ÿWPCü+ … %VUF\ 0 (¢<Êw@4FZiq 0 ly 0Då 0J) 0Ts 0^Ç 0h% 0r 0|ÿ 0†{ 0 1u‘ 0d U6j B  D3½ B)ð DC 0@\ AMœU*é& 0ª9sãûVúQZKÓ¥þx›vu€†!v~#vÓ„$ AOW*Ʀ* 0Dl+ D/°+ Bß+ò<Ú5 9Z ‹.Courier New Regular($¡¡c:\wpwin60\template\brief.wpt UDPUU U D Ó€DÒ x3|x((3úÝ$¤¤Ý ƒ!ÝÝ  Ýà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Courier New d))))'ÿÿdxd% Line 7 d++++7Border 1dd("ÿÿ$££Ò  ÒÒ  Ò€-,Cþÿ << Gÿÿ< Œ 9p`(Arial Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÔ€/ÔÔ€/ÔÓ  Óò òÔ YYY ÔFILEDÔ€/XÔÌÌNovember€20,€1996ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó ó<77Dk!:QuickFormat1Ô€òÔÔ€òÿÿòÔÔ  ÔÔ€òÔÔ€òÿÿòÔÔ  Ô iÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÝ  ÝÝ‚1ÿÝÔ€(ÔÔ€(ôÔÝ  Ý€€Initially,€Dorris€Brent€participated€in€the€litigation.€€Later,€theÏparties€entered€into€an€agreed€order€substituting€Betty€Brent€d/b/a€BrentÏBonding€Company€("Brent")€as€the€movant.€€Finally,€the€court€allowed€Brent€toÏintervene€as€a€party.€€For€simplicity's€sake,€we€will€refer€to€the€actions€ofÏboth€of€these€persons€as€the€actions€of€Brent.ÌÝ‚1ÿÝÝ  Ý ñÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€Brent€seems€to€agree€to€the€fact€that€the€bank€only€disbursedÏ$4,000.00.Ì ðÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€òòò òState€v.€Delinquent€Taxpayersóóó ó,€Chancery€Court€No.€91„717„I.Ì PÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€Daniels€did€not€file€this€petition€as€a€separate€action.€€Instead,Ïthe€petition€became€part€of€òòò òState€v.€Delinquent€Taxpayersóóó ó,€Chancery€CourtÏNo.€91„717„I.€Ì ÉÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€Mr.€€Young€was€an€attorney€who€testified€for€Daniels.€€In€essence,ÏMr.€Young€testified€that€prior€to€1976€he€worked€as€a€loan€officer€at€FirstÏAmerican€National€Bank€and€that€the€method€used€by€Burns€and€Daniels€to€obtainÏa€loan€would€not€have€been€improper€when€Young€was€a€loan€officer.Ì ôÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€In€his€petition€to€quiet€title,€Daniels€alleged€that€he€ð ðreceived€noÏfunds€or€other€consideration€from€Burns€from€the€transfer.ðð€€Nevertheless,€heÏthen€alleged€that€his€ð ðonly€benefit€was€the€payment€of€approximately€$4,000.00Ïpaid€by€First€American€National€Bank€to€satisfy€the€prior€lien€against€theÏsubject€property.ððÌ ‘Ý ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€This€section€provides€as€follows:Ìà8 àà àðð€28„2„101.€Adverse€possession€„€State€conveyances.€„€(a)ÏAny€person€having€had,€by€himself€or€those€through€whom€he€claims,Ïseven€(7)€years'€adverse€possession€of€any€lands,€tenements,€orÏhereditaments,€granted€by€this€state€or€the€state€of€NorthÏCarolina,€holding€by€conveyance,€devise,€grant,€or€other€assuranceÏof€title,€purporting€to€convey€an€estate€in€fee,€without€any€claimÏby€action€at€law€or€in€equity€commenced€within€that€time€andÏeffectually€prosecuted€against€him,€is€vested€with€a€good€andÏindefeasible€title€in€fee€to€the€land€described€in€his€assuranceÏof€title.Ìà8 àà à(b)€No€title€shall€be€vested€by€virtue€of€such€adverseÏpossession,€unless€such€conveyance,€devise,€grant,€or€otherÏassurance€of€title€shall€have€been€recorded€in€the€register'sÏoffice€for€the€county€or€counties€in€which€the€land€lies€duringÏthe€full€term€of€said€seven€(7)€years'€adverse€possession.ÌòòTenn.€Code€Ann.óó€ðð€28„2„101€(1980).Ì kÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€òòTenn.€Code€Ann.€óóðð€67„5„2702(a)€(1994).€€In€addition,€this€sectionÏrequires€that€the€person€attempting€to€redeem€the€property€file€ð ðany€statementÏrequired€by€ðð€67„5„2703(b)€within€one€(1)€year€after€entry€of€an€order€ofÏconfirmation€of€the€tax€sale€by€the€court.ðð€€òòò òId.ó óóó€€The€problem€with€thisÏrequirement€lies€in€the€fact€that€the€General€Assembly€deleted€ðð€67„5„2703(b)Ïin€1992.€€1992€Tenn.€Pub.€Acts€ch.€850€ðð€1.€€Ì vÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(ôÔÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€In€contrast,€Tennessee€Code€Annotated€section€67„1„1420Ï(b)(1)specifically€provides€that€a€person€may€redeem€property€on€behalf€of€anÏowner€of€real€property€sold€as€provided€in€ðððð€67„1„1414€to€„1418.ÌPtPtHHøHÿöÿòV,(ühhØ hd'0ÿÎÿºF ® Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  BA Op Geneva ÒÒ  BA Op Geneva Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€(ÔÔ€(ôÔÝ  ÝÑ\R AØ'\ÑÑ7€WßXòd°dÈ7ÑÑ  ÑÔ€(XÔSTATE€OF€TENNESSEE,€ET€AL.,à àà à)à àÌà àPLAINTIFF,à àà àà àà à)à àAPPEAL€NO.ÌV.à àà àà àà àà àà àà à)à à01A01„9604„CH„00178ÌWAYNE€BURNS€AND€JOHNNIE€S.€DANIELS,)Ìà àDEFENDANTS,à àà àà àà à)à àÌANDà àà àà àà àà àà àà à)à àCHANCERY€COURT€NO.ÌJOHNNIE€S.€DANIELS,à àà àà àà à)à à91„717„IÌÙ€€ÙßL€.0,;+'h|}` ç `€€Lßà àDEFENDANT/PETITIONER/APPELLEE,)à àÌV.à àà àà àà àà àà àà à)ÌWAYNE€BURNS,à àà àà àà àà à)Ìà àRESPONDENT,à àà àà àà à)à àà àà àà àà àÌAND€BETTY€BRENT€d/b/aà àà àà à)ÌBRENT€BONDING€COMPANY,à àà àà à)Ìà àRESPONDENT/APPELLANT.à àà à)ÌÌ›ÌÌÌÓ  ÓÔ€( ÔCOURT€OF€APPEALS€OF€TENNESSEEÌÌMIDDLE€SECTION€AT€NASHVILLEÌÌAPPEAL€FROM€THE€DAVIDSON€COUNTY€CHANCERY€COURTÌÌAT€NASHVILLE,€TENNESSEEÌÌTHE€HONORABLE€IRVIN€H.€KILCREASE,€CHANCELLORÌÓ  ÓÔ€(XÔÌÌÌÌÌJOE€P.€BINKLEYÌFirst€American€CenterÌSuite€2395Ì315€Deadrick€StreetÌNashville,€Tennessee€37201ÌÌMARK€A.€ELLMOREÌSuite€C,€388€Harding€PlaceÌNashville,€Tennessee€37211Ìà àATTORNEYS€FOR€RESPONDENT/APPELLANTÌà àBETTY€BRENT€d/b/a€BRENT€BONDING€COMPANYÌÌÌÌJOSEPH€F.€ROSENBERGÌDale,€Rosenberg€&€McLeanÌ221€Fourth€Avenue€North,€5th€FloorÌP.O.€Box€198258ÌNashville,€Tennessee€37219„8258Ìà àATTORNEY€FOR€DEFENDANT/PETITIONER/APPELLEEÌà àJOHNNIE€S.€DANIELSÌÌÌÌÌÓ  ÓÔ€(¼ÔREVERSED€AND€REMANDEDÌÓ  ÓÌÌÌÌà àà àà àà àà àà àà àSAMUEL€L.€LEWIS,€JUDGEÔ€(XÔÌÌÓ  ÓÔ€( ÔòòòòOpinionóóóóÌÓ  ÓÔ€(XÔÌÌÓÓà àThis€is€an€appeal€by€appellant,€Betty€Brent€d/b/a€BrentÏBonding€Company,œ× ƒ2 ××  ×›€from€a€decision€of€the€chancery€court€which€foundÏthat€appellee,€Johnnie€S.€Daniels,€had€properly€redeemed€theÏproperty€purchased€by€Brent€at€a€delinquent€tax€sale€and€whichÏvoided€a€quitclaim€deed€from€Daniels€to€Wayne€Burns.€€The€factsÏout€of€which€this€matter€arose€are€as€follows.ÌÌà àIn€1986,€Daniels€and€Burns€entered€into€an€oral€agreement.€ÏAccording€to€their€agreement,€Daniels€agreed€to€convey€hisÏproperty€located€at€2900€12th€Avenue€South,€Nashville,€TennesseeÏto€Wayne€Burns.€€In€exchange,€Burns€agreed€to€obtain€a€loan€fromÏFirst€American€National€Bank€for€Daniels€who€had€bad€credit.€€TheÏparties€then€agreed€that€Burns€would€retain€$5,000.00€of€the€loanÍproceeds€and€reconvey€the€property€to€Daniels.ÌÌà àDaniels€conveyed€the€property€to€Burns€on€2€September€1986,Ïand€Burns€applied€for€the€loan.€€The€bank€paid€$4,000.00€toÏsatisfy€a€prior€lien,€but€refused€to€disburse€any€other€funds.€ÏOddly€though,€the€bank€recorded€a€deed€of€trust€listing€theÏprincipal€amount€as€$35,631.11.× ƒ3 ××  ×€€Thereafter,€Burns€and€his€wifeÏdisappeared,€and€no€one€has€been€able€to€locate€them€since.€€BurnsÏnever€paid€any€of€the€property€taxes.€€Daniels€paid€the€taxes€inÏ1986,€1987,€and€1988,€but€was€unable€to€pay€the€taxes€thereafter.ÌÌà àThe€State€of€Tennessee€filed€an€action€on€behalf€of€theÏMetropolitan€Government€of€Nashville€and€Davidson€County€seekingÏto€recover€unpaid€county€property€taxes€on€the€12th€AvenueÏproperty€from€Burns.× ƒ4 ××  ×€€The€State€obtained€a€default€judgmentÏagainst€Burns.€€Thereafter,€the€court€entered€an€order€requiringÏthe€clerk€and€master€to€sell€the€property€to€the€highest€bidder€atÏa€public€auction€on€6€January€1993.€€On€that€day,€Brent€purchasedÏthe€property€for€$10,000.00.€€On€1€March€1993,€the€chancery€courtÏentered€a€final€decree€confirming€the€sale.€€ÌÌà àNearly€eleven€months€later,€Daniels,€through€Title€Escrow,ÍInc.,€paid€$6,022.27€into€the€chancery€court€on€behalf€of€BurnsÏfor€the€redemption€of€the€property.€€On€16€March€1994,€Brent€filedÏa€motion€to€set€aside€the€redemption€claiming€that€Wayne€Burns€didÏnot€exist.€€In€response,€Daniels€filed€an€affidavit€of€a€woman€whoÏclaimed€she€had€leased€a€house€to€Burns€and€copies€of€the€Deed€ofÏTrust€signed€by€Burns.€€On€26€April,€the€court€entered€an€agreedÏorder€allowing€Daniels€to€intervene.€€Thereafter,€the€court€heldÏthat€Daniels€had€a€right€to€redeem€the€property€and€denied€Brent'sÏmotion€to€set€aside€the€redemption.€€Brent€then€filed€a€motion€toÏreconsider.ÌÌà àOn€2€May€1994,€Daniels€filed€a€petition€to€quiet€titleÏagainst€Burns.× ƒ5 ××  ×€€Daniels€requested€the€court€declare€the€quitclaimÏdeed€conveying€the€property€to€Burns€void€as€having€been€obtainedÏby€fraud€and/or€for€failure€of€consideration.€€On€15€July€1994,ÏDaniels€filed€a€motion€for€a€default€judgment€against€Burns.€ÏThereafter,€Brent€filed€a€motion€to€intervene€and€attached€anÏanswer€to€Daniels's€petition.€€Daniels€filed€a€response€to€Brent'sÏmotion€to€intervene€and€a€motion€to€dismiss€Brent's€answer€or€toÏstrike€her€affirmative€defenses.ÌÌà àOn€18€August€1994,€the€court€addressed€the€outstandingÏmotions€and€took€the€following€actions:€1)€it€granted€Brent'sÍmotion€to€reconsider€and€vacated€the€10€May€1994€order;€2)€itÏgranted€Daniels'€motion€for€a€default€judgment€against€BurnsÏpending€an€evidentiary€hearing;€3)€it€granted€Brent's€motion€toÏintervene;€and€4)€it€denied€Daniels'€motion€to€dismiss€Brent'sÏanswer,€but€reserved€ruling€on€the€alternative€motion€to€strikeÏaffirmative€defenses.€€The€court€later€agreed€to€allow€Brent€toÏassert€the€affirmative€defenses€of€laches,€statute€of€limitationsÏas€to€breach€of€contract,€and€unclean€hands.€€On€28€March€1995,ÏDaniels€filed€a€motion€to€amend€the€pleading€to€conform€to€theÏevidence.€€He€claimed€that€the€evidence€would€establish€that€heÏheld€title€to€the€property€by€adverse€possession.€€ÌÌà àOn€22€June€1995,€the€chancery€court€entered€a€memorandumÏopinion.€€The€court€concluded€as€follows:ÌÓÓà8 àà àBrent€asserted€the€affirmative€defenses€of€statuteÏof€limitations€for€breach€of€contract,€fraud,€uncleanÏhands€and€laches€to€Daniels'€Petition€to€Quiet€Title.Ìà8 àà àBrent's€rights,€as€purchaser€of€the€property€at€theÏChancery€Court€sale,€were€subject€to€the€statutory€rightÏof€redemption€of€any€party€who€had€a€legal€or€equitableÏinterest€in€the€property.€€Daniels€had€a€sufficientÏinterest€in€the€property€to€redeem€the€property.€€òòSeeóóÏTenn.€Code€Ann.€ðð€67„1„1420(b).Ìà8 àà àBrent€failed€to€prove€by€a€preponderance€of€theÏevidence€that€its€affirmative€defenses€were€a€bar€toÏDaniels'€right€to€redeem€the€property€and€to€quiet€titleÏto€the€property€as€to€Burns.Ìà8 àà àDaniels€had€continuously,€openly€and€adverselyÏpossessed€the€subject€property€from€September€2,€1986,Ïthe€date€of€the€Quitclaim€Deed€to€Wayne€Burns,€to€theÏpresent€date,€a€period€of€more€than€seven€(7)€years.€ÏòòSeeóó€Tenn.€Code€Ann.€ðð€28„2„101.Ìà8 àà àThe€Court€further€finds€that€Daniels'€Petition€toÏQuiet€Title€is€sustained€by€a€preponderance€of€theÏevidence.€€A€default€judgment€was€previously€enteredÏagainst€Burns€for€his€failure€to€file€a€response€to€theÏPetition€to€Quiet€Title.€€Therefore,€the€Quitclaim€DeedÍ.€.€.€is€void.ÌÌÓÓOn€7€August€1995,€Brent€filed€a€notice€of€appeal€as€to€thisÏjudgment.€€Brent€also€filed€a€notice€of€filing€statement€ofÏevidence€in€lieu€of€transcript€which€Daniels€opposed.€€On€29€MarchÏ1995,€the€parties€filed€an€agreed€statement€of€evidence.ÌÌà àBrent€presented€six€issues€for€this€court€to€review.€€ReadÏtogether,€the€six€issues€question€the€validity€of€the€chanceryÏcourt's€entire€order.€€Rather€than€address€Brent's€issuesÏindividually,€we€will€address€the€issues€as€we€deem€appropriate.ÌÌà àWe€review€the€findings€of€fact€in€this€case€pursuant€to€RuleÏ13(d)€of€the€Tennessee€Rules€of€Appellate€Procedure.€€Thus,€theÏfindings€are€accompanied€with€a€presumption€of€correctness€andÏthis€court€will€not€reverse€those€findings€unless€theÏpreponderance€of€the€evidence€is€otherwise.€€Tenn.€R.€App.€13(d).€ÏIn€addition,€we€review€conclusions€of€law€de€novo€with€noÏpresumption€of€correctness.€€òòò ò€Union€Carbide€Corp.€v.ÏHuddlestonóóó ó,€854€S.W.2d€87,€91€(Tenn.€1993);€òòò òPresley€v.ÏBennettóóó ó,€860€S.W.2d€857,€859„60€(Tenn.€1993).ÌÌò òI.à àDid€Daniels€Have€an€Interest€in€the€Property?ó óÌÌà àAlthough€the€court€held€that€Daniels€was€a€person€entitled€toÏredeem€the€property€and€cited€a€statute,€it€did€not€clearly€stateÏthe€basis€of€its€conclusion.€€In€addition,€the€court€held€thatÍDaniels€had€proven€the€allegations€in€his€complaint€by€aÏpreponderance€of€the€evidence.€€Daniels€relied€on€the€sameÏtheories,€fraud,€failure€of€consideration€and€adverse€possession,Ïto€establish€that€he€was€a€person€entitled€to€redeem€the€propertyÏand€that€the€quitclaim€deed€to€Burns€was€void.€€Thus,€the€issueÏfor€this€court€in€regard€to€both€the€redemption€and€quiet€titleÏactions€is€whether€Daniels€had€a€legal€or€equitable€interest€inÏthe€property€as€a€result€of€fraud,€failure€of€consideration,€orÏadverse€possession.€€It€is€the€opinion€of€this€court€that€DanielsÏfailed€to€prove€by€a€preponderance€of€the€evidence€that€he€heldÏeither€a€legal€or€equitable€interest€in€the€land.ÌÌà àò òA.à àFraudó óÌÌà àDespite€the€fact€that€the€chancellor€found€that€DanielsÏsupported€his€claims€by€a€preponderance€of€the€evidence,€there€isÏlittle€evidence€in€the€record.€€There€is€no€transcript€of€theÏhearings€before€the€court€or€of€depositions.€€The€minimal€evidenceÏincluded€the€quitclaim€deed€from€Daniels€to€Burns,€the€Deed€ofÏTrust€executed€œto›€First€American€National€Bank,€œand€the€parties'Ïagreed€statement€of€evidence.€€The€statement€contained›€theÏprocedural€history€of€the€case,€the€rulings€made€in€the€court'sÏorders,€and€statements€of€the€testimony€given€by€Daniels€andÍRobert€B.€Young.× ƒ6 ××  לÌÌà àDaniels€argued€that€Burns€fraudulently€induced€him€to€conveyÏthe€property€to€Burns€by€representing€to€Daniels€that€he€wouldÏreconvey€the€property€back€to€Daniels€after€obtaining€the€loan€andÏdeducting€$5,000.00.€€This€court€has€set€forth€the€elements€ofÏfraud€as€follows:ÌÓÓà8 àà àActions€for€fraud€contain€four€elements:€€(1)€anÏintentional€misrepresentation€of€a€material€fact,€(2)Ïknowledge€of€the€representation's€falsity,€and€(3)€anÏinjury€caused€by€reasonable€reliance€on€theÏrepresentation.€€The€fourth€element€requires€that€theÏmisrepresentation€involve€a€past€or€existing€fact€or,€inÏthe€case€of€promissory€fraud,€that€it€involve€a€promiseÏof€future€action€with€no€present€intent€to€perform.ÌÌÓÓòòò òDobbs€v.€Guentheróóó ó,€846€S.W.2d€270,€274€(Tenn.€App.€1992).€€FraudÏis€never€presumed.€€òòò òPiccadilly€Square€v.€IntercontinentalÏConstr.€Co.óóó ó,€782€S.W.2d€178,184€(Tenn.€App.€1989).€€The€partyÏasserting€fraud€must€prove€the€fraud€by€a€preponderance€of€theÏevidence.›€òòò òId.óóó ó€€ÌÌà àContrary€to€the€decision€of€the€chancery€court,€it€is€theÏopinion€of€this€court€that€the€evidence€in€the€record€fails€toÏestablish€fraud.€€There€is€no€evidence€that€Burns€intentionallyÏmisrepresented€a€material€fact,€that€Burns€knew€he€was€going€toÏleave€and€that€the€loan€would€not€be€approved,€or€that€Burns€didÍnot€intend€to€reconvey€the€land€to€Daniels.€€Instead,€the€evidenceÏtends€to€show€that€Daniels€and€Burns€entered€into€an€oralÏagreement€which€Burns€breached€for€some€reason.€€There€is€noÏevidence€of€why€Burns€left€town.€€Moreover,€there€is€no€evidenceÏthat€Burns€gained€anything€other€than€title€to€the€property.€€ThisÏin€itself€does€not€appear€to€have€been€much€of€a€gain€to€Burns€whoÏfailed€to€ever€pay€any€taxes€on€the€property.€€Basically,€thereÏwas€no€evidence€to€preponderate€in€favor€of€any€conclusion.€€Thus,Ïit€is€the€opinion€of€this€court€that€Daniels€failed€to€satisfy€hisÏburden€of€proof€as€to€the€issue€of€fraud.ÌÌò òà àB.à àFailure€of€Considerationó óÌÌà àThe€recital€of€the€quitclaim€deed€states€that€theÏconsideration€paid€for€the€conveyance€was€one€dollar.€€Daniels,Ïhowever,€contends€that€there€was€additional€consideration€whichÏfailed.€€It€is€the€law€in€Tennessee€that€a€œ"grantor›€is€estopped€byÏthe€recital€in€his€deed€from€denying€the€consideration€expressed,Ïyet€he€is€not€estopped€from€showing€there€was€anotherÏconsideration€other€than€the€one€expressed€in€the€deed€.€.€.€œ."›€Ïòòò òWhitaker€v.€McMinn€Countyó óóó,€491€S.W.2d€844,€846€(Tenn.€1973).€€AÏparty€may€establish€the€existence€of€such€other€consideration€byÏparol€evidence.ò òòò€€Id.óóó óÌÌà àœ"Failure›€of€consideration€is€in€fact€simply€a€want€ofÏœconsideration."›€€òòò òLloyd€v.€Turneróóó ó,€602€S.W.2d€503,€509€(Tenn.ÍApp.€1980)€(quoting€òòò òFarrell€v.€Third€Nat'l€Bankó óóó,€20€Tenn.€App.Ï540,€548,€101€S.W.2d€158,€163€(1937)).€€It€is€possible€to€have€aÏpartial€failure€of€consideration;€however,€such€a€claim€will€notÏbe€grounds€for€rescinding€the€contract€unless€the€partial€failureÏaffects€the€œ"whole›€contract€and€defeat[s]€the€object€of€theÏcontract€.€.€.€œ."›€€òòò òId.ó óóóÌÌà àIt€is€the€opinion€of€this€court€that€Daniels€failed€to€allegeÏfacts€sufficient€to€state€a€claim€for€failure€of€consideration.€ÏTo€explain,€there€were€two€separate€transactions€in€this€case.€ÏFirst,€Daniels€agreed€to€convey€the€property€to€Burns€and€BurnsÏagreed€to€obtain€a€loan€for€the€benefit€of€Daniels.€€Second,€BurnsÏagreed€to€reconvey€the€property€to€Daniels€in€exchange€forÏ$5,000.00.€€Thus,€the€consideration€for€the€initial€conveyance€wasÏobtaining€a€loan.€€It€is€Daniels€contention€that€there€was€aÏfailure€of€consideration€because€Burns€failed€to€obtain€the€loan.€ÏTo€the€contrary,€however,€there€is€evidence€that€the€bankÏdisbursed€$4,000.00€to€the€benefit€of€Daniels.× ƒ7 ××  ×€€Because€there€wasÏsome€consideration€received€by€Burns,€there€could€not€have€been€aÏcomplete€failure€of€consideration.ÌÌà àThus,€we€must€determine€whether€Daniels€alleged€and€proved€aÍclaim€for€partial€failure€of€consideration.€€As€previously€stated,Ïa€court€may€only€rescind€a€deed€when€the€partial€failure€ofÏconsideration€affects€the€contract€in€its€entirety.€€In€this€case,Ïneither€this€court€nor€the€trial€court€could€properly€make€thisÏdetermination€because€there€was€no€evidence€or€any€allegations€asÏto€an€essential€element€of€the€contract.€€Specifically,€DanielsÏfailed€to€œallege›€or€prove€the€amount€of€the€loan€Burns€was€toÏobtain.€€It€could€have€been€$4,000.00€or€$40,000.00.€€Because€weÏdo€not€know€the€amount€of€the€loan€the€parties€intended€Burns€toÏobtain,€we€can€not€determine€whether€there€was€a€partial€failureÏof€consideration.€€Thus,€it€is€the€opinion€of€this€court€thatÏBurns€failed€to€state€a€claim€for€failure€of€consideration€andÏfailed€to€satisfy€his€burden€of€proof€as€to€partial€failure€ofÏconsideration.ÌÌò òà àC.à àAdverse€Possessionó óÌÌà àIt€is€Daniels'€final€contention€that€he€holds€title€to€theÏland€because€he€has€adversely€possessed€the€land€pursuant€toÏTennessee€Code€Annotated€section€28„2„101.× ƒ8 ××  ×€€œ"Adverse›€possession€isÍnever€to€be€presumed,€but€all€of€its€elements€must€be€œproved."›€Ïòòò òPanter€v.€Milleróóó ó,€698€S.W.2d€634,€636€(Tenn.€App.€1985).€€InÏfact,€œ"every›€presumption€[is]€in€favor€of€the€holder€of€legalÏœtitle."›€€òòò òBlankenship€v.€Blakenshipóóó ó,€658€S.W.2d€125,€127€(Tenn.ÏApp.€1983).€€œ"The›€adverse€possessor€has€the€burden€of€establishingÏby€clear€and€positive€proof€such€adverse€possession€as€will€barÏthe€real€œtitle."›€€òòò òWhitworth€v.€Hutchisonóóó ó,€731€S.W.2d€915,€917Ï(Tenn.€App.€1986).ÌÌà àIn€order€to€prevail€under€Tennessee€Code€Annotated€sectionÏ28„2„101,€the€claimant€must€establish€two€elements:€€adverseÏpossession€and€assurance€of€title.€€òòTenn.€Code€Ann.óó€ðð€28„2„101(a)Ï(1980).€€In€order€to€adversely€possess€the€land,€the€possessionÏmust€be€exclusive,€actual,€adverse,€continuous,€open,€andÏnotorious.€€òòò òWhitworthóóó ó,€731€S.W.2d€at€917.€€In€addition,€theÏclaimant€must€possess€the€land€for€the€prescriptive€period.€€òòò òId.ó óóó€ÏIn€this€case,€the€prescriptive€period€is€seven€years.€€òòTenn.€CodeÏAnn.óó€ðð€28„2„101(a)€(1980).€€As€to€the€assurance€of€title,€theÏclaimant€must€prove€that€the€assurance€of€title€was€recorded€inÏthe€register's€office€during€the€seven€year€prescriptive€period.€Ïòòò òId.óóó ó€ðð28„2„101(b).ÌÌà àIt€is€clear€that€Daniels€has€possessed€the€land€for€sevenÏyears.€€He€conveyed€the€property€to€Burns€on€2€September€1986.€€HeÏoperated€his€business€on€the€property€before€the€conveyance,€afterÏthe€conveyance,€and€at€the€time€of€filing€his€petition.€ÏNevertheless,€it€is€not€necessary€for€this€court€to€determineÏwhether€Daniels'€possession€was€adverse,€because€he€failed€toÏallege€or€prove€that€he€held€the€land€under€an€assurance€of€titleÏproperly€recorded€for€the€prescriptive€period.ÌÌIò òI.à àWas€Daniels€Entitled€to€Redeem€the€Property?ó óÌÌà àò òA.à àWhich€Statute€to€Apply?ó óÌÌà àInitially,€we€must€determine€which€statute€is€applicableÏunder€the€facts€of€this€case.€€The€chancery€court€relied€onÏTennessee€Code€Annotated€section€67„1„1420(b)€to€determine€whetherÏDaniels€properly€redeemed€the€property.€€It€is€the€opinion€of€thisÏcourt,€however,€that€this€is€the€incorrect€statute.Ì€€Ìà àTo€explain,€part€14€of€title€67,€chapter€1€applies€œ"to›€everyÏpublic€tax€.€.€.€levied€under€the€provisions€of€any€existing€orÏhereafter€enacted€law€which€is€codified€in€this€or€any€other€titleÏand€is€collectible€by€the€commissioner€of€œrevenue."òò›€€Tenn.€Code€Ann.óóÏðð€67„1„1402(a)€(1994).€€The€commissioner€and€the€department€haveÏnumerous€powers€and€duties,€but€the€collection€of€county€propertyÍtaxes€is€not€one€of€them.€€òòò òSee€id.ó óóó€ðð€67„1„102.€€It€is€the€duty€ofÏthe€county€trustee€to€collect€all€county€property€taxes.€€òòò òId.ó óóó€ððÏ67„5„1801(a).€€Moreover,€each€month€and€once€a€year,€the€countyÏtrustee€pays€over€the€amount€of€county€property€taxes€collected€toÏthe€county€executive,€not€the€commissioner€of€revenue.€€òòò òId.óóó ó€ðð€67„5„1902.€€Because€the€commissioner€of€revenue€does€not€collectÏcounty€property€taxes€and€because€the€reason€for€the€tax€sale€wasÏdelinquent€county€property€taxes,€part€14€of€title€67,€chapter€1Ïdoes€not€apply€to€this€case.ÌÌà àIt€is€the€opinion€of€this€court€that€the€appropriate€statutesÏare€Tennessee€Code€Annotated€sections€67„5„2701€through€67„5„2706.€ÏChapter€5€of€title€67€deals€solely€with€property€taxes€and€part€27Ïcovers€only€redemptions.€€In€addition,€the€Public€Acts€of€1991Ïprovided€that€this€section€would€apply€to€all€sales€of€realÏproperty€for€delinquent€taxes€held€on€or€after€4€June€1991.€€1991ÏTenn.€Pub.€Acts€ch.€470€ðð€5.ÌÌò òà àB.à àThe€Provisions€of€Title€67,€Chapter€5,€Part€27ó óÌÌà àIn€order€to€redeem€property€under€part€27,€three€requirementsÏmust€be€satisfied.€€First,€the€person€attempting€to€redeem€theÏproperty€must€be€a€œ"person[]›€entitled€to€redeem€œproperty."›€€òòTenn.ÏCode€Ann.óó€ðð€67„5„2701€(1994).€€This€requirement€is€less€inclusiveÏthan€the€one€found€in€the€statute€relied€on€by€the€chancery€court.€Ïòòò òSee€id.ó óóó€ðð€67„1„1420(b).€€Second,€the€person€attempting€to€redeemÍthe€property€must€pay€œ"moneys›€to€the€clerk€as€required€by€ðð€67„5„2703€.€.€.€within€one€(1)€year€after€entry€of€an€order€ofÏconfirmation€of€the€tax€sale€by€the€œcourt."›× ƒ9 ××  ×€€The€third€requirementÏis€that€the€person€attempting€to€redeem€the€property€must€pay€theÏappropriate€sum€to€the€clerk.€€The€appropriate€amount€equals€theÏsum€of€the€following€values:€1)€œ"the›€amount€paid€for€theÏdelinquent€taxes,€interest€and€œpenalties";›€2)€œ"court›€costs€and€anyÏcourt€ordered€œcharges";›€and€3)€œ"interest›€at€the€rate€of€tenÏpercent€(10%)€per€annum€computed€from€the€date€of€the€sale€on€theÏentire€purchase€price€paid€at€the€tax€œsale."›€òòò òId.€óóó óðð€67„5„2703.ÌÌà àThere€is€no€dispute€that€Daniels€paid€the€$6,022.27€to€theÏclerk€and€master€within€one€year€of€the€entry€of€the€orderÏconfirming€the€sale€to€Brent.€€There€is,€however,€a€dispute€as€toÏwhether€Daniels€was€a€proper€party€to€redeem€the€property.€ÏMoreover,€there€is€an€issue€raised€by€Brent€as€to€whether€DanielsÏpaid€the€appropriate€amount€of€money€to€the€clerk€in€order€toÏredeem€the€property.ÌÌà àò òC.à àWas€Burns€entitled€to€redeem€the€propertyó ó?ÌÌà àà àò òI.à àIn€his€own€name?ó óÌÌà àGiven€the€results€of€the€above€discussion,€it€is€clear€thatÏDaniels€was€not€entitled€to€redeem€the€property.€€œ"'[P]ersons›Ïentitled€to€redeem€property'€includes€any€person€who€owns€a€legalÏor€equitable€interest€in€the€property€sold€at€the€tax€sale€andÏcreditors€of€the€taxpayer€having€a€lien€on€the€œproperty."›€€òòTenn.ÏCode€Ann.óó€ðð€67„5„2701€(1994).€€It€is€the€opinion€of€this€court€thatÏDaniels€failed€to€establish€that€he€held€either€a€legal€orÏequitable€interest€in€the€property.€€Moreover,€Daniels€did€notÏallege€that€he€was€a€creditor€of€Burns€who€had€a€lien€on€theÏproperty.ÌÌà àà àò òii.à àActing€on€Behalf€of€Burns?Ìó óÌà àThroughout€the€proceedings€Daniels€asserted€that€even€if€heÏcould€not€redeem€the€property€in€his€name€he€could€redeem€it€onÏbehalf€of€Burns.€€In€fact,€the€record€is€clear€that€Daniels€didÏnot€attempt€to€redeem€the€property€on€his€own€behalf.€€Instead,€heÏattempted€to€redeem€it€on€behalf€of€Wayne€Burns.€€The€receipt€fromÏthe€clerk€evidencing€the€payment€of€the€monies€states€that€theÏclerk€received€the€money€from€œ"Title›€Escrow€Inc.€for€Wayne€œBurns."›€ÏAlso,€Daniels€was€not€a€party€to€the€action€until€26€April€1994,Ïnearly€four€months€after€he€paid€the€money€to€the€clerk.€€Prior€toÏthat€time,€Daniels€did€not€assert€any€individual€interest€in€theÏland,€that€is,€he€asserted€only€the€interest€of€Burns.€€Finally,Ïthe€agreed€statement€of€facts€filed€by€the€parties€states:Íœ"Pursuant›€to€the€statutory€provisions€of€T.C.A.€Section€67„1„1420Ïand€[the]€equitable€right€of€redemption€afforded€Wayne€Burns,ÏTitle€Escrow,€Inc.€.€.€.€caused€to€paid€into€the€Court€$6,022.27Ïfor€the€redemption€of€the€property€on€behalf€of€Wayne€œBurns."›€ÏThus,€it€is€clear€that€Daniels€attempted€to€redeem€the€propertyÏthrough€Title€Escrow,€Inc.€on€behalf€of€Wayne€Burns.ÌÌà àThe€record€is€void€of€any€evidence€of€the€basis€upon€whichÏDaniels€acted€on€behalf€of€Burns.€€Clearly,€there€was€no€agencyÏrelationship€or€other€type€of€fiduciary€arrangement€such€as€aÏpower€of€attorney.€€In€addition,€there€is€nothing€in€TennesseeÏCode€Annotated€section€67„5„2701€which€allows€a€person€to€redeemÏproperty€on€behalf€of€the€taxpayer.× ƒ: ××  ×€€It€is€the€opinion€of€thisÏcourt,€that€Daniels€could€not€act€on€behalf€of€Burns€withoutÏauthority€from€Burns€to€do€so.€€There€is€no€evidence€of€suchÏauthority.€€Thus,€Daniels€may€not€act€on€behalf€of€Burns.€€Had€theÏGeneral€Assembly€intended€the€statute€to€allow€persons€to€redeemÏproperty€on€behalf€of€debtors€it€could€have€specifically€stated€soÏas€it€did€in€Tennessee€Code€Annotated€section€67„1„1420(b)(1).ÌÌò òà àD.à àWhether€Daniels€Paid€the€Appropriate€Sum?ó óÌÌà àIt€is€Brent's€contention€that€the€redemption€statutes€requireÍa€person€attempting€to€redeem€property€to€pay€the€clerk€the€priceÏpaid€at€the€tax€sale€plus€any€other€lawful€charges.€€Although,€theÏcourt€finds€this€to€be€an€intriguing€issue,€it€is€not€properlyÏbefore€the€court.€€A€review€of€the€record€reveals€that€Brent€neverÏraised€this€issue€in€the€chancery€court.€€Moreover,€although€BrentÏrequested€payment€from€Daniels€for€other€lawful€charges,€she€neverÏrequested€the€difference€between€the€amount€paid€by€Daniels€andÏthe€purchase€price.€€Because€Brent€raised€the€issue€for€the€firstÏtime€on€appeal,€Brent€waived€the€issue.€€We€do€note,€however,€thatÏhad€Daniels€been€entitled€to€redeem€the€property€Brent€would€notÏhave€lost€any€of€the€money€paid€to€purchase€the€property.€ÏAlthough€Daniels€did€not€pay€the€price€paid€by€Brent€at€the€taxÏsale,€Tennessee€Code€Annotated€section€67„5„2704€requires€theÏclerk€to€return€to€Brent€the€purchase€price€plus€interest€and€anyÏlawful€charges€which€the€court€finds€were€paid€by€Brent€in€orderÏto€preserve€the€value€of€the€property.€€òòTenn.€Code€Ann.óó€ðð€67„5„2704(a)€(1994).ÌÌò òIII.à àConclusionó óÌÌà àFor€the€foregoing€reasons,€it€is€the€opinion€of€this€courtÏthat€Daniels€was€not€entitled€to€redeem€the€property€and€that€theÏcourt€should€œhave€dismissed€Daniels'€petition€to€quiet€titleÏinstead€of€granting›€him€a€default€œjudgment.›€€Thus,€the€decision€ofÏthe€chancery€court€is€reversed€and€remanded€for€any€further€œÌnecessary€proceedings.€Costs€are€taxed€to€defendant/petitioner/ÌÓÓappellee,›€Johnnie€S.ÏœDaniels.à à›à àà àà àà àà àœà àà àà àà àà àà à__________________________________›Ìà àà àà àà àà àœ›œSAMUEL›€L.€LEWIS,€JUDGEÌœÌÌÌCONCUR:›ÌœÌ›Ìœ______________________________›ÌHENRY€F.€TODD,€P.J.,€M.S.̛̜̜______________________________›ÌBEN€H.€CANTRELL,€J.