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\tqc\tx4680\tqr\tx9360\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16611761 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
\i\fs20\insrsid10158423 Damian v. Damian}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid10158423 , 2015 Guam }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid13200588 12}{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \fs20\insrsid10158423 , Opinion\tab \tab Page}
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\cs22\fs20\insrsid10158423\charrsid15736528  NUMPAGES }}{\fldrslt {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs22\fs20\lang1024\langfe1024\noproof\insrsid136276 15}}}\sectd \ltrsect\linex0\endnhere\sectdefaultcl\sftnbj {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10158423 
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{\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8
\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \ltrpar\qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 
\rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 IN THE SUPREME COURT OF GUAM
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RICHARD T. DAMIAN}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ,
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Plaintiff-Appellee,
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 v.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 JOSHUA CAMACHO DAMIAN}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  and
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 DEPARTMENT OF LAND MANAGEMENT}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ,
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 GOVERNMENT OF GUAM}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ,}{\rtlch\fcs1 \af0\afs28 
\ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Defendants-Appellants.
\par 
\par 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 OPINION
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Filed:}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 April 14, 2015
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Cite as: 2015 Guam 12}{\rtlch\fcs1 \af0\afs28 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par 
\par Supreme Court Case No.:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 CVA14-014
\par Superior Court Case No.:}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 CV0184-12
\par 
\par 
\par Appeal from the Superior Court of Guam
\par Argued and submitted on October 14, 2014
\par Hag\'e5t\'f1a, Guam
\par 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par 
\par \ltrrow}\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3933051\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb
\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4740\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9240\pard \ltrpar
\ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid3933051 {\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs17\ul\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appearing for Defendants-Appellants:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Catherine Bejerana Camacho, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par Law Office of Catherine Bejerana Camacho
\par 267 S. Marine Corps Dr., Ste. 302
\par Tamuning, GU 96913\cell }{\rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \cs17\ul\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appearing for Plaintiff-Appellee:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\ul\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Peter F. Perez, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Esq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\ul\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Law Office of Peter F. Perez
\par DNA Bldg., Ste. 802
\par 238 Archbishop Flores St.
\par Hag\'e5t\'f1a, GU 96910\cell }\pard \ltrpar\ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\trowd \irow0\irowband0\lastrow \ltrrow\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trftsWidthB3\trpaddl120\trpaddr120\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid3933051\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl 
\clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4860\clshdrawnil \cellx4740\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4500\clshdrawnil \cellx9240\row }\pard \ltrpar
\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par 
\par BEFORE: ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; ALBERTO E. TOLENTINO, Justice}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  Pro Tempore}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .
\par 
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 CARBULLIDO, J.:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua Camacho Damian appeals from the trial court}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Decision and Order granting summary judgment in favor of his uncle, Richard T.
 Damian.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua argues that the trial court erred when finding that 
the real property at issue is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 separate}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  property and that Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s previously recorded Quitclaim Deed was superior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s later recording of title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua also argues that the underlying action was precluded by the doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab For the reasons set forth below, we disagree and
 affirm the Decision and Order of the trial court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s1\ql \li288\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin288\itap0\pararsid1315099 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 \b\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 I.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 FACTUAL AND PROCEDURAL BACKGROUND
\par }\pard\plain \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
This case involves a dispute over title to a property known as Lot No. 141-54 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 P
roperty}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ) located in Mongmong-Toto-Maite.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Defendant-Appellant Joshua Camacho Damian (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ) is the son of the late Roy T. Damian, Sr. (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
) and Teresita Cecilia Camacho Damian (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Plaintiff-Appellee Richard T. Damian (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ) is Roy}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s brother and Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s uncle.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Roy acquired an interest in a property known as Lot No. 141-54, by way of a Decree Settling Final Account of Administrator and Final Distribution, following the death of his mother, Consolacion Tydingco Damian (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Consolacion}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Prior to issuance of the Decree, the other heirs to the Consolacion estate, including Richard, quitclaimed to Roy any interest they may have had in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Accordingly, a Certificate of Title was issued to Roy by the Department of Land Management (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 DLM}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ) on July 12, 1971, certifying that he was the sole registered owner in fee simple of the Property.\chftn {\footnote \ltrpar \pard\plain \ltrpar
\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs26\super\insrsid1315099 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  \'93A certificate of title . . . is evidence that a titleholder\rquote s interest has been recorded under Guam\rquote s Land Title Registration Act.\'94  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\insrsid1315099 Sananap v. Cyfred, Ltd.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099 , 2009 Guam 13 \'b6 60 (citing 21 GCA \'a7\'a7 29101-29206 (2005)).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy was married to Teresita at the time he acquired the fee simple interest in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Roy and Teresita resided in the split-level
 concrete house located on the Property for the next 35 years and expended }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
community funds}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  to maintain and improve the Property, where t
hey also raised their four children\emdash including Joshua.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Record on Appeal (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ), tab 34 at 1 (Aff. of Def. Joshua C. Damian, Feb. 22, 2013); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
see also }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 4 (July 9, 2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab In September 19
97, Teresita initiated divorce proceedings against Roy by filing a complaint for divorce with the Superior Court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In her complaint for divorce, Teresita identified certain assets which she alleged constituted community property acquired during the marriage.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita included in that list the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [h]ouse and lot located at 942 Roy T. Damian, Jr. Street, Toto, Guam,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  in reference to the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. A at 3 (Compl. for Divorce, Sept. 24, 1997).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In his answer and counterclaim, Roy specifically denied the allegations contained in paragraph 6 of Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s complaint, which included her claim that the Property constituted community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Moreover, in Count V of his counterclaim, Roy alleged that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Lot No. 141-54 Mongmong-Toto, Maite, Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  was his }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 sole and separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. B at 4 (Answer & Countercl., Oct. 14, 1997).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Three years after the divorce proceedings commenced, a Final Decree of Dissolution of Marriage was issued by the court dissolving Roy and Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s marriage.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The decree, however, provided that the court was not }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 attributing fault to either reserving that consideration until a hearing on the disposition of the community indebtedness and assets . . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. H at 1 (Final Decree of Dissolution of Marriage, Dec. 2, 2000).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The decree also provided that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [t]he Court retains jurisdiction to resolve and consider the issues of the division and disposition of the community indebtedness and assets.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Notwithstanding the court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s decree retaining juris
diction over the disposition of community assets, Roy executed a quitclaim deed on October 12, 2004, in which he conveyed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 all [his] right, title and interest in}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  the Property, as well as the building thereon, to Richard, in exchange for }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 consideration of the sum of One ($1.00) Dollar . . . and other good and valuable consideration.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. F at 1 (Quitclaim Deed, Oct. 12, 2004).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The deed was recorded on November 3, 2004, and a Certificate of Title was issued on October 26, 2006.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. H at 1 (Certificate of Title, Oct. 26, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
During the course of proceedings, on May 11, 2005, the parties}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  atto
rneys appeared before the court to discuss any remaining issues that had not been resolved regarding the distribution of their assets.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The parties indicated that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 the only asset that has not been amicably . . . resolved is the distribution of the house and lot.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. K at 2 (Tr. of Proceedings, May 11, 2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 After a recess, the parties returned and indicated that they had arrived at a settlement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s attorney stated: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
[The Property] would go to [Roy] with . . . either in the form of a life estate and then to Joshua or similar pledge. . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The understanding, of course, is that Joshua will end up with the house.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 9.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s attorney responded, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 the lot is actually titled in the name of [Roy]; but, absolutely, this will be going to their son, Joshua.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 13.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The parties also agreed to the distribution of various other assets, including housewares and furniture.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s attorney agreed to prepare a stipulation and order, and the proceedings concluded.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Roy passed away before the court issued a final order of property division.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s passing was revealed to the court in proceedings held on January 20, 2006.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s attorney argued that in light of Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s passing, the court no longer had jurisdiction over the matter and could no longer comply with the parties}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  previously agreed upon settlement of distribution of the assets.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s attorney also informed the court, apparently for the first time, that Roy previously quitclaimed the Property to his brother, Richard.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s attorney ultimately argued that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
the only appropriate way to pursue [the matter] is for the court to order a probate case initiated on behalf of the decedent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. L at 4 (Tr. of Proceedings, Jan. 20, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Following the January 20, 2006 proceedings, the parties were afforded the opportunity to submit briefs on the matter.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita submitted a brief arguing that the court
 retained jurisdiction over the final settlement and that the conveyance of what was purportedly community property was }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 null and void.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
RA, tab 33, Ex. M at 1-8 (Pl.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. Re Jurisdiction Over Final Settlement & Prop.
, Feb. 1, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab On September 25, 2006, the domestic court 
issued its Decision and Order.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The court relied primarily on the case }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In re Marriage of Hilke}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 841 P.2d 891, 894 (Cal. 1992), which held that although }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
the death of one of the spouses abates a cause of action for dissolution, [it] does not deprive the court of its retained jurisdiction to determine collateral property rights if the court has previously rendered judgment dissolving the marriage.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Reasoning that because it previously had issued a decree dissolving the
 marriage at the request of the parties, and because all factual and legal disputes had been resolved at the time of Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s death, the court retained jurisdiction over the property division such that the agreed upon settlement terms could be enforced.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The court 
issued its final Order of Property Division on November 27, 2007, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 nunc pro tunc}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , September 25, 2006.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. O at 1 (Order of Prop. Div., Nov. 27, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Therein, it granted a life estate in the Property to Roy, who was deceased, with a remainder in fee simple to Joshua.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Roy was also ordered to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 seek refinancing for the house and pay [Teresita] fifty percent (50%) of the equity in the home.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 2.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The order was recorded with the DLM on May 13, 2008.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Teresita passed away on Ja
nuary 31, 2008, and a probate case was opened.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Marcia K. Damian, 
the daughter of Roy and Teresita, filed a Petition for Letters of Administration with the Superior Court which listed the Property as community property belonging to the decedents}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua subsequently entered an appearance and moved to dismiss.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The probate court, relying on the September 26, 2006 Order and Decision of the domestic court, struck the Property from the list of community property included in Marcia}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Petition for Letters of Administration.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua obtained a Certificate of Title from the DLM
, dated April 21, 2009, certifying him as the owner of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Relying on the Certificate of Title, Joshua obtained a $130,000.00 loan to renovate the Property and moved into the house.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab In February 2012, Richard filed a two-cou
nt complaint against Joshua.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Therein, Richard soug
ht to quiet title and to cancel Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Certificate of Title to the Property.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In response, Joshua filed an amended answer to t
he complaint and a counterclaim in which he sought to quiet title, to cancel the quitclaim deed from Roy to Richard, and to cancel Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Certificate of Title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Richard subsequently moved to dismiss Joshua}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s counterclaim, and, in the alternative, moved for summary judgment.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Richard argued that his claim to title is superior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s based on
 the quitclaim deed from Roy on October 12, 2004, and the subsequent issuance of the Certificate of Title by the DLM prior to the judicial proceedings that purported to transfer title to Joshua.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Further, Richard moved for summary judgment on the ground that there remained no genuine issue of material fact 
as to whether his quitclaim deed was recorded prior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s, and pursuant to Gu
am}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s race-notice statute, 21 GCA \'a7 37102, he had a superior interest in the P
roperty as a matter of law.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Joshua responded with his own motion for summary judgment based on four arguments: (1) Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s action was precluded pursuant to the doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , because two previous courts\emdash the domestic and probate courts\emdash had determined that Joshua is the rightful fee simple owner of the Property; (2) Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s quitclaim deed to Richard is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 null and void}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  because the Property is community property that could not be conveyed without Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s consent and because the transfer is analogous to a fraudulent transfer during a bankruptcy proceeding; (3) because Richard could not acquire more than what his grantor Roy had, 
which was adjudged to be a life estate in the Property, Richard received at most only that interest, and not clear title to the Property; and (4) Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s recording of the quitclaim deed did not afford him protection under Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Land Registration Law because he was not an initial registrant or a bona fide purchaser.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33 at 10-17 (Def.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Mem. Supp. Mot. Summ. J., Feb. 22, 2013).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Both Richard and Joshua submitted affidavits in support of their Motions for Summary Judgment.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The court rendered its Decision and Order granting summa
ry judgment in favor of Richard.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The court noted that Roy initiall
y received the interest in the Property from the distribution of his mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Citing 19 GCA \'a7 6101(a)(6), the court found that the P
roperty constituted separate property, that Roy validly quitclaimed his interest to Richard, and that Roy did not need to obtain Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s consent to do so.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
The court then turned to Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s race-notice statute, determining that Richard}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s 2004 quitclaim deed had priority over the later judicial determinations\emdash 
made in 2006, 2007, and 2009\emdash and Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s subsequent recording of title.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The court issued a Judgment and Decree Quieting Title.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A Notice of appeal was timely filed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s1\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 \b\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 II.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 JURISDICTION}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab This court has jurisdiction over appeals from final judgment pursuant to 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw current through Pub. L. 113-296 (2014)) and 7 GCA \'a7\'a7
 3107(b) and 3108(a) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s1\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 \b\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 III.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 STANDARD OF REVIEW}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
We review the grant of a motion for summary judgment }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Camacho v. Estate of Gumataotao}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2010 Guam 1 \'b6 12; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Iizuka Corp. v. Kawasho Int}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 l (Guam), Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 1997 Guam 10 \'b6 7.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s characterization of property as community or separate is reviewed }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 de novo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Babauta v. Babauta}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2011 Guam 15 \'b6 18.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s1\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 \b\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 IV.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ANALYSIS}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard\plain \ltrpar\s2\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Whether the Property is Separate or Community Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The first issue on appeal is whether the trial court erred in finding that the Property was separate property that Roy could transfer freely without Teresita}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s consent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 We hold that the trial court did not err in its finding that the Property was Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s separate property and that Roy had the right to transfer the Property without his wife}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s consent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 Separate Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe0\langnp2057\langfenp0\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Characterization of property . . . is the determination by the trial court of what property owned by the parties is separate or community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Hart v. Hart}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2008 Guam 11 \'b6 24.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Generally, property acquired during the marriage by either spouse is presumed to be community property.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 19 GCA \'a7 6105(a) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The spouse a
sserting the separate character of property acquired during the marriage has the burden of overcoming this presumption.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Kloppenburg v. Kloppenburg}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2014 Guam 5 \'b6 23 (citing }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Babauta}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2011 Guam 15 \'b6 30).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Whether or not the presumption of community property is overcome is a question of fact for the trial court.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  \'b6 23.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Under 
19 GCA \'a7 6101(a)(6), separate property includes }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
property acquired by either spouse by gift, bequest, devise, or descent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 19 GCA 
\'a7 6101(a)(6) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Community property is }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 property acquired by either spouse during marriage which is not separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 19 GCA \'a7 6101(b).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
The character of property is generally fixed at the time of acquisition.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In re M
arriage of Rossin}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 91 Cal. Rptr. 3d 427, 432 (Ct. App. 2009) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The 
character of the property as separate or community is fixed as of the time it is acquired; and the character so fixed continues until it is changed in some manner recognized by law, as by agreement of the parties.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see also}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  19 GCA \'a7 6101(c) (requiring community property determination to be made }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 at the time of acquisition}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  when dividing community property between spouses); 19 GCA \'a7 6101(d)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 (requiring community property determination to be made }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 at the time of acquisition}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  when determining property rights of a surviving spouse upon death of the other).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Roy acquired his interest in the Property
, consisting of a lot and a house constructed thereupon, from the distribution of his mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s estate on June 8, 1971.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. A at 1 (Decree Settling Final Account of Adm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 r & Final Distribution, July 8, 1971).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 At trial, undisputed evidence was presented that showed that (1) Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s mother died intestate, (2) her husband and heirs relinquished their rights to the Property to Roy through quitclaim deeds, and (3) the terms of the distribution of Roy}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s estate conveyed the Property to Roy as }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 2 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 It is further ordered, adjudged and decreed that the residue of said estate . . . be distributed . . .}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  To: Roy T. Damian: Lot No. 141-54 . . . (separate property), with the building thereon.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  (emphasis omitted))
; RA, tab 20, Ex. B at 1-2 (Quitclaim Deed, June 4, 1971; Quitclaim Deed, Jan. 5, 1971); RA, tab 20, Ex. C at 1-2 (Quitclaim Deed, June 1, 1971; Quitclaim Deed, July 8, 1971).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Thus, although Roy was married to Teresita at the time he acquired the Property, based on this evidence, the trial court properly determined that the Property was separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 58 at 7 (Dec. & Order, Mar. 24, 2014).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Conveyed to Roy through his mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s estate, the Property falls squarely under the definition of separate property under 19 GCA \'a7 6101(a)(6), overcoming the community property presumption.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 N}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 o }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 C}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 hange to the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 C}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 haracter of the Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Having confirmed that the Property was Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s separate property received in distribution from his mother}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s estate, we now must examine whether the character of the Property was later changed from separate to community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues that Roy admitted 
the Property was community property and that his admission was sufficient to change the character of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs26\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs26\super\insrsid1315099 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid8918301 Separate property may be changed to community property}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1315099 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid8918301  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099 
but all contracts between a husband and wife of which the subject matter is their separate property or community property must be }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid8918301 in writing }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099 
and executed and acknowledged in like manner as a grant of land is required to be executed and acknowledged.  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid1315099 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid8918301 19 GCA \'a7 6112(a)}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  (2005).  No such writing ever came into being}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid8918301  between Roy and Teresita.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 12.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The trial court disagreed, determining the Property underwent no subsequent change in character.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 58 at 7 (Dec. & Order).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua relies on }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone v. Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 529 P.2d 724 (Ariz. Ct. 
App. 1974), for the proposition that an averment becomes an admission of fact when the defendant fails to specifically deny the asserted fact in a responsive pleading.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Following this approach, if Teresita asserted that the Property was community property in her complaint and Roy failed to deny the assertion
, it would be appropriate for the trial court to treat the Property as community property for the purposes of the divorce proceeding.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone v. Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 529 P.2d 724, 726 (Ariz. Ct. App. 1974) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [T]he averment characterizing the home as community property was not denied an appellant}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s answer; it was therefore admitted.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The trial court did not err in basing its decree upon the fact that the home was community property w
hen it was so presented to it.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  (citations omitted)).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab In her Complaint for Divorce, Teresita asserted that the
 entirety of the Property\emdash house and lot\emdash was community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
RA, tab 33, Ex. A at 1 (Compl. for Divorce) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Since the marriage of the parties, the parties have accumulated community property as follows: a) House and lot located at 942 Roy T. Damian, Jr. Street, Toto, Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua points to two instances during his parents}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  divorce that he contends demonstrate that Roy failed to deny Teresita}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s assertion, admitting the Property was community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab First, Roy admitted in his Answer and Counterclaim 
that the house constructed on the land was community property to which Teresita was entitled a one-half interest upon divorce.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. B at 3 (Answer & Countercl.) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The following community property shall be confirmed to [Teresita] as her sole and separate property: . . . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 One half (1/2) the fair market value of home located on lot 141-54, Mongmong-Toto, Maite Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
However, in the same Answer and Counterclaim, Roy expressly denied that the land itself was community property, asserting that it was separate property to which Teresita was entitled to no interest.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 4 (}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The following is the sole and separate property of [Roy] . . .}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  . . . Lot No. 141-54 Mongmong-Toto, Maite, Guam.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Because Roy specifically denied the assertion by Teresita that the land was community property, Joshua cannot rightfully characterize his response as an admission.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [34]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Second, during a divorce proceeding on May 11, 2005, Roy
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s counsel acknowledged }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 the community property interest}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  Teresita held in the house.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. I at 12 (Tr. of Proceedings, May 11, 2015) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 More specifically, the community property interest in the house which is situated on Lot 141-54 [Property], as [opposing counsel] has indicated[.]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 However, at the same hearing, he distinguished the land as separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 at 13 (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See, the lot is actually titled in the name of [Roy.]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [35]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The facts of the instant case are sufficiently distinc
t from the facts of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  to distinguish the unbinding aut
hority.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , the appellate court affirmed the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s characterization of property as community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 529 P.2d at 726.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Here, Joshua requests that we overturn the trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s characterization of the Property as separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , the defendant failed to deny the character of the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  at 725.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Here, Roy specifically denied the lot should be characterized as community property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Unlike in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , here the domestic court was never specifically tasked with making a finding as to the character of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Instead, the parties agreed to distribute the Property under the terms of a settlement agreement reached during the May 11, 2005, divorce proceeding.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. K at 9 (Tr. of Proceedings, May 11, 2005).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
In its Order of Property Division, the domestic court simply enforced the prior agreement of the parties.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. L at 1 (Order of Prop. Div., Sept. 25, 2006).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs26\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \chftn {\footnote \ltrpar 
\pard\plain \ltrpar\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs26\super\insrsid1315099 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  Unfortunately, the settlement agreed could not be effectuated because Roy quitclaimed the Property to Richard prior to the Order of Property Division.}}}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Thus, Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s reliance on }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Pettibone}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  is misguided.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [36]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
The instances illuminated by Joshua show only that Roy conceded that a community property interest existed in the house.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The evidence does not suggest that Roy conceded anything with regard to the lot itself.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 To the contrary, he expressly maintained throughout the proceedings that the lot was his separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Importantly, Roy did not concede that the title to the Property, which he alone held, was impaired.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 3.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Community Contribution}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argued at trial that the Property was }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 community property because community funds were expended to build the residence on the Property, and to maintain and improve the residence.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 58 at 8 n.1 (Dec. & Order).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 He does not make this argument on appeal. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [38]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Nevertheless, we draw the sam
e distinction as the trial court between title and a community interest based upon community contribution.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Although Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s wife may have alternative avenues to recoup the contributions to the Property, Roy retained title to the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Teresita}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s contribution to the improvement made on the Property relates to her
 community interest in the house, which Roy did not deny.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
However, such a community interest in the house does not affect the underlying character of the Property itself as separate property under 19 GCA \'a7 6101(a)(6), the title to the Property, or Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s ability to freely transfer the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Subject to certain exceptions which are not applicable here, Roy may transfer, convey, encumber or lease his 
separate real property without Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s joinder or consent.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 19 GCA \'a7 6106(a) (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab We hold that the
 trial court did not err in finding that the Property was Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s separate property and that he had the right to transfer it without his wife}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s
 consent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s2\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 B.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Whether the Domestic Court Maintained Jurisdiction Over the Property}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [40]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The second issue on appeal is whether the trial court erred in determining that Roy could validly transfer his interest in the Property when the court handling the domestic case
 purported to retain jurisdiction over all community indebtedness and liabilities.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
In its Final Decree of Dissolution of Marriage, the domestic court }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
retain[ed] jurisdiction to resolve and consider the issues of the division and disposition of the community indebtedness and assets.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. H at 2 (Final Decree of Dissolution of Marriage).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [41]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues 
the trial court erred in determining that Roy could validly transfer his interest in the Property when the court purported to retain jurisdiction over all }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 community indebtedness and liabilities.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s Br. at 11-17.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
He contends the domestic court retained jurisdiction over the Property because it was a community asset.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Since we have determined that it was not community property, the issue of whether the domestic court retained jurisdiction turns on whether the domestic court may take jurisdiction over separate property so as to prevent transfer to a third party.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [42]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Since the statutes governing Guam law of community property, 19 GCA \'a7\'a7 6101-6114, were adopted from the California Civil Code, California cases pertaining to community property and interpreting like statutes are persuasive authority.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 19 GCA \'a7\'a7 6101-6114, NOTE.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [43]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Prior to 1986, the statutes of 
California, like Guam, authorized the division of community property in dissolution of marriage but contained no reference to distributing separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Throughout this period, California caselaw held that domestic courts had }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 no jurisdiction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  over the separate property of either spouse in dissolution of marriage proceedings.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Reid v. Reid}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 44 P. 564 (Cal. 1896); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see, e.g.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Buford v. Buford}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 202 Cal. Rptr. 20, 22 (Ct. App. 1984); }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Porter v. Superior Court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 141 Cal. Rptr. 59, 65 (Ct. App. 1977).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [44]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab However, the California legislature modified th
is rule by enacting section 4800.4 of the California Civil Code, a statute that has since been replaced by section 2650 of the California Family Code.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  Cal. Fam. Code \'a7 2650, SOURCE.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs26\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \chftn {\footnote \ltrpar \pard\plain \ltrpar\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs26\super\insrsid1315099 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1315099\charrsid7169361 In a proceeding for d
ivision of the community estate, the court has jurisdiction, at the request of either party, to divide the separate property interests of the parties in real and personal property, wherever situated and whenever acquired, held by the parties as joint tena
nts or tenants in common. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099\charrsid7169361 
The property shall be divided together with, and in accordance with the same procedure for and limitations on, division of community estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099 \'94  Cal. Fam. Code \'a7 2650.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [45]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab We hold that the d
omestic court may not take jurisdiction over separate property in dissolution of marriage proceedings except as where specifically provided by law.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs26\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \chftn 
{\footnote \ltrpar \pard\plain \ltrpar\s24\qj \fi720\li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \cs26\super\insrsid1315099 \chftn }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid1315099 See, e.g.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid1315099\charrsid601088 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1315099 19 GCA \'a7 6104 (2005) (allowing the domestic court to reach separate property when satisfying co
mmunity debts); 19 GCA \'a7\'a7 8407, 8411 (2005) (allowing the domestic court to reach separate property of a spouse for support and education of children, maintenance and alimony, and homestead).}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 While it is true that under Guam law a domestic court may in certain circumstances take jurisdiction over th
e separate property of a spouse, there are no allegations or evidence to suggest that such circumstances were met in the present case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 For this reason, the domestic court did not retain jurisdiction over Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s separate property, and the order purporting to retain jurisdiction over community indebtedness and assets had no bearing on Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s ability to transfer his interest in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Therefore, the trial court did not err in determining that Roy could valid
ly transfer the Property by quitclaim deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s2\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 C.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Whether the Trial Court Erred in Applying the Race-Notice Statute to Find that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Quitclaim Deed was Superior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Recording of Title}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [46]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The third issue on appeal is whether the trial court erred in determining that pursuant to Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s race-notice statute, 21 GCA \'a7 37102, Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s previously recorded 2004 quitclaim deed was superior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s 2009}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
recording of title.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [47]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab On October 12, 2004, Roy conveyed his interest i
n the Property to his brother Richard through a valid quitclaim deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
RA, tab 20, Ex. F at 1 (Quitclaim Deed).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The quitclaim d
eed was recorded with the Department of Land Management on November 3, 2004.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A Certificate of Title was issued on October 26, 2006.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. H at 1 (Certificate of Title, Oct. 23, 2004).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [48]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab A quitclaim deed }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 transfers whatever interest the grantor had in the described property at the time the conveyance was made.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Taitano v. Lujan}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2005 Guam 26 \'b6 19 (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In re Marriage of Gioia}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 14 Cal. Rptr. 3d 362, 368 (Ct. App. 2004)); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see also Mich. Dep}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 t of Natural Res. v. Carmody-Lahti Real Estate, Inc.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 699 N.W. 2d 272, 283 (Mich. 2005) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A quitclaim deed is, by definition, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [a] deed that conveys a grantor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s complete interest or claim in certain real property but that neither warrants nor professes that the title is valid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  (alteration in original) (emphasis omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [49]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
At the time the conveyance was made, Roy held title to the Property as his separate property in fee simple.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 There is no evidence in the record to suggest that this title was encumbered.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Since a grantee takes the interest held by the grantor at the time of conveyance, Richard acquired title to the Property in fee simple on October 12, 2004.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [50]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues that the trial co
urt erred in applying the Guam race-notice statute, 21 GCA \'a7 37102, to Richard}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s recording of the quitclaim deed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 20.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 We disagree.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [51]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Title 21 GCA \'a7 37102
 has been identified by this court as Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 race-notice statute.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2005 Guam 26 \'b6 52.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 It states the following: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\ul\lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Every conveyance of real property, other than a lease for a term not exceeding one (1) year, is void as against any subsequent pur
chaser or mortgagee of the same property, or any part thereof, in good faith and for a valuable consideration, whose conveyance is first duly recorded, and as against any judgment affecting the title, unless such conveyance shall have been duly recorded p
rior to the record of notice of action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 21 GCA \'a7 37102 (2005).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [52]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues that applying the race-n
otice statute was error because the quitclaim deed recorded in 2004 was invalid.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 21.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua premises this conclusion upon his belief that the Property was community property.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Indeed, if the Property were community property, as he suggests, the quitclaim deed would be invalid because Roy 
would have been barred from conveying title to the Property without Teresita}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s 
joinder or consent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 21 GCA \'a7 29157 (2005) (stating that recorded community property cannot be transferred without the written consent of both spouses); 19 GCA 6106(a) (requiring that both spouses
 join in all transfers of any interest in community real property).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
However, as previously noted, the Property was properly characterized as separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The consent of both spouses is not required to transfer separate property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Thus, Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
s argument that the court erred in applying the race-notice statute is unpersuasive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [53]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Next, Joshua argues that the race-n
otice statute does not apply to Richard because he is not a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 bona fide purchaser.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 22.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Under the bona fide purchaser doctrine, a good faith real estate purchaser for value who is without actual or constructive notice of another}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s interest in the property purchased has the superior interest in the property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 2005 Guam 26 \'b6 27; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see also}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  21 GCA \'a7 37102; }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Morioka v. I & F Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , No. 91-00027A, 1991 WL 255842,
 at *3 (D. Guam App. Div. Nov. 18, 1991) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
To become a bona fide purchaser of property one must acquire title through payment of value, in good faith, and without actual or constructive notice of another}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s rights.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [54]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues that Richard was not a bona fide purchaser
 because he did not provide adequate consideration for the Property\emdash $1.00 for property appraised at a market value between $270,000.00 and $290,000.00.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 23.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [55]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Since 21 GCA \'a7
 37102 was adopted from the California Civil Code, related California law is instructive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See Taitano}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2005 Guam 26 \'b6 52 (noting that 21 GCA \'a7 37102 was adopted from California Civ
il Code section 1214); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 People v. Superior Court (Laxamana)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 2001 Guam 26 \'b6 8.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [56]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
It is a matter of common knowledge that where a consideration of one dollar is mentioned in a contract, other considerations usually pass between the parties to the agreement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A consideration of one dollar is ordinarily sufficient to support a contract at law.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
" }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Abers v. Rounsavell}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 116 Cal. Rptr. 3d 860, 870 (Ct. App. 2010) (citation omitted); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 see also San Diego City Firefighters, Local 145, AFL-CIO v. Bd. of Adm
in. of San Diego City Emps.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  Ret. Sys.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 141 Cal. Rptr. 3d 860, 880 (2012) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [A]ll the law requires for sufficient consideration is the proverbial }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 peppercorn.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '"}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
 (citation omitted)).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [57]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab In the present case, the 2004 quitclaim d
eed conveys the Property to Richard for one dollar }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 and valuable consideration[.]}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. F at 1 (Quitclaim Deed).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Joshua presents no authority for the proposition that this is inadequate to support the quitclaim under 21 GCA 
\'a7 37102.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 His argument is therefore unpersuasive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [58]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua further 
argues that Richard was not a bona fide purchaser because he had either actual or constructive notice of another individual}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s rights in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 
23.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 This argument is premised upon Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s supposition that Richard should have known Teresita had a }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 superior interest}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
However, the record is devoid of any fact that would support a finding that Richard had actual or constructive knowledge of anyone else}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s rights in the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [59]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab In fact, Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s title in the Property originated when his siblings and father quitclai
med their interests to him after the death of his mother in 1970.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33
, Ex. D at 1-2 (Decree Settling Final Account Adm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 r & Final Distribution); 
Ex. D at 3-4 (Quitclaim Deed, Oct. 22, 1970); Ex. E at 1-4 (Quitclaim Deed, June 14, 1970; Quitclaim Deed, Jan. 5, 1971; Quitclaim Deed, June 1, 1971; Quitclaim Deed, July 6, 1971).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 On October 22, 1970, Richard quitclaimed a separate interest to Roy.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. D at 3-4 (Quitclaim Deed).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 This fact supports an inference that Richard was aware of the character
 of the Property as separate property and equally unaware of any competing interests in the same.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [60]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab For these reasons, the trial court}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s application of the Guam race-notice statute and its finding that Richard}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s previously recorded 2004 quitclaim deed was superior to Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s 2009 Certificate of Title was not error.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s2\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 D.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Whether Res Judicata Precluded the Underlying Action}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [61]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab The final issue on appeal is whether the trial court erred by electing not to apply the doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  to preclude the underlying action, in light of two previous judgments rela
ting to the disposition of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [62]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua argues that }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  precluded Richard from bringing a quiet title action against him after he obtained 
two separate judgments that he was the owner of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 25.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 We disagree.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [63]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
The first judgment was an Order of Property Division, issued on Nov. 27, 2007, by the domestic court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 33, Ex. O at 1 (Order of Prop. Div., Nov. 27, 2007).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 This order purported to grant a life estate in the Property to Roy and a remainder in fee simple to Joshua upon Roy}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s death.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
The second was a Decision and Order, issued on Mar. 3, 2009, by the probate court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
RA, tab 33, Ex. P at 1 (Dec. and Order, Mar. 3, 2009).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
This order upheld the previous Order of Property Division by ruling that the Property }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 immediately passed into [Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s] possession as a matter of law upon the death of [Roy].}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 at 3.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [64]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , or }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 claim preclusion,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 the doctrine
 by which a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
judgment on the merits in a prior suit bars a second suit involving the same parties or their privies based on the same cause of action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '" }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In re Application of Leon Guerrero}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2001 Guam 22 \'b6 20 (quoting }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Trans Pac. Exp. Co. v. Oka Towers Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2000 Guam 3 \'b6 13).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li567\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin567\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Under this doctrine, all claims based on the same cause of action must be decided in a single suit; if not brought initially, they may not be raised at a later date.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  precludes piecemeal litigation by splitting a single 
cause of action or relitigation of the same cause of action on a different legal theory or for different relief.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A predictable doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  benefits both the parties and the courts because it }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 seeks to curtail multiple litigation causing vexation and expense to the parties and wasted effort and expense in judicial administration.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Mycogen Corp. v. Monsanto Co.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 51 P.3d 297, 302 (2002) (emphasis, citations, and internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [65]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  is codified at 6 GCA \'a7 4209.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 This section adopted California Code of Civil Procedure section 1908(a), which codified the common law doctrine.}
{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 6 GCA \'a7 4209 (2005), SOURCE; }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Castro v. Higaki}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 37 Cal. Rptr. 2d 84, 87 (Ct. App. 1994) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  is a well-established doctrine[,]
 . . . expressed statutorily in Code of Civil Procedure section 1908.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 As such, California case law interpreting the common law doctrine is persuasive.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [66]\tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In order for claim preclusion to apply
, three requirements must be met: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 (1) a final judgment 
on the merits; (2) the party against whom claim preclusion is asserted was a party or is in privity with a party in the prior suit; and (3) the issue decided in the prior suit is identical with the issue presented in the later suit.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Presto v. Lizama}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2012 Guam 24 \'b6 22.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Final Judgment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [67]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab A final judgment on the merits is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 one in which the merits of [a party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s] claim are in fact adjudicated [for or] against the [party] after trial of the substantive issues.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Reyes v. First Net Ins. Co.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2009 Guam 17 
(alteration in original) (citations omitted) (quoting }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Semtek Int}{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 l Inc. v. Lockheed Martin Corp.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 531 U.S. 487, 502 (2001)).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [68]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab While the two judgments at issue 
purported to create and uphold a distribution of the Property to Joshua, they were not sufficient to bar all subsequent claims to title by third parties, such as Richard.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  

\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [69]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Title 6 GCA \'a7 4209 provides:}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
The effect of a judgment or a final order in an action or special proceedings before a court or judge of Guam, or of the United States, having jurisdiction to pronounce the judgment or order, is as follows:}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li1134\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1134\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 1.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In case of a judgment or order against a specific thing, or in respect to the probate of a will, or the administration of the estate of a decedent, or in respect to the personal, politica
l, or legal condition or relation of a particular person, the judgment or order is conclusive upon the title to the thing, the will or administration, or the condition or relation of the person;}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 In other cases, the judgment or order is, in respect to t
he matter directly adjudged, conclusive between the parties and their successors in interest by title subsequent to the commencement of the action or special proceeding, litigating for the same thing under the same title and in the same capacity, provided
 that they have notice, actual or constructive, of the pendency of the action or proceedings.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 6 GCA \'a7 4209 (2005).}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [70]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab However, it does not follow from 6 GCA \'a7
 4209(1) that a decree of final distribution is conclusive as to title held by all who had notice of the probate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 See Hemlani v. Nelson}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2000 Guam 20 \'b6
 33 (known heirs hold title in fee simple subject to any claims by third parties); }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Shelton v. Vance}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 234 P.2d 1012, 1014 (Cal. Dist. Ct. App. 1951) (}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
While a decree of distribution is conclusive as to the rights of heirs, legatees, or devisees, insofar as they claim in such capacities, it does not determine that the deceased had any title to property di
stributed; nor does it bind third persons who claim an interest adverse to that of the intestate or testator.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 ).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Moreover:}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [This court has also rejected] 
the theory that 6 GCA \'a7 4209(2) should be read to preclude later claims by those who had actual or constructive notice of the actions mentioned in 6 GCA \'a7 4209(1), although preclusion by notice may still apply under the common law.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Rather, 6 GCA \'a7 4209(2) is simply a catch-all statute applying to all }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 other cases.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 It applies claim preclusion to parties }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 litigating for the same thing under the same title and in the same capacity}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  provided they had }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
notice, actual or constructive,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  of the prior action.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Zahnen v. Limtiaco}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2008 Guam 5 \'b6 15 (citations omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A distribution, however, does not quiet title to property, the reason being that [a] decree of distribution distributes only such title as the deceased had at the time of his death.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  \'b6 17 (citations omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [71]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
Although the orders were issued in relation to the final distribution of the decedents}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  property, they do not preclude Richard from seeking a judgment as to who actually holds title to the Property that was purportedly distributed.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 2.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Party or in Privity with a Party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [72]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Under Guam law, the parties are deemed the same when }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 those bet
ween whom the evidence is offered were on opposite sides of the former case, and a judgment or other determination could in that case have been made between them alone, though other parties were joined with both or either.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 6 GCA \'a7 4211 (2005).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Here, Joshua admits that Richard was not a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 party}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
 to the prior judgments.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 26.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 He argues instead that Richard should be precluded from bringing a quiet title action because he was in privity with Roy.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 at 25-26.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [73]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab A third party is in privity when }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
so identified in interest with a party to former litigation that he represents precisely the same right in respect to the subject matter involved.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 United States v. Bhatia}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 545 F.3d 757, 759 (9th Cir. 2008) (citation and 
internal quotation marks omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [74]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Joshua}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s argument misinterprets the law of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 By arguing that Roy is in privity with Richard, Joshua assumes that because Richard received the Property from Roy he should be considered a successor in in
terest for }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  purposes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Appellant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s Br. at 26.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [75]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab However, at the time of the 
domestic and probate court judgments, 2007 and 2009 respectively, Roy no longer held any valid, legal interest in the Property because he had already quitclaimed his interest to Richard in 2004.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 RA, tab 20, Ex. F at 1 (Quitclaim Deed).}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The conveyance of the Property in 2004 predated the domestic and probate judgments, thus nullifying their 
effect on the disposition of the Property.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [76]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Richard cannot be construed a
s a successor in interest for the purposes of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
 because he received the Property through a valid quitclaim deed prior to the judgments.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 These facts stand in contrast to a typical }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  scenario whereby a party to a prior judgment later transfers property to a successor in interest.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The cases cited by Joshua do not speak to these facts and thus are not persuasive.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s3\ql \fi720\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid1315099 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \b\fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 3.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe0\langnp2057\langfenp0\insrsid1315099\charrsid7292936 Identical }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cf0\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Issues}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cf0\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [77]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Lastly, Joshua argues that the issues decided in the two judgments were identical to those in the present case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A judgment serves as a bar to a subsequent lawsuit only where the }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 identical}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  issue was decided in the prior case by a final judgment on the merits.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Presto}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 , 2012 Guam 24 \'b6 32.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [C]laim preclusion bars a party from in
stituting a subsequent action where the parties, subject matter, and the causes of action are identical }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 or substantially identical.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Id.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
 (emphasis omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [78]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab Richard brought an 
action to quiet title, basing his claim on Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s race-notice statute and 
priority of claims.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 The prior judgments involve the 
distribution of property related to a divorce action and the distribution of an estate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  "}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 A distribution . . . does not\~}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 quiet}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \~}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 title}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \~to property, the reason being that [a] decree of distribution distributes only such title as the deceased had at the time of his death.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 " }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Zahnen}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
, 2008 Guam 5 \'b6 14 (alteration in original) (citations omitted).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 
Thus, a quiet title action is demonstrably different from a distribution of assets or a judgment upholding a distribution of assets.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [79]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab 
For these reasons, the trial court did not err by electing not to apply the doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  to the underlying action.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }\pard\plain \ltrpar\s1\ql \li288\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin288\itap0\pararsid1315099 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 \b\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 V.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 CONCLUSION}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 
\par }\pard\plain \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid136276 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid136276\charrsid136276 
\par }\pard \ltrpar\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1315099 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [80]}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab It is clear that the Property held by Roy was separate property, beyond the jurisdiction of the domestic court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 It is also clear that Roy transferred title to the Property, by valid quitclaim deed,
 to Richard before any judgments were issued by the domestic court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 Therefore, the
 trial court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s application of Guam}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 '}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 s race-notice statute was proper, and the doctrine of }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\i\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 res judicata}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936  is inapplicable to this set of facts.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid1315099 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid136276\charrsid7292936 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 [81]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 \tab For these reasons, we }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\b\lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 AFFIRM}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid1315099\charrsid7292936 .
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