Rosenblum

I. BACKGROUND2

“In 1993, Richard Hatfield purchased [the Property]. Title to the Property was in Hatfield’s name. At the time, [Rosenblum] and Hatfield were living together and had two children, but were not married. [Rosenblum] and Hatfield subsequently separated. [¶] In 2001, [Rosenblum] sued Hatfield seeking joint ownership of their property, including the Property. [Rosenblum] filed a dissolution action, a Marvin action, and apparently others. The cases were consolidated in the trial court. [¶] In 2002, [Rosenblum] recorded a lis pendens providing notice of the pending dissolution action in which she asserted an interest in the Property. In 2003, an order expunging the lis pendens issued but was never recorded. In 2004, Hatfield executed [the Deed of Trust] against the Property to secure a loan . . . . The Deed of Trust was eventually assigned to U.S. Bank. [¶] In 2007, a statement of decision issued in the Marvin action (the 2007 Marvin decision) finding [Rosenblum] and Hatfield jointly owned all their property, including the Property, and their assets were ‘to be divided equally.’ The court bifurcated the question of an accounting of the parties’ jointly owned…