Court Opinion

ID: 9908103
Source: CourtListenerOpinion
Date Created: 2023-12-07 18:06:33.360727+00
Date Added: 2024-06-11T12:34:33.797872
License: Public Domain

139 Nev., Advance Opinion Lig

                           IN THE COURT OF APPEALS OF THE STATE OF NEVADA

                      GAIL HOLLAND, AN INDIVIDUAL,                        No. 84908-COA
                      Appellant,
                      vs.                                                       FILED
                      ANTHONY L. BARNEY, LTD.,
                      Respondent.                                               NOV 22 2023
                                                                             ELI
                                                                           CLE                      RT

                                                                           EY
                                                                                 IEF DEPUTY CLERK

                                 Appeal from a district court order granting summary judgment
                     in a fraudulent transfer action.    Eighth Judicial District Court, Clark
                     County; Crystal Eller, Judge.
                                 Reversed and remanded.

                     Hutchison & Steffen, PLLC, and Robert E. Werbicky, Las Vegas; Mincin
                     Law, PLLC, and David Mincin, Las Vegas,
                     for Appellant.

                     Jerimy Kirschner & Associates, PLLC, and Jerimy L. Kirschner, Las Vegas,
                     for Respondent.

                     BEFORE THE COURT OF APPEALS, GIBBONS, C.J., and BULLA and
                     WESTBROOK, JJ.

                                                     OPINION

                     By the Court, BULLA, J.:
                                This case has a lengthy and complex procedural history
                     involving multiple court orders and raises issues of Nevada law. requiring
                     clarification as to the preclusive effect of those orders and the equitable
                     remedies available thereunder.     We take this opportunity .to provide
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                   guidance regarding these issues as they pertain to the centerpiece of this
                   appeal—the ownership of real property located at 10512 Loma Portal
                   Avenue, on which the bankruptcy court placed an equitable lien.
                               We conclude that an equitable lien placed on property to satisfy

                   a debt—while not vesting the lienholder with an interest in the property—
                   permits the lienholder to enforce the value of the equitable lien against the
                   debtor's property even where that property has been subsequently
                   transferred to a nondebtor spouse during divorce proceedings. In resolving
                   this appeal, we take the opportunity to address certain nuances of claim
                   preclusion. Here, based on the preclusive effect of prior court orders, we
                   conclude that an equitable lien is the only remedy available to satisfy
                   respondent's interest concerning the Loma Portal property.        Thus, the

                   district court erred in granting summary judgment by substituting other
                   remedies in place of the equitable lien. Further, because genuine disputes
                   of material fact remain as to the current value of the equitable lien placed
                   on the Loma Portal property, as well as the value of the property itself, we
                   reverse and remand for further proceedings consistent with this opinion.
                                     FACTS AND PROCEDURAL HISTORY
                               The Howard Family Trust (Howard Trust) was created in 1998.
                   Appellant Gail Holland's former spouse, Gloyd Green, became the successor
                   trustee of the Howard Trust following the death of the last remaining settlor
                   of the trust in 2005.     Thereafter, Green began misappropriating trust
                   assets, leading to litigation with the Howard Trust and its beneficiaries
                   (collectively referred to as the Howard Trust parties).
                   Prior district court actions
                               In 2008, beneficiaries of the I-Toward Trust    Oscar Brannon

                   Howard III (Howard) and Truman Holt (Holt)—became suspicious of
                   Green's handling of the Howard Trust and commenced an action in the
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                   probate court in the Eighth Judicial District to determine whether Green
                   had breached his fiduciary duties under the trust. Holland was not a party
                   in the probate action. The probate court ordered Green to provide an
                   inventory of the Howard Trust properties and a full accounting of trust
                   assets. When Green failed to do so, the probate court removed Green as
                   trustee and appointed Holt as the successor trustee in April. 2008.
                               Several years later, in January 2012, Holland and Green
                   purchased the Lorna Portal property via grant, bargain,- and sale deed held
                   by the Holland-Green Family Trust (the HG Family Trust), of which they
                   were the sole beneficiaries. In August 2012, the Howard Trust parties filed.
                   a civil suit in the Eighth Judicial District against Holland, Green, and the
                   HG Family Trust, attempting to recover Howard Trust assets. Holt, in his
                   capacity as trustee, also recorded a notice of lis pendens against the Loma
                   Portal property. While this civil litigation was ongoing, the probate cOurt
                   enforced a forfeiture clause in the. Howard Trust against Green and
                   required him to "forfeit any and all beneficial interests" to which he might
                   have been entitled under the Howard Trust. Further, the court ordered
                   Green to return "any and all current property of the [Howard Trust]
                   previously taken by [Green] from the 'Trust."
                               Eventually, the district court in the civil action found that
                   Green embezzled funds from the Howard Trust and announced from the
                   bench its intention to enter judgment for $1,276,854.14 against Green,
                   which included $638,427.0'7 in compensatory damages traced from the

                        1 We   note that, contrary to respondent Anthony L. Barney, Ltd.'s
                   (Barney Ltd.) assertions, the Loma Portal property was never determined
                   to be a property held by the Howard Trust and therefore was not a property
                   "taken" by Green from the trust.
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                   Howard Trust and an equal amount of punitive damages. But before this
                   oral ruling was red.uced to a written jud.gment, Holla.nd and Green filed a
                   petition under Chapter 11 of the Bankruptcy Code, and the action was
                   removed to the United States Bankruptcy Court for the District of Nevada.
                   The bankruptcy proceedings
                               Following removal, the civil case against Holland and Green,
                   previously pending i.n district court, continued as an adversary proceeding
                   alongside the. bankruptcy. proceedings in the bankruptcy court.       Upon
                   motion from the Howard Trust parties, the bankruptcy court concluded that
                   Holland and Green's Chapter 11 petition was made in bad faith to delay
                   entry of judgment in the underlying state case and converted their case to
                   a proceeding under Chapter 7.2
                         The Loina portal property settlement
                              . During the bankruptcy proceedings, Holland and Green
                   attempted to declare a homestead exemption for. the Loma Portal property
                   under NRS 21.090. However, the bankruptcy court denied Holland and
                   Green's request for a homestead exemption. after receiving evidence that the
                   funds used to purchase the Loma Portal property were misappropriated by
                   Green from the Howard Trust.3
                               Holland and Green thereafter participated in settlement
                   negotiations with the bankruptcy estate trustee, with the goal of purchasing
                   the bankruptcy estate's interest in the Loma Portal property (and thereby

                      . . 2The bankruptcy filings later acknowledged that the Howard Trust's
                   claim comprised 99.04 percent of the liabilities owed by the bankruptcy
                   estate.

                         'Holland and Green appealed. the denial of the homestead exemption
                   to the United States Court of Appeals for the Ninth Circuit,' which
                   ultimately affirmed the underlying decision.
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                          continuing to use the property as their primary residence). As relevant
                          here, the bankruptcy court approved. the settlement and allowed Holland
                          and Green to purchase the bankruptcy estate's interest in the Loma Portal
                          property for $340,000 using untainted funds. In its order approving the
                          settlement agreement, the bankruptcy court noted that the Howard Trust
                          parties received notice of the settlement agreement "as required by law."4
                                      Importantly, the order approving the settlement noted that the
                          bankruptcy estate's interest in the Loma Portal property was subject to any
                          existing liens and encumbrances:
                                            IT IS FURTHER ORDERED •that the
                                      [bankruptcy estate trustee] is authorized to release
                                      and transfer the estate's interest, if any, in the real
                                •     property located at 10512 Loma Portal Avenue, Las
                                      Vegas, NV 89166 (the "Lorna Property") also
                                      designated as Clark County Assessor Parcel
                                      Number 126-24-113-016, "as is, where is," and
                                      subject to any liens and encurnbrances, to [Green
                                      and Holland] in exchange for payment of $340,000
                                      due no later than September 22, 2017.5

                                4 We note that attorney Anthony L. Barney represented Howard in the
                          bankruptcy proceedings and approved the settlement agreement on behalf
                          of his client.
                                5Under 11 U.S.C. § 541(a), the bankruptcy estate obtained all legal or
                          equitable interests of the debtor's separate property and all interests of the
                          debtor and the debtor's spouse in community property. Accordingly, to the
                          extent that the Loma Portal property was not subject to any prior liens or
                          encumbrances, the bankruptcy estate obtained all of Holland and Green's
                          legal and equitable interests in the Loma Portal property.
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                   (Emphases added.) At the time of the purchase of the Loma Portal property
                   with the untainted funds as permitted by the settlement agreement there

                   was no evidence of any prior liens or encumbrances on the property.6
                                The order approving the settlement also expresSly reserved
                   rights held by the Howard Trust, its trustee, or its beneficiaries against the
                   property:
                                      IT IS FURTHER ORDERED that all rights
                                held or claimed by the [Howard Trust] and/or its
                                trustee or beneficiaries against the Loma Property,
                                including those asserted in [the proceedings]
                                pending     herein,    are    expressly    reserved
                                notwithstanding approval of this settlement
                                agreement.
                   Holland and Green thereafter timely paid $340,000 to the bankruptcy
                   estate to purchase the Loma Portal property.7 Pursuant to the terms of the
                   settlement agreement, the bankruptcy trustee's final report designated the
                   Loma Portal property as community property and Holland and Green's
                   prirnary residence.
                         The adversary proceedings and bankruptcy judgrnent
                                At trial on the adversary proceedings related to the Howard
                   Trust parties' claims against Holland and Green, the parties litigated
                   various federal claims und.er 11 USX'''. § 523 and several state causes of

                         6 We  note that the lis pendens recorded by Holt on behalf of the
                   Howard Trust parties is not a lien but only notice of a legal dispute
                   concerning the property. See 51 Am. Jur. 2d Lis Pendens § 2 (2010)
                   (explaining that a lis pendens serves to alert third parties to the fact of an
                   existing suit on property).

                         7A  copy of a check for $377,553.71 was provided in the record,
                   indicating that Holland and Green tendered payment of $340,000, plus
                   additional funds, to the bankruptcy trustee.
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                   action, including (1.) intent.ional misrepresentation, (2) fraud, (3) breach of
                   fiduciary duty, (4) conversion, (5) constructive fraud, (6) unjust enrichment,
                   (7) embezzlement, (8) civil theft, (9) breach of constructive trust, and
                   (10) unfair and deceptive trade practices.
                               Following a three-day trial., the bankruptcy court dismissed
                   "each and all" of the Howard Trust parties' claims against Holland. The
                   bankruptcy court. also dismissed the Howard Trust's parties' claims against
                   Green for larceny under 11 U.S.C. § 523(a)(4), as well as the state law clairns
                   for embezzlement, civil theft, breach of cOnstructive trust, and 'unfair and
                   deceptive trade practices. Nevertheless, the bankruptcy court determined
                   that the remaining clairns against Green, including breach of fiduciary
                   duty, intentional misrepresentation, and fraud, had merit and entered
                   judgment in favor of the Howard Trust parties and against Green in the
                   athount of $1,570,145.36, inclusive of compensatory damages, punitive
                   damages, and prejudgment interest.
                               The bankruptcy court also made findings related to the Lonia
                   Portal property in its judgment, determining that "it is easily more
                   than not under the preponderance of the evidence standard, that 100
                   percent. of the funds used to [initially] purchase the Loma Portal property
                   were assets of the Howard Trust." However, the bankruptcy court declined
                   to grant the Howard Trust parties' request:for A constructi.ve trust on the
                   property and ultimately dismissed the constructive trust claim in favor of
                   awarding an equitable lien. In doing so, the bankruptcy 'court found that
                   "the allegations in the a-Mended complaint failed to set forth sufficient
                   factual allegations to constitute a dem.and for imposition of a constructive
                   trust, and even if this claim was adequately pleaded, and the Court finds
                   that it is not, plaintiffs are not entitled to the remedy they seek." The

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                   bankruptcy court also found tha.t the repurchase of the Lorna Portal
                   property by Holland and Green with untainted funds through the
                   settlement agreement constituted "a partial, if not complete restitution of
                   the Howard Trust funds that [Green] used to acquire the [Loma Portal]
                   property when he paid $340,000 to the Chapter 7 trustee." Further, because
                   the settlement agreement effectively repaid the funds misappropriated by
                   Green, the bankruptcy court found that "money damages will make [the
                   Howard Trust parties] whole" and, therefore, "a constructive trust is not
                   essential to the effectuation of justice."
                                 Accordingly, the court instead imposed an equitable lien on

                   Green's interest in the Loma Portal property:
                                      JUDGMENT IS FURTHER ENTERED in
                               favor of [the Howard Trust parties] and against
                               [Green], and an equitable lien is imposed under
                               Nevada state law upon his interest in the Lorna
                               Portal property referenced in the Court's
                               September 20, 2018, oral ruling. That lien shall be
                               reduced dollar for dollar by any funds [the Howard
                               Trust parties] receive from the Chapter 7 trustee in
                               the bankruptcy case filed jointly by [Holland and
                               Green], as a result of the $340;000.00 settlement
                               payment made by [Holland and Green] to purchase
                               the estate's interest in the Lorna Portal property.
                   (Emphases added.) We clarify that in its oral ruling, the court determined
                   that the amount of the equitable lien would be equal to $340,000, which was
                   the purchase price of the Lorna Portal property under the settlement
                   agreement.8

                         8During   the September 20, 2018, hearing the bankruptcy court
                   clarified that the Howard Trust parties "seek .an equitable lien on the
                   Loma—Loma Portal property for its full value. [They] do not state what
                   that value purports to be, and given Green's recent purchase of the
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                                The bankruptcy trustee's final accounting
                                     Following conclusion of the adversary proceedings, the
                          bankruptcy trustee submitted—and the bankruptcy court approved—the
                          trustee's final report, which confirmed that the bankruptcy estate had
                          received $340,000 in funds from Holland and Green to purchase the estate's
                          interest in the Lorna Portal property and that the Howard Trust received
                          $377,553.71 as its pro-rata share of the bankruptcy estate. The bankruptcy
                          court approved the final accounting without revision and entered judgment
                          accordingly. The Howard Trust parties did not appeal from either the order
                          approving the repurchase of the Loma Portal property or the final
                          judgment.
                          The divorce proceedings
                                      After receiving her bankruptcy discharge in April 2019, Holland
                          filed a complaint for divorce and alleged marital waste of community
                          property by Green. Green defaulted, and the district court entered a divorce
                          decree granting Holland scle ownership of the Loma Portal property to
                          account for marital waste by Green. In addition, the divorce decree provided
                          that all necessary action could be taken to ensure the transfer of the
                          property to Holland, including execution of a quitclaim deed, and noted that
                          if the parties could not accomplish this on their own, the clerk of the court
                          would be authorized to prepare the documents to effectuate the transfer.
                                      Later, Holland, as a trustee of the HG Family Trust, recorded a
                          quitclaim deed transferring- any interest the trust had in the Lom.a Portal

                          [bankruptcy] estate's interest in that property for $340,000, the Court finds
                          that this is the value [they] are referring to."
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                   property to herself as an. individual, i.n accordance with the divorce decree.9
                   The existence of the equitable lien. placed by the bankruptcy court on
                   Green's interest in the Loma Portal property, was not addressed in the
                   divorce decree.
                   The underlying district court action
                               Subsequently, Howard (through his estate) assigned his
                   interest and right to recovery of the judgment entered by the bankruptcy
                   court to. Barney Ltd., and during subsequent litigation in 'state probate
                   court, the district court determined that Holt had withdrawn frorn the
                   litigation and that Barney Ltd. was "the only remaining real party in
                   interest with legal standing to pursue collection" under the bankruptcy
                   jud.gment. In April 2021, Barney Ltd. initiated a suit in the Eighth Judicial
                   District Court against Holland and Green alleging four claims for relief:
                   quiet title, fraudulent transfer, constructive trust, and conversion. Holland
                   filed an answer tothe complaint, but Barney Ltd. was unable to serve Green
                   with the complaint.1"
                       •       Barney Ltd. filed a motion for summary judgment on all four
                   claiMs, primarily arguing that the bankruptcy judgment established an
                   equitable lien on the Loma Portal property in the amount of $1,276;854.14--
                   the entirety of the remaining bankruptcy judgment after receipt of the
                   bankruptcy distribution. Related to the alleged fraudulent transfer, Barney
                   Ltd. argued that the divorce proceeding did not give Green the right to

                          :During oral argument, Holland's counsel indicated that the Lorna
                           9

                   Portal property had been repurchased by Holland and Green indivithially
                   and held as.community property.

                          "Green's current whereabouts • are apparently 'unknown, and he was
                           1

                   later voluntarily dismissed from this action by stipulation of the parties.
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                   convey title to the Lorna Portal property to Holland and maintained that
                   the quitclaim deed from Holland as a trustee of the HG Trust to Holland
                   personally was void. And because this fraudulent transfer voided the
                   transaction, Barney Ltd. argued that the district court should quiet title in
                   his favor and impose a constructive trust on the property.
                               Holland opposed. the motion and filed a countermotion for
                   summary judgment. Holland primarily argued that res judicata applied,
                   given that the bankruptcy court had dismissed all claims against her with
                   prejudice, including claims related to conversion and a constructive trust
                   against the Loma Portal property." In addition, Holland argued that while
                   the bankruptcy court placed an equitable lien on the Loma Portal property,
                   that lien only applied to Green's community interest in the property
                   (approximately $211,120), which had already been satisfied by the $340,000
                   settlement payment. Holland further contended that the $340,000 amount
                   comprised the majority 3; the total $377,553.71 disbursement received by
                   the Howard Trust parties in the bankruptcy discharge. Holland also
                   asserted that the claim for fraudulent transfer failed as a matter of law
                   because Barney Ltd. could not show that Green fraudulently transferred his
                   interest to Holland.
                              In supplemental briefs requested by the district court, Barney
                   Ltd. contended that—irrespective of any payments already .made—the
                   Loma Portal property continued to be encumbered by the amount of the
                   judgment against Green. Barney Ltd. argued that the equitable lien ran

                         11We reiterate that the Howard Trust parties' state law claims for
                   intentional misrepresentation, fraud, breach of fiduciary duty, conversion,
                   constructive fraud, unjust enrichment, embezzlement, civil theft, breach of
                   constructive trust, and unfair and deceptive trade practices against Holland
                   were dismissed in the bankruptcy action.
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                   with the property and that neither the divorce decree nor the subsequent
                   transfer could eliminate this obligation without complete payment of the
                   entire judgment. Holland countered these arguments, highlighting the
                   specific language in the bankruptcy judgment indicating that the equitable
                   lien, if it survived, would apply only to Green's interest in the Loma Portal
                   property.
                               Following a hearing, the district court entered summary
                   judgment against Holland, granted Barney Ltd. a constructive trust on the
                   Loma Portal property, and quieted title to the property in Barney Ltd.'s
                   favor. In its order, the court found that res judicata" applied to the 2012
                   probate court order (which directed Green to return any and all property of
                   the Howard Trust to the trustees) and concluded that the Loma Portal
                   property should have been surrendered to the Howard Trust during the
                   probate action when the court instructed Green to return all property he
                   had taken from the Trust, past or present. The district court also appeared
                   to recognize that res judicata played a role in the bankruptcy court
                   proceedings.
                               Consequently, the district court ruled that because Green had
                   initially purchased the Loma Portal property entirely with stolen funds, be
                   acquired the property illegally. Therefore, the court decided any held title
                   was legally void—including the transfer of the property to Holland
                   individually—leaving nothing for subsequent conveyance and supporting
                   summary judgment in Barney Ltd.'s favor on its quiet title, fraudulent
                   transfer, and conversion claims. The district court quieted title in Barney

                          We note that the modern trend is to refer to res judicata as claim
                         12

                   and issue preclusion. See Five Star Capital Corp. v. Ruby, 124 Nev. 1048,
                   1051, 194- P.3d 709, 711. (2008).
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                   Ltd.'s name and imposed a constructive trust on the property, finding that
                   Holland's actions amounted to acts of conversion against Barney Ltd. On
                   March 24, 2022, one day after entry of the summary judgment order, Barney
                   Ltd. recorded the order despite the 30-day automatic stay on the execution
                   of judgments pursuant to NRCP 62 as revised in 2019. On May 2, Barney
                   Ltd. initiated eviction proceedings against Holland. On June 21, the district
                   court denied Holland's motion for relief from judgment, and this court
                   ultimately granted a stay of the proceedings below pending this appea1.13
                                                   ANALYSIS
                                On appeal, Holland asks this court to reverse and remand the
                   district court's grant of summary judgment, arguing that the district court
                   erred when it awarded a constructive trust and quieted title in Barney Ltd.'s
                   favor.'" Holland primarily contends that the district court erred in failing
                   to properly consider the preclusive effect of the prior orders and judgments
                   in bankruptcy court and family court. And although Holland recognizes
                   that the bankruptcy court imposed an equitable lien on the property, she
                   contends that genuine disputes of material fact remain as to the aniount of
                   that lien in relation to the value of the Loma Portal property. Barney Ltd.
                   contends that summary judgment was warranted, as the district court
                   appropriately considered the prior judgments from th.e earlier litigation,

                         131nlight of this opinion, we lift this court's June 29, 2022, Order
                   Granting Stay.

                          "Holland also argues that the district court abused its discretion in
                   resolving her motion for stay and her post-judgment motion seeking relief
                   from its order granting summary judgment and contends that Barney Ltd.
                   violated NRCP 62 by taking actions to enforce the judgment of the district
                   court before the judgment became final. We need not address these issues
                   in light of our holding in this opinion.
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                   and that a constructive trust is an appropriate equitable remedy to redress
                   Green's (and by extension Holland's) misdeeds against the Howard Trust.
                               A district court's decision to grant summary judgment is
                   reviewed de novo. Wood v. Safeway, Inc., 121 Nev. 724, 729, 121 P.3d 1026,
                   1029 (2005). Before a district court may grant summa.ry judgment, the
                   moving party must "show [] that there is no genuine dispute as to any
                   material fact." NRCP 56(a); see also Wood, 121 Nev. at 729, 121 P.3d at
                   1.029 ("Summary judgment is approPriate . :when the pleading§ and other
                   evidence on file demonstrate that no genuine [dispute]. of. Material fact
                   [remains] arid that the moving party is entitled to judgment as a matter of
                   law." (alteration in õriginal, internal quotation marks omitted)).        All
                   evidence must be viewed in a light most favorable to the nonmoving party.
                   Wood, 1.21 Nev. at 729, 121 P.3d at 1029. To withstand summary judgment,
                   the nonmoving party cannot rely solely on general allegations and
                   conclusions set forth in the pleadings but must instead present Specific facts
                   demonstrating the existence of a genuine factual dispute supportin.g their
                           NRCP 56(e); see also Wood, 1.21 Nev. at 731, 121 P.3d at 1030-31.
                               For foundational     purposes, we      first   discuss• Nevada's
                   jurisprudence regarding constructive trusts and equitable liens Placed on
                   real property to secure a debt. Next, because our resolution of this appeal
                   ultimately rests on the preclusive effects of prior court orders, we provide
                   guidance on that subject. Finally, we address genuine disputes of material
                   fact that prevent the granting of summary judgment.
                   Nevcida recbgnizes both equitable liens and constructive trusts to address
                   unjust enrichment
                               Equitable remedies, such. as equitable liens and constructive
                   trusts, are available to a plaintiff when "legal remedies, such as statutory
                   review, are not available or are inadequate." State, Dep't,of Health &
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                   Human Servs. v. Samantha Inc., 133 Nev. 809, 812, 407 P.3d 327, 329
                   (2017) (quoting Richard J. Pierce Jr., Administrative Law Treatise, 1701
                   (5th ed. 2010)). The Nevada Supreme Court previously approved the use of
                   the Restatement (First) of Restitution (1937) in Namow Corp. v. Egger, 99
                   Nev. 590, 592, 668 P.2d 265, 267 (1983),'5 and recognized both equitable
                   liens and constructive trusts as remedies to restore property belonging to
                   another.
                              An equitable lien can be a proper remedy to reimburse a
                   creditor whose money was stolen and used to purchase real property. See
                   Maki v. Chong, 119 Nev. 390, 393-94, 75 P.3d 376, 379 (2003). While a lien
                   is a security interest in property, it does not confer a title interest or
                   ownership. Nev. Ass'n Servs., Inc. v. Eighth Judicial Dist. Court, 130 Nev.
                   949, 958, 338 P.3d 1250, 1256 (2014). The lienholder does not obtain the
                   right to control or dispose of the property, and these rights remain with the
                   property owner until foreclosure proceedings are undertaken. Id.
                               A constructive trust is also a remedy to restore stolen funds
                   used to purchase property. See Naniow, 99 Nev. at 592, 668 P.2d at 267; see
                   also Restatement (First) of Restitution § 160 (1937). However, a
                   constructive trust is a remedial device "by which the holder of legal title to
                   property is deemed to be a trustee of that property for the benefit of another
                   who in good conscience is entitled to it." Namow, 99 Nev. at 592, 668 P.2d
                   at 267.

                         '5We recognize that there have been subsequent editions of the
                   Restatement of Restitution, but the edition adopted in Namow continues to
                   provide a workable framework for resolving the application of equitable
                   remedies.
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                                 In this instance, a constructive trust and an equitable lien were
                   alternative equitable remedies available to the Howard Trust parties (and
                   by extension, Barney Ltd.) to redress the misappropriation of trust funds by
                   Green. See id. But where, as here, two alternative equitable remedies exist,
                   a plaintiff may have the "option of seeking to enforce one or the other, based
                   upon whichever result will maximize [their] recovery." 51 Am. Jur. 2d Liens
                   § 30 (2023). No matter which option a plaintiff decides to pursue, however,
                   the availability of a particular equitable remedy is not absolute and is
                   generally left to the discretion of the trial court. See Am. Sterling Bank v.
                   Johnny Mgmt. LV, Inc., 126 Nev. 423, 428, 245 P.3d 535, 538 (2010) (stating
                   that "district courts have full discretion to fashion and grant equitable
                   remedies").
                                 Here, the decision of whether to impose a constructive trust or
                   equitable lien was made by the bankruptcy court, which expressly rejected
                   the Howard Trust parties' request for a constructive trust in favor of
                   awarding an equitable lien. As discussed below, the bankruptcy court's
                   determination that an equitable lien was the appropriate remedy has
                   preclusive effect upon the parties and in subsequent legal proceedings.
                   Clairn preclusion applies to the prior bankruptcy orders in this matter
                                 A district court's decision as to claim preclusion is reviewed de
                   novo. Alcantara v. Wal-Mart Stores, Inc., 130 Nev. 252, 256, 321 P.3d 91.2,
                   914 (2014). Central to this appeal is whether the bankruptcy judgment
                   precludes certain claims and issues raised by the parties. The doctrine of
                   claim preclusion serves "vital public interests beyond any individual judge's
                   ad hoc determination of the equities in a particular case," and "[t]here is
                   simply 'no principle of law or equity which sanctions the rejection by
                   a . . . court of the salutary principle of res judicata." Federated Dep't Stores,
                   Inc. u. Moitie, 452 U.S. 394, 401 (1981) (quoting Heiser v. Woodruff, 327 U.S.
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                       726, 733 (1946)). Because claim preclusion applies equally to actions at law
                       or in equity. see 50 C.J.S. Judgments § 926, we hold that the orders of the
                       bankruptcy court related to the Loma Portal property had preclusive effect
                       in the subsequent district court actions.
                                     Claim preclusion aims to achieve finality by preventing another

                       lawsuit based on the same facts as in an initial suit. Five Star Capital Coip.
                       v. Ruby, 124 Nev. 1048, 1054, 1.94 P.3d 709, 712 (2008). It applies when
                       "(1) the parties or their privies are the same, (2) the final judgm.ent is valid,
                       and (3) the subsequent action is based on the same claims or any part of
                       them that were or could have been. brought in the first case." IcI. at 1054,
                       1.94 P.3d at '713 (internal footnote omitted).     Claim preclusion treats a

                       judgment, once rendered, as the full measure of relief to be accorded
                       between the same parties on the same claim." .50 C.J.S. Judgments § 973.
                                     We initially address the first two requirements of Five Star. In
                       this case, the parties stand in privity. Privity exists when a person has
                       "acquired an interest in the subject rnatter affected by the judgment
                       through . . one of the parties, as by inheritance, succession, or purchase."
                       Mendenhall v. Tassinari, 133 Nev. 614, 618, 403 P.3d 364, 369 (2017)
                       (omission in original) (internal quotation marks omitted). Here, Barney
                       Ltd.. as assignee of its client's interest in the bankruptcy judgment, steps
                       into the shoes of the Howard Trust and its beneficiaries and--based on
                       privity-4s entitled to collect on the judgment only to the extent that the
                       Howard Trust and its beneficiaries would be entitled to do .so. Thus, Barney
                       Ltd. and the Howard Trust parties are identical for the• purpose of claim.
                       preclusion.    And because Holland was also a party to the bankruptcy
                       proceedings and the subsequent litigation, the first requirement is satisfied.

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                              Next, the parties are bound by matters decided after a
                   competent court has entered a final judgment on the merits. Russell v.
                   Comm'r, 678 F.2d 782, 786 (9th C.ir. 1982). Therefore, the bankruptcy
                   judgment was final and, thus, binding on the parties in the appeal before

                               Having concluded that the first two elements of Five Star have
                   been satisfied, we now consider the third element, whether the claims
                   brought in the district court action were based on "the same claims or any
                   part of them that were or could have been brought" in the bankruptcy
                   action, thereby addressing the parties' arguments regarding the preclusive
                   effect as applied to those claims and issues in the district court's order
                   granting Barney Ltd.'s motion for summary judgment.
                   The district court erred when it granted suminary judgment on Barney Ltd.'s
                   claims for constructive trust, quiet title, fraudulent transfer, and conversion.
                                On appeal, Holland argues that Barney Ltd.'s causes of action
                   for constructive trust, quiet title, fraudulent transfer, and conversion are
                   barred by claim preclusion and asks this court to reverse the district court's
                   order granting summary judgment on those claims, Barney Ltd. responds
                   that its claims are not restrained by the judgment in the bankruptcy court,
                   as they arise not from the initial purchase of the property by Holland and
                   Green but rather from Holland's subsequent transfer of the property
                   following the decree of divorce.

                          "'We note, however, that to the extent the district court relied upon
                   the probate court's 2008 order to apply claim preclusion against Holland,
                   this was in error, as the 2008 judgment was not a final judgment on the
                   issue, and Holland was not a party to that dispute.
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(   194711
                         Constructive trust
                               Barney Ltd. requested that the district court place a
                   constructive trust on the Loma Portal property to satisfy Green's debt
                   because he initially purchased the property with funds stolen from the
                   Howard Trust. Applying the doctrine of claim preclusion, we conclude that
                   Barney Ltd. is prevented from asserting the competing remedy of a
                   constructive trust in the underlying district court action based on Green's
                   initial misappropriation of trust funds because the bankruptcy court
                   expressly considered and rejected that remedy and the Howard Trust
                   parties did not appeal from that decision. See Five Star, 124 Nev. at 1055,
                   194 P.3d at 713. Accordingly, the bankruptcy court's findings on this matter
                   are final and binding upon Barney Ltd. as the assignee of the Howard Trust
                   parties. Therefore, we hold that the district court erred when it disregarded
                   the findings and conclusions of the bankruptcy court by substituting its own
                   remedy in place of the remedy already litigated and obtained by the parties.
                   See Federated Dep't Stores, 452 U.S. at 401.
                         Quiet title
                               As explained above, claim preclusion bars claims that were or
                   could have been raised in the prior action between the same parties. See
                   Five Star, 124 Nev. at 1054, 194 P.3d at 713. Here, the Howard Trust
                   parties commenced an adversarial proceeding against both Holland and
                   Green in bankruptcy court but did not assert a cause of action for quiet title.
                   The ownership of the Loma Portal property was unequivocally disputed in
                   the adversarial proceedings before the bankruptcy court, where the Howard
                   Trust and its beneficiaries attempted to lay claim to the title of the property
                   under the remedy of a constructive trust. In conjunction with their request
                   for a constructive trust, they also could have asserted a claim for quiet title
                   to the property. Therefore, we conclude that claim preclusion forecloses
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                   Barney Ltd. from now asserting a quiet title. claim in this proceeding based
                   on Green. s conduct already considered by the bankruptcy court.
                         Fraudulent transfer and conversion
                               In the proceedings below, the district court granted Barney
                   Ltd.'s motion for summary judgment on his fraudulent transfer and
                   conversion claims. As to fraudulent transfer, Barney Ltd. alleges that
                   Holland never obtained title to the Loma Portal property because Green
                   Purchased the Loma Portal property with funds misappropriated from the
                   Howard Trust--rendering all subsequent transfers of that property void ab
                   initio and therefore fraudulent. But, as with Barney Ltd.'s quiet title claim,
                   the facts underlying this claim were available during the bankruptcy
                   proceedings.
                               At the time of the bankruptcy action, title under the gran.t,
                   bargain, and sale . deed was held by the HG Fainily Trust with two
                   beneficiaries, -.Holland and Green. Thus, both Holland .and Green held. a
                   community ownership interest in the Loma Portal property when they filed
                   for bankruptcy, which allowed the bankruptcy court to exercise jurisdiction
                   over the property. See 11.        § 541(a). Moreover, Barney Ltd.'s privy--
                   the Howard Trust parties—were present and consented to the entry of the
                   settiernent agreement adopted by the court that allowed Hollan.d and Green
                   to repurchase and hold title to the Loma Portal property as part of their
                   community property estate: As the Howard Trust parties failed to assert
                   the claim that Green's interest in the property was void ab initio during the
                   prior proceedings, Barney Ltd.. is also precluded from assertine this clai.m
                   in the current action. See Five Star, 124 Nev. at 1054, 194 P.3d at 713.
                               Nevertheless, Barney Ltd. argues that its other grounds for its
                   clainiS Of fraudulent tranSfer and - cOnversion are not subject to claim
                   preclusion. as they do not result from Green's initial purchase of th.e
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                      property with Howard Trust funds, but instead originate from Holland's
                      purportedly wrongful transfer of title to the Loma Portal property from the
                      HO Family Trust to herself as an individual following the end of the
                      bankruptcy proceedings and as a result of the divorce proceedings. We
                      agree.
                                  Although these claims meet the first two elements of claim
                      preclusion under Five Star, the alleged underlying fraudulent transfer and
                      conversion of Green's share of the Loma Portal property to Holland occurred
                      after the bankruptcy proceeding and, therefore, were not and could not have
                      been brought during that first action. Id. Accordingly, we now turn to
                      Barney Ltd.'s other arguments regarding its fraudulent transfer and
                      conversion claims.
                                  We need not address Barney Ltd.'s conversion claim in detail as
                      the parties appear to concede, and we agree, that conversion applies only to
                      personal property. Accordingly, the conversion claim against Holland fails
                      because Barney Ltd. alleges that she converted real property belonging to
                      the Howard Trust. Thus, to the extent that the district court relied on
                      conversion to award Barney Ltd. the Loma Portal property, this was in
                      error. See, e.g., Edwards v. Emperor's Garden Rest., 122 Nev. 317, 329, 130
                      P.3d 1280, 1287 (2006) ("Conversion is a distinct act of dominion wrongfully
                      exerted over personal property.").
                                  Turning to the fraudulent transfer claim, such a claim under

                      the Nevada Uniform Fraudulent Transfer Act is a "claim by a creditor that
                      a debtor transferred property with the intent to defraud the creditor by
                      placing the property out of the creditor's reach." Tahican, LW v. Eighth
                      Judicial Dist. Court, 139 Nev.. Adv. Op. 2, 523 P.3d 550, 554 (2023); see also
                      NRS 112.180(1).      When the creditor seeks a remedy for a fraudulent

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              milat
                   transfer under NRS 112.210(1)(a), the district court may void the transfer
                   and return the title to the debtor. Tahican, 139 Nev., Adv. Op. 2, 523 P.3d
                   at 554. Alternatively, after a creditor obtains a judgment on a claim against
                   the debtor, the court "may levy execution on the asset transferred or its
                   proceeds." NRS 112.210(2).
                                 The transfer of the Loma Portal property pursuant to the divorce
                                 decree was not a fraudulent transfer
                                 To the extent that Barney Ltd. argues that Holland's transfer

                   of title to the property following the divorce decree was fraudulent and
                   voided title to the property, we disagree.' 7 Generally, courts must make an
                   equal division of community property in a divorce unless there is a
                   compelling reason, such as marital waste, to make an exception. Kogod u.
                   Cioffi-Kogod, 135 Nev. 64, 75, 439 P.3d 397, 406 (2019). Marital waste
                   includes one spouse's deliberate misuse of community assets for unethical
                   or illegal purposes. Lofgren u. Lofgren, 112 Nev. 1282, 1283, 926 P.2d 296,
                   297 (1996). Family courts have jurisdiction to transfer property frOm one
                   spouse to another. Cf. Guerin v. Guerin, 116 Nev. 210, 212, 993 P.2d. 1256,
                   1257 (2000) (affirming a district court order transferring property from one
                   spouse to another in a divorce decree); see also Landreth v. Malik, 127 Nev.
                   1.75, 184., 251 P.3d- 163, 169 (2011) (recognizing that "the family court
                   division has original and exclusive jurisdiction over matters affecting the
                   familial unit including divorce, custody, Marriage contracts, conimunity and
                   separate property, child support, parental rights, guardianship, and
                   adoption").

                         ' 7Because neither the Howard Trust parties nor Barney Ltd. had an
                   ownership interest in the Lorna Portal property, they were not parties in
                   the family court proceedings.
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(in I 9.1711
                               Nevada law broadly provides that a "transfer" is "every mode,
                   direct or indirect, absolute or conditional, voluntary or involuntary, of
                   disposing of or parting with an asset cr an interest in an asset, and includes
                   payment of money, release, lease and creation of a lien or other
                   encumbrance." NRS 112.150(12). In this case, after finding marital waste

                   by Green, the family court transferred the Lorna Portal property from the
                   marital community to Holland as her sole and separate property, as
                   permi.tted by Nevada law. See Kogo'd, 135 Nev. at 75, 439 P.3d at 406
                   (allowing the family court to unequally dispose of assets in the event of
                   marital Waste),I8
                               While the quitclaim deed from the FIG Family Trust to Holland
                   was a transfer of ownership interest, it does not necessarily follow that it
                   was fraudulent, particularly where the transfer was authorized by the
                   family court when it made its property distribution to Holland.° Iiideed,
                   the family court merely equalized the remaining community assets by

                   awarding the Loma Portal property to Holland to compensate her for the
                   marital waste incurred by Green. And, as discussed further below, this

                         18Although it is unclear from the record whether the family court was
                   aware of the equitable lien placed on Green's share of the Loma Portal
                   property by the bankruptcy court before transferring the property to
                   Holland, this did not prohibit the family court from adjudicating the
                   ownership of a marital asset.

                          °We note that in the divorce decree the family court explicitly stated
                   that the clerk of the court .cOuld sign any necessary documents, stich as
                   quitclaim deeds, on behalf of an uncooperative party to effectuate property
                   distribution. Thus, assuming a quitclaim deed had been required to
                   effectuate the transfer cf the Lorna Portal property to Holland, the divorce
                   decree authorized the use of a quitclaim deed for that purpose, Cf. Guerin.,
                   116 Nev. at 21.2, 993 P.2d at 1257.
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                   transfer does not qualify as a fraudulent transfer, as Barney Ltd.'s equitable
                   lien runs with the property, and therefore Holland received title to the
                   property subject to that lien. See 51 Am. Jur. 2d Liens § 18. Because the
                   family court transferred the property as a valid exercise of its jurisdiction
                   and the equitable lien rernained attached to the property, we conclude that
                   this transfer does not constitute a fraudulent transfer under NRS
                   112.180(1).
                                   As established above, because Holland and Green had a valid

                   community property interest in the Loma Portal property, the family court
                   necessarily was able to transfer that property as a proper exercise of its
                   jurisdiction.     Thus, to the extent that the district court's order in the
                   underlying proceeding invalidated the divorce decree by voiding the
                   property transfer thereunder; the district court in this action exceeded its
                   jurisdiction. See NRS 3.220 (providing that district judges have equal and

                   coextensive jurisdiction and power). And it is well established that district
                   courts lack jurisdiction "to review the acts of other district courts." Rohlfing-
                   v. Second Judicial Dist. Court, 106 Nev. 902, 906, 803 P.2d 659, 662 (1990).
                   Because judges sitting in the family division have "all the constitutional
                   powers" of a district judge, Landreth, 127 Nev. at 185, 251 P.3d at 170, the
                   district court had no authority to disregard the family court's divorce decree.
                   Accordingly, Barney Ltd.'s arguments related to its fraudulent transfer and
                   conversion claims are unavailing.
                   The district court erred when it failed to enforce the equitable lien established
                   under the bankruptcy judgment
                                 In addition to the claims brought above, and as recognized by
                   both the parties during oral argument, Barney Ltd. argued in its motion for
                   summary judgment that the doctrine of claim preclusion prohibits Holland
                   from contesting the existence and validity of the equitable lien placed upon
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                        the property by the bankruptcy court. See Five Star, 124 Nev. at 1054, 194
                        P.3d at 713. For the same reasons the claims above cannot be relitigated in
                        this new action, we conclude that the parties' interests in the Loma Portal
                        property are subject to the equitable lien imposed by the bankruptcy court.
                        Accordingly, we conclude that the district court erred to the extent that it
                        failed to recognize the continued existence of the equitable lien and its
                        enforceability.
                                    Indeed, Holland was aware of Barney Ltd.'s equitable lien, and
                        even if she misunderstood the effect of the lien on the property after her
                        discharge, she was bound by the bankruptcy judgrnent and took title to the
                        entire property subject to the equitable lien placed on Green's interest. See
                        Bank of India v. Weg & Myers, P.C., 691 N.Y.S.2d 439, 445 (N.Y. App. Div.
                        1999) ("A subsequent holder of the property ta.kes it subject to the rights of
                        the equitable lienor . . . including the right of restitution to the extent of the
                        lien." (internal citation omitted)); 51 Am. Jur. 2d Liens § 18. F'urther, as a
                        party to the prior district court and bankruptcy proceedings, Holland was
                        aware of the lis pendens providing notice of the Howard Trust parties'
                        purported interest in the property. See Weddell v. H20, Inc., 128 Nev. 94,
                        106, 271 P.3d 743, 751 (2012) ("The doctrine of lis pendens provides
                        constructive notice to the world that a dispute involving real property is
                        ongoing."), abrogated on other grounds by Tahican, 139 Nev., Adv. Op. 2,
                        523 P.3d 550; see also NRS 14.010(3) (stating that a lis pendens constitutes
                        "constructive notice to a purchaser or en.cumbrancer of the property affected
                        thereby"). Thus, Holland cannot be considered a bona fide purchaser of the
                        property, and her interest is subject to the equitable lien. See Restatement
                        (First) of Restitution § 168 cmt. b (recognizing that "where a person holds
                        property subject to an equitable lien in favor of another and transfers it to

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101   WOK egi65,:if..
                   a person who is not a bona fide purchaser, the latter holds the property
                   subject to the equitable lien").2"
                   Questions of fact remain regarding the remaining value of the equitable lien
                   and the value of Green's share of the Lorna Portal property to satisfy any
                   remaining portion of the equitable lien
                               Finally, genuine disputes of material fact remain, rendering
                   summary judgment inappropriate under NRCP 56.                   Because the
                   bankruptcy court unequivocally imposed an equitable lien on Green's
                   interest in the Lorna Portal property, we hold that the district court erred
                   when it failed to recognize and adjudicate the rights and interests
                   associated with Barney Ltd.'s equitable lien- on the property.2' 'Indeed,
                   Holland conceded at oral argument before this court that genuine disputes
                   of material. fact remain as to the value of Green's share of the property that
                   remains to satisfy the lien. We therefore reject the parties' contentions that
                   summary judgment should be granted and, for the reasons discussed below,
                   reverse and remand.
                         The initial amount of the equitable hen
                               Holland contends that the value of the equitable lien is limited
                   to the amount of Green's interest in the property, whereas Barney Ltd.
                   contends that the value of the equitable lien is inclusive of the remaining
                   judgment. (in excess of $1.2 million. dollars).     However, both parties'
                   interpretations of the amount of the equitable lien are belied -by the record.

                         "We reject Barney Ltd.'s argument that a lis pendens sectires 'an
                         2

                   ownership interest in property, as it only provides notice of legal
                   proceedings involving the property.

                         21We reject Holland's argument that the subsequent tra.nsfer of title
                   to the property extinguished the equitable lien.
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!I )1 19-17F
                                Thus, we reject the parties' interpretations :,:nd hold that the
                   bankruptcv court imposed an equitable             upon Green's interest in the

                   Loma Portal property in the amount of £340,000—the property's value
                   based on the purchase price paid at the time of the bankruptcy settlement,
                   as clarified by the bankruptcy court in its oral statement as to the value of
                   the, lien, relied upon in its written judgment.
                           The remaining value of the equitable lien
                                Finally, we.conclude that a genuine dispute of material' fact
                   exists regarding the amounts paid, if any,-from the bankruptcy settlement
                   to satisfy the equitable lien. Our review of the record suggests that the
                   Howard Trust was tc receive a disLribution of funds in the amount of
                   $377,553.71. at the conclusion of the bankruptcy proceedings as approved by
                   the bankruptcy court. What is u.nclear is how much of -this distribution was
                   applied toward satisfying the equitable lien that was placed on the Lorna
                   'Portal property. The bankruptcy court, specifically included a provision in
                   its cwderthat the amount of the equitable lien would be redu'oed. "dollar for
                   dollar" by any distribution received by the Howard Trust and its
                   bon-eficiaries from the bankruptcy trustee.       Thus, the hank.ruptcy court
                   unqUesl:ionably anticipated th.at some, if not all, of the settlement proceeds
                   re.,!eived by the bankruptcy trustee from Holland. and Green wc.uld satisfy
                   the lien placed on Grer.”1 s sh.are of the property. On remand, t.h.e. distriO,
                   cou.rt will need to make this determination in the first instance...22

                       .    We 'also note that Barney Ltd. appears to 'suggest that Holland
                   failed to raise election. of remedies as . an affirmative defense. H9wever. we
                   nE,ed not address this argument, as the election of a constructive trust was
                   rejected by the bankruptcy court. Because claim preclusion resolves this
                   issue, there is no further Oection te be made.
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                                  The value of the Loma Portal property
                                       'Po enforce the equitable lien against Green's interest in the
                            property, which is now held by Holland, the district court will also
                            necessarily need to determine the current value of the Loma Portal
                            property. The equitable lien attaches only to Green's share of the property,
                            which in a community property state sucb as Nevada equals one-half of the
                            property's value, notwithstanding that the title to the entirety of the
                            property remains with Holland.. On remand, the district court will need to
                            determine the current value of the Loma Portal property and make the
                            necessary calculations to determine the value of one-half of the property
                            that is encumbered by the equitable lien. Then, the court will need to
                            determine the remainder of the equitable lien amount that Barney Ltd.. is
                            entitled to enforce. Unless the entire repurchase price of $340,000 was
                            accounted for in the distribution to the Howard Trust parties by the
                            bankruptcy trustee, Barney Ltd. is entitled to enforce the remainder of the
                            equitable lien against Green's share of the Loma Portal property.
                                                            CONCLUSION
                                         We conclude that the district court failed to recognize the
                            preclusive effect of prior court orders and to properly apply the doctrine of
                            claim preclusion when considering Barney Ltd.'s motion for summary
                            judgment.    Because the bankruptcy court placed an equitable lien on
                            Green's interest in the Loma Portal property, Barney Ltd. is entitled to
                            enforce any remainder of the equitable lien in accordance with Nevada law,
                            but it is not entitled to a constructive trust, title to the property, or recovery
                            for fraudulent transfer or conversion. And as genuine factual disputes
                            remain as to the current value of the equitable lien and the value of the

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a),         eff45‘,:f,:x.
                          Lorna Portal property, we reverse the judgment of the district court and

                          remand for further proceedings consistent with this opinion.

                                                                                         J.
                                                              Bulla

                          We concur:

                                                         C.J.

                                                     ,   J.
                          Westbrook

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