BAKER, Judge.
Harold and Mazola Downing, husband and wife (the Downings), appeal an adverse judgment entered against them in a quiet title action brought by plaintiff-appellees Richard Eubanks and Steven and Robin Russell (the Russells). They also appeal the trial court's summary judgment in favor of third party defendant-appellee Ticor Title Insurance Company of California (Ticor). We affirm both judgments.
The Downings raise two restated issues for our review...
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