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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid7477979\charrsid4414894 Notice: This slip opinion has not been certified by the Clerk of the}{\lang2057\langfe1033\langnp2057\insrsid7477979\charrsid4414894 

\par }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Supreme Court for publication in the permanent law reports.}{\i\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Until certified, it is subject to revision or withdrawal.}{\i\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In an
y event of discrepancies between this slip opinion and the opinion certified for publication, the certified opinion controls.}{\i\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Readers are requested to bring errors to the attention of the Clerk of the Supreme Court, PO Box 502165 Saipan, MP 96950, phone (670) 236-9715, fax (670) 236-9702, e-mail SupremeCourtClerk@justice.gov.mp}{
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\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 SUPREME COURT}{\b\lang2057\langfe1033\langnp2057\insrsid14038971  }{\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 OF THE
\par COMMONWEALTH OF THE NORTHERN MARIANA ISLANDS
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\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Petitioner-Appellant,}{\lang2057\langfe1033\langnp2057\insrsid11150431 
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\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 MARIA HARUKO TUDELA,}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 

\par Respondent-Appellee.
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\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid12744172\charrsid4414894 Cite as: 2009 MP}{\b\lang2057\langfe1033\langnp2057\insrsid6714439\charrsid4414894  9}{
\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
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\lang2057\langfe1033\langnp2057\insrsid12744172\charrsid4414894 , }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 2009}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1465667 {\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Robert Tenorio Torres, for Respondent-Appellee}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Douglas F. Cushnie, for Petitioner-Appellant}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 BEFORE:}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 ALEXANDRO C. CASTRO, }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Associate Justice; Timothy H. Bellas, Justice Pro Tem; }{\lang2057\langfe1033\langnp2057\insrsid6234339\charrsid4414894 Steven}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  S. Unpingco, Justice Pro Tem.
\par 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 CASTRO, J.:}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 1\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Appellant Connie T. Pangelinan seeks review of a probate order distributing all of her uncle\rquote 
s estate to his surviving spouse, Mrs. Maria H. Tudela, in fee simple absolute, arguing that (1) }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 exempt property}{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  under 8 CMC \'a7 2601 passes to the surviving spous
e in the form of a life estate rather than in fee simple absolute, (2) upon application of 8 CMC \'a7
 2903, a surviving spouse takes only half of the estate when the decedent leaves no issue, (3) the land alienation restrictions set out at Article XII of the Commonwealth Constitution prevent }{
\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Mrs. }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Tudela from being able to acquire a long-term interest in property, and (4) one of the parcels at issue s}{
\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 hould be classified as ancestor}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 s}{\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 \rquote }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  land since it was purchased with proceeds f}{\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 rom the sale of other ancestors\rquote }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  land.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
We hold that the trial court did not err in distributing the entire estate to Mrs. Tudela in fee simple absolute, as the plain language of 8 CMC \'a7\'a7 2601 and 2903 provides ample evidence that the legislature intended the probate court to transfer the
 maximum estate under these circumstances.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Further, we hold that Mrs. Tudela is specifically exempted from the land alienation restrictions by Article XII, Section 2, and that no part of 8 CMC \'a7 2902 applies to the estate at issue, as none of the property can be classified as ancestors\rquote 
 land.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Accordingly, the trial court\rquote s probate order is AFFIRMED.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431 
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\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \'b6 2\tab }{\lang2057\langfe1033\langnp2057\insrsid3897554\charrsid4414894 Santiago C. Tudela}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
, a Commonwealth resident of Chamorro ancestry, died intestate on November 18, 1986.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 He had no issue and was survived only by his wife, }{
\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Mrs. }{\lang2057\langfe1033\langnp2057\insrsid15012716\charrsid4414894 Maria H.}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  Tudela, and his sister\rquote s children.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 One of his sister\rquote s children, Connie T. Pangelinan, is the appellant herein.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \'b6 3\tab At issue in this appeal is }{\lang2057\langfe1033\langnp2057\insrsid8338095\charrsid4414894 the }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
ownership of three parcels }{\lang2057\langfe1033\langnp2057\insrsid3897554\charrsid4414894 of real property, each part of the d}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ecedent\rquote s estate.}{
\cs16\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \chftn {\footnote \pard\plain \s15\qj \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11150431 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\cs16\super\insrsid4338552 \chftn }{\insrsid4338552  \tab The three lots at issue are: (1) Lot 003 C 02, which is 40,001 square meters and located in Calabera; (2) Lot 003 C 06, which is 10,002 square meters and located in Calabera}{
\insrsid4338552\charrsid4282445 ; and (3) Lot 1877-1-R1, }{\insrsid4338552 previously known as Lot 1877-B, which is }{\insrsid4338552\charrsid4282445 6,547 square me}{\insrsid4338552 ters and located in }{\insrsid4338552\charrsid4282445 Gualo Rai.}{
\fs22\insrsid4338552   }}}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Mrs. Tudela petitioned the probate court to distribute the }{
\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 parcels to her in fee simple.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 The a}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ppellant objected, arguing that }{\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Mrs. }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Tudela is not entitled to acquire a long-term interest in the property since she is not of Northern Marianas decent (}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 NMD}{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ), and that her taking in fee simple violates the land alienation restrictions set out at Article XII of the Commonwealth Constitution.}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \'b6 4\tab The probate court rejected the appellant\rquote s argument.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
It read Article XII to expressly exempt from its alienation restrictions transfers via inheritance where the decedent is not survived by issue eligible to own land.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Consequently, it determined that Mrs. Tudela\rquote s non-NMD status was immaterial for purposes of the Commonwealth Constitution\rquote s land alienation restrictions.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 After determining that there was no constitutional bar, the trial court examined the parties\rquote 
 rights in the property in accordance with provisions set forth in the probate code.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 It classified the estate as }{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 exempt property}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
 under 8 CMC \'a7 2601, a statute that automatically vests the family home, among other allowances, in the surviving spouse to ensure that he or she is provided for.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The trial court also held that any remainder of the estate not exempted by 8 CMC \'a7 2601 should pass to Mrs. Tudela pursuant to 8 CMC \'a7
 2903, the statute that governs intestate succession according to Chamorro custom.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 5\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 As an alternative theory, the appellant argued that 8 CMC \'a7 2903 should not }{
\lang2057\langfe1033\langnp2057\insrsid15012716\charrsid4414894 uniformly }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 apply, but that at least one of the three properties in question should be deemed }{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ancestors\rquote  land,}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
 and descend according to 8 CMC \'a7 2902.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
This section of the probate code applies to land acquired by an individual from his or her Chamorro ancestors, and limits a surviving spouse to a life estate}{\lang2057\langfe1033\langnp2057\insrsid15012716\charrsid4414894  in that property.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid15012716\charrsid4414894 However, the d}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
ecedent did not acquire the land in question from a Chamorro ancestor, but rather purchased it from a corporation using proceeds from the sale of land that otherwise would have qualified as ancestors\rquote  land.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Appellant asked
 the probate court to utilize the concept of property tracing, as used in the family code to determine separate and marital interests in property, and to hold that property interests derived from the sale of ancestors\rquote 
 land should be traced for purposes of intestacy descent.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The trial court refused to do so.}{\lang2057\langfe1033\langnp2057\insrsid4414894 
 }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 It reasoned that: (1) the plain language of 8 CMC \'a72107(a) precludes the property from being classified as ancestors\rquote  land; (2) the appellant\rquote 
s reasoning is inconsistent with Article XII\rquote s exclusion of 
spouses taking through inheritance when the NMD spouse dies without issue or with issue not eligible to own land in the Northern Mariana Islands; (3) the probate code treats NMD and non-NMD surviving spouses alike; and (4) the probate code does not refer 
to the concept of }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 tracing.}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 II}{\b\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 6\tab }{\lang2057\langfe1033\langnp2057\insrsid4004779\charrsid4414894 The }{\lang2057\langfe1033\langnp2057\insrsid5859634\charrsid4414894 A}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ppellant appeals the distribution order based on the same rationale she presented to the probate court.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The four issues she raises are: (1) whether }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 exempt property}{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  under 8 CMC \'a7 2601 passes to the surviving spouse in fee simple or merely creates a life estate; (2) whether, upon application of 8 CMC 
\'a7 2903, a surviving spouse takes the entire estate when the decedent leaves no issue; (3) whether the land alienation restrictions se
t out at Article XII of the Commonwealth Constitution apply to a non-NMD spouse who inherits property from a spouse who dies without issue eligible to own land in the Northern Mariana Islands; and (4) whether property purchased with proceeds from the sale
 of ancestors\rquote  land should also be classified as ancestors\rquote  land.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
As each of these are issues of constitutional and statutory interpretation, we review them de novo.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Commonwealth v. Tinian Casino Gaming Control Comm\rquote n}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 3 NMI 134, 143 (1992).}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 A Non-NMD Surviving Spouse Takes }{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Exempt Property}{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  in Fee Simple}{
\i\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \'b6 7\tab The Commonwealth probate code specifically exempts certain real and personal property from the code\rquote s other decent and claims provisions.}{
\cs16\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \chftn {\footnote \pard\plain \qj \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid11150431 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\cs16\fs20\super\insrsid4338552\charrsid16539958 \chftn }{\fs20\insrsid4338552\charrsid16539958  }{\fs20\insrsid4338552 \tab }{\fs20\insrsid4338552\charrsid16539958 8 CMC \'a7 2601 states:
\par }\pard \qj \fi720\li720\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid11150431 {\fs20\insrsid4338552\charrsid16539958 
The surviving spouse of the decedent who was domiciled in the Northern Mariana Islands is entitled to the primary family home and lot, household furniture, one automobile, furnishings, appliances, and personal effects.  If there is no surviving spouse, ch
i
ldren of the decedent are entitled jointly to the exempt property.  Rights to exempt property have priority over all claims against the estate.  These rights shall override any provision in the will of the decedent to the contrary unless the court finds t
hat the will expressly provides an adequate substitute for the loss of these rights; otherwise exempt property rights are in addition to any benefit or share passing to the surviving spouse or children by the will of decedent, or by intestate succession.

\par }}}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Rights to exempt property trump competing claims against the estate and, in certain instances, will provisions attempting to pass exempt property to pers}{\lang2057\langfe1033\langnp2057\insrsid8338095\charrsid4414894 ons other than the beneficiary}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  named in the probate code.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The exempt property statute, 8 CMC \'a7 2601, ma
kes clear that a surviving spouse }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 is entitled to the primary family home and lot . . }{
\lang2057\langfe1033\langnp2057\insrsid1736243\charrsid4414894 ."}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  but does not specify the nature of the interest transferred.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 8\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The Commonwealth\rquote s exemption statute is based on an analogous section of the Uniform Probate Code.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 8 CMC \'a7 2101 cmt.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
There are at least three jurisdictions with similar UPC-based statutes which have considered the extent of the estate granted.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Cater v. Coxwell}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 479 So.2d 1181, 1183 (Ala. 1985); }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Matter of Merkel\rquote s Estate}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 618 P.2d 872, 876-77 (Mont. 1980); }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In re Estate of Kimbrell}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 697 N.W.2d 315, 318 (N.D. 2005).}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Cater}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
, the Alabama Supreme Court addressed whether exempted property rights automatically vest in a surviving spouse or if the spouse must actually claim those rights while living to ensure that they later pass through her estate.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  at 1181.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The court commented on the extent of the estate only in passing.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 It noted, }
{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 [o]nce these [exempted property] interests are awarded to the surviving spouse, they are fee interests.}{
\lang2057\langfe1033\langnp2057\insrsid4414894 " }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Such language makes
 the transfer of a fee simple interest seem self-evident.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 9\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The Supreme Court of Montana dealt with the issue more directly in }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Matter of Merkel\rquote s Estate}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 .}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 618 P.2d at 876-77.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The court found that Montana\rquote 
s analogous statute created a fee simple interest.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  at 877.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
In reaching its decision, the court relied primarily on its UPC-based statute, which specifically revoked the previous statute granting only a life estate.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Of particular relevance to the present case, however, is the court
\rquote s assertion that }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
[i]t appears clear to us from the wording of the statute itself, as well as from the expressed purposes of the UPC, that the drafters intended that the surviving spouse should take a fee interest . . . .}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }
{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 . }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 10\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 More recently, the North Dakota Suprem
e Court determined that its exempt property provision granted surviving spouses only a life estate.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Kimbrell}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 697 N.W.2d at 318.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 However, that case provides no guidance here, as the }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Kimbrell}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  court based its decision on the limited estate granted by other N
orth Dakota probate statutes, which were not repealed when the state legislature adopted the UPC-based statute.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \'b6 11\tab For its part, the trial court in the immediate case found that 8 CMC \'a7 2601 creates a fee simple estate.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 It reasoned that 8 CMC }{\lang2057\langfe1033\langnp2057\insrsid8338095\charrsid4414894 \'a7 2601i}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
s highly protective of a surviving spouse\rquote s interest in exempt property.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
It specifically shields exempt property from creditors and even allows the override of a contrary provision in a will and implicitly excludes it from distribution by intestate succession.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Most importantly, [Section] 2601 prohibits the decedent\rquote s children from obtaining an interest where there is a surviving spouse.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 From those safeguards, the court may reasonably conclude that the Legislature, in enacting [Section] 2601, intended to create a fee simple }{
\lang2057\langfe1033\langnp2057\insrsid15012716\charrsid4414894 interest}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  or specifically a fee simple absolute, in exempt property for the surviving spouse.}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In Re Estate of Tudela}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , Civ. No. 86-884D (NMI Super. Ct. July 5, 2001) (Order Re Objection on Final Distribution at 3).}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 We agree that 8 CMC \'a7 2601 should be construed as transferring a fee simple interest in exempt property.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Despite the existence of authority suggesting exemption statutes traditionally grant surviving spouses only life estates,}{
\cs16\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \chftn {\footnote \pard\plain \s15\qj \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11150431 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\cs16\super\insrsid4338552 \chftn }{\insrsid4338552  \tab }{\i\insrsid4338552\charrsid7814940 Matter of Merkel\rquote s Estate}{\insrsid4338552 , 618 P.2d at 876.
\par }}}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  the current approach appears to interpret exemption statutes as granting property in fee simple.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 See}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  40 C.J.S. Homesteads \'a7 173 (1991).}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 More importantly, a comparison of 8 CMC \'a7 2601 with its UPC analogue reveals an effort on the part of the Commonwealth 
legislature to strengthen the protections afforded surviving spouses and children from creditors\rquote  claims against an estate or from being disinherited.}{\cs16\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \chftn {\footnote 
\pard\plain \s15\qj \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11150431 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid4338552 \chftn }{\insrsid4338552  \tab Similarly, the Commonwealth
\rquote s Marital Property Act evidences the legislature\rquote s support for policies strengthening joint spousal ownership of family property.  }{\i\insrsid4338552\charrsid10779498 See generally}{\insrsid4338552  8 CMC \'a7 1811 }{
\i\insrsid4338552\charrsid10779498 et}{\insrsid4338552 . }{\i\insrsid4338552\charrsid10779498 seq}{\insrsid4338552 .  The \'93Purpose and Findings\'94 section of the Act, 8 CMC \'a7 1812, explains that the Act\rquote s goal is to remedy \'93
grave injustice in the distribution of marital property upon the dissolution of marriage or death, and in the exercise of property rights by spouses during marriage.\'94  Reading 8 CMC \'a7
 2601 as transferring a fee simple interest in exempt property, rather than a life estate, furthers such policies by increasing financial protection and independence of surviving spouses.
\par }}}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 See}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  Unif. Probate Code \'a7 2-402 (amended 2006).}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The legislature included amongst 8 CMC \'a7 2601\rquote s exemptions }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 the primary family home and lot}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
 and deleted language limiting the total value of exemptions.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The}{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 se}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  modifications can only be understood as a conscious attempt at elevating the beneficiaries\rquote  rights in certain estate property beyond typical exemption statutes.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Transferring less than a fee simple absolute }{\lang2057\langfe1033\langnp2057\insrsid8338095\charrsid4414894 interest }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 in exempt property would run counter to the clear legislative intent of increasing the beneficiaries\rquote  ownership interest.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid16467230 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 \'b6 12\tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Similarly, since a fee simple interest is generally the default form of property conveyance when parties do not specify otherwise, in the absence of express l
anguage to the contrary, there is no reason to assume the legislature intended the statute to convey an interest less than fee simple.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Since we find no legal imperative to read 8 CMC \'a7 2601 as transferring less than a fee simple absolute}{\lang2057\langfe1033\langnp2057\insrsid10948425\charrsid4414894  interest}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
, and since we find ample legislative intent for reading 8 CMC \'a7 2601 as transferring the maximum estate, we conclude that 8 CMC \'a7 2601 transfers a fee simple absolute interest in exempt property to the named beneficiary.}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 A Non-NMD Surviving Spouse Takes }{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Other Property}{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  in Full When Decedent Dies Without Issue}{
\i\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 13}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab 
Real property owned by an NMD of Chamorro ancestry, if such property is not ancestors\rquote  land, is }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 other property}{
\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  for purposes of intestate succession.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 See generally}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  8 CMC \'a7\'a7 2902, 2903.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Other property passes according to 8 CMC \'a7 2903.}{\cs16\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \chftn {\footnote \pard\plain 
\qj \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid11150431 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid4338552 \chftn }{\insrsid4338552  \tab }{\fs20\insrsid4338552\charrsid5988076 8 CMC}
{\fs20\insrsid4338552\charrsid8268644  \'a7 2903. Chamorro Custom: Other Properties.}{\insrsid4338552 
\par }\pard \qj \fi720\li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid11150431 {\fs20\insrsid4338552        }{\fs20\insrsid4338552\charrsid8268644 
(a) The surviving spouse obtains one-half of all properties, other than [ancestors\rquote  }{\fs20\insrsid4338552     \~\~\~\~\~\~\~\~\~\~\~\~\~\~\~}{\fs20\insrsid4338552\charrsid8268644 land].
\par }\pard \qj \fi360\li720\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid11150431 {\fs20\insrsid4338552\charrsid8268644 (b) The issue of the decedent obtain one-half of all properties, other than [ancestors\rquote 
 land], by representation.
\par (c) If there is no surviving spouse, the surviving issue obtain all properties by representation.
\par (d) If there is no surviving spouse and no issue, the parents of the decedent take all properties, other than [ancestors\rquote  land], and if there are no surviving parents, then to the siblings of the decedent by representation. 
\par }}}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Subsection (a) of 8 CMC \'a7 2903 grants Mrs. Tudela, as the surviving }{\lang2057\langfe1033\langnp2057\insrsid9961695\charrsid4414894 
spouse, a one-half interest in the d}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ecedent\rquote s properties.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
However, one question remains:}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 who takes the remaining one-half interest? }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 14}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab Appellant argues that when Article XII of the Commonwealth Constitution, 8 CMC \'a7 2902, and 8 CMC \'a7
 2411 (stating that remaining interests, if any, of land taken by non-NMDs vests in the next closest heir allowed to own land) are taken together, they demonstrate a clear intent by the people of the NMI to restrict land transfers to NMD\rquote 
s and to keep land within bloodlines as much as possible.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
She argues that this policy, in turn, should be used by the Court as a type of gap-filler in the present case.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Appellant also asserts that 8 CMC \'a7 2903(d) specifically provides that property descends to the decedent\rquote s siblings when ther
e is no spouse, issue, or parent to take. Employing this reasoning, she claims that the remaining one-half interest not granted to }{\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Mrs. }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Tudela by 8 CMC \'a7 2903(a) should descend to the appellant and her siblings under 8 CMC \'a7 2903(d).}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 15}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab Mrs. Tudela, on the other hand, argues that the only logical construction of 8 CMC \'a7
 2903 is to read subsections (a) and (b) together.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 This construction views subsections (a) and (b) as corollaries.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In the typical situation, when a decedent leaves a spouse, he will also leave issue, and each will take half.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
However, when decedent leaves a surviving spouse but no issue, subsections (a) and (b) cannot be collectively implicated, and, reading the statute as a whole in an attempt to effectuate legislative intent, the surviving spouse should take the entirety.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Mrs. Tudela claims that there is no need to go beyond the statute and turn to policy arguments in interpreting 8 CMC \'a7 2903.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Further, she argues, relying on both 8 CMC \'a7\'a7 2902 and 2903, as the appellant does, is plainly wrong.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 She claims that it is clear from the dualistic nature of 8 CMC \'a7\'a7
 2902 and 2903 that the legislature intended each piece of property to be either one or the other.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
There are no hybrid properties and no reason to judicially create hybrid statutes.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 16}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab The trial court agreed with Mrs. Tudela.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Looking to legislative intent, the trial court reasoned:}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Because subsection (d) conditions the decedent\rquote 
s parents and siblings from taking }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 other property}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  on there being no surviving spouse, the court may not read [Section] 2903, as [appellant] suggests, as creating an interest in the decedent\rquote 
s parents and siblings to the remaining half of the property where there is a surviving spouse.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Neither may the escheat statute, 8 CMC \'a7
 2914, be involved since there are heirs in the instant case, namely the surviving spouse and decedent\rquote s nephews and Appellants.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
There is also no justification, in either the purpose of the probate code or its legislative history, in treating the converse situation of subsection (c), which expressly gives all of the }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 other property}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  to the decedent\rquote 
s issue where there is no surviving spouse, in a different fashion.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Instead, the wording of the statute and its logical structure steers the court to the conclusion that [Section] 2903 should be in
terpreted as implicitly vesting a right in the surviving spouse to all of [Section] 2903 property, in situations where the decedent leaves no issue.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Accordingly, subsection (a) should be construed as applying only to those circumstances where there is a surviving spouse and decedent\rquote 
s issue, with each receiving one half of [Section] 2903 property.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In Re Estate of Tudela}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
, }{\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894 Civ. No. 86-884D }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 (Order Re Objection on Final Distribution at 7).}{\lang2057\langfe1033\langnp2057\insrsid11150431 

\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 17}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab The commission comment to the Commonwealth\rquote s probate code notes}{
\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894  that}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
[m]any provisions in PL 3-106 [adopting the code] are similar to provisions in the Uniform Probate Code approved . . . in 1969.}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 8 CMC \'a7
 2101 cmt.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Although the commission comment does not state which edition of UPC it used in drafting the Commonweal
th probate code, since the public law enacting the probate code went into effect in early 1984, the UPC as updated through 1982 should provide guidance here.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The 1982 UPC section dealing with a surviving spouse\rquote s share in intestacy proceedings grants the spouse the entire estate }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 if there is no surviving issue or parent of the decedent.}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Unif. Pr}{
\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894 obate Code \'a7 2-102 (amended 1982}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ).}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Further, the comment section elaborates on the commission\rquote s rationale by stating, }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 [t]his section gives the surviving spouse a larger share than most existing statutes on descent and distribution.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In doing so, it reflects the desires of most married persons, who almost always leave all of a moderate estate to the surviving spouse when a will is executed.}{
\lang2057\langfe1033\langnp2057\insrsid4414894 " }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Unif. Pr}{\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894 obate Code \'a7 2-102 (amended 1982}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ) Purpose and Scope of R}{\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894 evisions}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 .}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 18}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab Because the Commonwealth\rquote 
s probate statute is largely based on the UPC, in the absence of expressed legislative intent to the contrary, the UPC reasoning should be given effect.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 This is especially true where, as here, there is a complete statutory void which the Court is asked to fill.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Because Mrs. Tudela would not be limited to only one-half of the estate under the UPC, she is not so limited under 8 CMC \'a7 2903.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Based on UPC rationale, as well as the trial court\rquote s reasoning and interpretation of the interplay between different subsections of 8 CMC \'a7
 2903, we conclude that Mrs. Tudela should take the entire estate.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Tudela\rquote 
s Ownership Interest Does Not Violate Article XII of the Commonwealth Constitution}{\i\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 19}{\lang2057\langfe1033\langnp2057\insrsid4414894 \tab }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Since the Court finds that 8 CMC \'a7\'a7
 2601 and 2903 attempt to grant Mrs. Tudela a fee simple interest, the next question is whether such a grant is constitutional.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
The plain text of Article XII, Sections 1 and 2 of the Commonwealth Constitution provide}{\lang2057\langfe1033\langnp2057\insrsid10948425\charrsid4414894 s}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  the answer.}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Section 1: Alienation of Land}{
\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 .}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
The acquisition of permanent and long-term interests in real property within the Commonwealth shall be restricted to persons of Northern Marianas descent.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Section 2: Acquisition.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The term acquisition used in Section 1 includes acquisition by sale, lease, gift, inheritance or other means.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 A transfer to a spouse by inheritance is not an acquisition under this section if the owner dies without issue or with issue not eligible to own land in the Northern Mariana Islands. \'85}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Based on Section 2\rquote s express exclusion from the definition of }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
acquisition}{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  surviving spouses taking through intestacy when there are no issue who may own land, Mrs. Tudela is able to take in fee simple.
}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Indeed, any other reading would not be possible.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 20}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab Further strengthening this reading are this own Court\rquote s words in }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In re Estate of Tudela}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 4 NMI 1 (1993).}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 That case involved the same estate at issue here and most of the same parties.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Speaking hypothetically, this Court said, }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
if . . . the probate court finds that [there are no issue] and that the properties are not ancestral, [Mrs. Tudela] would take the properties in fee simple consistent with Article XII . . . .}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Id.}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  at 4.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Since the issue was not before the Court, we are not bound by this conjecture.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 However, it demonstrates that this Court, when presented with the exact facts before us now, has read Article XII as granting Mrs. Tudela a fee simple interest.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 21}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab We note that allowing a non-NMD spouse to own la
nd in the Commonwealth does not defeat the strong interest in keeping land within the local population.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Even though the spouse, being a non-NMD, briefly removes the }{\lang2057\langfe1033\langnp2057\insrsid4530901\charrsid4414894 fee simple ownership of the }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 land from local control, the}{
\lang2057\langfe1033\langnp2057\insrsid1252456\charrsid4414894  land must eventually revert to an NMD.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid1252456\charrsid4414894 
This is because she can only convey her fee simple interest to an}{\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894  NMD.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 
Thus}{\lang2057\langfe1033\langnp2057\insrsid1252456\charrsid4414894 ,}{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894  since}{\lang2057\langfe1033\langnp2057\insrsid1252456\charrsid4414894  the }{
\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 exemption}{\lang2057\langfe1033\langnp2057\insrsid1252456\charrsid4414894  found in Article XII, }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Section 2 }{
\lang2057\langfe1033\langnp2057\insrsid4530901\charrsid4414894 does not permit the }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 alienat}{\lang2057\langfe1033\langnp2057\insrsid4530901\charrsid4414894 ion of }{
\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 a}{\lang2057\langfe1033\langnp2057\insrsid4530901\charrsid4414894  fee simple }{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 estate }{
\lang2057\langfe1033\langnp2057\insrsid15147729\charrsid4414894 beyond the one-}{\lang2057\langfe1033\langnp2057\insrsid8409304\charrsid4414894 time exception to the surv}{\lang2057\langfe1033\langnp2057\insrsid15557629\charrsid4414894 iv}{
\lang2057\langfe1033\langnp2057\insrsid8409304\charrsid4414894 ing spouse}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  through inheritance}{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 
, the policy concerns which were the impetus for Article XII are satisfied}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 .}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Real Property Does Not Acquire }{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Ancestors\rquote  Land}{\i\lang2057\langfe1033\langnp2057\insrsid4414894 "}{\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
 Status if that Property is Purchased with Proceeds from the Sale of Ancestors\rquote  Land}{\i\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\i\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 22}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab }{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 The definition of }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ancestors\rquote  land is found at 8 CMC \'a7 2107(a):}{\lang2057\langfe1033\langnp2057\insrsid4414894  "}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \lquote Ancestors
\rquote  land\rquote  means land acquired by a person in any manner from one or more of his Chamorro ancestors of Northern Marianas descent, whether by inheritance, gift, will, or family agreement.}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Again, based on broad assertions that NMI policy prevents land alienation to non-NMDs as much as possible, the appellant}{\lang2057\langfe1033\langnp2057\insrsid3897554\charrsid4414894 
 claims that one of the d}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ecedent\rquote s properties should be classified as a}{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 ncestor}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 s}{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
 land because it was purchased with proceeds from the sale of land owned by her ancestors.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
In effect, the appellant asks this Court to supplement the plain statutory language above by including the concept of tracing to expand the category of ancestors\rquote  land.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 23}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab As the trial court pointed out, }{\lang2057\langfe1033\langnp2057\insrsid4414894 "}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 [a] plain reading of \'a7 2107(a) would disqualify the [property at issue] as ancestors\rquote  land because the land was acquired from a corporation . . .}{
\lang2057\langfe1033\langnp2057\insrsid9961695\charrsid4414894  and not from any of [the d}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ecedent\rquote s] NMD ancestors.}{\lang2057\langfe1033\langnp2057\insrsid4414894 " }{
\i\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 In Re Estate of Tudela}{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 , Civ. No. 86-884D }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
(Order Re Objection on Final Distribution at 9).}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Further, as discussed above, the appellant\rquote 
s contention that it is against NMI policy to allow Mrs. Tudela to take property is clearly refuted by Article XII, Section 2\rquote s specific exemption for surviving spouses.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 If the }{\lang2057\langfe1033\langnp2057\insrsid9961695\charrsid4414894 framers}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894  of the 
NMI Constitution had desired to prevent alienation outside the NMD family, then they surely would not have carved out a special exception specifically allowing it.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Finally, the probate code and its legislative history are silent as to whether the Court should employ the tracing doctrine in order to classify property as ancestors\rquote  land.}{
\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 24}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab }{\lang2057\langfe1033\langnp2057\insrsid14885037\charrsid4414894 The a}{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 ppellant\rquote s argument that ancestors\rquote  land should somehow transcend a particular piece of real property and encompass any economic benefit derived from that property
 stretches the statutory language beyond reason.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 There is simply no basis in law or logic to accept her claim.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 The argument is based solely on broad policy assertions, and those assertions are negated by Article XII itself.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Further, if the appellant\rquote s argu
ment was taken to its logical extreme, then courts would be required to treat anything purchased with proceeds from the sale of ancestors\rquote  lands as ancestors\rquote  land itself.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{
\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Thus vehicles, stock, and household items, if purchased with proceeds from the sale of ancestors\rquote  land, would have to pass in intestacy according to 8 CMC \'a7 2902.}{
\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 Additionally, if a decedent had paid for a family vacation or private school with such proceeds, under the appellant\rquote 
s logic the trial court would be required to offset that amount against the spouse\rquote s life estate interest.}{\lang2057\langfe1033\langnp2057\insrsid4414894  }{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 
Such a situation, even if logical, would be extremely burdensome.}{\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 III}{\b\lang2057\langfe1033\langnp2057\insrsid11150431 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid16467230\charrsid4414894 \'b6 25}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 \tab }{\lang2057\langfe1033\langnp2057\insrsid4679138\charrsid4414894 
The Commonwealth probate code unequivocally grants Mrs. Tudela a fee simple interest in her de}{\lang2057\langfe1033\langnp2057\insrsid1736243 ceased husband\rquote s real property.}{\lang2057\langfe1033\langnp2057\insrsid11403645\charrsid4414894 
 In doing so, the statutory scheme reflects the desire of most married individuals}{\lang2057\langfe1033\langnp2057\insrsid4679138\charrsid4414894  and }{\lang2057\langfe1033\langnp2057\insrsid11403645\charrsid4414894 protects}{
\lang2057\langfe1033\langnp2057\insrsid4679138\charrsid4414894  a surviving spouse\rquote s interest in the primary family home and other personal}{\lang2057\langfe1033\langnp2057\insrsid1736243  property.}{
\lang2057\langfe1033\langnp2057\insrsid4679138\charrsid4414894  Because there are no children resulting from their marriage, Mrs. Tudela\rquote s
 fee simple interest in the entire estate is consistent with the land alienation restrictions set forth in Article XII of the Commonwealth\rquote s Constitution.\~ Finally, because no part of the probate code authorizes the trial court to apply the trac}{
\lang2057\langfe1033\langnp2057\insrsid9961695\charrsid4414894 ing doctrine, the parcel which the d}{\lang2057\langfe1033\langnp2057\insrsid4679138\charrsid4414894 
ecedent purchased with proceeds from the sale of land owned by his ancestors does not qualify as ancestors\rquote  land. Accordingly, the trial court\rquote s probate order is AFFIRMED.
\par }{\lang2057\langfe1033\langnp2057\insrsid4414894 
\par }{\lang2057\langfe1033\langnp2057\insrsid4338552\charrsid4414894 SO ORDERED this 7th}{\lang2057\langfe1033\langnp2057\insrsid12744172\charrsid4414894  day of August}{\lang2057\langfe1033\langnp2057\insrsid11150431\charrsid4414894 , 2009.}{
\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Alexandro C. Castro
\par Associate Justice
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid4414894\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Timothy H. Bellas
\par Justice}{\b\i\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894  }{\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Pro Tem
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4414894 {\b\lang2057\langfe1033\langnp2057\insrsid6234339\charrsid4414894 Steven}{\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894  S. Unpingco

\par Justice}{\b\i\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894  }{\b\lang2057\langfe1033\langnp2057\insrsid8795566\charrsid4414894 Pro Tem}{\b\lang2057\langfe1033\langnp2057\insrsid15417320\charrsid4414894 
\par }}