This appeal presents the question of whether district courts have jurisdiction to entertain a bankruptcy debtor’s Tucker Act claims. We conclude that the Tucker Act’s sovereign immunity waiver is limited to suits filed in the United States Court of Federal Claims. We reverse the judgment of the district court and remand with instructions to transfer the action to the Court of Federal Claims, which is the appropriate venue for takings claims in excess of $10,000.
I
Jerry McGuire is an experienced farmer with a degree in agronomy and agricultural economics from the University of Arizona. In 1994, McGuire entered into a lease with the Colorado River Indian Tribe (“the Tribe”) for 1,355.97 acres of farmland (“Leased Property”) on the Tribe’s reservation near Parker, Arizona. The lease was for a ten-year period commencing on January 1, 1995 and expiring on December 31, 2004. McGuire was required to pay the Tribe $226,411.92 per year, subject to an appraisal for the years 2000 through 2004. Because the Leased Property was land held in trust for the Tribe by the United States, the lease required the approval of the United States Bureau of Indian Affairs (“BIA”). Allen Anspaeh, Superintendent of the Colorado River Agency of the BIA, approved the lease on June 13,1996.
A BIA canal running east to west bisected the Leased Property, dividing the property into a northern half and southern half. ■ At the time the lease was executed, a bridge crossed the BIA canal providing access to the north portion of the property from Mohave Road, the main road that runs from Parker, Arizona to Interstate Highway 10. The bridge was constructed by a former tenant sometime in the 1960’s and was made of wood with round concrete piers or bulkheads underneath. The bridge provided the most common and easiest access to the northern portion.
McGuire planted and maintained alfalfa on most of the Leased Property. McGuire made substantial investments towards harvesting the alfalfa crop, purchasing tractors, other farming equipment, trucks, seed, labor, laser leveling, tillage, herbicides and fertilizer. In total, McGuire invested roughly $1,225,300 at the outset of the lease. McGuire acquired a long-term and short-term/revolving loan to finance his investments. From 1995 through 1999, McGuire timely paid his lease payment and water bills every year.
In summer 1998, Anspaeh verbally informed McGuire that the BIA was going to *907 remove the bridge because it was unsafe. On December 9, 1998, after meeting with McGuire, the Tribe sent a letter to the BIA stating that removal of the bridge would severely limit access to farming lands and decrease the value of the land. The Tribe asked for time to work out a solution. The Tribe sent a second letter on December 23, 1998 asking the BIA to explore alternatives to removing the bridge because the tenants needed the bridge to access the farm land.
Anspach replied to the Tribe on December 24, 1998. Anspach stated that the bridge would be removed in early 2000 because the bridge was not legally authorized under 25 C.F.R. § 171.9 and because the BIA believed the bridge was unsafe. Anspach recommended that the farmers either reroute access or develop a new bridge approved by the BIA. On February 5, 1999, Anspach sent the first of three letters to McGuire giving him written notice that the bridge would be removed in January 2000 because it was deemed to be unsafe and unauthorized. The letter stated:
“If you should decide that you need to bridge the canal in order to operate your farm you may submit to the Agency Superintendent plans, with specifications, for a new bridge and apply for a crossing permit. See attached; Reference to 25 CFR, Ch. 171.9 Structures.”
A copy of the regulations was included with the letter. Anspach directed McGuire to contact Ted Henry, Irrigation Systems Manager, if he had any questions.
During 1999, McGuire contacted Henry and Jeff Hinkins, Supervisory General Engineer, and discussed the bridge with them on several occasions. At trial, McGuire recounted one instance in which he drew a sketch of a design for a new bridge with Hinkins, and Hinkins said he was going to discuss it with Anspach. McGuire was told on several occasions by BIA staff that any decision concerning the bridge could only be made by Anspach. McGuire called Anspach throughout the year, but never spoke with Anspach or received a return phone call from him. During this time, BIA staff never provided McGuire with a permit form or formal application for a bridge permit.
In October 1999, McGuire retained local counsel and filed a complaint in tribal court against BIA for the impending removal of the bridge. The complaint alleged that removal of the bridge would be illegal, would breach the lease between McGuire and the Tribe and would take his leasehold. The BIA declined to appear in tribal court. McGuire also appealed An-spach’s decision within the BIA to the Western Regional Office, which upheld An-spach’s decision. McGuire did not take the appeal any higher within the BIA.
Anspach sent McGuire two additional letters on August 25, 1999 and November 12, 1999 stating that the bridge would be removed in January 2000 and that McGuire could apply for a permit for a new bridge in accordance with 25 C.F.R. § 171.9. On November 12, 1999 — the same date as Anspach’s last letter to McGuire— the BIA blocked the bridge. The bridge was dismantled and removed in January 2000.
Although the northern portion of the Leased Property could be reached by a few other routes, none were reasonable means of access for McGuire’s farming equipment. McGuire and his haulers attempted to access the northern portion in a variety of ways, but none proved successful. McGuire subsequently tried to renegotiate the lease with the Tribe, but the Tribe was unwilling to lower the lease payment or decrease the amount of Leased Property to only include the southern portion. McGuire could not generate *908 enough revenue to make the lease payment from the income from the southern portion alone, and defaulted on his lease in 2000.
McGuire filed for Chapter 11 bankruptcy relief on June 5, 2001. On November 13, 2001, he filed this inverse condemnation action against the United States in bankruptcy court, seeking $2 million in compensation.
1
The United States moved to dismiss for lack of jurisdiction on sovereign immunity grounds. On December 9, 2002, the bankruptcy court issued “Findings and Recommendations.” The court held that the Tucker Act, 28 U.S.C. § 1491, waived the government’s immunity to suit in district court, relying on the Federal Circuit’s decision in
Quality Tooling v. United States,
The district court remanded the case to bankruptcy court for trial, which was conducted on April 14 and 15, 2005. Following trial, the bankruptcy court issued “Proposed Findings of Fact and Conclusions of Law,” in which the court found that the United States had committed a regulatory taking of McGuire’s leasehold interest and recommended an award of $1,132,059.60 in damages — the fair market value of the lease on the entire property for the remaining five years of the lease.
The district court rejected the bankruptcy court’s recommendations. The court agreed with the bankruptcy court that the government’s actions could qualify as a “regulatory taking,” but held that McGuire’s claim was not ripe for review because the government never denied an application for a permit to construct a new bridge. This timely appeal followed.
We review the district court’s conclusions of law
de novo
and its findings of fact for clear error.
Lim v. City of Long Beach,
II
The district court erred in holding that McGuire’s takings claim was not ripe for review because he never applied for a permit to develop a new bridge. The Supreme Court has held that “a claim that the application of government regulations effects a taking of a property interest is not ripe until the government entity charged with implementing the regulations has reached a final decision regarding the application of the regulations to the property at issue.”
Williamson Planning Comm’n v. Hamilton Bank,
To the extent that the ripeness requirements developed in these land use development cases apply to the case at bar, 2 we hold that McGuire’s takings claim is ripe because he sufficiently complied with the permitting system as practiced by the BIA. BIA regulations in effect at the time permitted a private party to apply for a permit to build a bridge or crossing for private use at the party’s own expense by obtaining the approval of the “Officer-in-Charge.” 25 C.F.R. § 171.9(c) (1999). The BIA sent three letters to McGuire prior to the removal of the bridge, all of which informed McGuire that he could apply for a permit by submitting “plans, with specifications, for a new bridge and apply for a crossing permit” to Anspach. However, in practice, the Colorado River Agency of the BIA did not follow a formal permitting process. At trial, Anspach explained that a property owner who wants to put in a bridge typically approaches the BIA and says:
“We’d like to put a bridge here. And can you help us come up with some plans and specs?” Or “Here are my proposed plans and specs. What do you think?” And then we have our engineers and staff look at it and go from there.
Anspach testified that he had never personally received a written proposal during his tenure at the BIA.
McGuire followed the prevailing practice by contacting the BIA on a number of occasions during 1999. Following the instructions in the BIA’s letters, McGuire discussed the bridge removal and plans for a new bridge several times with Henry and Hinkins. McGuire testified that on one occasion he drew a sketch of a design for a new bridge with Hinkins. McGuire repeatedly attempted to reach Anspach by phone, but never received a call back.
During this time, McGuire tried a variety of additional strategies to maintain access to the Leased Property: he enlisted the help of the Tribe, who sent two letters to the BIA on McGuire’s behalf requesting that the BIA not remove the bridge and try to work out an alternative solution; he retained local counsel and filed suit against the BIA in tribal court, but the BIA declined to appear; and he appealed An-spach’s decision to the Western Regional Office of the BIA, which upheld Anspach’s decision. In short, McGuire did everything reasonably within his power to prevent removal of the bridge and, when those efforts proved ineffective, to build a new one.
The government’s position thus amounts to the claim that the mere fact McGuire did not submit a formal application for a bridge permit renders his takings claim unripe. However, “[r]ipeness doctrine does not require a landowner to submit applications for their own sake.”
Palazzo-
*910
lo v. Rhode Island,
Ill
Although McGuire’s suit is ripe for adjudication, the doctrine of sovereign immunity bars the district court and bankruptcy courts from hearing the merits of his takings claim.
“It is well settled that the United States is a sovereign, and, as such, is immune from suit unless it has expressly waived such immunity and consented to be sued. Such waiver cannot be implied, but must be unequivocally expressed. Where a suit has not been consented to by the United States, dismissal of the action is required .... [because] the existence of such consent is a prerequisite for jurisdiction.”
Gilbert v. Da Grossa,
Whether the district court had jurisdiction over McGuire’s takings claim requires us to consider the two principal federal statutes authorizing suit against the United States: the Tucker Act and the Little Tucker Act. The Tucker Act provides a waiver of sovereign immunity and for jurisdiction in the Court of Federal Claims for certain claims brought against the United States:
The United States Court of Federal Claims shall have jurisdiction to render judgment upon any claim against the United States founded either upon the Constitution, or any Act of Congress or any regulation of an executive department, or upon any express or implied contract with the United States, or for liquidated or unliquidated damages in cases not sounding in tort.
28 U.S.C. § 1491(a)(1). The Little Tucker Act provides a waiver of sovereign immunity and for concurrent district court jurisdiction over:
[a]ny ... civil action or claim against the United States, not exceeding $ 10,000 in amount, founded either upon the Constitution, or any Act of Congress, or any regulation of an executive department, or upon any express or implied contract with the United States, or for liquidated or unliquidated damages in cases not sounding in tort.
28 U.S.C. § 1346(a)(2). Read together, these statutes provide for jurisdiction solely in the Court of Federal Claims for
*911
Tucker Act claims seeking more than $10,000 in damages, and concurrent district court jurisdiction over claims seeking $10,000 or less.
United States v. Hohri,
McGuire’s takings claim falls within the scope of the Tucker Act. A takings claim is the type of claim founded on the Constitution for which the Tucker Act grants jurisdiction in the Court of Federal Claims.
Eastern Enters. v. Apfel,
But that is not the end of our inquiry, as a claim that falls under the Tucker Act does not necessarily have to be brought in the Court of Federal Claims. The Tucker Act’s grant of jurisdiction to the Court of Federal Claims is frequently referred to as “exclusive,” but “that court’s jurisdiction is ‘exclusive’ only to the extent that Congress has not granted any other court authority to hear the claims that may be decided by the Claims Court.”
Bowen v. Massachusetts,
Thus, the Tucker Act does not preclude district court jurisdiction over McGuire’s takings claim, so long as there is an independent waiver of sovereign immunity and grant of federal district court jurisdiction. The statutory basis for federal district court jurisdiction in this case is founded not on the Tucker Act, but on the Bankruptcy Code. The Bankruptcy Code provides:
... notwithstanding any Act of Congress that confers exclusive jurisdiction on a court or courts other than the district courts, the district courts shall have original but not exclusive jurisdiction of all civil proceedings arising under title 11, or arising in or related to cases under title 11.
28 U.S.C. § 1334(b). A civil proceeding is “related to” a title 11 case if “the outcome
*912
of the proceeding could conceivably have any effect on the estate being administered in bankruptcy.”
In re Fietz,
While § 1334(b) provides a statutory basis for district court jurisdiction in this case, there is no corresponding statute that provides a waiver of sovereign immunity. The district court held that the Tucker Act provided the government’s consent to suit in district court, relying primarily on
Quality Tooling v. United States,
We cannot agree that the Tucker Act generally waives sovereign immunity for suits outside the Court of Federal Claims. The Tucker Act provides that the “Court of Federal Claims shall have jurisdiction to render judgment upon any claim against the United States founded ... upon the Constitution.... ” 28 U.S.C. § 1491(a)(1). The Supreme Court has required that “[a] waiver of the Federal Government’s sovereign immunity must be unequivocally expressed in statutory text, and will not be implied.”
Lane v. Pena,
This view is reinforced by the language in the Little Tucker Act that expressly provides for federal district court jurisdiction over Tucker Act claims for $10,000 or less. The Little Tucker Act “effects ... [an] explicit waiver” of sovereign immunity to such suits in district court.
Army & Air Force Exch. Serv. v. Sheehan,
The inclusion of specific waivers of sovereign immunity in the Bankruptcy Code buttresses our conclusion. Section 106 of the Bankruptcy Code waives the federal government’s sovereign immunity in three circumstances: (1) where the substantive
*913
authority for the cause of action arises from the Bankruptcy Code itself; (2) for compulsory counterclaims against government claims; and (3) for permissive counterclaims capped by a set-off limitation.
See
11 U.S.C. § 106(a)-(c);
Quality Tooling,
We also observe that
Quality Tooling
is at odds with Congress’ intent in creating the Federal Circuit to address the “special need for nationwide uniformity” in areas of law encompassed by the Tucker Act.
Hohri,
There is nothing unusual about our conclusion that the Tucker Act effects a limited waiver of sovereign immunity in the Court of Federal Claims. In other contexts, the Supreme Court has recognized that a waiver of sovereign immunity can be forum-specific: “[I]t rests with Congress to determine not only whether the United States may be sued, but in what courts the suit may be brought.”
Minnesota v. United States,
The
Quality Tooling
majority distinguished
Shaw
and
Minnesota
on the ground that those cases involved the question of state court jurisdiction over the federal government, whereas here both courts involved “are creatures of the federal sovereign.”
IV
Our conclusion that the Court of Federal Claims is the proper court to entertain the merits of McGuire’s takings claims does not mean that the district and bankruptcy courts have no jurisdictional role. To the contrary, “[t]he district court in which the bankruptcy case is commenced obtains exclusive in rem jurisdiction over all of the property in the estate.”
Hong Kong and Shanghai Banicing Corp., Ltd. v. Simon (In re Simon),
V
The final issue is procedural— whether this action should be dismissed or transferred. If a court lacks jurisdiction over a federal civil action, “the court shall, if it is in the interest of justice, transfer such action or appeal to any other such court in which the action or appeal could have been brought at the time it was filed.”
Puri v. Gonzales,
*915 Therefore, we reverse the judgment of the district court and remand this case with instructions that this action be transferred to the Court of Federal Claims pursuant to 28 U.S.C. § 1631.
REVERSED AND REMANDED WITH INSTRUCTIONS.
Notes
. McGuire's complaint originally included several additional claims and defendants, but he proceeded only under the inverse condemnation theory. The United States was substituted as the sole defendant, replacing the other defendants named in the complaint.
. We note that the government’s argument that McGuire was required to submit a formal permit application might be better characterized as an exhaustion argument or a defense to liability. Regardless of how the objection is characterized, it is clear that McGuire sufficiently complied with BIA practice and the objection is without merit.
. Although we conclude in Section II that sovereign immunity barred the district and bankruptcy courts from hearing the merits of the claim, we reach the question of ripeness because we consider it a predicate to transferring the case to the Court of Federal Claims, as we do in Section V.
See Hose v. INS,
. Quality Tooling brought a contract claim against the United States, pursuant to the Tucker Act and Contract Disputes Act of 1978, 41 U.S.C. § 609, in the Court of Federal Claims. Id. at 1571. While the claim was pending, Quality petitioned for Chapter 11 relief. Quality's contract claim was subsequently moved to the Northern District of Alabama, sitting in bankruptcy. After the government's motion to transfer the contract dispute back to the Court of Federal Claims was denied, the Federal Circuit entertained the government’s interlocutory appeal pursuant to 28 U.S.C. § 1292(d)(4). Id. at 1571-72.
