Opinion
BRANDT, Bankruptcy Judge.
I. ISSUES
The questions raised by this appeal are whether:
1) an unrecorded deed of trust on real property creates a security interest under California law in the proceeds from the sale of the subject real property;
2) debtors' actions in selling property subject to an unrecorded deed of trust and using the proceeds to purchase other property gave rise to a nondischargeable debt for embezzlement...
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