ÿWPCÇ& …# VU>a %Ÿ 0 (¥4Íáw@ðnX0 "ˆ 0Dª 0Lî 0l: 0D¦ 0Jê 0T4 0^ˆ 0hæ 0rN 0|À 0†< 0 1uR 0dÇ 0N+ By D3–U6É 0@ÿB)?DCh AM«U*ø"G2·yc0¾“Qkfv~ÑvÓO AO"%Æq% 0D7& D/{& Bª&˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÀÌÀääÀÀÌ0 <èÀ( 9Z &Courier RegularX($¡¡DÒ xx°°3|x DDDD Ó€«<þ6X9`("Courier NewTTXXxþ6X@ÉDQX@<þ6X9`("Courier NewTT„„´þ6X@ÉDQ„@Gatlinburg(3¯$§§Ý ƒ!ÝÝ  Ý> ÿÿ$Small Circleððà0 à((3üÝ$¤¤Ý ƒ!ÝÝ  Ýà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ>‡¦$"Small Circleð"ðà0  à d))))'ÿÿdxd< Œ 9p`(Courier New("ÿÿ$££Ò  ÒÒ  Ò% Line 7 d....7Border 1dd€-/Cþÿ << Gÿÿ< Œ 9p`(Arial Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€,ÔÝ  ÝÔ€1ÔÔ€1ÔÓ  Óò òÔ YYY ÔFILEDÔ€1XÔÌÌDecember€4,€1996ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó ó =Ý ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  Ý€€Ô€,ôÔFor€the€purposes€of€this€opinion€plaintiff/appellant,€Allen€D.ÏCurtis,€will€be€referred€to€as€"Curtis."€€Intervening€plaintiff/appellant,ÏCarolyn€June€Curtis,€will€be€referred€to€as€"Mrs.€Curtis."€€When€discussingÏCurtis€and€Mrs.€Curtis€together,€they€will€be€referred€to€as€appellants.€ÏDefendants/appellees,€William€M.€Rice€and€Rice€&€Papuchis€ConstructionÏCompany,€Inc.,€will€be€referred€to€as€"Rice."Ì ­Ý ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€,ôÔ€€The€parties€never€executed€any€documents€conveying€any€property€toÏthe€partnership.€€Instead,€Rice€and€Curtis€agreed€that€all€real€propertyÏcontributions€would€remain€in€the€name€of€the€individual€partners€until€theÏpartners€sold€the€property€to€third€parties.Ì YÝ ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€,ôÔ€€Lot€23€of€The€Hollows€Section€two€is€comprised€of€the€YearwoodÏProperty€and€a€portion€of€the€ten€foot€strip.€€The€parties€do€not€dispute€theÏpartnership's€interest€in€this€lot.Ì ´Ý ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€,ôÔ€€At€the€time€of€the€filing€of€the€lawsuit,€the€unsold€partnershipÏproperty€included€lot€23€of€The€Hollows€Section€Two€and€the€remaining,Ïundeveloped€Yearwood€Property.€€In€addition,€lot€14€of€The€Hollows€over€whichÏthere€is€a€dispute€as€to€ownership€had€not€been€sold.Ì Ý ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€,ôÔ€€Mr.€Boyers€valued€lot€21€at€25,000.00,€lot€14€at€$26,900.00,€and€theÏten€foot€strip€at€$52,800.00.Ì aÝ ƒ!ÝÑ#€d#ÑÔ€,ÔÝ  ÝÝ ƒ$Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€,ôÔ€€Mr.€Boyers€actually€assigned€two€values€to€the€property.€€First,€heÏassigned€a€nominal€value€of€$5,000.00€to€the€property.€€Next,€he€consideredÏthe€development€costs€for€the€roads€and€water€lines€along€the€ten€foot€strip.€ÏBased€on€this,€he€concluded€that€the€development€costs€equaled€$47,816.00.€ÏAfter€adding€together€both€values€and€rounding€off€the€numbers,€Mr.€BoyersÏconcluded€that€the€ten€foot€strip€had€a€total€value€of€$52,800.00.ÌPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'hStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  inion Geneva ÒÒ  inion Geneva Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€,ÔÝ  ÝÑ\R AØ'\ÑÓ ` Ü‚Xœ ’X ÓÑ\R AØ'\ÑÑ7€îVXdÈdÈ7ÑÑ  Ñ›Þ ÞÌALLEN€D.€CURTIS,à à)à àà àà àà àà àÌà àà à)ÌÓ#` Ü‚Xœôx‘X#Óà àPlaintiff/Appellant,à à)à àAppeal€No.Ìà àà à)à à01„A„01„9605„CH„00211Ìandà àà à)Ìà àà à)ÌCAROLYN€JUNE€CURTIS,à à)à àDavidson€ChanceryÌà àà à)à àNo.€94C„324̜ـ€ÙÙ€€ÙßR€02/A1-j|„` ç `€€@ÿRß›à àIntervening€Plaintiff/à à)Ìà àAppellant,à à)Ìà àà à)à àà àÌv.à àà à)Ìà àà à)à àÌWILLIAM€M.€RICE,€andà à)ÌRICE€&€PAPUCHIS€CONSTRUCTIONà à)ÌCOMPANY,€INC.,à à)Ìà àà à)Ìà àDefendants/Appellees.à à)ÌÌÌÌÓ  ÓÔ€,¼ÔCOURT€OF€APPEALS€OF€TENNESSEEÌÌMIDDLE€SECTION€AT€NASHVILLEÌÌÌAPPEAL€FROM€THE€CHANCERY€COURT€FOR€DAVIDSON€COUNTYÌÌAT€NASHVILLE,€TENNESSEEÌÌÌTHE€HONORABLE€TOM€E.€GRAY,€CHANCELLORÌÓ ` Ü‚XœÈ“X ÓÌÌÓ  ÓÌÌÔ€,XÔJERRY€C.€SHELTONÌLyell,€Seaman€&€SheltonÌ611€Commerce€Street,€Suite€2704ÌNashville,€Tennessee€€37203Ìà àATTORNEY€FOR€PLAINTIFF/APPELLANTÌÌCLINTON€L.€KELLYÌKelly€and€KellyÌ629€East€Main€StreetÌHendersonville,€Tennessee€€37075Ìà àATTORNEY€FOR€INTERVENING€PLAINTIFF/APPELLANTÌÌÌÌJAMES€C.€BRADSHAW,€IIIÌWyatt,€Tarrant€&€CombsÌ313€East€Main€Street,€Suite€1ÌHendersonville,€Tennessee€€37075Ìà àATTORNEY€FOR€DEFENDANTS/APPELLEESÌÌÌÌÓ  ÓREVERSED€AND€REMANDEDÌÓ  ÓÔ€,¼ÔÌÌÌÌSAMUEL€L.€LEWIS,€JUDGEÌÓÓòòÓ  ÓÔ€,°ÔOÔ€,¼Ô€P€I€N€I€O€NÌÓ  ÓÓ#` Ü` ä œÈ“X#ÓóóÔ€,XÔà àThis€is€an€appeal€by€plaintiffs/appellants,€Allen€D.€CurtisÏand€his€wife,€Carolyn€June€Curtis,€from€a€decision€of€the€chanceryÏcourt€which€dissolved€the€partnership€formed€between€Curtis€andÏdefendant/appellee,€William€M.€Rice,€and€which€distributed€theÏpartnership's€assets.œ× ƒ3 ××  ×›€€The€facts€out€of€which€this€matter€aroseÏare€as€follows.ÌÌà àIn€1976,€Mr.€and€Mrs.€Curtis€acquired€a€tract€of€land€asÏtenants€by€the€entirety.€€They€later€subdivided€a€portion€of€theÏland€into€21€lots€("The€Hollows")€and€recorded€a€plat.€€AccordingÏto€the€plat,€a€10€foot€strip€of€land€ran€along€the€westernÏboundary€of€The€Hollows'€access€road€and€into€lot€21€of€TheÍHollows.€€To€the€west€of€the€10€foot€strip€and€lots€15„21€wasÏanother€parcel€of€land€known€as€the€Yearwood€Property.ÌÌà àThe€Hollows'€access€road€was€constructed€by€Rice€&€PapuchisÏConstruction€Company,€Inc.,€William€M.€Rice,€President.€€At€someÏpoint,€Rice€moved€some€top€soil€for€Curtis.€€As€compensation€forÏRice's€services,€Rice€claimed€that€Curtis€initially€conveyed€lotÏ21€of€The€Hollows€to€him€orally.€€Rice€then€claimed€that€CurtisÏlater€changed€the€compensation€and€orally€conveyed€a€one„halfÏinterest€in€lot€14€and€a€one„half€interest€in€lot€21€to€Rice.€ÏCurtis,€however,€claimed€that€he€merely€gave€Rice€a€securityÏinterest€in€lot€14.€€In€addition,€Curtis€claimed€that€the€contractÏfor€the€road€construction€included€moving€the€soil€and€that€heÏpaid€the€contract€price€in€full.ÌÌà àEventually,€Rice€and€Curtis€entered€into€an€oralÏpartnership€agreement€to€purchase€the€Yearwood€Property€and€toÏsubdivide€and€sell€it.€€Rice€agreed€to€obtain€the€financing,€andÏthe€parties€purchased€the€land.€€Curtis€orally€agreed€toÏcontribute€the€10€foot€strip€to€the€partnership.€In€addition,€RiceÏclaimed€that€he€and€Curtis€orally€agreed€to€contribute€theirÏinterests€in€lots€14€and€21€to€the€partnership.× ƒ4 ××  ×€€Rice€and€CurtisÏfiled€three€plats.€€The€final€plat€subdivided€a€portion€of€theÍYearwood€œProperty›€and€included€the€ten€foot€œstrip›€and€lot€21€ofÏThe€Hollows.€€This€subdivision€became€known€as€The€Hollows€SectionÏTwo.€€When€each€of€The€Hollows€Section€Two€lots€which€includedÏfrontage€formed€by€the€ten„foot€strip€and€the€former€lot€21€of€TheÏHollows€was€sold,€the€deeds€were€signed€by€Curtis,€Rice,€and€Mrs.ÏCurtis.€€Prior€to€the€filing€of€the€lawsuit,€all€of€The€HollowsÏSection€Two€lots€were€sold€except€for€lot€23.œ× ƒ5 ××  ×›€€Pursuant€to€theÏoral€partnership€agreement,€Rice€and€Curtis€used€the€proceeds€fromÏthe€sales€of€The€Hollows€Section€Two€lots€to€pay€off€the€loan.ÌÌà àCurtis€later€had€a€plat€œprepared›€for€the€remaining€portionÏof€the€Yearwood€Property.€€The€resulting€plat€used€lot€14€of€TheÏHollows€as€access€to€and€from€what€was€intended€to€become€TheÏHollows€Section€Three.€€The€Sumner€County€Planning€CommissionÏapproved€the€plat€and€Rice€signed€it.€€Curtis,€however,€neverÏsigned€the€plat,€and€neither€party€ever€recorded€it.× ƒ6 ××  ×ÌÌà àUltimately,€Curtis€filed€a€complaint€for€the€dissolution€ofÏthe€partnership.€€In€his€complaint,€Curtis€admitted€that€heÏcontributed€the€10€foot€strip€and€lot€21€to€the€partnership.€€RiceÍclaimed€that€lot€14€was€also€part€of€the€partnership's€assets.€ÏAfter€an€unsuccessful€settlement€conference,€the€court€ordered€anÏindependent€survey€of€several€pieces€of€land€including€the€10€footÏstrip€and€lot€14.€€Thereafter,€the€parties€stipulated€to€the€realÏproperty€values€as€determined€by€Special€Commissioner€William€C.ÏBoyers.× ƒ7 ××  ל̛Ìà àOn€15€December€1995,€the€court€entered€its€final€order.€ÏThe€court€made€the€following€relevant€findings:€€1)€Curtis€gaveÏRice€a€one„half€interest€in€lots€14€and€21€in€exchange€for€movingÏthe€soil;€2)€Rice€and€Curtis€contributed€lots€14€and€21€to€theÏpartnership;€3)the€statute€of€frauds€is€inapplicable€because€thisÏwas€a€contribution€of€land,€not€a€sale;€4)€Curtis€is€estopped€fromÏrelying€on€his€interest€in€lot€14€as€a€tenant€by€the€entirety€toÏprevent€the€contribution;€and€5)€the€value€of€Curtis'€contributionÏof€the€œten›€foot€strip€was€$5,000.00.ÌÌà àCurtis€filed€a€motion€to€alter€or€amend€the€final€judgementÏas€to€the€finding€that€the€value€of€the€ten€foot€strip€wasÏ$5,000.00€rather€than€$52,800.00€as€stipulated€by€the€parties.€€OnÏ1€February€1996,€the€court€œdenied€the€motion€and€stated€asÏfollows:€"The€Stipulations€entered€into€by€the€parties€prior€toÏtrial€were€stipulations€as€to€the€amount€of€each€partner's€claimÏagainst€the€Partnership.€€There€was€no€stipulation€as€to€theÍ'value'€of€the€various€contributions€of€each€partner."ÌÌà àOn€7€February€1996,€Mrs.€Curtis€filed€a€motion€to€interveneÏto€protect€her€interest€in€lot€14.€€On€15€May€1996,€the€courtÏentered€its€final€order€as€to€Mrs.€Curtis.€€The€order€estoppedÏMrs.€Curtis€from€claiming€any€interest€in€lot€14.ÌÌÓ ` ` §XÓà àOn€21€February€1996,€Curtis€filed€his€notice€of€appeal.€€Mrs.ÏCurtis€filed€her€notice€on€29€February.€€On€6€March€1996,€theÏcourt€entered€an€order€granting€a€stay.€€Appellants€presented€theÏfollowing€issues:ÌÓÓÓ&` Ü` ä <œ ’X&Óà8 à1.à àWhether€the€Trial€Court€erred€in€finding€thatÏthe€Statute€of€Frauds€is€inapplicable€to€an€oralÏagreement€to€contribute€real€estate€to€aÏpartnership?Ìà8 à2.à àWhether€the€Trial€Court€erred€in€finding€thatÏ[appellants]€are€estopped€to€assert€their€ownershipÏof€land€as€tenants€by€the€entirety€as€a€defense€toÏ[Rice's]€claim€that€[Curtis],€only,€orallyÏtransferred€to€[Rice]€one„half€ownership€interestÏin€such€lands,€and€then€[Rice€and€Curtis]€orallyÏtransferred€full€ownership€of€such€lands€to€[CutisÏand€Rice's]€Partnership?Ìà8 à3.à àIf€these€lands€so€owned€by€[appellants]€wereÏsomehow€enforceably€transferred€as€contributions€toÏthe€Partnership,€are€[appellants]€entitled€toÏcompensation€from€the€Partnership€for€the€value€ofÏsuch€land?Ìà8 à4.à àWhether€the€Trial€Court€erred€in€finding€that€Ï[Curtis']€claim€against€the€Curtis€and€RiceÏPartnership€for€the€value€of€a€ten„foot€wide€stripÏof€land€is€$5,000,€rather€than€$52,800€asÏstipulated€by€the€parties?Ìà8 à5.à àThe€trial€court€erred€in€ordering€the€sale€ofÏlot€#14€at€public€auction€for€the€reason€Mrs.ÏCurtis€owns€a€right€of€survivorship€in€suchÏproperty€created€by€tenancy€by€the€entireties.ÌÌÓÓÌò òI.à àISSUES€ONE,€TWO,€THREE,€AND€FIVEÌÌà àA.à àSTATUTE€OF€FRAUDSó óÌÌà àIn€finding€that€the€transaction€involved€in€the€instantÏcase€was€not€within€the€statute€of€frauds,€the€trial€court€statedÏas€follows:ÌÓÓà8 àà àThe€court€finds€the€statute€of€frauds€to€beÏinapplicable€in€this€case.€€The€issue€at€bar€is€theÏoral€agreement€between€Curtis€and€Rice€toÏcontribute€certain€real€estate€to€accomplish€theÏobjective€of€the€partnership.€€The€statute€ofÏfrauds€relied€upon€by€plaintiff€applies€toÏcontracts€"for€the€sale€of€lands,€tenements,€orÏhereditaments."ÌÌÓÓThe€trial€court€effectively€held€that€the€statute€of€frauds€didÏnot€apply€to€either€the€first€oral€transaction€where€CurtisÏallegedly€transferred€a€one„half€interest€in€lots€14€and€21€toÏRice€or€to€the€second€alleged€oral€transaction€of€Curtis€and€RiceÏtransferring€ownership€of€lots€14€and€21€to€the€partnership.ÌÌà àThe€General€Assembly€enacted€subsection€(a)(4)€of€theÏTennessee€Statute€of€Frauds€for€the€protection€of€TennesseeÏresidents€who€owned€real€estate.€€ò òòòIrwin€v.€Dawsonó óóó,€197€Tenn.Ï314,€317,€273€S.W.2d€6,€7€(1954).€€Tennessee€Code€AnnotatedÏsection€29„2„101€provides,€in€pertinent€part,€as€follows:ÌÓÓà8 à(a)€No€action€shall€be€brought:Ìà àà à.€.€.€.Ìà8 à€(4)à àUpon€any€contract€for€the€sale€of€lands,Ïtenements,€or€hereditaments,€or€the€making€of€anyÏlease€thereof€for€a€longer€term€than€one€(1)€year;Ïor,Ìà8 à€(5)à àUpon€any€agreement€or€contract€which€is€not€toÏbe€performed€within€the€space€of€one€(1)€year€fromÏthe€making€thereof;€Ìà8 àunless€the€promise€or€agreement,€upon€which€suchÏaction€shall€be€brought,€or€some€memorandum€or€noteÏthereof,€shall€be€in€writing,€and€signed€by€theÏparty€to€be€charged€therewith,€or€some€other€personÏby€him€thereunto€lawfully€authorized.ÌÌÓÓTenn.€Code€Ann.€ðð€29„2„101(a)(4)€(Supp.€1996).€€ÌÌà à"The€purpose€of€the€statute€of€frauds€'is€to€reduceÏcontracts€€to€a€certainty,€in€order€to€avoid€perjury€on€the€oneÏhand€and€fraud€on€the€other.'"€€òòò òBaliles€v.€City€Serv.€Co.ó óóó,€578ÏS.W.2d€621,€623€(Tenn.€1979)(quoting€ò òòòPrice€v.€Tennessee€Prod.€&ÏChem.€Corpóóó ó.,€53€Tenn.€App.€624,€385€S.W.2d€301€(1964)).€€TheÏstatute€of€frauds€protects€"owners€of€land€from€hasty€orÏinconsiderate€agreements€concerning€a€valuable€species€ofÏproperty,€and€[guards]€against€misunderstanding€as€to€the€natureÏand€extent€of€such€agreements."€€ò òòòBrandel€v.€Moore€Mort.€&€Inv.ÏCo.ó óóó,€774€S.W.2d€600,€604€(Tenn.€App.€1989).€€The€statute€alsoÏ"'ensures€that€transactions€involving€.€.€.€realty€interests€areÏcommemorated€with€sufficient€solemnity€.€.€.€that€the€parties€andÏthe€public€can€reasonably€know€when€such€a€transaction€occurs.'"€Ïò òòòD€&€S€Coal€Co.€v.€USX€Corp.ó óóó,€678€F.Supp.€1318,€1322€(E.D.€Tenn.Ï1988)(quoting€ò òòòSeale€v.€Citizens€Sav.€&€Loan€Ass'n,€óóó ó806€F.2dÏ99,€104€(6th€Cir.€1986)).ÌÌà àThe€"party€to€be€charged€therewith"€means€the€owner€of€theÏland.€€ò òòòPatterson€v.€Davisó óóó,€28€Tenn.€App.€571,€577,€192€S.W.2dÍ227,€229€(1945).€€The€term€"Sale"€means€alienation€in€its€broadestÏsense€and€includes€many€types€of€land€transfers.€€€ò òòòLambert€v.ÏHome€Fed.€Sav.€&€Loan€Ass'n,€ó óóó481€S.W.2dòòò ò€ó óóó770,€773€(Tenn.€1972)Ï(applying€the€statute€to€the€creation€of€mortgages€and€deeds€ofÏtrust);€òòò òGoodloe€v.€Goodloeó óóó,€116€Tenn.€252,€254,€92€S.W.€767,€767Ï(1906)€(applying€the€statute€to€devises€of€land);€òòò òNunnelly€v.ÏSouthern€Iron€Co.ó óóó,€94€Tenn.€397,€409„10,€29€S.W.€361,€365€(1895)Ï(applying€the€statute€to€the€creation€of€easements);€ò òòòPerkins€v.ÏCheairsó óóó,€61€Tenn.€194,€202€(1872)€(applying€the€statute€to€parolÏcontracts€to€convey€land€in€the€future).€€The€term€includes€aÏcontract€binding€one€to€give€or€donate€land.€€ò òòòBailey€v.€Henryó óóó,Ï125€Tenn.€390,€399,€143€S.W.€1124,€1127€(1912).€€"[W]here€one€goesÏinto€possession€under€a€parol€of€donation€he€occupies€the€sameÏrelation€in€respect€to€his€possession€as€a€purchaser€by€parol."€Ïò òòòInman€v.€Tuckeró óóó,€138€Tenn.€512,€529,€198€S.W.€247,€251€(1917).€ÏIn€addition,€oral€agreements€or€contracts€to€enter€into€writtenÏagreements€which€are€within€the€scope€of€the€statute€of€frauds€areÏalso€within€the€statute€because€to€allow€the€enforcement€of€suchÏan€agreement€would€be€tantamount€to€taking€the€main€contract€outÏof€the€statute.€€òòò òWhite€Motor€Corp.€v.€Nashville€WhiteÏTrucks,€Inc.óóó ó,€5€B.R.€112,€118€(Bankr.€M.D.€Tenn.€1980);€òòò òseeÏPattersonóóó ó,€192€S.W.2d€at€229.ÌÌà à"In€order€to€satisfy€the€statute€of€frauds,€the€entireÏagreement€must€be€in€writing.€€It€cannot€be€partly€in€writing€andÏpartly€in€parol."€€ò òòòEslick€v.€Friedmanó óóó,€191€Tenn.€647,€655,€235ÍS.W.2d€808,€812€(1951).€€"'The€memorandum€required€by€the€statuteÏof€frauds€must€show€an€existing€and€binding€contract,€asÏdistinguished€from€mere€negotiations,€and€must€disclose€theÏparticular€contract€sought€to€be€enforced€rather€than€some€otherÏcontract€or€promise.'"€€ò òòòBlack€v.€Blackó óóó,€185€Tenn.€23,€30,€202ÏS.W.2d€659,€662€(1947)(quoting€37€C.J.S.€òòStatute€of€Fraudsóó€ððÏ180(a)).€€The€statute€of€frauds€"is€directed€at€the€remedy€and€notÏthe€validity€of€the€contract."€€ò òòòAshley€v.€Prestonó óóó,€162€Tenn.Ï540,€543,€39€S.W.2d€279,€279€(1931).€€Therefore,€a€parol€contractÏfor€the€sale€or€disposition€of€land€is€not€void,€but€voidable.€Ïò òòòCobble€v.€Langford,€ó óóó190òòò ò€óóó óTenn.€385,€390,€230€S.W.2d€194,€196Ï(1950).ò òÌÌà àó ó"'A€writing€is€indispensably€requisite,€under€theÏprovisions€of€the€Statute€of€Frauds€whenever€an€estate€or€interestÏin€land€is€to€be€affected,€òòunless€the€circumstances€are€such€thatÏa€refusal€to€execute€the€agreement€would€operate€as€a€fraud.óó'"€Ïò òòòBloomstein€v.€Clees€Bros.ó óóó,€3€Tenn.€Chan.€433,€442Ï(1877)(quoting€2€Am.€Ld.€Cas.€558).€€Strict€application€of€theÏstatute€of€frauds€might,€under€proper€circumstances,€be€mitigatedÏby€showing€mistake,€fraud,€or€equitable€estoppel.€€The€fraud€whichÏwill€take€a€case€from€within€the€operation€of€the€statute€is€notÏfraud€in€making€a€promise€with€no€intention€of€fulfilling€it.€ÏInstead,€it€is€fraud€in€which€one€party€prevents€the€reduction€ofÏthe€agreement€into€a€writing€or€when€one€party€induces€the€otherÏinto€believing€that€a€writing€was€created.€€To€explain,€the€partyÍagainst€whom€the€statute€is€asserted€must€have€intended€that€theÏagreement€be€put€in€writing,€but€due€to€the€fraud€of€the€otherÏparty€this€intention€was€not€carried€out.€€òòò òHackney€v.€Hackneyó óóó,Ï27€Tenn.€451,€455„58€(1847).€€ÌÌà àPart€performance€of€a€parol€contract€will€not€prevent€theÏapplication€of€the€statute€of€frauds€although€the€doctrine€ofÏequitable€estoppel€has€mitigated€the€harshness€of€this€rule€inÏcases€where€enforcement€of€"the€statute€of€frauds€would€make€it€anÏinstrument€of€hardship€and€oppression,€verging€on€actual€fraud."Ïò òòòBalilesó óóó,€578€S.W.2d€at€624;€òòò òaccord€GRW€Enters.,›€Inc.€v.ÏDavisó óóó,€797€S.W.2d€606,€611€(Tenn.€App.€1970).ÌÌà àWe€think€it€is€clear€that€the€statute€of€frauds€applies€toÏthe€first€oral€transaction€and€equally€clear€that€the€statuteÏapplies€to€the€second€transaction.€€The€contribution€of€realÏestate€to€a€partnership€is€no€different€than€a€sale€because€itÏclearly€affects€the€title€to€the€real€estate.€€To€construe€such€aÏtransaction€otherwise€is€to€defeat€rather€than€to€carry€out€theÏœpurpose›€of€the€statute.ÌÌà àThe€trial€court,€without€citing€any€case€law€or€statutes,Ïheld€that€appellants€were€estopped€to€assert€any€defense€to€Rice'sÏclaims€to€lot€14,€lot€21,€and€the€ten„foot€strip.€€We€are€of€theÏopinion€that€the€record€does€not€support€this€conclusion€with€anyÏshowing€of€fraud,€hardship,€or€oppression.€€The€record€is€clearÍthat€Rice€and€Curtis€never€intended€to€put€the€alleged€transfer€toÏRice€or€the€alleged€transfer€to€the€partnership€in€writing.€ÏInstead,€they€knowingly€relied€on€oral€conveyances€and€agreements.€ÏGiven€the€parties'€intentions€and€actions,€this€court€is€of€theÏopinion€that€if€there€were€any€fraud€on€the€part€of€appellants€itÏwas€not€the€type€of€fraud€which€would€take€the€transaction€out€ofÏthe€statute€of€frauds.ÌÌà àMoreover,€the€record€does€not€œshow›€that€the€enforcement€ofÏthe€statute€of€frauds€would€make€it€an€instrument€of€hardship€andÏoppression.€€Regardless€of€any€decision€by€this€court€to€modifyÏthe€trial€court's€order,€Rice€has€reimbursed€himself€fromÏpartnership€funds€for€all€but€$6,313.00€of€his€total€expenditures.€ÏIn€œaddition,€he›€received€an€additional€$12,500.00€from€the€sale€ofÏlot€28€of€The€Hollows€Section€Two€and€will€receive€one„half€of€theÏprofits€realized€from€the€sale€of€the€remaining€partnershipÏproperty.€€In€other€words,€Rice€has€already€recouped€all€of€hisÏinvestment€and€made€over€$6,000.00€in€profits.€€ÌÌà àCurtis€has€received€$12,500.00€from€the€sale€of€lot€28Ïwhile€incurring€expenses€totaling€more€than€$26,000.00.€€IfÏappellants€are€estopped€from€asserting€their€defenses,€they€wouldÏlose€their€ownership€interest€in€lot€14€of€The€Hollows€and€anyÏreimbursement€for€lot€14,€lot€21,€or€the€ten„foot€strip.ÌÌà àAs€to€distribution€of€partnership€assets,€this€court€is€ofÍthe€opinion€that€appellants€should€receive€compensation€for€œlot›€21Ïof€The€Hollows.€€Lot€21€has€been€subsumed€into€the€lots€of€TheÏHollows€Section€Two.€€The€parties€sold€the€lot€prior€to€thisÏaction€and€used€the€proceeds€to€pay€off€The€Hollows€Two€mortgageÏand/or€to€reimburse€Rice€for€his€partnership€contribution.€€We€areÏof€the€opinion€that€the€partnership€should€pay€the€sum€ofÏ$25,000.00€to€appellants€based€on€the€stipulations€of€Rice€andÏCurtis.€€As€to€lot€14,€it€appears€it€is€still€included€œwithin›€TheÏHollows.€€We€are€of€the€opinion€that€the€lot€is€free€of€anyÏenforceable€claims€by€Rice€or€the€partnership€and€that€it€is€theÏproperty€of€appellants.€€Thus,€it€was€error€for€the€court€to€orderÏthe€property€sold€at€auction€with€the€proceeds€going€to€theÏpartnership.€€The€property€shall€remain€that€of€appellants.€€TheÏissues€relating€to€the€ten€foot€strip€are€addressed€below.ÌÌò òà àB.à àTENANCY€BY€THE€ENTIRETYó óÌÌà à"A€tenancy€by€the€entireties€is€created€when€property€isÏconveyed€to€a€husband€and€wife,€without€more."€€14€Tenn.€Jur.ÏòòHusband€and€Wifeóó€œðð€13›€(1996);€ò òòòaccordóóó ó€ò òòòYoung€v.€Brownó óóó,€136€Tenn.Ï184,€187,€188€S.W.€1149,€1150€(1916).€€Under€tenancy€by€theÏentirety,€neither€of€the€tenants€may€alienate€any€portion€of€theÏestate€except€his€or€her€right€of€survivorship€without€the€consentÏof€the€other.€€Any€attempt€to€do€so€without€the€consent€of€theÏother€is€void.€ò òòòRobinson€v.€Trousdale,ó óóó€516€S.W.2d€626,€632Ï(Tenn.€œ1974).€€Here,›€it€is€undisputed€that€the€land€whichÍcomprised€lot€14,€lot€21,€and€the€ten€foot€strip€were€conveyed€toÏ"Allen€D.€Curtis€and€wife,€Carolyn€June€Curtis"€and€thatÏappellants€held€the€property€as€tenants€by€the€entireties.ÌÌà àTherefore,€even€if€Curtis€made€an€enforceable€conveyance€toÏRice€of€a€one„half€interest€in€lot€21€and€a€one„half€interest€inÏlot€14,€the€conveyance€is€void€except€as€to€Curtis'€right€ofÏsurvivorship.€€Given€this,€Rice€never€had€a€viable€ownershipÏinterest€in€these€lots€to€contribute€to€the€partnership.€€If€anyÏcontribution€of€the€property€was€made€to€the€partnership,€it€wasÏmade€by€appellants€only€and€only€they€have€a€claim€against€theÏpartnership€for€compensation.€€Nevertheless,€it€is€the€opinion€ofÏthis€court€that€Curtis€did€not€make€an€enforceable€conveyance€toÏRice€because€there€was€no€writing€and€because€Rice€failed€toÏestablish€that€œthe€statute›€of€frauds€should€not€apply.ÌÌÓÓò òII.à0 àWHETHER€THE€TRIAL€COURT€AWARDED€THE€PROPER€AMOUNTÏOF€DAMAGES€FOR€THE€TEN„FOOT€STRIP.ó óÌÓÓÌà àCurtis€contends€that€the€only€issues€before€the€trial€courtÏinvolved€the€allowance€of€claims€submitted€by€Curtis€and€RiceÏagainst€the€partnership.€€Curtis€and€Rice€stipulated€to€the€amountÏof€the€claims€in€writing.€€Except€for€Curtis'€claim€to€the€ten„foot€strip,€the€trial€court€when€awarding€damages€either€allowedÏthe€claim€and€awarded€an€amount€equal€to€the€stipulated€value€orÏdisallowed€the€claim€entirely.ÌÌà à"Stipulations€are€binding€on€the€parties€as€well€as€theÏcourt.€€A€party€cannot€assert€a€position€contrary€to€that€which€heÏhas€stipulated."€€ò òòòRutherford€Builders,€et€al€v.€SecurityÏFederal€Savings€&€Loanóóó ó,€œNo.€87„114„II,€1987€WL€18958,€at€*€5Ï(Tenn.›€App.€at€Nashville€October€28,€1987).€€Here,€the€language€ofÏthe€stipulations€is€clear€and€unambiguous.€€Section€three€states:Ïœ"The›€real€property€values€determined€by€Special€CommissionerÏWilliam€C.€Boyers€.€.€.€are€stipulated€and€agreed€to€by€theÏœparties.›œ"›€€The€appraisal€assigned€a€total€value€of€$52,800.00€toÏthe€ten€foot€strip,€and€the€stipulations€listed€$52,800.00€as€theÏœ"[v]alue›€of€10„foot€œ[s]trip."›× ƒ8 ××  ×€€The€transcript€reveals€that€thereÏwas€no€confusion€by€the€court,€Rice's€attorney,€or€Rice€regardingÏthe€binding€effect€of€the€stipulations€as€to€the€valuation€of€theÏproperty.€€For€example,€Rice's€attorney€stated:€"Your€Honor,€theÏvalue€of€the€ten„foot€strip€and€lot€21€has€been€stipulated.€€IfÏcounsel€is€trying€to€inquire€as€to€what€the€value€of€that€is,€it'sÏbeen€stipulated."ÌÌà àAlthough€the€trial€court€could€have€decided€that€theÏpartnership€should€not€compensate€Curtis€for€the€ten€foot€strip,Ïonce€it€determined€that€it€should€allow€the€claim€the€court€shouldÏhave€awarded€damages€equal€to€the€stipulated€value€of€$52,800.00.€ÍWe€are€of€the€opinion€that€the€trial€court€made€a€finding€that€wasÏinconsistent€with€the€stipulations€which€were€binding€on€theÏparties€and€the€court.€€In€addition,€Mrs.€Curtis€is€entitled€toÏone„half€of€the€compensation€from€the€partnership€because€sheÏowned€€a€one„half€interest€in€the€property.€€Thus,€the€trial€courtÏshould€have€awarded€Curtis€$26,400.00€and€Mrs.€Curtis€$26,400.00.ÌÌœò òIII.›à0 àCONCLUSIONSó óÌÌà àTherefore,€it€results€that€the€statute€of€frauds€is€aÏdefense€to€the€enforcement€of€any€œof€the€alleged€oral›€œtransfers›€ofÏœlot›€œ14,€lot›€œ21,€or€the€ten€foot€strip›€of€œThe›€œHollows.€€AppellantsÏare€not€estopped€from€asserting€their€interests€as€tenants€by€theÏentireties€as€a€defense€to€Rice's€claims.€€Appellants€are€entitledÏto€reimbursement€by€the€partnership€for€the€$25,000.00€value€ofÏlot€21€and€for€the€$52,800.00€value€of€the€ten€foot€strip.€ÏOwnership€of€lot€14€has€not€been€transferred€to€the€partnershipÏand€remains€in€appellants.ÌÌà àThe€judgment€of€the€trial€court€is€reversed,€and€the€causeÏis€remanded€to€the€trial€court€with€orders€to€enter€judgmentÏconsistent€with€this€opinion€and€for€any€further€necessaryÏproceedings.€€Costs€on€appeal€are€assessed€to€defendants/Ïappellees,€William€M.€Rice€and€Rice€&€Papuchis€ConstructionÏCompany,€Inc.ÌÌÌÓÓà àà àà à__________________________________Ìà àà àà àSAMUEL€L.€LEWIS,€JUDGEÌÌÌÌCONCUR:ÌÌÌÌ_________________________________ÌHENRY€F.€TODD,€P.J.,€M.S.ÌÌÌÌ_________________________________ÌWILLIAM€C.€KOCH,€JR.,€JUDGEÌ›