CAROLYN DINEEN KING, Circuit Judge:
Melvin M. Engel, the executor of the estate of Norman L. Johnson, appeals from the district court’s dismissal of his suit to quiet title to property clouded by federal tax liens. The district court dismissed the executor’s suit on the ground that the district court lacked subject matter jurisdiction over the dispute, given the United States’ failure to waive sovereign immunity in such cases. Finding the district court in error on this point, we reverse and remand.
I.
The facts of this case are largely undisputed. On February 4, 1983, the United States Internal Revenue Service (“the IRS”)
issued a jeopardy assessment
against Norman L. Johnson (“Johnson”) in the amount of $7.5 million. The IRS subsequently placed a lien on all of Johnson’s assets and seized cash and personal property pursuant to the lien. On April 4, 1983, the IRS issued notices of deficiency for Johnson’s taxable years 1975 through 1979. Johnson countered by filing petitions with the Tax Court in July of 1983 to redetermine the deficiencies. Those cases are still pending before the Tax Court.
In May of 1983, Johnson brought an action in the United States District Court for the Eastern District of Louisiana to review the jeopardy assessment itself.
See
I.R.C. § 7429. On September 28, 1983, that court ruled that the jeopardy assessment was reasonable.
On July 18, 1985, Johnson committed suicide. Melvin M. Engel (“the executor”) was duly appointed as the executor of Johnson’s estate on August 6,1985. A few days later, the executor notified the IRS of Johnson's death, requested an abatement of the jeopardy assessment,
and requested release of the seized assets “so that they may be sold and the proceeds applied in accordance with the priorities established by law.”
The IRS wrote the executor that it could neither abate the assessment nor release the assets. On September 26, 1985, the executor filed an “Application for Recovery of Property or, in the Alternative, to Show Cause” in Probate Court No.-2, Harris County, Texas. In that application, the executor requested the probate court “to enter an Order requiring the [IRS] to immediately return the property seized ... or, alternatively, to appear before this Court and to show cause, if any, why the [IRS] should not return the seized property.” The executor alleged that the IRS’ refusal to turn over the property was hindering his efforts to administer the estate. Specifically, the executor complained that he was unable to pay claims against the estate, particularly the administrative and funeral expenses incurred, in accordance with his obligations under state and federal law.
On October 25, 1985, the IRS petitioned for removal of the case from the probate court to the United States District Court for the Southern District of Texas. The petition was granted
and on November 4,
1985, the district court remanded to the probate court all matters pending before the probate court prior to removal except for “the executor’s application for recovery of property or in the alternative, to show cause, which seeks affirmative relief against the United States of America.” On November 15, 1985, the IRS filed a motion to dismiss and application for award of attorney’s fees. The executor responded on December 9, 1985. The district court held a conference in chambers on February 26, 1986 at which both sides argued their respective positions. The district court granted the IRS’ motion to dismiss on November 30,1986. In its opinion, the district court noted that the IRS’ motion to dismiss was based on the contention that the United States had not waived sovereign immunity in this case and that, therefore, the district court was without subject matter jurisdiction. In granting the motion, the district court rejected the executor’s argument that 28 U.S.C. § 2410(a)(1)
constituted such a waiver of sovereign immunity. The district court concluded that “[tjhere are no. cases allowing a taxpayer, or his estate, to use § 2410(a)(1) to lift a valid IRS lien so that the taxpayer can use the assets to satisfy other claims or needs of the estate.”
The executor timely filed notice of appeal from that judgment. On appeal, we are faced with a single issue: Whether the district court had jurisdiction under the limited waiver of sovereign immunity in 28 U.S.C. § 2410(a) to hear a claim by the executor of a taxpayer’s estate seeking to “quiet title” to property subject to federal tax liens.
II.
“It long has been established, of course, that the United States, as sovereign, ‘is immune from suit save as it consents to be sued ... and the terms of its consent to be sued in any court define that court’s jurisdiction to entertain the suit.’ ”
United States v. Testan,
424 U.S. 392, 399, 96 S.Ct. 948, 953, 47 L.Ed.2d 114 (1976) (quoting
United States v. Sherwood,
312 U.S. 584, 586, 61 S.Ct. 767, 769, 85 L.Ed. 1058 (1941)). Waivers of sovereign immunity must be narrowly read,
Garcia v. United States,
776 F.2d 116, 118 (5th Cir.1985), and, in construing such waivers, we are not at liberty to extend or narrow the waiver beyond what Congress intended,
Houston v. United States Postal Service,
823 F.2d 896, 898 (5th Cir.1987).
Under section 2410 as originally enacted in 1931,
the government consented to be made a defendant in suits “for the foreclosure of a mortgage or other lien upon real estate, for the purpose of securing an adjudication touching any mortgage or other lien the United States may have or claim on the premises involved.”
The words “to quiet title to” were added in 1942 as part of an amendment primarily intended to broaden the statute to include personal proper
ty.
See Falik v. United States,
343 F.2d 38, 41 (2nd Cir.1965). The addition of suits to quiet title resulted from a request of Attorney General, later Justice, Jackson in a 1941 letter to the Chairman of the Senate Judiciary Committee.
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CAROLYN DINEEN KING, Circuit Judge:
Melvin M. Engel, the executor of the estate of Norman L. Johnson, appeals from the district court’s dismissal of his suit to quiet title to property clouded by federal tax liens. The district court dismissed the executor’s suit on the ground that the district court lacked subject matter jurisdiction over the dispute, given the United States’ failure to waive sovereign immunity in such cases. Finding the district court in error on this point, we reverse and remand.
I.
The facts of this case are largely undisputed. On February 4, 1983, the United States Internal Revenue Service (“the IRS”)
issued a jeopardy assessment
against Norman L. Johnson (“Johnson”) in the amount of $7.5 million. The IRS subsequently placed a lien on all of Johnson’s assets and seized cash and personal property pursuant to the lien. On April 4, 1983, the IRS issued notices of deficiency for Johnson’s taxable years 1975 through 1979. Johnson countered by filing petitions with the Tax Court in July of 1983 to redetermine the deficiencies. Those cases are still pending before the Tax Court.
In May of 1983, Johnson brought an action in the United States District Court for the Eastern District of Louisiana to review the jeopardy assessment itself.
See
I.R.C. § 7429. On September 28, 1983, that court ruled that the jeopardy assessment was reasonable.
On July 18, 1985, Johnson committed suicide. Melvin M. Engel (“the executor”) was duly appointed as the executor of Johnson’s estate on August 6,1985. A few days later, the executor notified the IRS of Johnson's death, requested an abatement of the jeopardy assessment,
and requested release of the seized assets “so that they may be sold and the proceeds applied in accordance with the priorities established by law.”
The IRS wrote the executor that it could neither abate the assessment nor release the assets. On September 26, 1985, the executor filed an “Application for Recovery of Property or, in the Alternative, to Show Cause” in Probate Court No.-2, Harris County, Texas. In that application, the executor requested the probate court “to enter an Order requiring the [IRS] to immediately return the property seized ... or, alternatively, to appear before this Court and to show cause, if any, why the [IRS] should not return the seized property.” The executor alleged that the IRS’ refusal to turn over the property was hindering his efforts to administer the estate. Specifically, the executor complained that he was unable to pay claims against the estate, particularly the administrative and funeral expenses incurred, in accordance with his obligations under state and federal law.
On October 25, 1985, the IRS petitioned for removal of the case from the probate court to the United States District Court for the Southern District of Texas. The petition was granted
and on November 4,
1985, the district court remanded to the probate court all matters pending before the probate court prior to removal except for “the executor’s application for recovery of property or in the alternative, to show cause, which seeks affirmative relief against the United States of America.” On November 15, 1985, the IRS filed a motion to dismiss and application for award of attorney’s fees. The executor responded on December 9, 1985. The district court held a conference in chambers on February 26, 1986 at which both sides argued their respective positions. The district court granted the IRS’ motion to dismiss on November 30,1986. In its opinion, the district court noted that the IRS’ motion to dismiss was based on the contention that the United States had not waived sovereign immunity in this case and that, therefore, the district court was without subject matter jurisdiction. In granting the motion, the district court rejected the executor’s argument that 28 U.S.C. § 2410(a)(1)
constituted such a waiver of sovereign immunity. The district court concluded that “[tjhere are no. cases allowing a taxpayer, or his estate, to use § 2410(a)(1) to lift a valid IRS lien so that the taxpayer can use the assets to satisfy other claims or needs of the estate.”
The executor timely filed notice of appeal from that judgment. On appeal, we are faced with a single issue: Whether the district court had jurisdiction under the limited waiver of sovereign immunity in 28 U.S.C. § 2410(a) to hear a claim by the executor of a taxpayer’s estate seeking to “quiet title” to property subject to federal tax liens.
II.
“It long has been established, of course, that the United States, as sovereign, ‘is immune from suit save as it consents to be sued ... and the terms of its consent to be sued in any court define that court’s jurisdiction to entertain the suit.’ ”
United States v. Testan,
424 U.S. 392, 399, 96 S.Ct. 948, 953, 47 L.Ed.2d 114 (1976) (quoting
United States v. Sherwood,
312 U.S. 584, 586, 61 S.Ct. 767, 769, 85 L.Ed. 1058 (1941)). Waivers of sovereign immunity must be narrowly read,
Garcia v. United States,
776 F.2d 116, 118 (5th Cir.1985), and, in construing such waivers, we are not at liberty to extend or narrow the waiver beyond what Congress intended,
Houston v. United States Postal Service,
823 F.2d 896, 898 (5th Cir.1987).
Under section 2410 as originally enacted in 1931,
the government consented to be made a defendant in suits “for the foreclosure of a mortgage or other lien upon real estate, for the purpose of securing an adjudication touching any mortgage or other lien the United States may have or claim on the premises involved.”
The words “to quiet title to” were added in 1942 as part of an amendment primarily intended to broaden the statute to include personal proper
ty.
See Falik v. United States,
343 F.2d 38, 41 (2nd Cir.1965). The addition of suits to quiet title resulted from a request of Attorney General, later Justice, Jackson in a 1941 letter to the Chairman of the Senate Judiciary Committee.
In that letter, Jackson wrote that “justice and fair dealing would require that a method be provided to clear real-estate titles of questionable or valueless government liens.” H.R.Rep. No. 1191, 77th Cong., 1st Sess. 2 (1941); S.Rep. No. 1646, 77th Cong., 2d Sess. 2 (1942);
see also United States v. Perry,
473 F.2d 643, 645 (5th Cir.1973). The amendment “was in response to the recognized need for a way to force disputes over government tax liens to resolution, rather than leaving the United States in complete control of the timing.”
Id.; see also United States v. Brosnan,
363 U.S. 237, 246, 80 S.Ct. 1108, 1114, 4 L.Ed.2d 1192 (1960) (“[The statute’s] only apparent purpose is to lift the bar of sovereign immunity which had theretofore been considered to work a particular injustice on private lienors.”).
Section 2410(a) has been the subject of lively judicial debate. Much of that debate has centered on the question of whether taxpayers are entitled to bring suit under section 2410(a).
Several circuits have held that a taxpayer may use section 2410(a) to contest the procedural regularity of a lien.
Pollack v. United States,
819 F.2d 144, 145 (6th Cir.1987);
Aqua Bar &
Lounge v. United States Dept. of Treasury,
539 F.2d 935, 939 (3d Cir.1976);
Falik,
343 F.2d at 42. Likewise, courts have held that a taxpayer may not mount a collateral attack on the merits of an assessment under the guise of an action to quiet title under section 2410(a).
Mulcahy v. United States,
388 F.2d 300, 302 (5th Cir.1968);
Pollack,
819 F.2d at 145-46. The instant case is in a unique posture. The executor neither attacks the underlying assessment nor challenges the procedural regularity of the lien; rather, as the district court found, the executor seeks “a determination that the estate’s administrative and funeral expenses take priority over the Government’s lien, and a distribution of the assets pursuant to that determination.”
The IRS maintains that the executor is the equivalent of Johnson for all federal tax purposes. Therefore, the argument goes, since Johnson, as a taxpayer, could not have brought this suit under section 2410(a), neither can the executor’s action fall within the ambit of section 2410(a), for the estate can enjoy no greater rights than the taxpayer had before his death. While the district court apparently accepted this argument, we are not nearly so confident that taxpayers can use section 2410(a)
only
to challenge the procedural validity of tax liens and
not
to declare rights in the property — in other words, to quiet title. We see no need to decide that issue, however, since we conclude that under the circumstances of this case, the executor’s suit is akin to an action to quiet title brought by a third party and, as such, is maintainable under section 2410(a).
As background, the executor points to our decision in
United States v. Morrison, 2A7
F.2d 285 (5th Cir.1957). In
Morrison,
a vendor sought to establish the primacy of his equitable vendor’s lien in a taxpayer’s property over a federal tax lien. We found that while jurisdiction over the removal action was proper under section 2410, the vendor’s lien was inferior to the tax lien. In the course of our analysis, we stressed that:
[W]e think that Section 2410, an integral part of the Judicial Code rather than an administrative mechanism of the tax structure, establishes a specific jurisdiction for these suits as bills to quiet title or for foreclosure of the private lien. The jurisdiction does not depend on the specific relief sought, [e.g.] foreclosure. Rather it rests on the existence of the traditional controversy in which a private party asserts an ownership which is superior to the claimed lien of the United States Government.
Id.
at 290 (citations omitted). We went on to note that Congress, recognizing the possibility that such controversies could and would arise, found it essential that a means be available to determine such disputes lest the absence of judicial recourse depress the marketability of property subject to federal tax liens.
Id.
“The relief sought, as traditional to equity as the woolsack, is the judicial determination of the validity and rank of the competing liens.”
Id.
Similarly, in
United States v. Creamer Indus.,
349 F.2d 625 (5th Cir.),
cert. denied,
382 U.S. 957, 86 S.Ct. 434, 15 L.Ed.2d 361 (1965), we tacitly accepted the proposition that a district court had jurisdiction under section 2410 to entertain a suit by a purchaser from the taxpayer who sought to quiet title.
Id.
at 627;
see also Mulcahy,
388 F.2d at 302 (third parties authorized to bring suit under section 2410 to challenge validity of assessment).
As an initial matter, we are confronted by the question of whether the executor’s suit may properly be classified as an action to quiet title. We are compelled to answer this question in the affirmative. The executor does not dispute the fact that the IRS assessment was valid and that a federal tax lien attached to the property. Rather, the executor asserts that as the representative of the estate, he has an interest in the property
which, at
least to the extent of costs of administration and funeral expenses, is superior to the interest claimed by the government. While it is true that the executor fails to present the typical section 2410(a) challenge to a federal tax lien by a third party purchaser or mortgagee holding an allegedly superior lien, we see no logical distinction between the instant case and that which the district court termed “the classic § 2410 situation.” Both seek relief which would seem to fit within our earlier definition of a section 2410 quiet title action, to wit: “a determination that a tax lien does not exist, has been extinguished,
or is inferior in rank.” Morrison,
247 F.2d at 291 (emphasis supplied). Therefore, given that the executor is seeking to clarify or determine the relative rights of the parties in the property, presumably as a matter of the interaction of state and federal priority laws,
his suit would seem the proper method for removing the clouds on title cast by the federal tax liens.
See, e.g., Aqua Bar,
539 F.2d at 937-38.
Having determined that the present suit may be properly regarded as one to quiet title, we turn to the crucial issue of whether an executor, seeking to vindicate allegedly superior rights to property conferred upon the estate by priority statutes, may be viewed as a third party. Admitted
ly, upon Johnson’s death, the executor, as Johnson’s personal representative, “stepped into his shoes” with respect to federal income tax liabilities.
See Price v. United States,
335 F.2d 671, 675 (5th Cir.1964) (citing
Miles v. Commissioner,
12 B.T.A. 519 (1928)). Moreover, the executor succeeded to Johnson’s rights with respect to outstanding tax deficiencies and assessments.
See
I.R.C. § 6903.
In the instant case, for example, the executor has exercised his rights by contesting in the Tax Court the deficiency underlying the original jeopardy assessment. Finally, it is undisputed that under Texas law, the decedent’s estate is liable for debts owed by the decedent, including taxes.
See
Tex.Prob. Code Ann. §§ 3, 37, 320(a);
see also Ashbrook v. Hammer,
106 S.W.2d 776, 779 (Tex.Civ.App. — Amarillo 1937, no writ). The IRS maintains that by bringing this suit, the executor is attempting “to disavow the estate’s status as successor to the decedent, while he accepts the benefits of such status for purposes of the Tax Court case.” These positions, the IRS argues, are obviously inconsistent.
We must take issue with the IRS’ characterization of the executor’s position. The executor has not disavowed the estate’s status as Johnson’s successor in all cases; rather, the executor contends that for the limited purpose of vindicating the statutory priority purportedly granted it by state and federal law, the estate is a third party eligible to maintain this suit under section 2410(a). We agree. The debts at issue here, the administrative and funeral expenses, are debts of the
estate
which could not have arisen while Johnson was alive. The executor makes a compelling argument that by refusing to entertain this suit, the district court has placed the executor in an untenable position. Without a judicial determination of rights in the property, the executor faces the prospect of steering a precarious course between the Scylla and Charybdis of potentially competing state and federal disbursement obligations.
Moreover, with no mechanism to secure the release of the seized property, the executor is without funds to administer the estate.
If, in fact, the administrative and funeral expenses prime the federal tax lien, there must be some way to give judicial effect to the validly conferred statutory priority. The section 2410 mechanism would seem peculiarly well adapted to the particular exigencies of the instant case. Thus, for the limited purposes of this case, we must conclude that the executor is a third party eligible to bring an action to quiet title to property burdened by federal tax liens under section 2410(a) and that the district court, therefore, has jurisdiction to entertain this case.
By so holding, we express no opinion whatsoever on the merits of the
executor’s position regarding the primacy of administrative and funeral expenses over a federal tax lien. That question is not properly before us and must be left to the considered judgment of the district court if further proceedings follow.
Finally, the IRS contends that even if the executor is entitled to maintain an action under section 2410(a), the suit would be barred by the Tax Anti-Injunction Act, I.R.C. § 7421(a), and the Declaratory Judgment Act, 28 U.S.C. § 2201. The
Aqua Bar
court rejected a similar argument and wrote:
Quite obviously, the Declaratory Judgment Act poses no barrier to a suit by a third party to clear his property of a federal tax lien since the quiet title action specifically mandated by § 2410 is in substance a suit for a declaratory judgment. Likewise, the Anti-Injunction Act has been interpreted so as not to prohibit such third party suits.
United States v. Coson,
[286 F.2d 453, 458-59 (9th Cir.1961) ].
Aqua Bar,
539 F.2d at 940 (concluding that Declaratory Judgment and Anti-Injunction Acts were inapplicable to an action brought by a taxpayer when the taxpayer refrained from attacking the merits of the underlying assessment). The district court apparently rejected the IRS’ argument on this point
and we see no error in that decision.
III.
For the foregoing reasons, therefore, the judgment of the district court is REVERSED and REMANDED for further proceedings consistent with this opinion.