From the use of the word "grant" in any conveyance by which an estate of inheritance or fee simple is to be passed, the following covenants, and none other, on the part of the grantor for himself and his heirs to the grantee, his heirs, and assigns, are implied, unless restrained by express terms contained in such conveyance:
Such covenants may be sued upon in the same manner as if they had been expressly inserted in the conveyance.
Ca. Civ. Code § 1113