"If he did, there was an effective delivery of the deed. If not, there was no delivery. The solution of this question is grounded entirely upon the intention of the grantor, and this essential matter of intention is a question of fact to be determined by the trial court from a consideration of all the evidence

However, it comes into application only where there has been a delivery, which implies the intent that it shall become at once operative, either absolutely or conditionally

There being substantial evidence to support the finding of delivery, the finding cannot be disturbed

"'It is essential to the validity of a transfer of real property that there be a delivery of the conveyance with intent to transfer the title, and the true test under which delivery is to be determined is in ascertaining whether in parting with the possession of the conveyance the grantor intended to divest himself of title. If he did, there was effective delivery of the deed. If not

—a deed was handed to the grantee under the mistaken belief that it would be inoperative until recorded.

Generally, California insists that the legal formalities incident to corporate action, such as authorization by directors in meeting assembled, be strictly observed

To interpret the references to an oral modification as constituting findings that an existing written contract was modified, on the other hand, would create a clear conflict with the finding that the oral agreement was not made until after the written contract had expired and would violate the settled rule that the findings must be considered as a whole and liberally construed to …

The traditional view, followed by a majority of the courts, is rather strict and holds that a contract or other transaction between a corporation and one or more of its directors is voidable without regard to the fairness of its terms, if the director's presence in the meeting at which the resolution authorizing the contract is adopted is necessary to constitute a quorum, or if his vote …

A. Where one of the directors is adversely interested, he cannot be counted to make a quorum, according to some authorities.

The intention with which a grantor puts a deed in the hands of a third person is a question of fact to be determined from all the circumstances surrounding the transaction