Wang

INTRODUCTION

Appellants Zhengjun Wang and Baohua Wang (father and son)1 sued respondents Lone Oak Fund, LLC (Lone Oak) and Qualfax, Inc. (Qualfax) (among others), seeking to quiet title to a piece of real property owned by Baohua or, failing that, to establish an equitable lien against the property. Appellants alleged that without their knowledge or consent, the property was encumbered with deeds of trust in favor of both Lone Oak and Qualfax, securing loans made by respondents to entities unaffiliated with appellants. In

Because appellants share a surname, we refer to them by their first names.

2 2019, Qualfax purchased the property at a nonjudicial foreclosure sale that it initiated. In the proceedings below, both respondents filed motions for judgment on the pleadings, arguing the operative complaint failed to state causes of action against them because they were good faith encumbrancers. The court granted both motions without leave to amend, and subsequently entered a judgment in respondents’ favor. On appeal, appellants contend both that the court erred in granting the motions, and that regardless, we should remand because they can amend their operative complaint to…