously devised to Remedios by will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Deed gave Remedios twenty hectares in the }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Northern}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 portion of Estate 431 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [b]ounded on the: [n]orth by Juan G. San Nicolas[,] [e]ast by Government Land[,] [s]outh by Consolacion Nededog Torres[,] [w]est by cliff.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 43 (Deed of Gift, Dec. 17, 1953).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [7]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Although title passed to the federal government in 1950, Consolacion still engaged in litigation over the property and was one of many defendants who filed an answer insisting that they were still owners in fee simple of the property that was condemned in 1950.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The litigation over the condemned property concluded on August 27, 1957, when the District Court of Guam issued its judgment and accepted the stipulated agreement between the federal government and Consolacion to pay Consolacion $6,160.00 as compensation for the condemned property.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On June 28, 1963, Consolacion Nededog Torres passed away.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [8]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On December 31, 2002, the originally condemned portion of Estate 431 was returned to the estate of Luis Espinosa Torres.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Alt hough the property was returned to the Estate of Luis Espinosa Torres, due to the ruling of the probate court in September 1953, all of Luis}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s property became part of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s estate.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On August 22, 2005, the announcement to reopen the estate and to consolidate probate proceedings was published.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [9]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On November 30, 2006, Willie T. Flores and Susie A. Flores, co-administrators of the consolidated estates of Consolacion Nededog Torres and Luis Espinosa Torres (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Co-administrators}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ), filed a Motion for D eclaratory Relief to ascertain their rights to Estate 431 and the additional federal compensation of $97,251.77 for the condemned land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [10]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In its February 22, 2007 response, the Estate of the Late Ana Torres Cruz (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ) argued that the probate court could not determine distribution and qualifying heirs to Estate 431 according to the will because the property was not surveyed and the court could not decide on the issue of distribution without knowing the exact size of the land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On June 12, 2007, the Superior Court ruled in its Decision and Order that: (1) }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [a]ny mistaken description of the size of Estate No. 431 does not affect the specific intention of the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and that solely the language of the will unambiguously reflected the intent of the testatrix; ( 2) Estate 431 would be distributed according to the third and fourth paragraphs of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s will and; ( 3) the $97,251.77 would be used to cover probate related expenses and any remaining portion would be distributed according to the residual clause in the eighth paragraph.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 126-31 (2007 Dec. & Order).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [11]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On July 9, 2007, ELATC filed a Rule 60(b) m otion for relief from the 2007 Dec. & Order, which the court denied on December 11, 2008.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Consol. Estates of}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Torres}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , PR0070-65 and PR0032-49 (Dec. & Order at 1, Dec. 11, 2008 (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 2008 Dec. & Order}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 )).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Superior Court determined that although ELATC styled its motion as a Rule 60(b) motion for relief, the 2007 Order was an interlocutory order, and consequently, ELATC should have brought a motion for reconsideration, pursuant to GRCP Rule 59(e).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Superior Court determined that granting reconsideration pursuant to GRCP Rule 59(e) was not appropriate. The Decision and Order denying relief on either ground was entered on the docket on December 15, 2008.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \cs18\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \chatn }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 On January 14, 2009, ELATC appealed to this court for review of the probate court}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s 2007 and 2008 Decisions and Orders denying relief under GRCP Rule 60(b).}{ \cs16\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{\cs16\super\insrsid11208410\charrsid14905534 \chftn }{\insrsid11208410\charrsid14905534 Although ELATC\rquote s Notice of Appeal stated an intention to appeal the 2008 }{ \insrsid11208410 Dec. & }{\insrsid11208410\charrsid14905534 Order denying the }{\insrsid11208410 Rule }{\insrsid11208410\charrsid14905534 60(b) motion, not once has ELATC mentioned this issue in its brief. ELATC has not provided a standard of review of the probate court\rquote s denial of a}{\insrsid11208410 Rule}{\insrsid11208410\charrsid14905534 60(b) motion, nor has it provided any theory as to why this }{ \insrsid11208410 c}{\insrsid11208410\charrsid14905534 ourt should reverse the probate court\rquote s 2008 Order denying the}{\insrsid11208410 Rule}{\insrsid11208410\charrsid14905534 60(b) motion. Therefore, we consider the issue abandoned. }{ \i\insrsid11208410\charrsid14905534 See}{\i\insrsid11208410 , i.e. }{\i\insrsid11208410\charrsid14905534 Grotto v. Leonardi}{\insrsid11208410\charrsid14905534 , 1999 Guam 30 \'b6 13.}}}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 II.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 JURISDICTION}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [12]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The 2007 Dec. & Order is an interlocutory order falling under 7 GCA \'a7 3108(b).}{\cs16\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \chftn {\footnote \pard\plain \s19\ql \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{\cs16\super\insrsid11208410 \chftn }{\insrsid11208410 Although }{\insrsid11208410\charrsid9700792 ELATC asserts that 7 GCA \'a7 26801 provides an alternate means of jurisdiction in this case, }{\insrsid11208410 we do not address the issue since jurisdiction is available under }{ \insrsid11208410\charrsid4944661 15 GCA \'a7 3433 }{\insrsid11208410 and}{\insrsid11208410\charrsid4944661 7 GCA \'a7 3108(b)}{\insrsid11208410 .}{\insrsid11208410\charrsid4944661 }}}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 A judgment is final when }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 it terminates the litigation between the parties on the merits of the case, and leaves nothing to be done but to enforce, by execution, what has been determined.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Dep}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 t of Revenue and Taxation v. Civil Serv. Comm}{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 n}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2007 Guam 17 \'b6 15 (quoting }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Sullivan v. Delta Air Lines, Inc.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 935 P.2d 781, 791 (Cal. 1997)).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 A decree is interlocutory, }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 if final adjudication is postponed awaiting further judicial determination of the rights of the parties . . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Id.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 at}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \'b6 15 (quoting }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Craig of Cal. v. Green}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 202 P.2d 104, 106 (Cal. Ct. App. 1949)).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The 2007 Dec. & Order did not terminate the litigation between the parties as there still remain issues for the Superior Court to resolve.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Dep}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 t of Revenue and Taxation v. Civil Serv. Comm}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 n}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2007 Guam 17 \'b6 15.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Among other remaining issues, final distribution under 15 GCA \'a7 3103 has not been ordered.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appellees}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Motion to Dismiss at 2 (Feb. 19, 2009); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 see also}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 136 (2008 Dec. & Order) (explaining how the June 12, 2007 order is interlocutory).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As a threshold issue, the 2007 Dec. & Order is interlocutory and falls under 7 GCA \'a7 3108(b).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Dep}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 t of Revenue and Taxation v. Civil Serv. Comm}{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 n}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2007 Guam 17 \'b6 15.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [13]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Orders other than final judgments shall be available to immediate appellate review as provided by law and in other cases only at the discretion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 of this court.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 7 GCA \'a7 3108(b) (2005) (emphasis added).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 An interlocutory appeal as a matter of right requires: (1) an order that is not a final judgment and (2) a law that provides an independent right to appeal the particular interlocutory order.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 7 GCA \'a7 3108(b); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Guam Top Builders, Inc.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 v.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Tanota Partners}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2006 Guam 3 \'b6 7 ( finding interlocutory appeal as a matter of right in case involving mechanic}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s lien).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As discussed above, the first requirement is readily satisfied in this case.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The second requirement is satisfied by 15 GCA \'a7 3433, which provides the independent right to appeal this particular interlocutory order.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 3433 (2005) (stating }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [a ]n appeal may be taken to the . . . [Supreme Court of Guam] from an order of the Superior Court of Guam . . . determining heirship or the persons to whom distribution should be made . . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [14]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The probate court addressed the }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Co-Administrators requ est [for] a declaration as to the respective property rights of the heirs, and non-heir third parties, under Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will as to Estate No. 431.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 125 (2007 Dec. & Order)}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We read the probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s determination of the property rights of the heirs and non-heirs in distributing Estate 431 as an }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 order determining heirship}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 under 15 GCA \'a7 3433.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 3433 (2005).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As such, we assert jurisdiction pursuant to 7 GCA \'a7 3108(b) and 15 GCA \'a7 3433.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 III.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 STANDARD OF REVIEW}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par [15]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The standard of review of a probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s interpretation of a testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent when construing a will is an issue of first impression for this court.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The paramount rule when construing a will is that a will should be }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 construed according to the intention of the testator}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [w]here the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intention cannot have effect to its full extent, it must have effect as far as possible.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 603 (2005).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [16]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 When there is an imperfect description in a will or when an uncertainty or ambiguity arises on the face of a will, a testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intention must be determined from the words of the will or from extrinsic evidence, taking into view the circumstances under which the will was made.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 611 (2005).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [17]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 When no extrinsic evidence is considered and the construction of the will is based solely on the language or when the competent extrinsic evidence is not conflicting, a probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s interpretation is a question of law.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Estate of Brown,} {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 199 Cal. App. 2d 274, 277 (Cal. Ct. App. 1962).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Under these circumstances, there is no issue of fact,}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and an appellate court is not bound by a probate court} {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s construction and therefore must independently construe the will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Russell}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 444 P.2d 353, 362 (Cal. 1968).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We review questions of law }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 de novo}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Nissan Motor Corp. in Guam v. Sea Star Group Inc., }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 2002 Guam 5 \'b6 10.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [18]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 If however, extrinsic evidence is properly admitted, and such evidence is conflicting and conflicting inferences arise therefrom, }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 any reasonable construction will be upheld as long as it is supported by substantial evidence.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Winet v. Price}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 6 Cal. Rptr. 2d 554, 557 (Cal. Ct. App.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 1992); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 see also In re Estate of Hemlani}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2008 Guam 25 \'b6 31; }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [F]actual findings of the trial court are upheld }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 unless there is an entire lack of substantial evidence in support thereof.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '" }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Camacho v. Camacho}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 1997 Guam 5 \'b6 37 (quoting }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Plante v. Gray}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 157 P.2d 421, 424 (Cal Ct. App. 1945)).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 IV.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ANALYSIS}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par A.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Whether Consolacion}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will is Ambiguous}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [19]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Generally, a will should be }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 construed according to the intention of the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [w]here the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intention cannot have effect to its full extent, it must have effect as far as possible.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 603 (2005).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Section 611 of Guam}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Probate Code provides that }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [w]hen there is an imperfect description in a will}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 or }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [w]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 hen an uncertainty arises upon the face of a will, as to the application of any of its provisions, the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intention is to be ascertained from the words of the will or from extrinsic evidence, taking into view the circumstances under which the will was made.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 611 (2005).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Section 611 is identical to former section 105}{\cs16\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \chftn {\footnote \pard\plain \s15\ql \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11208410 \tab }{\cs16\super\insrsid11208410 \chftn }{\insrsid11208410 Former section 105 provides: \par }\pard \s15\qj \li720\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid11208410 {\insrsid11208410 When there is an imperfect description, or no person or property exactly answers the description, mistakes and omissions must be corrected, if the error appear s from the context of the will or from extrinsic evidence, excluding the oral declarations of the testator as to his intentions; and when an uncertainty arises upon the face of a will, as to the application of any of its provisions, the testator's intenti on is to be ascertained from the words of the will, taking into view the circumstances under which it was made, excluding such oral declarations. \par }\pard \s15\qj \li0\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid11208410 {\insrsid11208410 Cal. Probate Code \'a7 105.}}}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 of the California Probate Code.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [20]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Given that review of a testator}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent is an issue of first impression it is instructive to consider how the California courts in applying the same statute have resolved this issue.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The California Supreme Court in }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Estate of Russell}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 444 P.2d 353 (Cal. 1968) set forth applicable rules governing the interpretation of wills.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The court recognized the paramount rule that a will be construed according to a testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent and in examining the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent stated: }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [E]xtrinsic evidence of the circumstances under which a will is made (except evidence expressly excluded by statute) may be considered by the court in ascertaining what the testator meant by the words used in the will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 If in the light of such extrinsic evidence, the provisions of the will are reasonably susceptible of two or more meanings claimed to have been intended by the testator, an uncertain ty arises upon the face of a will and extrinsic evidence relevant to prove any of such meanings is admissible, subject to the restrictions imposed by statute.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 If, on the other hand, in the light of such extrinsic evidence, the provisions of the will are n ot reasonably susceptible of two or more meanings, there is no uncertainty arising upon the face of the will and any proffered evidence attempting to show an intention Different from that expressed by the words therein, giving them the only meaning to whi ch they are reasonably susceptible, is inadmissible.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In the latter case the provisions of the will are to be interpreted according to such meaning.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Estate of Russell}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 444 P.2d 353, 361-362 (citations omitted). }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [21]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The court ultimately held that a lthough section 105 delineates the manner of determining a testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent, }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "'}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 when an uncertainty arises upon the face of a will,}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 it cannot always be determined whether the will is ambiguous or not until the surrounding circumstances are first considered.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Id}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In addition, the court said extrinsic evidence is admissible to resolve a latent ambiguity which is not apparent on the face of the will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Id}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . at 357.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 This court has previously stated that a latent ambiguity exists }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [i]f the language employed in the writing is fairly susceptible of either one of two interpretations contended for}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and such latent ambiguity must be resolved }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 without doing violence to its usual and ordinary import or some established rule of construction.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Torres v. Torres}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ,}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 2005 Guam 22 \'b6 37.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [22]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In applying the general principles as stated above, we first look to the language of the will to determine if it is ambiguous and if it is, whether such ambiguity is such as to require the admissibility of extrinsic evidence.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Specifically , at issue here is the interpretation of the third, fourth and eighth paragraphs of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 THIRD:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, devise and bequeath unto my daughter, Remedios Torres Flores, resident of Yigo, Guam, twenty (20) hectares of land to be taken from the northern portion of that certain tract of unsurveyed land belonging to me, known and designated as }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Gongna}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 which contains an area of approximately fifty-one (51) hectares, lying and situate [sic] in the Municipality of Dededo, Guam, together with the imp rovements thereon, and all my rights and interests in and to said twenty (20) hectares of land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 FOURTH:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, bequeath and devise unto my sons, namely Jesus Nededog Torres, Tomas Nededog Torres, Joaquin Nededog Torres, Luis Nededog Torres, and Jose Nededog Torres the remaining portion of }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Gongna,}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 which remaining portion contains an approximate area of thirty-one (31) hectares . . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 EIGHTH:}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 I give, devise and bequeath unto my daughters, Ana Torres Cruz and Remedios Torres Flores, all of my res idual property, real or personal, to be divided between them, share and share alike. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 35-36, 40 (Will of Consolacion Torres). }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [23]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC correctly asserts that there exists a latent ambiguity in the Will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appellant}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Br. at 11 (July 15, 2009).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Although the language of the Will is clear on its face, external circumstances make the language of the Will susceptible to the following interpretations, with respect to the devise of Estate 431:}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par {\listtext\pard\plain\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid11208410 { \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As contended by the co-administrators: Consolacion believed th at she still held title to the condemned land or believed she would regain title to the condemned land, and intended to devise the pre-condemnation size of the land via paragraphs three and four of her will; or \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par {\listtext\pard\plain\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid11208410 { \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As contended by ELATC: Consolacion knew that title passed to the United States Government and sought to only devise the remaining uncondemned portion of the land according to paragraphs three and four of her will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Thus, the land returned by the Guam Ancestral Lands Commission in 2002 was unbequested real property to be distributed under the residual clause of paragraph eight. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par The latent ambiguity in Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will becomes apparent when one considers that Estate 431 (or at least part of it) was condemned in 1950 by the United States Government }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 before}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Consolacion executed her Will in 1952 and that the land was returned in 2002, nearly forty years after Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s death.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Consolacion made no express mention of the condemnation nor made her intentions clear as to what should be done with any remaining interest, contingent or otherwise, in Estate 431.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Accordingly, we conclude that there exists a latent ambiguity in Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will because the language of the Will is fairly susceptible of two or more meanings.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 B.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Whether Extrinsic Evidence Un der Which Will Was Made May Be Considered }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par [24]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC argues on appeal that the probate court failed to consider extrinsic evidence it submitted.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Contrary to ELATC}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s assertion, the probate court, in fact, considered the extrinsic evidence.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 144 (2008 Dec. & Order) (observing that ELATC}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 ' }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s argument for rehearing did not demonstrate how the extrinsic evidence was new).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The probate court had before it a voluminous record of evidence, excerpts of which are currently before this court.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (the extrinsic evidence before the probate court); SER }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (the extrinsic evidence before the probate court).} {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Both the probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s decision and the parties}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 appellate briefs cite to the extrinsic evidence in the record to support their interpretations of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See, e.g.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ,}{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appellant}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Br. (June 15, 2009); Appellees}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Br. at 27, 33-36 ( July 15, 2009); ER at 123-24, 126, 128-29 (2007 Dec. & Order).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The probate court reviewed, among other things, the 1954 and 1957 District Court records from Civil Case No. 33-50, the Deed of Gift to Remedios Nededog Torres, and the history of the condemnation proceedings.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 124, 129 (2007 Dec. & Order); Transcript (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Tr.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ) at 12 (Hr}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 g on Mot. for Relief, July 8, 2009).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Even during oral argument, ELATC could not direct this court to any specific extrinsic evidence that was excluded or overlooked by the probate court.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Digital Recording at 10:03:53 and 10:13:20 to10:14:34 (Oral Argument, Nov. 19, 2009).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [25]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Extrinsic evidence of the surrounding circumstances was properly considered in order to determine Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent in devising Estate 431.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Moreover, the parties concede there is no conflict of the extrinsic evidence in the record.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Because the extrinsic evidence is not conflicting, we are not bound by the probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s construction and instead must independently construe the Will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Russell}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 444 P.2d 353, 362 (Cal. 1968). }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [26]}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The probate court concluded that Consolacion intended to convey Estate 431 according to the third and fourth paragraphs of her Will and implicit in such conclusion was that Consolacion believed she owned Estate 431 in its entirety at the time the Will was executed.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 127-28 (2007 Order).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The extrinsic evidence supports a finding that Consolacion believed that she still owned all of Estate 431, despite the condemnation, because the evidence revealed: (1) Consolacion contended the property was hers as community property acquired during marriage and (2) Consolacion executed her Will in 1952 even before the court in 1953 declared the estate be distributed to Consolacion. Additionally, there is evidence that she was asserting ownership of Estate 431 and litigating the federal condemnation of Estate 431 at the time of executing her will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 SER at 24 (Answer in 1954 Civil Case No. 33-50); ER at 122 (2007 Dec. & Order); SER 23 (Suppl. Order for Final Distribution, Sept. 1953); SER 19 (Tr., Apr. 3, 1952; Consolacion}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s testimony regarding what she believed to be community property).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [27]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We agree with the probate court}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s conclusion that any mistake regarding the size of Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s property did not affect her intention to devise the property according to the third and fourth paragraphs of her will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 128 (2007 Dec. & Order).}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 First, the probate court observed that the exact area and location of borders of Estate 431 were not known at the time Consolacion made her Will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Further, the court considered the Deed of Gift given to Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s daughter Remedios, in which the borders of Estate 431 were specifically delineated, in concluding that }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 regardless of Estate No. 431}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s final size,}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 it was Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s specific intent to devise a tract of twenty hectares of the estate to her daughter Remedios Torres Flores.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 129 (2007 Dec. & Order).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Moreover, the extr insic evidence does not contradict the probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s interpretation of the language of the Will that: }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par The devises in the Third and Fourth Clauses are dependent upon each other and the total area of Estate No. 431.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Third and Fourth Clauses, when construed together, form one consistent whole and reflect an intention to distribute Estate No. 431, not necessarily by exact metes and bounds, but rather by portions.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par ER at 128 (2007 Dec. & Order).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [28]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Upon an independent examination of the Will and the extrinsic evidence offered we agree with the probate court}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s interpretation that Consolacion intended to devise Estate 431 pursuant to the third and fourth paragraphs of her Will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 C.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Whether Post-Mortem Acquisition of Property Can be Distributed According to Will}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Terms \par \par [29]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 For the first time on appeal, the Co-administrators argue that we should affirm the trial court}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s order on the basis that under 15 GCA \'a7 623, property acquired after the death of a testator should be devised according to the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Since the issue is one of purely law, we exercise our discretion to address the application of 15 GCA \'a7 623 to the facts of this case.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taniguchi-Ruth Assoc. v. MDI Guam Corp.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 7 \'b6 80 (court has discretion to consider issue raised for the first time on appeal when it is }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 purely one of law}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Title 15 GCA \'a7 623 states:}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Any estate, right, or interest in lands acquired by the testator after the making of his will, passes thereby and in like manner as if title thereto had been vested in th e testator at the time he made the will, unless the contrary manifestly appears by the will to have been the intention of the testator. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 623 (2005).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 } {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Co-administrators offer no legal theory as to why 15 GCA \'a7 623 should apply to this case, whi ch involves a post mortem acquisition of property, rather than applying only to property acquired after the execution of a will but prior to the death of a testator.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [30]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Whether 15 GCA \'a7 623 applies to post mortem acquisitions is an issue of first impression for this court.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As 15 GCA \'a7 623 is not clear on how to resolve the issue, we look to the history of \'a7 623 to aid in its interpretation.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See In re Application of Leon Guerrero}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 1 \'b6 31.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Title 15 GCA \'a7 623 is derived from the California Probate Code section 121.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Compare }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Probate Code of Guam \'a7 121 (1933) }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 with}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 623 (2005), }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 and with }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 California Probate Code \'a7 121 (1949).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 California Probate Code section 121 was originally Civil Code section 1312, which was adopted to ameliorate the harsh consequences of the common law rule preventing after-acquired property from passing by a will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See In re Estate of Hopper}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 4 P. 984, 984-85 (Cal. 1884).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The California Supreme Court in }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Hopper}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , explained: }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 According to the rule of the c ommon law, after-acquired real estate did not pass by a will; and this rule was enforced so strictly that a will was held to be inoperative upon real estate of which the testator was the owner at the time of the making of the will, and afterwards sold, re -purchased, and died seized,-which is the exact case at bar . . . But in this state, as in many others, that rule has been changed by statute. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par 4 P. 984, 984-85.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In 1931, California amended its after-acquired property statute to further ameliorate the hars h application of the rule, and such was the version that Guam adopted.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 California Probate Code \'a7 121 (1949).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [31]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We have been unable to identify a California case that has addressed the precise issue of whether its after-acquired property statute applies to property acquired by the estate after the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s death.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In evaluating jurisdictions with similar after acquired property statutes, only a few have addressed this precise issue.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Braman}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 258 A.2d 492, 494-96 (Pa. 1969) (acknowledging the lack of case law on the subject and ultimately finding that }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 a testator cannot dispose of property in which he lacks any interest, legal or equitable, at the time of death}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Emery v. Wason}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 107 Mass. 507, 507-10 (Mass. 1871) (finding that th e stocks acquired after death passed via will where testator subscribed for shares of new stock, paid half the price and died shortly before the other half was due, and his executors paid the second half after testator}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s death); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Cobb v. Stewart}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 4 Met. 255 , 255 (Ky. 1863) (finding that a statute providing for a property deed given to a person who is dead to be distributed to the heirs did not apply to non-heir devisees who were designated to take real property under the will). }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [32]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Generally, the purpose o f after-acquired property statutes was to abrogate the English common law of implied revocation through impossibility; the trend is to construe after-acquired property statutes in order to maximize the ability to fulfill the testator}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent and avoid ademption.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See, e.g.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Hopper}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 4 P. 984, 984-85 (Cal. 1884) (emphasizing the importance of the testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery v. Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Emery v. Wason}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 107 Mass. 507, 508-10 (Mass. 1871) (permitted after acquired property to pass via will to best effectuate the intent of the testator); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Ridenour v. Callahan}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , }{\cs24\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 19 Ohio C.D. 65}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 at}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 * 6}{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (Ohio Cir. Dec. 1906) (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 At common law, a specific bequest was supposed to refer to the property answering the description at the date of the will. . . . But under the modern statutes by which wills are construed . . . speak from the death of the testator, a bequest of a leasehold is not adeemed by the expiration and renewal of the lease; and a subsequently acquired fee in the same property, alt hough described as held for a term of years, passes under the bequest.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Morey v. Sohier}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 3 A. 636 (N.H.) }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1885) (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . . . every will is construed to speak and take effect as if it had been executed immediately before the death of the testator, unles s a contrary intention appears by the will. So in this state, many of the conditions upon which the doctrine of implied revocation was formerly based in England no longer exist.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Brown v. Brown}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 16 Barb. 569 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (N.Y. Gen. Term 1852) (emphasizing the importance of carrying out testator}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Evaluating the policy objectives of after-acquired property statutes across jurisdictions supports a broad interpretation in order to best fulfill the intent of the testator and to avoid ademption.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See, e.g.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In re Estate of Hopper}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 4 P. 984, 984-85 (Cal. 1884); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Emery v. Wason}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 107 Mass. 507, 508-10 (Mass. 1871); }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Ridenour v. Callahan}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , }{\cs24\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 19 Ohio C.D. 65}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (Ohio Cir. Dec. 1906); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Morey v. Sohier}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 3 A. 636 (N.H.) }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1885); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Brown v. Brown}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 16 Barb. 569 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (N.Y. Gen. Term 1852).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [33]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The Indiana Supreme Court in }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 observed that the main justification for a court to not distribute via will land that was already conveyed was because it would be legally impossible.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See Woolery v. Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The court in }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 observed: }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The conveyance of the land devised is not, of itself, a revoking act.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 It revokes the devise by necessary implication, while the title of the land remains out of the testator, because it renders the will inoperative upon the subject-matter; and no revocation is allowable by way of implication, except from necessity. . . .}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The reconveyance of the land to the testator left the title in him at the time of his death, as it was when he made the devise, and thus restored the operative power of the will over the subject-matter.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 The testator performed no revoking act according to the statute, and the will at the time of his death was not revoked by necessary implication.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We think, therefore, that it is still in force. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11208410 {\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery v. Woolery}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 at *3}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Absent impossibility, however, there lacks a sufficient legal basis to prevent carrying out the terms of one}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See Woolery v. Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In light of its purpose to best effectuate a testator}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent and to prevent ademption, we interpret 15 GCA \'a7 623 to allow for post mortem acquisitions to pass via will, where the intent to devise property is unified with the legal possibility to devise such property, due to the fact that fee simple ownership of the property has been restored.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 623; }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery v. Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [34]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 As a general rule, ELATC is correct that a testator is presumed to convey no more than what a testator owns.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 621 (2005) (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [a] devise of land conveys all the estate of the testator therein }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 which he could lawfully devise}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . . . .}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (emphasis added)); }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Zahnen v. Limtiaco}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2008 Guam 5 \'b617 (quoting }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Shelton v. Vance}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 234 P.2d 1012, 1014 (Cal. Ct. App. 1951) (}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 a distribution . . . does not quiet title to property, the reason being that }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [a] decree of distribution distributes only such title as the deceased had at the time of his death.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '"}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [35]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Moreover, applying 21 GCA \'a7 4202, we presume that a testator intended to convey a fee simple title unless it appears from the will that a lesser estate (such as a contingent future interest) was intended.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 21 GCA \'a7 4202 (2005).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , we found that where someone owned land that was later condemned, that individual possessed }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 . . . an alienable contingent future interest . . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 in the land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 26 \'b6 41.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [36]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In this case, Consolacion intended to convey fee simple title to Estate 431 but actually possessed a contingent future interest in Estate 431 at the time of executing her will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 21 GCA \'a7 4202; }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 26 \'b6 41.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Ultimately, fee simple in the once-condemned Estate 431 was restored to the Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s estate.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 We read }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 21 GCA \'a7 4202 and 15 GCA \'a7 623 together to find that although Consolacion in fact possessed a contingent future interest, Consolacion}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent to convey fee simple interest in Estate 431 should be effectuated once fee simple title in Estate 431 was restored to Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s estate.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 21 GCA \'a7 4202; 15 GCA \'a7 623; }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 26 \'b6 41.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [37]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In this case, the probate court did not abuse its discretion in finding that Consolacion Torres intended to devise Estate 431 according to the third and fourth paragraphs of her Will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 It is undisputed that all the land that was taken by the federal government was returned to the estate.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Since there is a unison of the testatrix}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent to convey her property in fee simple and the legal possibility to distribute Estate 431 according to the testatrix}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent, we find that 15 GCA \'a7 623 provides the statutory basis to permit distribution of Estate 431 by Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will , though fee simple interest in Estate 431 was reacquired by the estate after her death.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 See }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 15 GCA \'a7 623; }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Woolery v. Woolery}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 48 Ind. 523 }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 passim }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 (1874).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par C.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Whether the Probate Court Abused its Discretion in Reaching Merits without Extending Additional Discovery}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [38]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC argues at length on appeal the importance of determining the exact size of Estate 431 and asks that this case be }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 remanded with instructions that the lower court conduct an evidentiary hearing to ascertain the exact sizes of the Torres}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 interests in 1949, 1952 and 2003 Estate 431 . . . .}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 " }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Appellant}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Br. at 26.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 However, during oral argument, ELA TC conceded that whatever land the federal government condemned was returned to Estate 431.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Digital Recording at 10:18:05 (Oral Argument, Nov. 19, 2009).}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Thus, speculation about whether Estate 431 changed size has ended. }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [39]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ELATC}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s argument that the probate court must know the exact size of Estate 431 is an integral part of its position that the property should pass under the residuary clause and not by paragraphs three and four of the Will.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 That position was rejected by the probate court, which held that the testatrix intended to distribute Estate 431 in accordance with paragraphs three and four of her Will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Further, the court held that if the description of the property in the Will is ambiguous, then pursuant to 15 GCA \'a7 611 the court would consider extrinsic evidence to ascertain the boundaries of the heirs}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 parcels, but it need not do so to determine the respective rights of the parties.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ER at 129 (2007 Dec. & Order).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 This court agrees.}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 V.}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 CONCLUSION}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par [40]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In sum, we find that a latent ambiguity exists in the language of Consolacion}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s Will and because of the ambiguity it was proper for the probate court to consider extrinsic evidence surrounding the circumstances under which the Will was made in order to ascertain Consolacion}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s intent.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 In exercising our independent examination of the Will and the extrinsic evidence in the record we agree with the probate court}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 s interpretation that Consolacion intended to devise Estate 431 pursuant to the third and fourth paragraphs of her Will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Moreover, we find that the after-acquired property statute, 15 GCA \'a7 623, applies to post mortem acquisitions.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Under }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Taitano v. Lujan}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 , 2005 Guam 26, Consolacion possessed an alienable contingent future interest in the condemned Estate 431 and properly conveyed that interest via will.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 [41]}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Therefore, we }{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 AFFIRM}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 both the 2007 and 2008 Decisions and Orders of the probate court. \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ________________}{ \fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 /s/}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 _________________}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 ________________}{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 /s/}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 _________________ \par MIGUEL S. DEMAPAN}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \tab \tab \tab }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 RICHARD H. BENSON \par Justice }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Pro Tempore}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410 \tab \tab \tab \tab }{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Justice }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 Pro Tempore \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 \par \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11208410 {\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 _________________}{ \fs24\ul\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 /s/}{\fs24\lang2057\langfe1033\langnp2057\insrsid11208410\charrsid11208410 _________________ \par KATHERINE A. MARAMAN \par Presiding Justice \par }}