Where a contract with brokers for the sale of land required defendant to furnish a certificate of title showing the property clear of any incumbrances, except "• * * taxes assessed but not due and payable," defendant was not bound to clear the property from all street assessments, the word "taxes" being ordinarily used to refer only to taxes assessed for state, county, or city purposes, and not to describe street assessments for public improvements. Alderson v. Houston, 96 P. 884, 154 Cal. 1.