It is of the greatest importance to the welfare of every State that the titles to the lands within its jurisdiction should be clear and perfect. Certainty of titles can only exist where the law governing such titles is certain; and the law can only be certain where the same law governs every transaction relative to the title. Every transaction, therefore, which constitutes a link in the chain of title to a piece of real property must be governed in all respects by the law of the place where the real property is situated. This rule does not apply to collateral warranties, or other matters which in no way affect the question of the title to the land.