˙WPC› …# VUNa %¯ 0(ĩbŨw(å4 ! 0 0J8 0T‚ 0^Ö 0h4 0rœ 0| 0†Š 0 1u  U, 0dA U,Ĩ U>Ņ B)DC8 AM{U*Č Bō#v~2vͰ D3ƒ 0@ļ AOöÆE 0D  D/O B~˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTĀĖĀääĀĀĖ0 (ÖÃ9 Z ‹6Times New Roman RegularX($ĄĄ- ų-–E—˜E™šD›Ķ€DŌ x93|x¤2 ˙˙0Indent1Ô2ÔÔ3  Ô2" ˙˙0Indent2ā0 āÔ2ÔÔ3  Ô2, ˙˙0Indent3ā0 āā0 āÔ2ÔÔ3  Ô26 ˙˙0Indent4ā0 āā0 āā0 āÔ2ÔÔ3  Ô2@ ˙˙0Indent5ā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2J ˙˙0Indent6ā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2T ˙˙0Indent7ā0 āā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2^ ˙˙0Indent8ā0 āā0 āā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô ˙˙?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)< Œ 9p`(ModernP ˙˙8Mac DefaultMac DefaultĶ ` °šXĶ< Œ 9p`(Monaco< Œ 9p`(&Times New Roman% Line 7 d!!!!7Border 1dd€-"Cū˙ << G˙˙< Œ 9p`(Arial d Ũ ƒ!ŨŅ  ŅŅ#€d#ŅÔ€ÔÔ€ ÔŨ  ŨÔ€$ÔÔ€$ÔĶ  Ķō ōÔ YYY ÔFILEDÔ€$XÔĖĖAugust€7,€1996ĖĖCecil€W.€CrowsonĖAppellate€Court€ClerkÔ  Ôķ ķPtPtHHÚ(˙á˙âųFG(üHHØ(d'`Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃĐ ĐĐHHĐĐ  ĐĐ2ĐĐ˙˙¸æ$˙ĐĐHHĐĐĐĐĐĐĐĐ  ĐĐ ĐĐ ĐŅŅŅGenevaŅŅ ŅŅ € ŅŅ<Px–ČŅŌŌŌ443!#4ŌŌ$ *$ŌŌ$*$ŌŌ ˙KK ŌŌ  Geneva ŌŌ  Geneva ŌĶ.,ĶĶĶĶ6ĶĶ ĶßßßßßßßßßßßßßßßßßßŅMonacoŅŅ ŅŌ  BA Op Monaco ŌŌ  BA Op Monaco Ō%%%%'˙˙dxd("˙˙$ŖŖŌ  ŌŌ  Ō€-‚ƒCū˙<< C˙˙ƒLevel 1Level 2Level 3Level 4Level 5($$””ō ōÚ  Ú1Ú  Úķ ķ„„'÷˙ dxdü˙P PdŨ ƒ!ŨÔ . ÔÔ€ÔĶ&€X„d&ĶŅ#€Xd#ŅÔ€ ÔŨ  Ũ›Ņ  ŅŌ  ŌŌ ° ŌŌ  ŌŌ „ ŌŅ\R AØ'\ŅŅ\R AØ'\ŅŅ€ŅŅ7€v)XXdėdČ7ŅŅ  ŅŅ  ŅJENNIFER€FRANKā āā āā āā ā)Ėā āā āā āā āā āā ā)Ėā āPlaintiff/Appellant,ā āā āā ā)Ėā āā āā āā āā āā ā)ā āDavidson€CircuitĖā āā āā āā āā āā ā)ā āNo.€€89„1861„I€(III)ĖVS.ā āā āā āā āā āā ā)Ėā āā āā āā āā āā ā)ā āAppeal€No.Ėā āā āā āā āā āā ā)ā āœ01A01„9601„CH„00044›ĖALI€NOUREDDINI€and€wife,ā āā ā)€ĖOLIFATE€NOUREDINNI,€ā āā āā ā)˜Ų€€ŲŲ€€ŲßL€#&";+'h|` Å `€€LߛNATIONAL€HOMES,€INC.,€AMERICANā ā)ĖREALTY€COMPANY,€TERRYā āā ā)ĖSTEPHENS,€LEE€ANN€HOFFMAN,ā ā)ĖBANC€PLUS€MORTGAGEā āā āā ā)ĖCORPORATION,€EXCELLA€MORTGAGE)ĖCORPORATION,€SHIRLEY€ADKINS,ā ā)ĖALAN€SATURN€AND€THE€U.S.A.ā āā ā)ĖINSURANCE€CORPORATION€OF€NEWā ā)ĖYORK,€D/B/A€TITLE€U.S.A.,ā āā ā)Ėā āā āā āā āā āā ā)Ėā āDefendants/Appellees.ā āā ā)ĖĖĖā@ āIN€THE€COURT€OF€APPEALS€OF€TENNESSEEĖĖā@ āMIDDLE€SECTION€AT€NASHVILLEĖĖĖā@ āAPPEAL€FROM€THE€CHANCERY€COURT€OF€DAVIDSON€COUNTYĖĖā@ āAT€NASHVILLE,€TENNESSEEĖĖĖā@ āHONORABLE€ROBERT€S.€BRANDT,€CHANCELLORĖĖĖSherrie€L.€Durham€#13224Ė111€West€Division€StreetĖMt.€Juliet,€TN€37122ĖATTORNEY€FOR€PLAINTIFFS/APPELLANTSĖĖFred€Cowden€#2469Ė211€Third€Avenue€NorthĖNashville,€TN€37201ĖATTORNEY€FOR€DEFENDANT/APPELLEEĖĖCornelius€&€CollinsĖC.€Bennett€Harrison,€Jr.€#5702ĖSuite€2700€Nashville€City€CenterĖP.O.€Box€190695ĖNashville,€TN€37219„0695ĖATTORNEY€FOR€DEFENDANT/APPELLEEĖĖMichael€J.€Philbin€#2897ĖOne€Union€StreetĖP.O.€Box€198169ĖNashville,€TN€37219„8169ĖATTORNEY€FOR€DEFENDANT/APPELLEEĖĖAFFIRMED€AND€REMANDED.ĖĖĖā āā āā āā āā āHENRY€F.€TODDĖā āā āā āā āā āPRESIDING€JUDGE,€MIDDLE€SECTIONĖĖĖCONCUR:ĖSAMUEL€L.€LEWIS,€JUDGEĖBEN€H.€CANTRELLĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖĖJENNIFER€FRANKā āā āā āā ā)Ėā āā āā āā āā āā ā)Ėā āPlaintiff/Appellant,ā āā āā ā)Ėā āā āā āā āā āā ā)ā āDavidson€CircuitĖā āā āā āā āā āā ā)ā āNo.€€89„1861„I€(III)ĖVS.ā āā āā āā āā āā ā)Ėā āā āā āā āā āā ā)ā āAppeal€No.Ėā āā āā āā āā āā ā)ā āœ01A01„9601„CH„00044›ĖALI€NOUREDDINI€and€wife,ā āā ā)€ĖOLIFATE€NOUREDINNI,€ā āā āā ā)ĖNATIONAL€HOMES,€INC.,€AMERICANā ā)ĖREALTY€COMPANY,€TERRYā āā ā)ĖSTEPHENS,€LEE€ANN€HOFFMAN,ā ā)ĖBANC€PLUS€MORTGAGEā āā āā ā)ĖCORPORATION,€EXCELLA€MORTGAGE)ĖCORPORATION,€SHIRLEY€ADKINS,ā ā)ĖALAN€SATURN€AND€THE€U.S.A.ā āā ā)ĖINSURANCE€CORPORATION€OF€NEWā ā)ĖYORK,€D/B/A€TITLE€U.S.A.,ā āā ā)Ėā āā āā āā āā āā ā)Ėā āDefendants/Appellees.ā āā ā)ĖĖĖā@ āōōō ōÔ€ ŧÔO€P€I€N€I€O€NÔ€ XÔķķķ ķĖĖĖĶĶā āThe€Plaintiff,€Jennifer€Frank,€has€appealed€from€summary€judgment€in€favor€of€theĪDefendants,€American€Realty€Company,€Terry€Stephens,€Lee€Ann€Hoffman,€Shirley€AdkinsĪand€Alan€Saturn;€and€from€a€judgment€in€favor€of€Plaintiff€and€against€the€Defendant,€AliÍNoureddini€in€the€amount€of€$50,000.€€Other€captioned€Defendants€are€not€involved€in€thisĪappeal.ĖĖā āOn€January€18,€1989,€a€contract€for€Sale€of€Real€Estate€was€executed€describing€theĪproperty€and€terms€of€sale.€€Plaintiff€was€the€designated€buyer,€and€signed€her€name.€€TheĪseller€was€designed€as€National€Homes,€but€the€sellerđđs€signature€was€N.€Homes,€Inc.,€By€AliĪNoureddini,€(Pres.).€€The€listing€broker€was€designated€as€American€Realty.€€Pertinent€Ėprovisions€of€the€contract€were:ĖĖĶĶā āā  €€Purchase€price€$136,000€payable€as€follows:€Buyer€to€obtainĖā āā ā70%€LTV€conventional€loan.€€This€contract€is€contingent€uponĖā āā āBuyerđđs€ability€to€qualify€for€a€new€loan.€€Buyer€agrees€to€makeĖā āā āsaid€loan€application€on€or€before€1/31/89.€€ĖĖā āā āSale€will€be€closed€upon€loan€approval€and€completion€of€home€Ėā āā āno€later€than€3/31/89.Ėā āĖā āā  €€Seller€to€furnish€garage€door€(illegible)€back€yard€to€railroadĖā āā āties.€€Correct€staircase€to€basement,€correct€water€in€basement€ĖĶĶā āā āwalls.ĖĖĶĶĶĶā āOn€April€3,€1989,€a€Disclosure/Settlement€Statement€was€signed€by€œPlaintiff€and›ĪœNational›€Homes,€Inc..€€It€contained€the€following€item:ĖĶĶĖĶ  Ķ506€Escrow€for€landscaping:€$1,800.00ĖĶ  ĶĖĖĶĶā āThe€original€complaint€was€filed€on€July€14,€1989,€against€the€captioned€Defendants,Īalleging€that€each€was€guilty€of€fraudulent€inducement€of€Plaintiff€to€enter€into€the€contractĪand/or€close€the€sale.ĖĖā āOn€January€29,€1991,€the€Trial€Court€entered€summary€judgments€in€favor€of€OlifateĪNoureddini,€Shirley€Adkins€and€Alan€Saturn.ĖĖā āOn€the€same€date,€January€29,€1991,€Plaintiff€filed€an€amended€complaint€identical€withĪthe€first€complaint€except€for€a€single€paragraph€#51:ĖĶĶĖā āā  €€Defendants€Saturn€and€Noureddini€failed€to€have€a€2„10Ėā āā āHome€Buyers€Warranty€issued€to€the€plaintiff€at€closingĖā āā āas€required€by€the€purchase€contract.€€Although€defendantĖā āā āSaturn€was€aware€of€this€requirement,€he€instructed€defendantĖā āā āAli€Noureddini€to€sign€a€one€year€FHA€Warranty€which€Ėā āā ādefendant€Saturn€falsely€represented€to€the€plaintiff€as€the€Ėā āā āwarranty€she€had€contracted€for.ĖĶĶā āā āā āā āĖā āOn€March€30,€1991,€an€agreed€order€dismissed€U.S.A.€Insurance€Corporation€of€NewĪYork€.ĖĖā āOn€June€13,€1994,€American€Realty€Company,€Terry€Stevens€and€Lee€Ann€HoffmanĪwere€dismissed€by€summary€judgment.ĖĖā āOn€January€30,€1995,€a€non„jury€judgment€was€rendered€in€favor€of€Plaintiff€andĪNoureddini€for€$50,000.€€No€judgment€was€rendered€in€respect€to€National€Homes,€Inc.ĖĖā āPlaintiffsđđ€issues€and€arguments€are€presented€separately€in€response€to€each€appellee.ĖĶĶĖā āĖō ōĶ  ĶShirley€Adkinsķ ķĖĶ  ĶĖĶĶā āPlaintiff€asserts€that€the€summary€judgment€in€favor€of€Shirley€Adkins€was€in€errorĪbecause€there€was€evidence€from€which€a€jury€would€be€justified€in€finding€her€liable.€€There€isÍevidence€that€Ms.€Adkins€was€an€appraiser€employed€by€Excella€Mortgage€Company€toĪappraise€the€house€in€question€for€purposes€of€approving€a€loan€to€plaintiff€secured€by€aĪmortgage€on€the€house.€€The€affidavit€of€the€loan€officer€of€Excella€states:ĖĶĶā āā  €€I€arranged€for€Shirley€Adkins,€an€œappraiser›€in€town,€to€Ėā āā āappraise€the€property€for€Ms.€Frank.€€Ms.€Frank€paid€for€the€Ėā āā āœappraisal›€by€check.ĖĖā āā  €€Jennifer€Frank€was€not€knowledgeable€about€construction€Ėā āā āand€real€estate.€€That€is€one€reason€we€hired€an€appraiser:€Ėā āā āto€protect€the€purchaser€and€the€mortgage€company.€€Ms.€Ėā āā āFrank€often€stated€that€she€did€not€know€anything€about€Ėā āā ābuilding€houses,€but€if€the€appraiser€and€everyone€did€their€Ėā āā ājob€she€would€be€protected.€€She€expressed€several€times€Ėā āā āthat€she€trusted€everyone€to€do€their€job€properly.ĖĖā āā  €€Two€or€three€days€before€the€closing€was€to€take€place,€Ėā āā āI€received€a€telephone€call€from€Jennifer€Frank.€€She€statedĖā āā āthat€she€was€extremely€concerned€over€water€pooling€in€Ėā āā āthe€basement€of€the€house€being€constructed€and€requested€Ėā āā āthat€I€communicate€that€to€the€appraiser€before€the€final€Ėā āā āinspection.ĖĖā āā  €€I€called€Shirley€Adkinsđđ€office€to€order€a€final€inspection€Ėā āā āand€left€a€message€regarding€the€water€in€the€basement€with€Ėā āā āthe€secretary€or€receptionist€who€answered€the€telephone.€€Ėā āā āI€also€called€Ali€Noureddini€about€the€water€problem€in€the€Ėā āā ābasement.ĖĖā āā  €€Ms.€Frank€compiled€a€đ đpunch€listđđ€of€minor€finishing€items€Ėā āā āto€be€completed€or€connected.€€Ms.€Frank€never€mentioned€Ėā āā āany€major€defects.€€Based€on€my€experience€with€Ms.€Frank,€Ėā āā āI€believe€she€would€have€told€me€if€she€knew€of€serious€Ėā āā āconstruction€defects.ĖĖā āā  €€According€to€the€final€appraisal€report,€the€house€was€Ėā āā āsatisfactorily€completed€except€for€minor€details€such€as€Ėā āā ālandscaping€and€wallpaper.€€BancPlus€agreed€to€escrow€Ėā āā āapproximately€$1,200.00€to€complete€the€landscaping.€€Ėā āā āThe€mortgage€was€approved€on€that€basis.ĖĶĶā āā āĖā āThe€evidence€is€uncontroverted€that€Ms.€Adkins€was€employed€by€Excella€MortgageĪCompany€to€estimate€the€value€of€the€property€for€the€purpose€of€determining€whether€it€wasÍsuitable€security€for€the€loan€requested€by€Plaintiff,€that€she€was€paid€by€Excella,€and€had€noĪobligation€to€any€person€or€firm€except€Excella.€€The€mere€fact€that€Excella€told€Ms.€AdkinsĪthat€the€Plaintiff€had€certain€concerns€regarding€the€house€did€not€impose€upon€Ms.€Adkins€anyĪobligation€to€Plaintiff.€€Also,€the€mere€fact€that€Excella€required€Plaintiff€to€pay€for€the€appraisalĪdoes€not€obligate€Ms.€Adkins€to€Plaintiff.€€It€is€common€knowledge€that€an€applicant€for€aĪmortgage€loan€is€required€to€pay€for€the€appraisal€as€an€expense€of€processing€the€application.ĖĖā āPlaintiff€cites€ōōTartara€v.€Palumboķķ,€224€Tenn.€262,€453€S.W.2d€780€(1970),€whereinĪthe€Supreme€Court€held€that€a€surveyor€employed€by€the€seller€to€survey€land€for€the€purposeĪof€describing€the€property€in€the€deed€of€transfer€could€be€held€liable€for€negligence€in€theĪsurvey.€€This€authority€is€distinguishable€from€the€present€case€in€which€the€appraiser€had€noĪcause€to€believe€that€her€report€of€the€value€of€the€house€would€be€relied€upon€by€the€buyer€to€Ėher€detriment.ĖĖā āNo€error€is€found€in€the€summary€judgment€dismissing€Shirley€Adkins.Ėā āĖō ōĶ  ĶAlan€Saturnķ ķĖĶ  Ķā āAlan€Saturn€was€designated€by€Excella€Mortgage€Company€to€prepare€the€necessaryĪdocuments€for€closing€the€sale,€to€supervise€their€proper€execution€and€to€properly€allocate€andĪdisburse€the€funds€provided€by€Excella.€€His€fee€was€paid€out€of€the€same€fund.ĖĖā āPlaintiff€asserts€that€Mr.€Saturn€failed€to€cause€a€2„10€Warranty€to€be€issued.€€This€wasĪa€type€of€insurance€policy€to€indemnify€Plaintiff€from€faults€in€the€house€which€becameĪapparent€at€least€2€years€and€not€more€than€10€years€after€the€closing.€€The€evidence€isÍuncontradicted€that€Mr.€Saturn€retained€funds€to€pay€for€the€policy€and€that€he€did€pay€for€theĪpolicy.€€Moveover,€none€of€the€complaints€asserted€in€this€case€arose€at€least€2€years€afterĪclosing.€€Plaintiff€asserts€that€Mr.€Saturn€represented€to€her€that€the€one„year€warranty€signedĪby€the€builder€was€a€satisfactory€substitute€for€the€2„10€warranty.€€All€of€Plaintiffđđs€presentĪcomplaints€are€during€the€first€year€and€were€covered€by€the€one€year€warranty.€€Even€thoughĪthe€2„10€warranty€may€have€never€been€received,€it€was€paid€for€and€enforceable€as€to€anyĪcomplaints€arising€2€years€or€more€after€the€closing.€€For€this€reason,€any€misrepresentation€asĪto€warranty€coverage€was€irrelevant€to€the€present€dispute.ĖĖā āPlaintiff€next€asserts€that€Mr.€Saturn€effected€the€closing€even€though€there€was€anĪoutstanding€judgment€lien€against€the€property.€€The€evidence€is€uncontroverted€that€the€titleĪpolicy€of€the€Defendant,€U.S.A.€Insurance€Company€of€New€York€protects€Plaintiff€from€lossĪon€account€of€said€lien,€that€the€matter€was€eventually€settled€and€the€said€insurance€companyĪwas€dismissed€from€this€suit€by€agreed€order€mentioned€above.ĖĖā āPlaintiff€complains€of€various€representations€made€to€her€by€Saturn€after€the€closing,Ībut€the€evidence€is€uncontroverted€that€the€duties€of€Saturn€to€Plaintiff€were€confined€to€theĪclosing€of€the€œsale›€and€that€no€actionable€representations€were€made€to€Plaintiff€by€Saturn€onĪthe€date€of€closing.ĖĖĶĶā āNo€error€is€found€in€the€summary€judgment€dismissing€Alan€Saturn.ĖĖĖō ōĶ  Ķā āStevens,€Hoffman€and€American€Realty,€Inc.ķ ķĖĶ  ĶĖĶĶā āThese€appellees€have€filed€no€brief€in€this€Court.€€In€the€Trial€Court,€they€filed€anĪanswer€and€a€motion€for€summary€judgment€relying€only€upon€the€deposition€of€Plaintiff€andĪtheir€supporting€brief.€€The€brief€is€not€included€in€the€appellant€record.€€The€complaint€alleges:ĖĶĶā āā  €€Mr.€Stevens€and€Ms.€Hoffman€made€material€representations€to€Ėā āā āPlaintiff€that€Ali€Noureddini/American€Homes,€Inc.€was€an€excellentĖā āā ābuilder€with€a€solid€reputation€in€the€community€for€home€building.ĖĖā āā  €€The€plaintiff€at€all€times€relied€on€the€superior€knowledge€andĖā āā āexpertise€of€defendants€Terry€Stevens€and€Lee€Ann€Hoffman.ĖĖā āā  €€In€reality,€defendants€Stevens€and€Hoffmanđđs€representations€Ėā āā āabout€the€skill€and€reputation€of€Noureddini/American€Homes,€Inc.Ėā āā āwere€false.ĖĖā āā  €€Plaintiff€alleges€that€these€defendants€knew€their€representationsĖā āā āabout€Noureddini/National€Homes,€Inc.€were€false€at€the€time€Ėā āā āthey€were€made,€or,€in€the€alternative,€these€defendants€made€Ėā āā āthese€representations€without€having€made€sufficient€inquiry€and€Ėā āā āwithout€sufficient€knowledge€as€to€the€truth€or€falsity€of€their€Ėā āā āstatements.Ėā āā āĖā āā  €€During€discussions€with€Terry€Stevens€and€Lee€Ann€Hoffman,Ėā āā āMr.€Stevens€and€Ms.€Hoffman€represented€to€the€plaintiff€that€Ėā āā āthe€subject€home€would€be€completed€no€later€tan€March€31,€Ėā āā ā1989.ĖĖā āā  €€In€direct€reliance€upon€the€representations€of€Terry€Stevens,€Ėā āā āLee€Ann€Hoffman,€Ali€Noureddini€and€National€Homes,€Inc.,€Ėā āā āthe€plaintiff€entered€into€a€contract€for€the€purchase€of€the€home€Ėā āā āat€1232€Reelfoot€Circle.ĖĖā āā  €€As€the€completion€date€for€the€subject€home€approached,€the€Ėā āā āPlaintiff€expressed€concern€to€defendants€Hoffman€and€Stevens€Ėā āā āas€agent€for€American€Realty€and€National€Homes,€Inc.€that€herĖā āā āhome€might€not€be€completed€in€a€timely€fashion.ĖĖā āā  €€Despite€the€fact€that€the€defendants€American€Realty,€Terry€Ėā āā āStevens,€Lee€Ann€Hoffman,€National€Homes€and€Ali€NoureddiniĖā āā āknew€that€the€subject€home€was€not€complete,€each€repeatedlyĖā āā āurged€the€plaintiff€to€go€ahead€with€closing.€€More€specifically,Ėā āā āthese€defendants€represented€to€the€plaintiff€that€the€home€was€Ėā āā āready€and€suitable€for€occupancy€and€that€any€remaining€workĖā āā āwas€minor.ĖĖā āā  €€The€defendants,€American€Realty,€Terry€Stevens,€Lee€Ann€Ėā āā āHoffman,€National€Homes,€Inc.,€and€Ali€Noureddini,€at€all€times€Ėā āā āmaterial€hereto,€possess€special€skill€and€knowledge€regarding€Ėā āā āthe€construction€and€sale€of€real€estate.ĖĖā āā  €€The€plaintiff€in€direct€reliance€on€the€representations€of€Ėā āā ādefendants€American€Realty,€Terry€Stevens,€Ali€Noureddini€Ėā āā āand€National€Homes,€inc.,€agreed€to€proceed€with€the€closing€Ėā āā āof€the€subject€property.ĖĖā āā  €€The€plaintiff€last€viewed€the€property€the€day€before€closingĖā āā āand€expressed€concerns€to€the€defendants€Terry€Stevens,€LeeĖā āā āAnn€Hoffman€and€Ali€Noureddini€and€employees€of€the€ExcellaĖā āā āMortgage€Company€about€whether€the€home€would€be€completeĖā āā āand€ready€for€occupancy€by€the€closing€date.€€These€defendantsĖā āā ārepeatedly€assured€plaintiff€that€everything€would€be€completedĖā āā āin€the€timely€and€workmanlike€manner.ĖĖā āā  €€Although€the€home€was€not€finished,€the€defendants,€Ali€Ėā āā āNoureddini,€Terry€Stevens,€Lee€Ann€Hoffman,€and€American€Ėā āā āRealty€and€Excella€Mortgage€urged€the€plaintiff€to€close€on€the€Ėā āā āhome.ĖĖā āā  €€The€defendants,€in€order€to€induce€the€plaintiff€to€close,€Ėā āā ācreated€a€đ đpunch€listđđ€of€uncompleted€items€to€be€corrected€Ėā āā āby€defendant€Noureddini€and/or€defendant€National€Homes€Ėā āā āimmediately€following€closing.€€A€copy€of€said€punch€list€Ėā āā āis€attached€hereto€as€Exhibit€C.ĖĖā āā  €€In€direct€reliance€on€the€representations€of€Terry€Stevens,Ėā āā āLee€Ann€Hoffman,€American€Realty,€Ali€Noureddini,€Ėā āā āNational€Homes,€Inc.,€Excella€Mortgage€and€Shirley€Atkins,€Ėā āā āthe€plaintiff€closed€the€loan€papers€on€the€home€on€April€3,€Ėā āā ā1989.ĖĖā āā  €€The€plaintiff€asserts€that€the€defendant€American€Realty,€Ėā āā āInc.,€Terry€Stevens,€Lee€Ann€Hoffman,€Excella€Mortgage€Ėā āā āCorporation,€Shirley€Adkins,€Ali€Noureddini,€Olifate€Ėā āā āNoureddini,€National€Homes,€Inc.,€and€Shirley€œAdkins,›€Ėā āā āknew€or€should€have€known€prior€to€the€closing€on€the€Ėā āā āsubject€property€that€no€Certificate€for€Use€and€Occupancy€Ėā āā āhad€been€issued.ĖĖā āā  €€The€plaintiff€alleges€that€the€acts€of€Ali€Noureddini,€Ėā āā āindividually,€and€National€Homes,€Inc.,€Terry€Stevens,€Lee€Ėā āā āAnn€Hoffman,€Shirley€Adkins,€and€Alan€Saturn€constitute€Ėā āā āmisrepresentation.ĖĖā āā  €€The€plaintiff,€as€a€direct€and€proximate€result€of€the€Ėā āā āDefendantsđđ€misrepresentations,€has€sustained€severe€and€Ėā āā āextensive€damages.ĖĖā āā  €€Plaintiff€alleges€that€the€acts€of€Ali€Noureddini,€individually,Ėā āā āand€NationalHomes,€Inc.,€Terry€Stevens,€Lee€Ann€Hoffman,€Ėā āā āShirley€Adkins,€and€Alan€Saturn€constitute€negligent€Ėā āā āmisrepresentation.ĖĖā āā  €€Plaintiff€alleges€that€defendants€Ali€Noureddini,€National€Ėā āā āHomes,€Inc.,€Terry€Stevens,€Lee€Ann€Hoffman,€Alan€Saturn€Ėā āā āand€American€Realty,€Inc.,€knew€that€her€home€was€not€ready€Ėā āā āfor€occupancy,€knew€it€had€not€been€approved€by€the€Ėā āā āMetropolitan€Codes€Administration€for€Davidson€County,€and€Ėā āā āknew€that€no€use€and€occupancy€letter€had€been€issued.€€These€Ėā āā ādefendants€also€knew€that€there€were€substantial€code€violations€Ėā āā ācausing€the€subject€home€to€be€unhabitable.€€Despite€this€Ėā āā āknowledge,€the€defendants,€and€each€of€them,€urged€the€plaintiff€Ėā āā āto€close€on€the€subject€home,€and€conspired€to€conceal€the€true€Ėā āā āstate€of€facts€from€the€plaintiff.ĖĖā āā  €€Furthermore,€these€defendants,€and€each€of€them,€knew€about€Ėā āā āthe€cloud€on€plaintiffđđs€title,€yet€each€of€them€conspired€to€Ėā āā āconceal€this€fact€from€plaintiff€and€persuaded€her€to€close€the€Ėā āā āpurchase.ĖĖĶĶā āThe€deposition€of€Plaintiff€consists€of€two€volumes€and€418€pages.€€It€has€beenĪreviewed€œthoroughly.€The€deposition€of€Plaintiff€shows€conclusively€that€she€has€no€evidenceĪto€support€an€award€of€damages€against€these€defendants€on€any€ground€alleged€in€theĪcomplaint.›ĖĖā āIn€summary,€Plaintiff€contracted€with€a€corporation€to€buy€a€house€from€a€corporationĪand€did€close€the€purchase€of€the€house€from€the€corporation€even€though€it€was€not€completedĪto€her€satisfaction.€€She€says€she€closed€the€sale€on€the€advice€of€her€lawyer€who€told€her€sheĪcould€rely€on€the€defendants€to€protect€her.€€On€such€evidence,€legal€liability€of€third€parties€toĪthe€transaction€cannot€rest.€ĖĖā āPlaintiff€cites€ōōGray€v.€Boyle€Investment€Companyķķ,€Tenn.€App.€1990,€803€S.W.2d€678,Īwhich€is€distinguishable.€€In€that€case€the€broker€received€the€purchase€money€from€PlaintiffsĪand€released€it€to€the€seller€knowing€that€the€holder€of€a€mortgage€holder€was€foreclosing€on€theĪproperty.€€There€is€no€showing€in€the€present€case€of€any€such€assumption€of€obligation€by€theĪbroker€or€its€agents.€€œMoreover,€in€the€cited€case,›€the€infirmity€in€title€was€not€such€as€would€beĪapparent€to€the€purchaser€and€resulted€in€the€loss€of€the€purchase€money.ĖĖā āIn€the€present€case,€Plaintiff€knew€of€the€defects€in€the€house€when€she€completed€theĪtransaction.€€Plaintiffsđđ€deposition€shows€that€she€has€no€evidence€that€these€defendants€œhad›Īknowledge€contrary€to€the€opinions€expressed€to€her.ĖĖā āUnder€these€circumstances,€summary€judgment€for€these€defendants€was€proper.€ĪōōMoman€v.€Waldenķķ,€Tenn.€App.€1986,€719€S.W.2d€533,€ōōCelotex€v.€Catrettķ퀄€U.S.€„€106€S€Ct.Ī2548,€91€L.€Ed€2d€285€(1986).€ĖĖĖĶĶō ōĶ  ĶAli€Noureddiniķ ķĖĶ  ĶĖĶĶā āThis€defendant€was€the€sole€stockholder,€president€and€active€controller€of€NationalĪHomes,€Inc.,€from€which€Plaintiff€purchased€the€house€in€question.€€As€previously€stated,€theĪcorporate€seller€was€not€œsued›€in€this€case,€despite€its€obvious€liability€as€builder€and€seller€ofĪthe€house.€€Plaintiff€seeks€to€impose€liability€upon€the€owner€of€the€corporation€upon€theoriesĪof€fraud,€deceit,€breach€of€warranty€violation€of€the€Tennessee€Consumer€Protection€Act€andĪmutual€mistake€of€fact.ĖĖā āAs€to€this€defendant,€the€Trial€Court€did€ōōnotķķ€grant€summary€judgment,€but€consideredĪall€the€evidence€and€entered€an€order€stating:ĖĶĶĖā āā  €€[T]he€Court€found€that€the€Defendant,€Ali€Noureddini€wasĖā āā ānegligent€and€did€not€build€the€house€in€question€in€a€goodĖā āā āand€workman€like€manner.€€The€Court€determined€that€the€Ėā āā āPlaintiff€is€entitled€to€recover€damages€in€the€amount€ofĖā āā āfifty€thousand€dollars€($50,000.00)€from€the€DefendantĖā āā āAli€Noureddini.ĖĖĖĶĶā āOn€appeal,€Plaintiff€complains€that€the€Trial€Court€failed€to€find€that€this€DefendantĪdeceived€and€defrauded€her€and€failed€to€award€punitive€damages,€đ đliquidated€damagesđđ€andĪattorneys€œfees.€€This›€Defendant€filed€no€brief€in€this€Court.ĖĖā āPlaintiffđđs€brief€cites€no€evidence€of€actual€fraud€in€misrepresenting€a€present€fact,€butĪrelies€upon€statements€of€Defendant€as€to€what€he€would€do€in€the€future.€€Such€statements€areĪnot€generally€regarded€as€a€valid€basis€for€an€action€for€fraud€and€deceit.ōō€€Fowler€HappyĪGoodman€Familyķķ,€Tenn.€1978,€575€S.W.2d€496.ōō€€Young€v.€Cooperķķ,€30€Tenn.€App.€55,€203ĪS.W.2d€376.ĖĖā āTo€establish€a€cause€of€action€for€negligent€misrepresentation,€the€statement€must€be€ofĪa€material€past€or€present€fact.€€Statements€of€opinion€or€intention,€puffing€sales€talk,€orĪconjecture€or€representation€of€future€events€are€not€actionable€even€though€they€may€laterĪprove€to€be€false.€€ōōMcElroy€v.€Boise,€Cascade€Corporationķķ,€Tenn.€App.€1982,€632€S.W.2dĪ127.ĖĖā āNeither€the€Plaintiff€nor€this€Defendant€questions€the€correctness€of€the€$50,000Ījudgment.€€This€Court€will€therefore€not€disturb€it.€€However,€the€record€does€not€support€anyĪincrease€in€the€judgment€as€urged€by€the€Plaintiff.ĖĖā āThe€judgment€of€the€Trial€Court€is€affirmed.€€Costs€of€this€appeal€are€assessed€to€theĪappellant.€€The€cause€is€remanded€to€the€Trial€Court€for€any€necessary€further€procedures.ĖĖAFFIRMED€AND€REMANDED.ĖĶĶā āā āā āā āā āā ā_______________________________________Ėā āā āā āā āā āā āHENRY€F.€TODDĖā āā āā āā āā āā āPRESIDING€JUDGE,€MIDDLE€SECTIONĖĖĖĖCONCUR:ĖĖĖ___________________________ĖSAMUEL€L.€LEWIS,€JUDGEĖĖĖ___________________________ĖBEN€H.€CANTRELL,€JUDGE