Problem with an Include File

[Loo]

I have been trying to create an include file for my navigation bar but none of the include codes I've tried seem to work.

Here's a snippet of the code for my navigation bar:
<TABLE xmlns:lxslt="http://xml.apache.org/xslt" cellspacing="0" cellpadding="0" border="0"><TR><TD><A onmouseout="reSwapImage('CM4all_1801');" onmouseover="swapImage('CM4all_1801');" href="./home.html" target=""><IMG name="CM4all_1801" src="./templates/Antique/img/navi/1801_n.gif?cc=1216841586792" alt="Home" border="0"></A></TD></TR>...</Table>

I've tried replacing this code with
<!-#Include Virtual=”navigation.html”--> after creating the navigation.html file and placing it in my public directory but all this does is leave me with no navigation bar.

Do I have too much going in my navigation bar with the images and onmouseover commands for this Include command to work or am I doing something else wrong?