In the following string...

```
var str = 'Foobar is so "awesome."  I <span prop="nifty">"really"</span> <span prop="attr">think it is so</span> <span prop="nifty" prop="attr">"cool!"</span>'

```

...how would I write a regular expression that matches the quotes (") around the words awesome, really, and cool, while NOT matching the quotes within the HTML tags?

I'm using JavaScript's replace function to replace the quotes with `&#34;`

I'm hoping there's a regular expression that I can use such that...

```
str.replace(/regex-magic/g, "&#34;")

```

..gives me the output...

```
Foobar is so `&#34;`awesome.`&#34;`  I <span prop="nifty">`&#34;`really`&#34;`</span> <span prop="attr">think it is so</span> <span prop="nifty" prop="attr">`&#34;`cool!`&#34;`</span>

```

Thanks much!!