Moore

I. BACKGROUND

A. Facts1 In January 2007, Moore borrowed $428,000 from PMC, securing the loan with a trust deed on property located on Canyon Drive in Pinole, California. Effective a short time after Moore’s loan closed, PMC transferred the servicing rights to another entity, and the loan and deed of trust were transferred to a securitized trust, with U.S. Bank, N.A. (U.S. Bank) as its trustee. The servicing rights were transferred to Aurora Loan Services, LLC (Aurora) effective May 1, 2007. Commonwealth Land Title Company was the original trustee under the trust deed and Mortgage Electronic Registration 1 The facts are drawn from the record in a related appeal. (Moore v. Aurora Loan Services, LLC (Mar. 28, 2014, A137220) [nonpub. opn.] (Moore I).) Systems, Inc. (MERS) was named beneficiary as nominee for lender and lender’s successors and assigns. Moore defaulted on the loan a few years later. A notice of default was recorded. MERS assigned its interests under the trust deed to Aurora. Aurora then substituted Quality Loan Service Corporation (Quality Loan) for Commonwealth Land Title Company as trustee. Quality Loan recorded a notice of trustee’s sale. The property was sold at…