Dunn

Two actions and two appeals, numbered respectively in this court 3906 and 3907, are involved herein. The two actions were tried together in tbe court below, are presented here upon one transcript, and will be decided as though only one action were involved. Both actions were brought to quiet title, one to quiet title to lots 5 and 6 in block “E, ” and the other to quiet title to lot 7 in block “E, ” town site of Howard (formerly Rosecrans), in the county of Los Angeles. The plaintiff had judgments quieting his title as to the lots involved, one judgment quieting title as to lots 5 and 6, and the other judgment quieting title as to lot 7. The testimony set out in the transcript and the arguments of counsel relate to all of the lots alike. We shall henceforth speak of the two actions as one.

The plaintiff’s judgments rest upon two grounds—record title and title by adverse possession. Prior to the twentieth day of June, 1892, one Emil R d’Artois was the record owner of the lots involved upon this appeal, and on that day executed a deed of conveyance whereby he granted, bargained and sold to Mrs. James Carroll lots 5, 6 and 7 in block “E” of the town site of Roseerans, being the lots…