Turner

I. BACKGROUND1

A. Pertinent Transactions Involving the Real Property in Question In November 1993, plaintiff and appellant Lawrence Turner (Turner) acquired property located at 1459 E. 121st Street, Los Angeles, CA 90059 (the Property). Turner later executed a grant deed conveying his interest in the Property to the Lawrence Nathaniel Turner Revocable Living Trust (the Trust). In his capacity as trustee, Turner then signed a deed of trust using the Property as security for a $275,000 loan from Wells Fargo. Subsequently, in October 2013, a grant deed conveyed the Trust’s ownership interest in the Property to Diversified Realty and Financial Services (Diversified). This document, which we shall refer to as the Diversified Deed, is central to this appeal. On its face, it appears to be signed on October 9, 2013, by Turner in his capacity as Trustee of the Trust. (As we will soon discuss,

1 Our recitation of the pertinent background is drawn from the allegations in the operative complaint, exhibits attached to the complaint, and documents judicially noticed by the trial court. (Angelucci v. Century Supper Club (2007) 41 Cal.4th 160, 166 [“‘A motion for judgment on the pleadings,…