ÿWPCŸ …# VUNa %¯ 0(µbÝw.å4 ' 6 0J> 0Tˆ 0^Ü 0h: 0r¢ 0| 0† 0 1u¦ U, 0dG U,« U>× B)DC> AMU*Î Bø!v~6vÓ´ D3‡ 0@º AOúÆI 0D D/S B‚˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÀÌÀääÀÀÌ0 (ÖÃ9 Z ‹6Times New Roman RegularX($¡¡- ù-šD›DœDžŸÓ€©Gav ÔŒè 3|x©2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)< Œ 9p`(ModernP ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Monaco< Œ 9p`(&Times New Roman% Line 7 d!!!!7Border 1dd€-"Cþÿ << Gÿÿ< Œ 9p`(Arial d Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€ÔÔ€ ÔÝ  ÝÔ€$ÔÔ€$ÔÓ  Óò òÔ YYY ÔFILEDÔ€$XÔÌÌMay€31,€1996ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó óPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'@Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑMonacoÑÑ ÑÒ  BA Op Monaco ÒÒ  BA Op Monaco Ò%%%%'ÿÿdxd("ÿÿ$££Ò  ÒÒ  Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€ÔÓ&€X„d&ÓÑ#€Xd#ÑÔ€ ÔÝ  ÝÒ  ÒÒ „ ÒÑ  ÑÑ\R AØ'\ÑÑ€ÑÑ7€ÆXXdìdÈ7ÑÑ  ÑÑ  ÑTEDDIE›€œFUSTON›€œGREENE›,à àà à)Ìà àà àà àà àà àà à)Ìà àPlaintiff/Appellant,à àà àà à)Ìà àà àà àà àà àà à)à àWarren€ChanceryÌà àà àà àà àà àà à)à àNo.€€5926ÌœVS›.à àà àà àà àà àà à)Ìà àà àà àà àà àà à)à àAppeal€No.Ìà àà àà àà àà àà à)à à01„A„01„9512„CH„00562ÌÙ€€ÙœßL€#&";+'h|5` ç `€€Lß›JEANETTE€œBAYER›,€Individually€andà à)ÌJEANETTE€œBAYER›,€Trustee,à àà à)Ìà àà àà àà àà àà à)Ìà àDefendant/Appellee.à àà àà à)ÌÌÌà@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌÌà@ àMIDDLE€SECTION€AT€NASHVILLEÌÌÌà@ àAPPEAL€FROM€THE€CHANCERY€COURT€OF€WARREN€COUNTYÌÌà@ àAT€œMcMINNVILLE›,€TENNESSEEÌÌÌà@ àHONORABLE€CHARLES€œHASTON›,€CHANCELLORÌÌÌKEITH€S.€œSMARTT›Ì107€College€StreetÌœMcMinnville›,€Tennessee€37110ÌATTORNEY€FOR€PLAINTIFF/APPELLANTÌÌÌThomas€O.€œBratcher›ÌSTANLEY€&€œBRATCHER›Ì100€West€Main€StreetÌP.O.€Box€568ÌœMcMinnville›,€Tennessee€37110ÌATTORNEY€FOR€DEFENDANT/APPELLEEÌÌÌREVERSED€AND€REMANDEDÌÌà àà àà àà àà àHENRY€F.€TODDÌà àà àà àà àà àPRESIDING€JUDGE,€MIDDLE€SECTIONÌÌÌCONCUR:ÌBEN€H.€CANTRELL,€JUDGEÌWILLIAM€C.€KOCH,€JR.,€JUDGEÌÇœTEDDIE›€œFUSTON›€œGREENE›,à àà à€)Ìà àà àà àà àà àà à€)Ìà àPlaintiff/Appellant,à àà àà à€)Ìà àà àà àà àà àà à€)à àWarren€ChanceryÌà àà àà àà àà àà à€)à àNo.€€5926ÌœVS›.à àà àà àà àà àà à€)Ìà àà àà àà àà àà à€)à àAppeal€No.Ìà àà àà àà àà àà à€)à à01„A„01„9512„CH„00562ÌJEANETTE€œBAYER›,€Individually€andà à€)ÌJEANETTE€œBAYER›,€Trustee,à àà à€)Ìà àà àà àà àà àà à€)Ìà àDefendant/Appellee.à àà àà à€)̛̜Ìà@ àòòO€P€I€N€I€O€NóóÌÌÌÓÓà àThe€plaintiff,€œTeddie›€œFuston›€œGreene›,€has€appealed€from€the€summary€dismissal€of€herÏsuit€against€the€defendant,€Jeanette€œBayer›,€individually€and€as€trustee,€seeking€partition€of€theirÏrespective€interests€in€certain€ancestral€realty.ÌÌà àA€common€ancestor€of€the€parties€was€Ella€œFuston›,€who€had€three€children,€W.C.ÏœFuston›,€œL.D.›€œFuston,€Jr.,€and›€Jeanette€œFuston›.€€On€December€21,€1951,€Ella€œFuston›€and€herÏson,€W.C.€œFuston›€purchased€the€subject€property€as€equal€tenants€in€common.€€In€1957,€œW.C.›ÏœFuston›€died€without€issue,€and€his€one„half€interest€in€the€subject€property€was€inherited€by€hisÏbrother,€œL.D.›€œFuston›,€Jr.,€and€his€sister,€Jeanette€œFuston›€œBayer›,€in€equal€shares,€that€is,€a€one„fourth€interest€to€each.ÌÌà àOn€December€28,€1961,€œL.D.›€œFuston›,€Jr.,€executed€a€deed€conveying€his€interest€in€theÏsubject€property€to€his€sister,€Jeanette€œFuston›€œBayer›,€who€thereby€became€the€owner€of€a€one„half€interest€in€the€property€held€in€common€with€Ella€œFuston›€who€retained€the€one„half€interestÏoriginally€purchased€by€her.ÌÌà àOn€May€23,€1962,€Ella€œFuston›€œdied›€intestate,€leaving€her€one„half€interest€in€theÏproperty€to€her€two€surviving€children,€that€is,€a€one„fourth€interest€to€L.D.€œFuston›,€Jr.,€and€aÏone„fourth€interest€to€Jeanette€œFuston›€œBayer›.ÌÌà àOn€April€13,€1972,€L.D.€œFuston,€Jr.›€died€intestate.€€His€only€heir€was€his€daughter,ÏœTeddie€Fuston›€œGreene›,€who€brought€this€action€for€partition.ÌÌà àThe€defendantððs€motion€for€summary€judgment€read€as€follows:ÌÓÓà8 àà8 à€€Comes€now€the€defendant€and€would€move€for€summaryÏjudgment€in€her€favor€and€would€show€that€there€is€no€genuineÏissue€of€material€fact€and€that€the€defendant€is€entitled€toÏjudgment€in€her€behalf.Ìà8 àà8 à€€That€attached€to€the€answer€is€a€copy€of€a€deed€from€L.D.ÏœFuston›,€Jr.€to€Jeanette€œBayer›€conveying€all€of€L.D.€œFuston›ððsÏinterest€in€the€real€estate€in€question€to€the€defendant.€€This€deedÏwas€recorded€on€September€15,€1962€and€has€been€on€recordÏever€since.Ìà8 àà8 à€€That€the€plaintiff€has€no€interest€in€the€real€estate€and,€therefore,Ïcan€make€no€claim€to€the€real€estate€in€question.Ìà8 àà8 à€€Wherefore,€the€defendant€moves€for€summary€judgment€in€herÏbehalf€as€there€is€no€genuine€issue€of€material€fact€or€law€in€thisÏlitigation.̛̜ÌÓÓà àApparently,€the€copy€of€the€deed€of€L.D.€œFuston›,€Jr.€executed€on€December€4,€1961,Ïbefore€his€motherððs€death,€and€recorded€on€September€15,€1962,€after€his€motherððs€death,€wasÏthe€only€evidence€submitted€in€support€of€the€motion€for€summary€judgment.ÌÌà àIn€response€to€the€motion€for€summary€judgment,€plaintiff€filed€her€affidavit€reading€asÏfollows:ÌÓÓà8 àà8 à€€I,€œTeddie›€œFuston›€œGreene›,€after€being€duly€sworn€do€make€oathÏor€affirm€the€following:Ìà8 àà8 à€€1.€€I€am€competent€to€testify€and€make€the€following€statementÏbased€upon€my€own€personal€knowledge€except€where€theÍcontext€clearly€shows€that€a€given€statement€is€made€uponÏinformation€and€belief.Ìà8 àà8 à€€2.€€I€am€the€only€child€of€L.D.€œFuston›,€Jr.€€L.D.€œFuston›,€Jr.,ÏW.C.€œFuston›€and€Jeanette€œBayer›€are€the€only€children€of€the€lateÏElla€œMelton›€œFuston›.€€W.C.€œFuston›€died€childless€in€1957.€€L.D.ÏœFuston›,€Jr.,€died€on€April€13,€1972.Ìà8 àà8 à€€3.€€Ella€œMelton›€œFuston›€died€intestate€on€May€22,€1962.€€UponÏinformation€and€belief,€at€the€time€of€her€death,€Ella€œMelton›ÏœFuston›€was€the€owner€of€a€one„half€(ðð)€undivided€interest€inÏthe€premises€which€are€the€subject€of€this€suit€as€a€tenant€inÏcommon€under€a€Deed€from€Frank€œHennessee›,€Clerk€&€Master,Ïto€Ella€œFuston›€and€W.C.€œFuston›,€dated€December€14,€1951,€andÏrecorded€at€Warranty€Deed€Book€110,€Page€500.̛̜ÌÓӜ̛à àThe€Trial€Judge€delivered€the€following€oral€opinion€from€the€bench:ÌÓÓà8 àà8 à€€The€Court:€œ€All›€right.€€Iððve€got€together€with€my€Clerk€&ÏMaster€and€weððve€gone€over€this€thing€pretty€thoroughly.€€As€IÏunderstand€this,€the€plaintiff€claims€her€title€from€her€father,ÏL.D.€œFuston›,€Jr.,€gave€what€we€call€a€ð ðquit€claimðð€deed€toÏproperty€in€ðð61€to€Ms.€œBayer›€which€was€duly€recorded.€€TheÏhabendum€clause€states,€ð ðThis€deed€is€intended€to€conveyÏwhatever€interest€that€I€may€have€in€the€above€described€tracts€orÏparcels€of€land,ðð€which€is€where€the€question€of€law€arises€as€IÏunderstand€it.ÌÌà8 àà8 à€€œFuston›€had€an€expectancy€of€inheritance€as€to€the€tract€inÏquestion.€€Consideration€was€paid€by€his€sister€in€the€sum€ofÏ$4,000.00.€€Equity€has€long€recognized€the€right€to€convey€anÏexpectancy.€€Mr.€œSmartt›,€since€both€parties€were€òòsui€œjuris›óó€at€theÏtime,€the€deed€would€operate€as€a€contract€to€convey€when€theÏexpectancy€matured€which€would€come€when€their€survivingÏparent€died€in€ðð62.€€The€quit€claim€would€be€binding€on€the€heirÏof€œFuston›€as€he€survived€his€mother€and€died€in€1972.€€No€suitÏwas€brought€until€1994,€or€22€years€later.€€Tennessee€law€barsÏsuit€after€20€years€where€no€tax€has€been€paid€by€the€plaintiff.ÌÌà8 àà8 à€€Since€no€facts€seem€to€be€in€dispute,€the€summary€judgmentÏshould€be€granted.€€Earlier€Mr.€œSmartt›,€I€thought€you€were€right,Ïbut€Iððve€changed€my€mind€on€this€œthing›€and€after€our€lastÏargument€on€this,€I€believe€youððre€on€the€short€end€of€the€stick.€ÏSo€I€had€to€change€the€whole€thing€around.€€I€believe€you€canÏœquitclaim›€an€expectancy.€€Itððs€a€good€question.ÌÌà8 àà8 à€.€.€.€.ÌÌà8 àà8 à€€The€Court€Reporter€may€transcribe€what€I€have€just€œstated›€andÏput€in€your€Final€Order,€Iððll€be€happy€to€sign€it.̛̜ÌÓÓà àThe€judgment€granted€defendantððs€motion€for€summary€judgment€and€dismissedÏplaintiffððs€suit.ÌÌà àOn€appeal,€plaintiff€presents€two€issues,€as€follows:ÌÓÓà8 àà8 à1.€€Did€the€Trial€Court€err€in€granting€summary€judgmentÏrequested€by€defendant€where€a€material€issue€of€fact€was€inÏcontroversy?ÌÌà8 àà8 à2.€€Did€the€Trial€Court€err€in€determining€that€the€deed€at€issueÏconveyed€the€grantorððs€after„acquired€interest€to€the€defendantÏherein?ÌÌÌÓÓà àThe€second€issue,€which€is€specific,€will€be€considered€first.€€It€is€evident€from€theÏabove€quoted€oral€remarks€of€the€Trial€Judge€that€he€was€of€the€opinion€that€the€December€4,Ï1961,€deed€of€L.D.€œFuston›,€Jr.,€conveyed€not€only€the€interest€in€the€property€which€he€ownedÏon€the€date€of€the€deed,€but€also€any€and€all€interest€which€he€might€thereafter€acquire€by€anyÏmeans,€including€inheritance€from€his€mother.ÌÌà àThis€Court€cannot€agree.€€The€deed€in€question€states:ÌÓÓà8 àà8 àI,€.€.€.€do€remise,€release,€quitclaim€and€convey€.€.€.€all€my€right,Ïtitle,€interest€and€claim€in€and€to€the€following€described€land€.€.Ï.€.ÌÌà8 àà8 à.€.€.€.ÌÌà8 àà8 àThis€deed€is€intended€to€convey€whatever€interest€that€I€may€(sic)Ïin€the€above€tracts€or€parcels€of€land.̛̜ÌÓÓà àThe€deed€contains€no€covenant€or€warranty€that€the€conveyor€owns€any€particularÏinterest€in€the€land.ÌÌà àAt€the€time€of€the€execution€of€the€deed,€the€conveyor€owned€only€the€one„fourthÏinterest€in€the€land€which€he€inherited€from€his€brother,€W.C.€œFuston›.€€This€one„fourth€interestÏpassed€under€œthe›€quoted€deed,€and€is€not€involved€in€the€present€case.ÌÌà àAt€the€time€of€the€deed,€L.D.€œFuston,€Jr.›€owned€no€other€interest€in€the€subjectÏproperty,€but€his€mother,€Ella€œFuston,›€owned€a€one„half€interest,€and€L.D.€œFuston,€Jr.€had›€noÏinterest€whatever€in€his€motherððs€share€at€that€time.€€His€expectation€of€inheriting€a€part€of€hisÏmotherððs€property€was€not€a€vested€œright,›€but€a€mere€expectation,€requiring€that€his€motherððsÏownership€continue€to€her€death,€that€he€survive€her,€and€that€she€fail€to€make€otherÏtestamentary€disposition€of€her€interest€in€the€property.ÌÌà àAn€expectation€of€inheritance€may€be€assigned,€òòTaylor€v.€œSwafford›,€óó122€Tenn.€303,Ï123€œS.W.350›,€25€œL.R.A.›€N.S.€442€(1909),€but€there€is€no€suggestion€of€such€assignment€inÏthe€deed€of€December€28,€1961.ÌÌà àIf€there€be€no€warranty€of€title,€the€vendee€acquires€only€such€title€as€the€vendor€had€atÏthe€time€of€the€sale,€and€any€title€subsequently€acquired€by€the€vendor€does€not€inure€to€theÏbenefit€of€the€vendee.€€òòœGookin›€v.€Graham,€óó24€œTenn.,›€5€œHumphries›€480€(1844).ÌÌà àAbsent€such€an€assignment,€warranty€or€covenant,€the€defendant€acquired€by€said€deedÏno€right€in€or€claim€to€the€œ1/2›€interest€owned€by€Ella€œFuston›€at€the€time€L.D.€œFuston›,€Jr.€signedÏthe€December€28,€1961,€deed.ÌÌà àEssentially,€the€December€28,€1961,€deed€transferred€all€of€the€present€interest€of€theÏconveyor.€€òòSouthern€Iron€&€Coal€Co.€v.€œSchwoon›,€óó124€Tenn.€176,€135€œS.W.›€785€(1910).€ÏSince€it€did€not€purport€to€convey€a€fee,€or€complete€title,€it€created€no€obligation€to€surrenderÏan€after„acquired€interest€in€the€property.ÌÌà àIn€order€to€be€the€subject€of€a€valid€grant,€an€interest€in€land€must€exist€in€possession,Ïreversion€or€remainder,€or€by€executory€devise€or€contingent€remainder,€and€be€somethingÏmore€than€a€bare€possibility€of€an€interest€which€is€uncertain.€€òòBoard€of€Education€ofÏœHumphries›€County€v.€Baker,€óó124€Tenn.€œ39,›€œ13›œ4›€œS.W.›€863€(1910).ÌÌà àA€mere€uncertain€possibility€of€an€interest€in€land€or€a€mere€possibility€not€coupled€withÏan€interest€may€not€be€conveyed.€€26€œC.J.S.›€Deeds€ðð16,€p.605.ÌÌà àFor€the€foregoing€reasons,€the€1/4€undivided€interest€inherited€by€L.D.€œFuston›,€Jr.Ïœfrom›€his€mother€upon€her€death€on€May€23,€1962,€was€not€conveyed€by€the€deed€previouslyÏexecuted€by€L.D.€œFuston,€Jr.›€on€December€28,€1961.€€The€Trial€Court€erred€in€holdingÏotherwise.ÌÌà àThe€first,€general€issue,€requires€consideration€of€several€contentions.€€DefendantÏasserts€sole€title€by€her€sole€possession€and€control€of€the€property€for€more€than€thirty„fourÍyears.€€There€is€no€transcript€or€narrative€statement€of€the€evidence,€and€the€technical€recordÏcontains€no€evidence€of€defendantððs€possession€or€control€of€the€property€for€any€period€ofÏtime.€€The€existence€of€a€recorded€deed€to€a€part€interest€in€property€is€no€evidence€ofÏpossession€or€control.ÌÌà àMoreover,€the€possession€of€land€by€one€tenant€in€common€is€presumed€to€be€for€all€theÏtenants€owning€the€same,€for€every€presumption€is€that€the€possession€is€in€subordination€toÏthe€title€of€the€true€owners.€€To€remove€the€presumption,€the€fact€must€be€affirmatively€proved,Ïnot€merely€that€one€tenant€held€possession€for€himself€alone€and€adversely€to€his€œcotenants›,€butÏthat€his€œcotenants›€had€full€knowledge€of€such€adverse€claim€and€holding€during€all€the€time€ofÏadverse€holding.€€òòœDrewery›€v.€œNelms›,€óó132€Tenn.€254,€177€œS.W.›€946€(1915),€òòœMarr›€v.€œGilliam›,óóÏ41€Tenn.€(1€œColdwell›)€488€(1860);€òòœHubbard›€v.€Wood,€óó33€Tenn.€(1€œSneed›)€279€(1853).€€ÌÌà àA€cotenant€may€lose€his€rights€by€actual€ouster€from€the€premises,€but€a€silentÏpossession,€unaccompanied€by€some€act€which€amounts€to€an€exclusion€and€ouster€of€otherÏœcotenants›€cannot€be€construed€as€an€adverse€possession.€€òòœDrewery›€v.€œNelms›,€óó132€Tenn.€254,Ï177€œS.W.›€946€(1915).ÌÌà àDefendant€also€argues€that€plaintiffððs€rights€are€barred€by€non„payment€of€taxes€asÏprovided€by€T.C.A.€ðð28„2„110.€€There€is€no€evidence€in€this€record€as€to€payment€or€non„payment€of€taxes.€€Defendant€argues€that,€in€the€absence€of€a€transcript€or€statement€of€theÏevidence,€it€is€presumed€that€the€evidence€supports€the€finding€of€the€Trial€œJudge.›€€The€citedÏrule€applies€to€appeals€after€trial€upon€the€merits,€but€not€to€appeals€from€summary€judgments.ÌÌà àMoreover,€evidence€that€tenants€in€common€occupied€a€premises€for€more€than€20Ïyears,€paid€taxes,€made€repairs,€collected€rent€and€appropriated€same€to€œthemselves;›€but€gaveÏno€notice€of€an€adverse€œclaim,›€is€insufficient€to€establish€ouster€of€other€œcotenants›.€€òòMemphisÏHousing€Authority€v.€œMahoney›,€óó50€Tenn.€App.€117,€359€œS.W.2d›€851€œ(1962);›€òòœEckhardt›€v.ÏœEckhardt›,€óó43€Tenn.€App.1,€305€œS.W.2d›€346€(1957).ÌÌà àThe€Trial€Judge€did€err€in€granting€summary€judgment€to€the€defendant€because€theÏdefendant€did€not€present€uncontradicted€evidence€which€entitled€her€to€judgment€as€a€matter€ofÏlaw.€€œT.R.C.P.›€Rule€56.03;€òòGray€v.€Amos,€óóTenn.€App.€1993,€869€œS.W.2d›€925.ÌÌà àThe€judgment€of€the€Trial€Court€is€reversed€and€vacated.€€Costs€of€this€appeal€are€taxedÏagainst€the€defendant„appellee.€€The€cause€is€remanded€to€the€Trial€Court€for€furtherÏproceedings.ÌÌà àReversed€and€Remanded.ÌÓÓà àà àà àà àà àà à_______________________________________Ìà àà àà àà àà àà àHENRY€F.€TODDÌà àà àà àà àà àà àPRESIDING€JUDGE,€MIDDLE€SECTIONÌÌÌCONCUR:ÌÌÌÌ_____________________________________ÌBEN€H.€CANTRELL,€JUDGEÌÌÌÌ_____________________________________ÌWILLIAM€C.€KOCH,€JR.,€JUDGE