T hi s di s pos i t i on i s notappr opr i a t e f orpubl i c a t i on and i s notpr e c e de nt * e xc e pta s pr ovi de d by 9th C i r . R . 36- 3.

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A pp ea l fr om the U ni t ed S t at es D i stri ctC ou rt

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N e va da R obe rtC . J one s , D i s tr i c tJ udge , P r e s i di ng A r gue d a nd S ubm i tt e d J une 13, 2011 S a n F r a n c is c o , C a lif

o rn ia B ef ore: O ’ S C A N N L A IN and B Y B E E , C i rc ui tJudg es , and H A Y E S , D i stri ct ** Judg e. F e d e r a l D e p o s it I n s u r a n c e C o rp o r a tio n ( “F D I C ” ) , a s r e c e iv e rf o rS ilv e rS ta te B a nk, appe a l s the gr a ntof s um m a ryj udgm e nti n f a vorof C ol l i ns D e ve l opm e nt 

# FI LED JU N 30 2011 M OLLY C. DW Y ER, CLERK U . S. C O U R T OF APPE ALS2

( “ C o l l i n s ” ) . We h a v e j u r i s d i c t i o n p u r s u a n tt o 2 8 U. S . C . § 1 2 9 1 . We r e v i e w de no vo . See T

rs. o f C o n str. In du s. & L a b o rers H ea l th & W

el f a re T ru st v. H a rt f o rd Fi r e I ns . C o. , 57 8 F . 3d 11 26 , 11 28 -29 (9th C i r. 20 09 ). E ve n i f C ol l i ns ha d am e c ha ni c ’ s l i e n w hi c h a tt a c he d pr i ort o the da t e of r e c e iv e r s h ip , d u e to C o llin s ’s f a ilu r e to c o m p lyw ith th e p e r f e c tio n r e q u ir e m e n ts in se ct i on 10 8. 22 6 o f the N evada R evi se d S t atut es , thi s l i en w as “ i nv al i d as am att er o f law ,” an d C o ll in s w as n o t en ti tl ed “‘ to an y b en ef it s o cc as io n ed b y its ex isten ce ’” a s o f th e d a te o f

r e c e iv e r s h ip . Scho

f i eld v. C op elan d L um ber Y ards, Inc. , 692 P . 2d 519, 520- 21 ( N e v. 1985) ( quot i ng Fis he rB r os . , I nc . v . H arr ah R e al t

yC o. , 545 P .2 d 2 0 3 , 2 0 4 ( N e v . 1 9 7 6 ) ) . P u r s u a n t to N e v a d ala w , C o llin s w a s n o t e n title d to any benefi t s— i ncl ud i ng pri ori ty s t atus— fr om i t s m ec hani c’ s l i en on the re al pr ope rty a ti s s ue a s of

the da t e of

r e c e i ve r s hi p. A ft erthe dat e of r ec ei vers hi p, C ol l i ns w as no tperm i tt ed t o p er fe ctbecause a cr edi t or m ayno ti m prov e i t s posi t i on po st -r ec ei vers hi p p ursuantt o the F i nanci al I n s titu tio n s R e f

o rm a n d R e c o v e ryE n f

o r c e m e n t A c t ( “F I R R E A ” ) . See 1 2 U .S .C . § 1 8 2 5 ( b ) ( 2 ) ( “W h e n a c tin g a s ar e c e iv e r. . . [ n ]o p r o p e rtyo f th e C o rp o r a tio n s h a ll be s ubj e c tt o l e vy , a tt a c hm e nt , ga rni s hm e nt , f or e c l os ur e , ors a l e w i thoutthe c ons e ntof

the C orpor a t i on, nors ha l l a nyi nvol unt a ryl i e n a tt a c h t o the pr ope rtyof the C orpo ra t i on . ”) ; 12 U . S . C . § 1 82 1(d)(13)(C ) ( “ N o att ac hm entor execut i on m ay3

is s u e b y a n y c o u rt u p o n a s s e ts in th e p o s s e s s io n o f th e r e c e iv e r .” ) ; cf

. Fi rst E m p i re B an k-N ew Y ork v . F D IC , 63 4 F . 2d 12 22 , 12 25 (9th C i r. 19 80 ) ( st at i ng that , as be tw e e n ac r e di t ora nd the F D I C a c t i ng a s r e c e i ve rf ora n i ns ol ve ntba nk, “ [ t ] he r i ght s of the pa rt i e s be c om e f

i xe d a s of

the da t e of

[ the ba nk’ s ] i ns ol ve nc y ” ( c i t i ng Sc ot t v . A rm s tr ong , 146 U . S . 499, 510 ( 1892) ) ) . T he di s tr i c tc ourtdi d notha ve author i ty t o l i f

tF I R R E A ’ s ba ron r e c or da t i on nunc pr o tunc an d d ec lare C o ll in s’s l i en t o b e per fe ct ed, val i d, and enforceabl e. W e r ever se sum m ary j ud gm entfor C ol l i ns and rem and for further p ro ceed i n g s. RE V E RS E D a n d RE MAND E D.