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{\fs24\insrsid3294839\charrsid15226213 Appeal No. 90-044 \par }{\fs24\insrsid15226213 Civil Action No. 88-0582}{\fs24\insrsid3294839\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid2385238\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\b\caps\fs24\insrsid12277809\charrsid15226213 In re Estate of Cabrera \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3294839 {\fs24\insrsid2385238\charrsid15226213 \par }{\fs24\insrsid3294839\charrsid15226213 July 31, 1991}{\fs24\insrsid2385238\charrsid15226213 \par }{\b\fs24\insrsid3294839\charrsid15226213 \par 1. }{\b\fs24\insrsid12277809\charrsid15226213 Appeal and Error }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Standard of Review }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Probate Proceedings \par }{\fs24\insrsid3294839\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 Issue of whether trial }{\fs24\insrsid3294839\charrsid15226213 c}{\fs24\insrsid12277809\charrsid15226213 ourt erred by failing to determine decedent's heirs and declare that each held equal undivided share in his estate was question of law, reviewable de novo. \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 2.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Appeal and Error }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Standard of Review } {\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Probate Proceedings \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Issue of whether trial court erred by approving administrator's proposed distribution of decedent's property to persons who were not his heirs was question of law, reviewable de novo. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3294839 {\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid3294839\charrsid15226213 3. Appeal and Error - Standard of Review - Probate Proceedings \par }{\fs24\insrsid3294839\charrsid15226213 \par Issue of whether trial court erred by approving administrator's proposal for distribution of decedent's estate without having been petitioned by heirs or administrator for partition of estate (i.e., with notice and hearing) pursuant to 8 CMC \'a7 2803 was question of law, reviewable de novo. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 4.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Appeal and Error }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Standard of Review } {\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Probate Proceedings \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Issue of whether trial court erred by rejecting objectors' counter}{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 proposal for partition and distribution of estate was question of law, reviewable de novo. \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 5.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Applicability of Probate Code }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Particular Cases \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 NMI probate code did not apply to decedent's estate since code became effective February 15, 1984, several years after decedent died in 1975. }{\fs24\insrsid12268581\charrsid15226213 8 CMC \'a7 2102.}{ \fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 6.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Custom }{ \b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Particular Cases}{\fs24\insrsid3294839\charrsid15226213 \par \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3294839 {\fs24\insrsid12277809\charrsid15226213 Pursuant to 8 CMC \'a72102, mandating that property}{\fs24\insrsid3294839\charrsid15226213 of persons who died prior to February 15, 1984, passes according to Trust Territory law, and }{\fs24\insrsid616568\charrsid15226213 1}{\fs24\insrsid3294839\charrsid15226213 TTC \'a7 102, mandating that the customs of Trust Territory inhabitants were to have full force and effect of law so fa r as they were not in conflict with other laws, it was appropriate to examine Chamorro customary law existing at the time of decedent intestate's death in 1975 to see if it wo}{\fs24\insrsid616568\charrsid15226213 u}{\fs24\insrsid3294839\charrsid15226213 ld govern disposition of his estate. \par \par }{\b\fs24\insrsid3294839\charrsid15226213 7. Probate - Custom \endash Partida \par }{\fs24\insrsid3294839\charrsid15226213 \par A partida is inherently flexible and can be shown through ways other than through the ideal partida. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 8.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid3294839\charrsid15226213 \endash }{\b\fs24\insrsid12277809\charrsid15226213 Custom \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Part of stated underlying purpose and policy of NMI probate code is to effectuate the Chamorro custom that the intent of the father c oncerning the distribution of his land is to be effectuated, respected, and not to be disregarded. }{\fs24\insrsid12268581\charrsid15226213 8 CMC \'a7 2104.}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 9.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Custom }{ \b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Particular Cases}{\fs24\insrsid3294839\charrsid15226213 \par \par }{\fs24\insrsid12277809\charrsid15226213 Trial court's decision to effectuate decedent's wishes in distribution of his property among his natural children and his "pineksai" (persons raised as though they were natural and legitimate children) was in line with Chamorro customary law and culture. \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 10.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid3294839\charrsid15226213 \endash }{\b\fs24\insrsid12277809\charrsid15226213 Custom \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Wish and intent of decedent forms the basis of intestate succession under Chamorro custom which, in the absence of statute, is the law. \par }{\fs24\insrsid3294839\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 11.}{\b\fs24\insrsid2385238\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 Probate }{\b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Custom }{ \b\fs24\insrsid2385238\charrsid15226213 -}{\b\fs24\insrsid12277809\charrsid15226213 Particular Cases}{\b\fs24\insrsid3294839\charrsid15226213 \par \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5073729 {\fs24\insrsid12277809\charrsid15226213 While decedent did not perform an ideal partida, he orally gave away specific parcels to his children. This was a partida made by decedent during his lifetime. Heirs' attempt to distribute the land among themselves by deed after decedent's death was in}{ \fs24\insrsid5073729\charrsid15226213 accordance with Chamorro custom; had they accomplished division, they would have confirmed partida made by decedent. \par \par }{\b\fs24\insrsid5073729\charrsid15226213 12. Probate - Custom - Particular Cases}{\fs24\insrsid5073729\charrsid15226213 \par \par Trial court did not err in approving administrator's proposal that decedent's "pineksai" (persons raised as though they were natural and legitimate children) receive parcels of pr}{\fs24\insrsid7812986\charrsid15226213 operty expressly designated for}{ \fs24\insrsid5073729\charrsid15226213 them by decedent during his lifetime. \par \par }{\b\fs24\insrsid5073729\charrsid15226213 13. Probate - Descent and Distribution \par }{\fs24\insrsid5073729\charrsid15226213 \par 8 CIVIC \'a72803, pertaining to petition for partition of property in an estate for purposes of distribution, applies only when two or more heirs are entitled to distribution of undivided interests. Until the court de termines who is going to receive what share, no heir is entitled to distribution. Unless it is settled that certain property is to be distributed to a specific group of heirs having undivided interests in the property, there would appear to be no basis fo r partition. After the approval of a proposal for distribution becomes final and no appeal is taken, then persons who have an undivided interest in particular property within an estate may petition the court for partition prior to the closing of the estate . \par }{\b\fs24\insrsid5073729\charrsid15226213 \par 14. Probate - Descent and Distribution - Particular Cases \par }{\fs24\insrsid5073729\charrsid15226213 \par Trial court did not err in rejecting proposal that estate be distributed equally among decedent's nine children per stirpes, taking into consideration the quality or value of the respective share s. There was no basis for rejecting decedent's decision regarding disposition of his property. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid5073729\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5073729 {\b\fs24\insrsid5073729\charrsid15226213 IN RE THE ESTATE OF}{\b\fs24\insrsid15826088\charrsid15226213 : \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid15826088 {\b\fs24\insrsid15826088\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5073729 {\b\fs24\insrsid5073729\charrsid15226213 JOSE P. CABRERA \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10242205 {\fs24\insrsid10242205\charrsid15226213 (Deceased)}{\fs24\insrsid5073729\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid14367597\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid14367597 {\fs24\insrsid12277809\charrsid15226213 Argued and submitted March 28, 1991 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid5073729\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Counsel for Appellant:}{\fs24\insrsid5073729\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 Charles Novo}{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 Gradac \par }\pard \ql \li2160\ri0\widctlpar\faauto\adjustright\rin0\lin2160\itap0\pararsid5073729 {\fs24\insrsid12277809\charrsid15226213 WHITE, NOVO}{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid5073729\charrsid15226213 GRADAC & MANGLONA \par }{\fs24\insrsid12277809\charrsid15226213 P.O. Box 222 CHRB \par Saipan, MP 96950 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5073729 {\fs24\insrsid5073729\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 Counsel for Appellee:}{\fs24\insrsid5073729\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 Eric Basse}{ \fs24\insrsid2971253\charrsid15226213 \par }\pard \ql \li2160\ri0\widctlpar\faauto\adjustright\rin0\lin2160\itap0\pararsid2971253 {\fs24\insrsid2971253\charrsid15226213 JAMES GRIZZARD LAW OFFICE \par Caller Box PPP 374 \par }{\fs24\insrsid12277809\charrsid15226213 Saipan, MP 96950 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2971253 {\fs24\insrsid2971253\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 BEFORE: DELA CRUZ, Chief Justice; VILLAGOMEZ, Justice; HILLBLOM, Special Judge.}{\b\fs24\insrsid5073729\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5073729 {\b\fs24\insrsid5073729\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2971253 {\b\fs24\insrsid5073729\charrsid15226213 OPINION \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 \par VILLAGOMEZ, Justice: \par }{\fs24\insrsid2971253\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid987259 {\fs24\insrsid12277809\charrsid15226213 This is an appeal from a decision of the superior court in a probate matter. On March 22, 1990, the administrator petitioned the trial court for final distribution of the assets of the estate. The petition set forth the proposal for distribution. Three grandchil dren of the deceased, namely: Elphidia Reyes Muna, Bernadita Reyes Mercado, and Maria Reyes Crisostimo (appellants herein), objected to the administrator's proposal. The trial court}{\fs24\insrsid987259\charrsid15226213 held an evidentiary hearing to determine, how to distribute the assets of the estate. \par \par On August 9, 1990, the trial court issued a decision approving the administrator's proposed distribution, with one modification. Although not proposed by the administrator, the trial court gave each of the three appellants, 1,524 square meters of the Fina Sisu property. The three objectors timely appealed. \par \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid987259 {\b\fs24\insrsid987259\charrsid15226213 FACTS \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid987259 {\fs24\insrsid987259\charrsid15226213 \par Jose P. Cabrera, better known as Pepe, (hereafter "Pepe") died on March 25, 1975, survived by his wife, Maria Mendiola Cabrera, who died in 1934. Pepe and Maria were both Chamorro. Pep e married Maria, who had a daughter, Francisca T. Borja, from a previous marriage. Pepe raised Francisca, under Chamorro custom of "poksai",}{\fs24\super\insrsid7218217\charrsid15226213 1}{\fs24\insrsid987259\charrsid15226213 who helped Pepe and Maria }{ \fs24\insrsid6824220\charrsid15226213 ra}{\fs24\insrsid987259\charrsid15226213 ise their subsequent children - Francisca's stepbrothers and sisters. \par \par Pepe and Maria have ten children from their marriage. They}{\fs24\insrsid13442229\charrsid15226213 are:}{\fs24\insrsid987259\charrsid15226213 Francisco, Celia (deceased),}{\fs24\insrsid11345497\charrsid15226213 Gabri}{ \fs24\insrsid987259\charrsid15226213 el (deceased), Ramona, Vicente (deceased), Rosario, Probio, Martha, Vicenta, and Maria (deceased). \par \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid987259\charrsid15226213 The daughter Maria predeceased Pepe, without issue. Gabriel predeceased P epe, with eleven surviving children. Celia predeceased Pepe in 1944, survived by three daughters, Elphidia, Bernadita, and Maria ("appellants"). Elphidia and her sister Maria}{\fs24\insrsid11345497\charrsid15226213 }{ \fs24\insrsid12277809\charrsid15226213 were raised by their father's side of the family. Pepe and his wife Maria took Bernadita, as a little girl, into their home and raised her, under "poksai" as though she were their natural child. \par }{\fs24\insrsid2971253\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Pepe and his wife also took and raised, by "poksai", their grandson Francisco Mendiola Cabrera. Francisco is the son of Probio, the administrator. Although Francisca Tudela Borja, Bernadita Reyes Mercado, and Francisco Mendiola Cabrera were not natural children of Pepe, he raised all three as though they were his natural children. \par }{\fs24\insrsid11345497\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 During his lifetime, Pepe owned two parcels of land }{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 one in Sisu, containing 7,53}{\fs24\insrsid13442229\charrsid15226213 9 square meters (hereafter "Fina}{\fs24\insrsid12277809\charrsid15226213 Sisu property") and another in Chalan Piao containing 14,539 square meters (hereafter "Chalan Piao property"). Pepe's family house was in the Chalan Piao property. \par }{\fs24\insrsid11345497\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 Evidence adduced at the hearing showed that Pepe gave Bernadita a portion of his property in Chalan Piao because he raised her by "poksai", and wanted her to have a share of his land. Pepe also designated a parcel of Chalan Piao}{ \fs24\insrsid4663761\charrsid15226213 property for Francisca Tudela B}{\fs24\insrsid12277809\charrsid15226213 orja and another parcel for Francisco Mendiola Cabrera because he considered them as his children.}{\fs24\insrsid13449238\charrsid15226213 \par \par }{\fs24\insrsid12277809\charrsid15226213 As Pepe's children married and were ready to build their own house, he would designate where on his land each was to b uild. On many occasions, Pepe told different members of his household that whichever land they occupied, that would be their property. \par }{\fs24\insrsid11345497\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9913332 {\fs24\insrsid11345497\charrsid15226213 In}{\fs24\insrsid12277809\charrsid15226213 1953, after Vicente married, Pepe showed him a quonset house in Chalan Piao and told him to live there. Vicente moved}{\fs24\insrsid9913332\charrsid15226213 onto that lot where his family still lives. This lot has been designated as Lot 458-New-10. \par \par Prior to 1956, Pepe showed his daughter Rosario, which part of the Chalan Pi}{\fs24\insrsid5531308\charrsid15226213 ao property she could build her}{\fs24\insrsid9913332\charrsid15226213 house on. She did built a house which was destroyed by fire in 1956. She again rebuilt on the property which she claims today as hers. \par \par After Probio got married, in 1957, Pepe showed him where to build his house in Chalan Piao, which has been designated as Lot }{\fs24\insrsid5179510\charrsid15226213 No. }{\fs24\insrsid9913332\charrsid15226213 458-New-R-1. Subsequently, his father told hi m that whatever he occupied would be for him. Probio has been occupying the same land since then. \par \par In 1970, Pepe showed his daughter Vicenta the portion of the Chalan Piao property where she later built her house. This parcel has since been designated as Lot No. 458-}{\fs24\insrsid5179510\charrsid15226213 N}{\fs24\insrsid9913332\charrsid15226213 ew-9. Between 1971 and 1972, Pepe also showed his daughter Martha where to build her family house in Chalan Piao, which is now identified as Lot No. 458-New-1. \par \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid9913332\charrsid15226213 The evidence further shows that as to each of his living children and the three children Pepe raised by "poksai" (Francisca Borja, Bernadita Mercado and Francisco Cabrera), Pepe had designated what specific parcels each was being given. As to Bernadita's portion, Pepe executed a deed in her name in order that she could obtain a housing loan from MIHA. The lots designated for Pepe's natural children and for those children he raised }{\fs24\insrsid12277809\charrsid15226213 ("pineksai")}{ \fs24\super\insrsid7218217\charrsid15226213 2}{\fs24\insrsid12277809\charrsid15226213 were not equal in size or similar in shape. \par }{\fs24\insrsid3887652\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 The evidence also shows that Pepe had told the entire family that the Fina Sisu property was for the children of his deceased son, Gabriel, who had many children. \par }{\fs24\insrsid3887652\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 At one point in time, Maria Reyes Crisostimo (one of the appellants) asked Pepe for a parcel of land in Chalan Piao for herself. Pepe told her that she should seek land from her father's side of the family who had raised her. Pepe never gave or designated any parcel for her in Chalan Piao or Fina Sisu. \par }{\fs24\insrsid3887652\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 After Pepe died, his children, together with two of the children he raised (Francisca and Francisco), attempted distribute among themselves by mutual conveyance to each other, the}{ \fs24\insrsid3887652\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 title to the respective parcels designated to each by Pepe. A deed was drafted in a way that would divide and transfer the land among themselves in accordanc}{ \fs24\insrsid3887652\charrsid15226213 e with Pepe's wishes. However, B}{\fs24\insrsid12277809\charrsid15226213 ernadita (one of the children raised by Pepe) refused to sign the mutual conveyance deed because she and her two sisters, Elphidia and Maria, were not being given the parcel they believed should be 458}{\fs24\insrsid2385238\charrsid15226213 -}{ \fs24\insrsid12277809\charrsid15226213 New}{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 3, of the Chalan Piao property. Consequently, the deed of partition was never fully executed. The probate action followed. \par }{\fs24\insrsid3887652\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 There is no factual dispute as to the administrator's proposal for distribution of the estate, except with respect to Lot No. 458}{\fs24\insrsid8986571\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 New }{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 3. \par }{\fs24\insrsid3887652\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 The administrator and other witnesses testified that Pepe, prior to his death, had designated this parcel to go to his daughter, Ramona. Other witnesses testified, to the contrary, that the same parcel was designated by Pepe for his deceased daughter, Celia, which would descend to her natural children, Bernadita, Maria and Elphidia. The trial court approved}{ \fs24\insrsid8986571\charrsid15226213 the administrator's proposal -}{\fs24\insrsid3887652\charrsid15226213 that this parcel be given to Ramona. The court then decreed that the three appellants each be given a parcel in Fina Sisu, equivalent to a Chalan Piao house lot, notwithstanding the fact that Pepe had designated all of the Mina Sisu proper ty to go to the children of his deceased son, Gabriel. \par \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\b\fs24\insrsid3887652\charrsid15226213 ISSUES \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\b\fs24\insrsid3887652\charrsid15226213 \par }{\b\fs24\insrsid12920653\charrsid15226213 [1}{\b\fs24\insrsid7031416\charrsid15226213 , 2, 3, 4}{\b\fs24\insrsid12920653\charrsid15226213 ] }{\fs24\insrsid3887652\charrsid15226213 The four issues raised by the appellants are as follows: \par \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 1. Whether the trial court erred by failing to determine who Pepe's heirs are and declare that they each hold in his esta te an equal undivided share per stirpes. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 2. Whether the trial court erred by approving the administrator's proposed distribution of the Chalan Piao property to persons who are not Pepe's heirs, i.e. Francisca and Francisco. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 3. Whether the trial court err ed by approving the administrator's proposal for distribution of the estate without having been petitioned by any of the heir's or the administrator, pursuant to 8 CMC \'a7 2803, and without notice and a hearing pursuant thereto. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3887652 {\fs24\insrsid3887652\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid12920653 {\fs24\insrsid3887652\charrsid15226213 4. Whether the trial court erred by rejecting the objectors' }{\fs24\insrsid12277809\charrsid15226213 counter}{ \fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 proposal that an equitable partition and distribution be made, taking into consideration the quality or value of the respective parcels of land. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid12920653 {\fs24\insrsid12920653\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 All the above issues raise questions of law and are to be reviewed de novo. }{\fs24\ul\insrsid12277809\charrsid15226213 In Re Adoption of Amanda C}{\fs24\ul\insrsid12920653\charrsid15226213 .}{\fs24\ul\insrsid12277809\charrsid15226213 Magofna,}{\fs24\insrsid12277809\charrsid15226213 No. 90}{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 012, (N.M.I. Dec. 5, 1990). \par }{\fs24\insrsid12920653\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid12920653 {\fs24\insrsid12277809\charrsid15226213 I. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid12920653 {\b\fs24\insrsid12920653\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 Appellants contend that, since Pepe died without a formal will, "the court had no choice but to find an d confirm, that the property of decedent passed at the time of his death in }{\fs24\ul\insrsid12277809\charrsid15226213 equal shares}{\fs24\insrsid12277809\charrsid15226213 , per stirpes, to his descendants}{\fs24\insrsid12920653\charrsid15226213 \'85}{ \fs24\insrsid16326689\charrsid15226213 .}{\fs24\insrsid12277809\charrsid15226213 " (Emphasis added.) They argue that both the Fina Sisu and the Chalan Piao properties should be distributed equally to Pepe's nine na tural children or their heirs, per stirpes. They assert that the trial court, having failed to do so, erred as a matter of law. \par }{\fs24\insrsid12920653\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 If Pepe had died intestate without designating any portion of his property to his children, or if he had designated but his chi ldren failed to live thereon, then appellants' contention would have merit. Under the facts and circumstances of this case, however, appellants' contention ultimately falls short. \par }{\fs24\insrsid12920653\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3565691 {\b\fs24\insrsid12920653\charrsid15226213 [5}{\b\fs24\insrsid12277809\charrsid15226213 ,}{\b\fs24\insrsid5046630\charrsid15226213 }{\b\fs24\insrsid12277809\charrsid15226213 6]}{\fs24\insrsid12277809\charrsid15226213 we begin our analysis by noting that our probate code does not apply to Pepe's estate since it became effective years after Pepe }{\fs24\insrsid5046630\charrsid15226213 passed away.}{ \fs24\super\insrsid1396675\charrsid15226213 3}{\fs24\super\insrsid14367597\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 Pursuant to 8 CMC \'a7 2102, we look at Title 13 of}{\fs24\insrsid3565691\charrsid15226213 the Trust Territory Code - the Trust Territory statute that applied at the time of Pepe's death. Tile 13, however, relates only to wills. It does not provide any procedural or substantive law governing intestate succession. However, 1 TTC \'a7 102 mandates:}{\fs24\insrsid16326689\charrsid15226213 \par \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid16326689 {\fs24\insrsid3565691\charrsid15226213 "The customs of the inhabitants of the Trust Territory ... shall be preserved. Th}{\fs24\insrsid8986571\charrsid15226213 e recognized customary law ..}{\fs24\insrsid3565691\charrsid15226213 . shall have the full force and effect of law so far as...not in conflict with the laws mentioned in section 101\'85"}{\fs24\super\insrsid1396675\charrsid15226213 4}{ \fs24\insrsid3565691\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 \par We, therefore, examine Chamorro customary law existing at the}{\fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 time of Pepe's death to see if any would govern the disposition of}{\fs24\insrsid9521559\charrsid15226213 }{ \fs24\insrsid12277809\charrsid15226213 this estate. \par }{\fs24\insrsid9521559\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 We find that many aspects of Chamorro custom are relevant for}{\fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 our consideration. We turn to a respected study on the ethnology}{ \fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 of the people on Saipan which has been cited on many occasions by the Trust Territory and Commonwealth Courts. \par }{\fs24\insrsid9521559\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid9521559 {\fs24\insrsid12277809\charrsid15226213 It is by custom considered right and proper that every male head of a family should make a,}{ \fs24\insrsid9521559\charrsid15226213 }{\fs24\ul\insrsid12277809\charrsid15226213 partido }{\fs24\insrsid12277809\charrsid15226213 before his death. In actuality, it often happens that he does not, and that a division of the land is made by the heirs af ter his death. This division after the death of the male parent is also called a }{\fs24\ul\insrsid9521559\charrsid15226213 partido}{\fs24\insrsid9521559\charrsid15226213 ,\'85}{\fs24\insrsid12277809\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9521559 {\fs24\insrsid9521559\charrsid15226213 \par A. }{\fs24\insrsid12277809\charrsid15226213 Spoehr, Saipan:}{\fs24\insrsid2385238\charrsid15226213 }{\fs24\ul\insrsid12277809\charrsid15226213 The Ethnology of a War}{\fs24\ul\insrsid2385238\charrsid15226213 -}{\fs24\ul\insrsid12277809\charrsid15226213 Devastated Island}{\fs24\insrsid12277809\charrsid15226213 ,}{\fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 136}{\fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 (Chicago Natural History Museum, 1954). \par }{\fs24\insrsid9521559\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid9521559 {\fs24\insrsid12277809\charrsid15226213 The formal }{\fs24\ul\insrsid12277809\charrsid15226213 partido}{\fs24\insrsid12277809\charrsid15226213 prior to the father's death is a traditionally sanctioned act preliminary to }{\fs24\insrsid9521559\charrsid15226213 t}{\fs24\insrsid12277809\charrsid15226213 he inheritance of land by the heirs. In actuality, there are considerable number of instances where either the father or both the pare}{\fs24\insrsid6192508\charrsid15226213 nts have died without making a }{\fs24\ul\insrsid6192508\charrsid15226213 p}{ \fs24\ul\insrsid12277809\charrsid15226213 artido}{\fs24\insrsid12277809\charrsid15226213 . In such a case, it remains for the surviving heirs to come to an agreement on the division of the property. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9521559 {\fs24\insrsid9521559\charrsid15226213 \par }{\fs24\ul\insrsid9521559\charrsid15226213 Id. \par }{\fs24\insrsid9521559\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid6519882 {\fs24\insrsid12277809\charrsid15226213 If the father has previously allocated various tracts of farm land to the sons who are married, the formal announcement acts as validation of the previous allocation. Furthermore, the father's word is not to be disputed, there or thereafter. Parental respect is one of the major }{\fs24\insrsid9521559\charrsid15226213 e}{ \fs24\insrsid12277809\charrsid15226213 mphasis of traditional Chamorro culture. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid9521559\charrsid15226213 \par }{\fs24\ul\insrsid9521559\charrsid15226213 Id. \par }{\fs24\insrsid9521559\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid6519882 {\fs24\insrsid12277809\charrsid15226213 Regardless of the formal aspects of the }{\fs24\ul\insrsid9521559\charrsid15226213 par}{\fs24\ul\insrsid12277809\charrsid15226213 tido}{\fs24\insrsid12277809\charrsid15226213 , Chamorro custom dictates that the family land should be divided at each generation. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid9521559\charrsid15226213 \par }{\fs24\ul\insrsid9521559\charrsid15226213 Id.,}{\fs24\insrsid9521559\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 at 137. \par }{\fs24\insrsid6519882\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid6519882 {\fs24\insrsid6519882\charrsid15226213 Conflict among the heirs may arise over the division of inherited land. If the parents both die without making a }{ \fs24\ul\insrsid6519882\charrsid15226213 partido}{\fs24\insrsid6519882\charrsid15226213 , t he land is divided by common consent of the children, though the oldest son is the acknowledged head of the family and his word will carry most weight. Disputes may occasionally arise even if the father has made a }{ \fs24\ul\insrsid6519882\charrsid15226213 partido}{\fs24\insrsid6519882\charrsid15226213 , but on this point Chamorro custom dictates that the word of the father }{\fs24\insrsid1986128\charrsid15226213 i}{\fs24\insrsid6519882\charrsid15226213 s not to be challenged and that changes in the }{\fs24\insrsid5455514\charrsid15226213 division of property after his death can take place only by consent of all the heirs.}{\fs24\insrsid6519882\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 \par }{\b\fs24\insrsid5455514\charrsid15226213 Id}{\fs24\insrsid5455514\charrsid15226213 ., at 143. \par }{\fs24\insrsid5927300\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid5927300 {\fs24\insrsid5927300\charrsid15226213 On the whole, institution of the }{\fs24\ul\insrsid5927300\charrsid15226213 partido}{\fs24\insrsid5927300\charrsid15226213 is a reasonably effective mechanism for forestalling dispute among }{\fs24\insrsid3041401\charrsid15226213 heirs over the inheritance of land and houses. From the foregoing data it is apparent that the division of land among heirs is flexible.}{ \fs24\insrsid5927300\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid3041401 {\fs24\insrsid3041401\charrsid15226213 \par }{\b\fs24\insrsid3041401\charrsid15226213 Id.}{\fs24\insrsid3041401\charrsid15226213 , at 144. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 The core of Chamorro land tenure and inheritance on Saipan lies in the individual ownership of land in the division of family holdings among the children of each generation. As an observant man remarked, 'When a Chamorro thinks of land, he thinks of his children, and of how much land he sho uld have to provide for them. This is always uppermost in his thoughts.' \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 \par }{\b\fs24\insrsid5455514\charrsid15226213 [7]}{\fs24\insrsid5455514\charrsid15226213 This Court has previously ruled on the flexibility of a "partida" and we stated: \par \par }\pard \ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 We note that the elements stated by the lower court necessary to prove a "partida"}{\fs24\insrsid15163446\charrsid15226213 are elements necessary to approve an }{\fs24\ul\insrsid15163446\charrsid15226213 ideal}{\fs24\insrsid15163446\charrsid15226213 "partida." A "partida"}{\fs24\insrsid5455514\charrsid15226213 is inherently flexible and can be shown through ways other than through the }{\fs24\ul\insrsid5455514\charrsid15226213 ideal}{\fs24\insrsid5455514\charrsid15226213 "partida". \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5455514 {\fs24\insrsid5455514\charrsid15226213 \par }{\fs24\ul\insrsid14883270\charrsid15226213 Cabrera v. De Castro}{\fs24\insrsid14883270\charrsid15226213 , No. 89-018 (N.M.I. June 7, 1990).}{\fs24\insrsid5455514\charrsid15226213 \par }{\fs24\insrsid14883270\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\b\fs24\insrsid14883270\charrsid15226213 [8] }{\fs24\insrsid14883270\charrsid15226213 The Northern Mariana Islands Probate Law}{\fs24\insrsid5927300\charrsid15226213 (8 CMC \'a7 2101 }{\fs24\ul\insrsid5927300\charrsid15226213 et seg.)}{\fs24\insrsid5927300\charrsid15226213 came into effect on February, 15, 1984, enacted by the CNMI Legislature. Although this statute does not apply to Pepe's estate, the legislature set forth the underlying purposes and }{\fs24\insrsid12277809\charrsid15226213 policies of the law, part of which acknowledged an intention to effectuate the Chamorro custom which is that the intent of the father on the distribution of his land is to be effectuated, respec}{\fs24\insrsid8985144\charrsid15226213 ted, and not to be disregarded.}{\fs24\super\insrsid1396675\charrsid15226213 5}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid8985144\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 [9}{\b\fs24\insrsid3371331\charrsid15226213 , 10}{\b\fs24\insrsid12277809\charrsid15226213 ]}{\b\fs24\insrsid3371331\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 The trial judge's decision to effectuate Pepe's wishes in the distribution of his property among his natural children and his "pineksai" is in line with Chamorro customary law and culture. To decide otherwise would have been contrary to our custo}{ \fs24\insrsid3371331\charrsid15226213 m regarding land distribution.}{\fs24\super\insrsid1396675\charrsid15226213 6}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid3371331\charrsid15226213 \par }{\b\fs24\insrsid12277809\charrsid15226213 [11]}{\b\fs24\insrsid3371331\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 The trial court's findings as to Pepe's wishes are supported by substantial evidence. While Pepe did not perform an "ideal Partida,"}{\fs24\super\insrsid10697991\charrsid15226213 7}{\fs24\insrsid12277809\charrsid15226213 he did clearly designate to each child which parcel goes to whom. He, in essence, orally gave away specific parcels to his children (as they married and moved out) by his designation and by}{\fs24\insrsid3371331\charrsid15226213 }{ \fs24\insrsid9599498\charrsid15226213 the actual use of the lands by the children.}{\fs24\super\insrsid15743448\charrsid15226213 8}{\fs24\insrsid9599498\charrsid15226213 See }{\fs24\ul\insrsid9599498\charrsid15226213 Guerrero v. Guerrero}{ \fs24\insrsid9599498\charrsid15226213 , No. 90-018 (N.M.I. March 18, 1991) (A gift of land is accomplished when the father had the intent to orally convey his land and it is delivered to, and accepted by, the son.)}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid9599498\charrsid15226213 \par Based on the evidence and Chamorro customary law, the trial court correctly approved Pepe's wishes as contained in the petition for final distribution. Its decree distr ibuting part of the Fina Sisu land to the three appellants is not an issue being raised on appeal, and will not be examined. \par \par Although the trial court did not expressly}{\fs24\insrsid9925198\charrsid15226213 state that the proposed distribution in the administrator's petition for final distribu tion is based on "partida" or oral conveyance, we conclude the same to be by a "partida" made by Pepe during his lifetime. The attempt by the heirs to distribute by deed the land among themselves after Pepe's death is in }{ \fs24\insrsid5255055\charrsid15226213 accordance with Chamorro custom}{\fs24\insrsid9925198\charrsid15226213 . See}{\b\fs24\insrsid9925198\charrsid15226213 , }{\fs24\ul\insrsid9925198\charrsid15226213 Spoehr}{\fs24\insrsid9925198\charrsid15226213 , at 136. Had they accomplished the division, that would have clearly confirmed the "partida" made by Pepe.}{\fs24\insrsid9599498\charrsid15226213 \par }{\fs24\insrsid9925198\charrsid15226213 \par The trial court did not err by not ruling that each of the heirs hold }{\fs24\insrsid7476263\charrsid15226213 an undivided equal share per st}{\fs24\insrsid9925198\charrsid15226213 i}{\fs24\insrsid7476263\charrsid15226213 r}{ \fs24\insrsid9925198\charrsid15226213 pes, as appellants contend should be done. \par \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9925198 {\fs24\insrsid9925198\charrsid15226213 II}{\fs24\insrsid9525037\charrsid15226213 .}{\fs24\insrsid9925198\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9925198 {\b\fs24\insrsid9925198\charrsid15226213 \par [12] }{\fs24\insrsid9925198\charrsid15226213 The trial court approved the administrator's petition that Pepe's "pineksai" (Francisca T. Borja and Francisco M. Cabrera) be given a share of the estate pursuant to Pepe's wishes. We affirm the trial c ourt's determination that these two received their shares also by "partida". Appellants contend that the trial court erred because Francisca and Francisco are not "heirs". Consequently, they have no legal basis for receiving any part of the estate. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 \par It is\bullet true that Francisca and Francisco are not Pepe's natural children but are "pineksai" }{\fs24\insrsid2385238\charrsid15226213 -}{\fs24\insrsid12277809\charrsid15226213 just like the appellant, Bernadita. Since Pepe raised them as if they were his natural children, he specifically designated to each of them a share in his property. In the case of Bernadita, he executed a deed to the land in her name so that she could obtain a house loan from MIHA. As to Francisca and Francisco, he designated to each which parcels they are to receive. \par }{\fs24\insrsid9925198\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 The e}{\fs24\insrsid5444900\charrsid15226213 vidence clearly shows that Pepe }{\fs24\insrsid12277809\charrsid15226213 decided not to give any land to the two daughters of his deceased daughter, Celia, whom he }{ \fs24\insrsid5444900\charrsid15226213 did not raise by "poksai". O}{\fs24\insrsid12277809\charrsid15226213 ne of them, Maria, specifically asked }{\fs24\insrsid5444900\charrsid15226213 Pepe for a parcel of land. }{\fs24\insrsid12277809\charrsid15226213 Pepe declined and instructed her to get land from her father's side of the family because they raised her.}{\fs24\insrsid5444900\charrsid15226213 \par \par }{\fs24\insrsid12277809\charrsid15226213 The trial court did not err in approving the administrator's proposal that Francisca and Francisco receive the parcels of the Chalan Piao property expressly designated for them by Pepe during his lifetime. \par }{\fs24\insrsid5444900\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5444900 {\fs24\insrsid5444900\charrsid15226213 III}{\fs24\insrsid9525037\charrsid15226213 .}{\fs24\insrsid12277809\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5444900 {\b\fs24\insrsid5444900\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid2385238 {\fs24\insrsid12277809\charrsid15226213 The Administrator petitioned the trial court for final}{\fs24\insrsid5444900\charrsid15226213 distribution of the estate. The appellants objected to the proposal.}{\fs24\insrsid11882877\charrsid15226213 Consequently, the trial could held an evidentiary hearing which lasted several days. At the hearing, the appellants appeared and tes tified, presented additional evidence, and cross-examined adverse witnesses. Based on the evidence at the hearing, the trial court entered its memorandum decision.}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid11882877\charrsid15226213 \par Appellants contend that the trial }{\fs24\insrsid12277809\charrsid15226213 court erred by approving the proposed distribution since there was no petition to partition filed pursuant to 8 CMC \'a7 2803.}{\fs24\super\insrsid15743448\charrsid15226213 9}{ \fs24\insrsid12277809\charrsid15226213 \par \par }{\b\fs24\insrsid12277809\charrsid15226213 [13]}{\fs24\insrsid12277809\charrsid15226213 The trial court did not err by approving the petition for final distribution of the estate. Section 2803, pertaining to partitions, does not apply prior to the approval of the petition for final distribution in this estate. It applies "\'85 when two or more heirs\'85are }{\fs24\ul\insrsid12277809\charrsid15226213 entitled}{\fs24\insrsid12277809\charrsid15226213 to }{\fs24\ul\insrsid12277809\charrsid15226213 distribution}{\fs24\insrsid12277809\charrsid15226213 of }{ \fs24\ul\insrsid12277809\charrsid15226213 undivided interests}{\fs24\insrsid9525037\charrsid15226213 \'85"}{\fs24\insrsid12277809\charrsid15226213 (Emphasis added.) Partition may thereafter be ordered prior to the closing of the estate.}{ \fs24\insrsid11882877\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 \par Until the court determines who is going to receive what share, not heir is }{\fs24\ul\insrsid12277809\charrsid15226213 entitled}{\b\fs24\insrsid12277809\charrsid15226213 }{\fs24\insrsid12277809\charrsid15226213 to }{ \fs24\ul\insrsid12277809\charrsid15226213 distribution}{\fs24\insrsid12277809\charrsid15226213 . Furth er, unless it is settled that a certain property is to be distributed to a specific group of heirs, having undivided interests thereto, there would appear to be no basis for a partition. \par }{\fs24\insrsid1796928\charrsid15226213 \par }{\fs24\insrsid12277809\charrsid15226213 After the approval of }{\fs24\insrsid1796928\charrsid15226213 the proposal for final distribution becomes fi nal and no appeal is taken or is pending, then persons who have an undivided interest in a particular property of the estate may petition the court for partition prior to the closing of the estate.}{\fs24\insrsid12277809\charrsid15226213 \par }{\fs24\insrsid1796928\charrsid15226213 \par }\pard \qc \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid1796928 {\fs24\insrsid1796928\charrsid15226213 IV. \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid1796928 {\fs24\insrsid1796928\charrsid15226213 \par }{\b\fs24\insrsid4074891\charrsid15226213 [14]}{\fs24\insrsid4074891\charrsid15226213 In view of our analysis above, we hold that the trial court did not err by rejecting appellant' s counter-proposal that the estate be distributed equally among the nine children per stirpes, taking into consideration the quality or value of the respective shares. }{\fs24\insrsid13664119\charrsid15226213 We have no basis for rejecting Pepe's pe rsonal decision regarding the disposition of his properties.}{\fs24\insrsid1796928\charrsid15226213 \par }{\fs24\insrsid13664119\charrsid15226213 \par We }{\b\fs24\insrsid13664119\charrsid15226213 AFFIRM}{\fs24\insrsid13664119\charrsid15226213 the decision of the trial court. \par \par Dated this }{\fs24\ul\insrsid13664119\charrsid15226213 31}{\fs24\ul\super\insrsid13664119\charrsid15226213 st}{\fs24\insrsid13664119\charrsid15226213 day of }{\fs24\ul\insrsid13664119\charrsid15226213 July}{\fs24\insrsid13664119\charrsid15226213 , 1991. \par \par }\pard \qr \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid5655344\charrsid15226213 ____________ \par }{\b\fs24\insrsid13664119\charrsid15226213 JOSE S. DELA CRUZ, \par CHIEF JUSTICE \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid13664119\charrsid15226213 \par }\pard \qr \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid5655344\charrsid15226213 ___________ \par }{\b\fs24\insrsid13664119\charrsid15226213 RAMON G. VILLAGOMEZ, \par ASSOCIATE JUSTICE \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid13664119\charrsid15226213 \par }\pard \qr \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid5655344\charrsid15226213 ___________ \par }{\b\fs24\insrsid13664119\charrsid15226213 LARRY L. HILLBLOM, \par SPECIAL JUDGE \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 {\b\fs24\insrsid7218217\charrsid15226213 \par }{\fs24\insrsid7218217\charrsid15226213 ENDNOTES \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid7218217 {\b\fs24\insrsid7218217\charrsid15226213 \par }\pard\plain \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid5655344 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid7218217\charrsid15226213 1 }{\fs24\insrsid2493928\charrsid15226213 "}{ \fs24\insrsid7218217\charrsid15226213 Poksai" means the raising of a child as though the child were a natural and legitimate child. \par }\pard\plain \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid7218217 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid7218217\charrsid15226213 2}{\b\fs24\super\insrsid7218217\charrsid15226213 }{ \fs24\insrsid7218217\charrsid15226213 "Pineksai" means a person who is being raised or has been raised under "poksai"}{\fs24\insrsid9525037\charrsid15226213 .}{\fs24\insrsid1396675\charrsid15226213 \par }\pard\plain \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid1396675 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid1396675\charrsid15226213 3}{\b\fs24\insrsid1396675\charrsid15226213 }{ \fs24\insrsid1396675\charrsid15226213 8 CMC \'a7 2102 states: \par }\pard \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid4851999 {\fs24\insrsid4851999\charrsid15226213 \par }\pard \s15\ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid5655344 {\fs24\insrsid1396675\charrsid15226213 The property of persons who die before February 15,}{\fs24\insrsid9525037\charrsid15226213 }{ \fs24\insrsid1396675\charrsid15226213 1984 shall pass according to Title 13 of the Trust Territory Code and other applicable law.}{\fs24\insrsid5727354\charrsid15226213 \par }\pard \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid4851999 {\fs24\insrsid4851999\charrsid15226213 \par }\pard \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid1396675 {\fs24\super\insrsid1396675\charrsid15226213 4}{\b\fs24\super\insrsid1396675\charrsid15226213 }{\fs24\insrsid1396675\charrsid15226213 1 TTC \'a7 101. }{ \fs24\ul\insrsid1396675\charrsid15226213 Additional Laws Applicable to Trust Territory}{\fs24\insrsid5655344\charrsid15226213 .}{\fs24\insrsid1396675\charrsid15226213 \par The following are declare to be in full force and to have effect of law in the Trust Territory, including the Executive Orders of the President and orders of the Secretary of the Interior; \par \par }\pard \s15\ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid4851999 {\fs24\insrsid1396675\charrsid15226213 1. the Trusteeship Agreement; \par 2. such laws of the United States, as shall, by their own force, be in effect in the Trust Territory, including the Executive Orders of the President and orders of the Secretary of the Interior; \par 3. laws of the Trust Territory and amendments thereto; \par 4. District Orders heretofore promulgated by the District Administrators of the Trust Territory and Emergency District Orders promulgated by the District Administrators in accordance with Section 108 of this Chapter; \par 5. the acts of legislative bodies convened under chapter from the High Commissioner when these acts are approved by the High Commissioner or otherwise become law as may be provided by chapter or the laws and regulations of the Trust Territory; and, \par }\pard \s15\ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid1396675 {\fs24\insrsid1396675\charrsid15226213 6. duly enacted Municipal Ordinances. \par }\pard\plain \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid7218217 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\fs24\insrsid1396675\charrsid15226213 \par }\pard\plain \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid1396675 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid1396675\charrsid15226213 5}{\b\fs24\super\insrsid1396675\charrsid15226213 }{ \fs24\insrsid1396675\charrsid15226213 8 CMC \'a7 2104 states: \par \par }\pard \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid71300 {\fs24\ul\insrsid1396675\charrsid15226213 Purposes. \par \par }\pard \s15\ql \li720\ri0\widctlpar\faauto\adjustright\rin0\lin720\itap0\pararsid71300 {\fs24\insrsid1396675\charrsid15226213 (b) The underlying purposes and policies of this law are: \par }\pard \s15\ql \li-720\ri0\widctlpar\faauto\adjustright\rin0\lin-720\itap0\pararsid71300 {\fs24\insrsid1396675\charrsid15226213 \par }\pard \s15\ql \li1440\ri0\widctlpar\faauto\adjustright\rin0\lin1440\itap0\pararsid71300 {\fs24\insrsid1396675\charrsid15226213 (2) to discover and make effective the intent of a decedent in distribution of his property; \par }\pard \s15\ql \li-720\ri0\widctlpar\faauto\adjustright\rin0\lin-720\itap0\pararsid71300 {\fs24\insrsid1396675\charrsid15226213 \par }\pard \s15\ql \li1440\ri0\widctlpar\faauto\adjustright\rin0\lin1440\itap0\pararsid71300 {\fs24\insrsid1396675\charrsid15226213 (4) to realise the compelling interest of the Northern Mariana Islands in preserving the historic tradi tions and culture of its citizens of Northern Marianas descent. \par }\pard \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10697991 {\fs24\insrsid10697991\charrsid15226213 \par }\pard\plain \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid7218217 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid1396675\charrsid15226213 6}{\b\fs24\super\insrsid1396675\charrsid15226213 }{ \fs24\insrsid1396675\charrsid15226213 Counsel for appellants sta}{\fs24\insrsid3345534\charrsid15226213 te on page 16 of his brief that}{\fs24\insrsid1396675\charrsid15226213 "The Court seemed to abhor undermining the 'wishes' of decedent." But it is exactly the wishes and intent of the decedent which for ms the basis of intestate distribution under Chamorro custom which, in the absence of statute, is the law. This is what the trial judge did.}{\b\fs24\insrsid1396675\charrsid15226213 \par }\pard \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10697991 {\b\fs24\insrsid7218217\charrsid15226213 \par }{\fs24\super\insrsid10697991\charrsid15226213 7}{\b\fs24\super\insrsid10697991\charrsid15226213 }{\fs24\insrsid10697991\charrsid15226213 See }{\fs24\ul\insrsid10697991\charrsid15226213 Cabrera v. Castro}{\fs24\insrsid10697991\charrsid15226213 , }{ \fs24\ul\insrsid10697991\charrsid15226213 supra}{\fs24\ul\insrsid71300\charrsid15226213 .}{\fs24\ul\insrsid10697991\charrsid15226213 \par \par }\pard\plain \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid15743448 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid9525037\charrsid15226213 8}{\fs24\insrsid10697991\charrsid15226213 }{ \fs24\insrsid15743448\charrsid15226213 The statute of frauds did not exist in the CNMI until October 28, 1983. See 2 CMC \'a7 4911 (Commission Comment). \par }\pard\plain \ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10697991 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\fs24\insrsid10697991\charrsid15226213 \par }\pard\plain \s15\ql \li0\ri0\widctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid15743448 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\super\insrsid15743448\charrsid15226213 9}{\b\fs24\insrsid15743448\charrsid15226213 }{ \fs24\insrsid15743448\charrsid15226213 8 CMC \'a7 2803. }{\fs24\ul\insrsid15743448\charrsid15226213 Partition for Purposes of Distribution \par \par }{\fs24\insrsid15743448\charrsid15226213 Unless custom or the provisions of this law require otherwise, when two or more heirs or devisees are entitled to distribution of undivided interests in any real or personal property of the estate, the personal representative or one or more of the heirs or devisees may petition the Court prior to the closing of the estate, to make partition. After notice to the interested heirs or devisees, the Court may partition the property in the same manner as provided by law for partitions. The Court may direct the personal representative to sell an}{\fs24\insrsid71300\charrsid15226213 y}{ \fs24\insrsid15743448\charrsid15226213 property which cannot be partitioned without prejudice to the owners and which cannot conveniently be allotted to any one party. \par }}