Northrup

The plaintiff commenced an action to quiet title. It named as defendants James L. Northrup, Mrs. James L. Northrup, Ada Osborn, and W. M. Mauck as administrator of the estate of Clarence S. Osborn. An answer was filed by Ada Osborn and W. M. Mauck. A purported answer was filed for James L. Northrup by W. M. Mauck as administrator of the estate of C. S. Osborn. Each answer contained many affirmative allegations. The trial court made findings in favor of the plaintiff and from the judgment entered thereon the defendants have appealed.

On March 18, 1914, the title to the lots in controversy was vested in the Los Angeles Title and Trust Company. On that date it executed a deed conveying a number of pieces of property, including the lots in controversy, to the Los Angeles Trust and Savings Bank. That institution was merged in the Pacific Southwest Trust and Savings Bank. That corporation commenced this action. Before the trial the court made an order that the Los Angeles First National Trust and Savings Bank should be substituted as plaintiff. On the trial it was stipulated that the Pacific Southwest Trust and Savings Bank had become merged in the Los Angeles First National Trust and…