˙WPC7 …# VUNa %¯ 0(ĩbŨw.å4 ' 6 0J> 0Tˆ 0^Ü 0h: 0rĸ 0| 0† 0 1uĻ 0d U> B)Ŋ DCæ AM)U*v v~ą B/vĶL D3 0@R AO’Æá 0D§ D/ë B˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTĀĖĀääĀĀĖ0 (ÖÃ9 Z ‹6Times New Roman RegularX($ĄĄ- ų-úDûüEũūE˙Ķ€ DŌ 3|x 2 ˙˙0Indent1Ô2ÔÔ3  Ô2" ˙˙0Indent2ā0 āÔ2ÔÔ3  Ô2, ˙˙0Indent3ā0 āā0 āÔ2ÔÔ3  Ô26 ˙˙0Indent4ā0 āā0 āā0 āÔ2ÔÔ3  Ô2@ ˙˙0Indent5ā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2J ˙˙0Indent6ā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2T ˙˙0Indent7ā0 āā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô2^ ˙˙0Indent8ā0 āā0 āā0 āā0 āā0 āā0 āā0 āÔ2ÔÔ3  Ô ˙˙?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ˙˙8Mac DefaultMac DefaultĶ ` °šXĶ< Œ 9p`(&Times New Roman% Line 7 d7Border 1dd€- Cū˙ << G˙˙< Œ 9p`(Arial Ũ ƒ!ŨŅ  ŅŅ#€d#ŅÔ€ÔŨ  ŨÔ€"ÔÔ€"ÔĶ  Ķō ōÔ YYY ÔFILEDÔ€"XÔĖĖDecember€11,€1996ĖĖCecil€W.€CrowsonĖAppellate€Court€ClerkÔ  Ôķ ķPtPtHHÚ(˙á˙âųFG(üHHÚ(d'h dStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃĐ ĐĐHHĐĐ  ĐĐ2ĐĐ˙˙¸æ$˙ĐĐHHĐĐĐĐĐĐĐĐ  ĐĐ ĐĐ ĐŅŅŅGenevaŅŅ ŅŅ € ŅŅ<Px–ČŅŌŌŌ443!#4ŌŌ$ *$ŌŌ$*$ŌŌ ˙KK ŌŌ  Geneva ŌŌ  Geneva ŌĶ.,ĶĶĶĶ6ĶĶ ĶßßßßßßßßßßßßßßßßßßŅGenevaŅŅ ŅŌ  inion Geneva ŌŌ  inion Geneva Ō%%%%'˙˙dxd("˙˙$ŖŖŌ  ŌŌ  Ō€-‚ƒCū˙<< C˙˙ƒLevel 1Level 2Level 3Level 4Level 5($$””ō ōÚ  Ú1Ú  Úķ ķ„„'÷˙ dxdü˙P PdŨ ƒ!ŨÔ . ÔÔ€ÔŨ  ŨŅ  ŅŌ  ŌŌ ° ŌŌ  ŌŌ „ ŌŅ\R AØ'\ŅŅ\R AØ'\ŅŅ€ŅŅ7€vEXXdėdČ7ŅŅ  ŅŅ  Ņō ō›Ū ŪĖHAROLD€HENSLEY€and€wife,€ā āā ā)ĖLIDIA€HENSLEY,ā āā āā āā ā)Ėā āā āā āā āā āā ā)Ėā āPlaintiffs/Appellants,ā āā ā)Ėā āā āā āā āā āā ā)ā āSumner€County€ChanceryĪCourtĖā āā āā āā āā āā ā)ā āNo.€€92C„176ĖVS.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 ā01A01„9607„CH„00296˜Ų€€ŲŲ€€ŲßR€!# A1-j|` į `€€@˙RߛRONNIE€HENSLEY€BRITT,ā āā ā)Ėā āā āā āā āā āā ā)Ėā āDefendant/Appellee.ā āā āā ā)ĖĖĖĖā@ āIN€THE€COURT€OF€APPEALS€OF€TENNESSEEĖā@ āMIDDLE€SECTION€AT€NASHVILLEĖĖā@ āAPPEAL€FROM€THE€CHANCERY€COURT€FOR€SUMNER€COUNTYĖā@ āAT€GALLATIN,€TENNESSEEĖĖā@ āHONORABLE€TOM€E.€GRAY,€JUDGEĖķ ķĖĖĖHAROLD€H.€COLEĖ326€West€Drive,€Box€170ĖWhite€House,€TN€37188ĖĖATTORNEY€FOR€PLAINTIFFS/APPELLANTSĖĖĖROBERT€G.€INGRUMā āā āā āā āā āNATHAN€HARSHĖ117€East€Main€Streetā āā āā āā āā āGuardian€Ad€LitemĖGallatin,€TN€37066ā āā āā āā āā ā123€Public€Squareā āĪā āā āā āā āā āā āā āā āGallatin,€TN€37066ĖATTORNEY€FOR€DEFENDANT/APPELLEEĖĖĖō ōĶ  ĶÔ€ŧÔAFFIRMED€AND€REMANDED.ķ ķÔ€XÔĖĶ  ĶĖĖĖā āā āā āā āā āHENRY€F.€TODDĖā āā āā āā āā āPRESIDING€JUDGE,€MIDDLE€SECTIONĖĖĖCONCUR:ĖĖSAMUEL€L.€LEWIS,€JUDGEĖBEN€H.€CANTRELL.,€JUDGEĖĖĖĖĖĖĖĖĖĖō ōHAROLD€HENSLEY€and€wife,€ā āā ā)ĖLIDIA€HENSLEY,ā āā āā āā ā)Ėā āā āā āā āā āā ā)Ėā āPlaintiffs/Appellants,ā āā ā)Ėā āā āā āā āā āā ā)ā āSumner€County€ChanceryĪCourtĖā āā āā āā āā āā ā)ā āNo.€€92C„176ĖVS.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 ā01A01„9607„CH„00296ĖRONNIE€HENSLEY€BRITT,ā āā ā)Ėā āā āā āā āā āā ā)Ėā āDefendant/Appellee.ā āā āā ā)ĖĖĖĶĶÔ€ŧÔā@ āōōO€P€I€N€I€O€Nķķķ ķÔ€XÔĖĶĶĖĶĶĶ  Ķā āThe€captioned€plaintiffs€have€appealed€from€a€non„jury€judgmentĪof€the€Trial€Court€in€their€favor€and€against€the€captioned€defendant€inĪthe€amount€of€$14,607.51.€€Plaintiffs€had€sued€for€$86,000.00,€arisingĪout€of€a€series€of€transactions€between€the€parties.ĖĖā āThe€plaintiff,€Harold€Hensley,€is€the€brother€of€Ronnie€Britt,€aĪwidow€of€some€means,€including€a€residence€and€property€in€SumnerĪCounty,€Tennessee.€€Prior€to€June€23,€1990,€plaintiffs,€Harold€and€LidiaĪHensley€sold€their€home€in€Florida€and€moved€into€an€unfinished€đ đguestĪhouseđđ€on€the€property€of€defendant.€€On€June€23,€1990,€defendantĪexecuted€a€warranty€deed€conveying€to€plaintiffs€a€one„half€interest€inĪa€log€home€located€on€her€property.€€The€warranty€deed€was€neverĪrecorded.€€Plaintiffs€completed€the€construction€of€the€guest€house€andĪoccupied€it€rent„free€for€two€years.€€In€1992,€defendant€sold€the€logĪhome€and€appurtent€land.ĖĖā āOn€June€23,€1992,€plaintiffs€filed€this€suit€alleging:ĖĖā ā1.ā āDefendant€had€sold€the€log€house€for€$206,000.00€withoutĪaccounting€to€plaintiffs€for€their€share€received€by€the€unrecordedĪdeed.ĖĖā ā2.ā āPlaintiffs€spent€$86,000.00€in€completing€construction€ofĪthe€house€occupied€by€them.ĖĖā ā3.ā āOn€June€14,€1991,€defendant€delivered€to€plaintiffs€aĪ$50,000.00€check€which€was€a€gift.ĖĖā ā4.ā āDefendant€was€about€to€evict€plaintiffs€from€the€houseĪoccupied€by€them.ĖĖā āThe€complaint€prayed€for€judgment€for€$86,000.00€or,€in€theĪalternative,€for€conveyance€of€đ đthe€aforementioned€propertyđđ€toĪplaintiffs.ĖĖā āDefendant€answered€asserting€that€she€had€paid€plaintiffsĪ$50,000.00€in€satisfaction€of€the€cost€of€completing€the€house€occupiedĪby€them€and€denying€any€other€obligation€to€them.€She€also€deniedĪdelivery€of€the€unrecorded€deed€to€plaintiffs€and€averred€that€it€wasĪtaken€from€her€home€without€her€knowledge€or€consent.ĖĖā āBy€counterclaim,€defendant€sought€possession€of€the€houseĪoccupied€by€plaintiffs,€a€list€of€personalty€in€the€possession€ofĪplaintiffs,€and€a€judgment€for€$74,582€for€money€loaned€to€plaintiffs.ĖĖā āPlaintiffs€answered€the€counter€complaint€generally€denyingĪmaterial€allegations€thereof;€however,€they€admitted€occupation€of€theĪhouse€and€possession€of€some€of€the€personalty€mentioned€in€theĪcounterclaim€and€further€admitted€that€defendant€had€contributedĪ$11,608.50€to€the€cost€of€completion€of€the€house.ĖĖā āOn€October€13,€1992,€after€a€partial€evidentiary€trial,€the€TrialĪCourt€ordered€the€plaintiffs€to€vacate€the€house€occupied€by€them€andÍordered€defendant€to€deposit€with€the€Clerk€and€Master€$86,000€of€theĪproceeds€of€the€sale€of€the€log€house.ĖĖĖĖā āOn€November€1,€1992,€plaintiffs€filed€the€following€motion:ĖĶĶā āā  €€Plaintiffs€move€the€court€for€an€order€permitting€them€toĖā āā āamend€by€€interlineation€€their€€complaint€filed€herein€in€the€Ėā āā āfollowing€particulars,€to„wit:ĖĖā āā  €€By€€inserting€after€the€end€of€paragraph€3€of€theĪcomplaintĖā āā āto€€read€€as€€follows:€đ đThat€defendant€owes€plaintiffs€theĪsumĖā āā āof€$103,000.00€from€the€sale.đđĖĖā āā  €€By€€inserting€€after€€paragraph€2€€of€€the€€prayer€asĪfollows:Ėā āā āđ đThat€€€plaintiffs€€€€recover€€€€from€€€defendant€€€the€€€sum€€Īof€Ėā āā ā$103,000.00€as€their€rightful€share€of€property€sold€inĪwhichđđĖā āā āthey€held€a€one„half€undivided€interest.đđĖĖā āā  €€The€grounds€for€this€motion€are:ĖĖā āā  €€1.€€That€€a€€gift€€of€€real€€property€by€deed€to€theĪplaintiffs,€Ėā āā āHensleys,€was€made€by€the€defendant,€Ronnie€Britt.ĖĖā āā  €€2.€€That€€the€€plaintiffs,€€Hensleys,€are€entitled€to€one„half€Ėā āā āof€ĶĶthe€proceeds€from€the€sale€of€the€đ đgiftđđ€real€property.ĖĖā āOn€December€14,€1992,€the€Trial€Court€entered€an€order€stating:ĖĶĶā āā  €€This€€€cause€€came€€on€€to€€be€€heard€€on€€the€€7th€€day€ofĖā āā āDecember,€€1992€€€before€€€the€€Honorable€€Tom€€E.€€Gray,€Ėā āā āChancellor,€€€sitting€€€for€€the€€Chancery€€Court€€of€€Sumner€Ėā āā āCounty,€€€Tennessee€€€€upon€€€the€€€€Motion€€€of€€€€Plaintiffs,€Ėā āā āHAROLD€€HENSLEY€€and€€wife,€€LIDIA€€HENSLEY,€€to€Ėā āā āAmend€their€Complaint.ĖĖā āā  €€ORDERED,€€€ADJUDGED€€€€AND€€€€DECREED€€€€that€Ėā āā āplaintiffs,€€€€HAROLD€€€€HENSLEY€€€€and€€€€wife,€€€€LIDIA€ĖĶĶā āā āHENSLEY,€are€granted€leave€to€amend€their€Complaint.€ĖĖā āOn€March€7,€1995,€on€motion€of€defendant,€the€Trial€CourtĪappointed€a€guardian€ad€litem€for€her€because€of€her€extreme€disability.€ĪThe€guardian€ad€litem€adopted€all€pleadings€filed€by€counsel€forĪdefendant.€€ĖĖā āUpon€a€further€evidentiary€trial€without€a€jury,€the€Trial€JudgeĪfound€the€facts€as€follows:ĖĶĶā āā  €€1.€€RONNIE€HENSLEY€BRITT€owned€improved€€realĖā āā āestate€property€in€Sumner€County,€Tennessee€which€is€theĖā āā āsubject€of€this€suit.ĖĖā āā  €€2.€€HAROLD€HENSLEY€and€wife,€LIDIA€HENSLEYĖā āā āsold€their€home€in€Florida€and€moved€to€Sumner€County,Ėā āā āTennessee€€at€€the€invitation€of€RONNIE€HENSLEY€BRITTĖā āā āto€€reside€€with€€her.€The€evidence€does€not€support€a€findingĖā āā āby€the€Court€that€the€Hensleys€moved€to€Tennessee€pursuantĖā āā āto€€a€€contract€with€Ronnie€Hensley€Britt€to€care€and€provideĖā āā āservices€for€her.ĖĖā āā  €€3.€€RONNIE€HENSLEY€BRITT€did€present€a€deed€datedĖā āā āJune€€23,€€1990€€to€€HAROLD€€HENSLEY€and€wife,€LIDIAĖā āā āHENSLEY,€€as€€tenants€€by€€the€€entirety,€which€conveyed€toĖā āā āthem€€a€€one„half€€interest€€in€€the€tract€of€real€property.€ĪThis€Ėā āā ādeed€was€never€recorded,€and€the€one„half€interest€in€theĪrealĖā āā āproperty€€was€€not€€a€€gift€€but€€was€€in€€nature€of€anĪequitableĖā āā āmortgage€as€it€was€the€intent€of€RONNIE€HENSLEY€BRITT,Ėā āā āHAROLD€€HENSLEY€€and€€wife,€LIDIA€HENSLEY€for€the€Ėā āā āreal€property€to€serve€as€security€for€the€repayment€ofĪmoneyĖā āā āthe€€Hensleys€were€expending€for€the€construction€of€aĪhouseĖā āā āon€property€owned€by€RONNIE€HENSLEY€BRITT.ĖĖā āā  €€4.€€HAROLD€€HENSLEY€€and€€wife,€€LIDIA€€HENSLEYĖā āā āexpended€from€their€funds€$78,906.19€on€the€constructionĪofĖā āā āa€€house€on€property€owned€by€RONNIE€HENSLEY€BRITTĖā āā āin€Sumner€County,€Tennessee.ĖĖā āā  €€5.€€RONNIE€HENSLEY€BRITT€has€reimbursed€HAROLDĖā āā āHENSLEY€and€wife,€LIDIA€HENSLEY€$59,798.68€for€saidĖā āā āconstruction€costs.Ėā āĖā āā  €€6.€€RONNIE€€HENSLEY€€BRITT€€had€€made€€loans€€in€the€Ėā āā āamount€€€of€€€$2,500.00€€€to€HAROLD€€HENSLEY,€€and€€this€Ėā āā āamount€€€shall€€be€€a€€set„off€€against€€the€€balance€€due€€to€Īthe€Ėā āā āPlaintiffs€from€RONNIE€HENSLEY€BRITT.ĖĖā āā  €€7.€€Plaintiffs,€HAROLD€HENSLEY€and€LIDIA€HENSLEY,Ėā āā āare€due€€$14,607.51€€from€€the€€monies€€€held€€€by€€€this€€ĪCourt€Ėā āā ādeposited€by€RONNIE€HENSLEY€BRITT.ĖĖā āā  €€8.€€The€€Guardian€€Ad€€Litem,€€Nathan€€Harsh,€is€due€his€fee€Ėā āā āwhich€shall€be€assessed€as€costs€to€be€paid€from€the€fundsĪheldĖā āā āon€deposit€by€this€Court€upon€filing€an€Affidavit€ofĪAttorneyđđsĖā āā āFees€by€the€Guardian€Ad€Litem.ĖĖā āā  €€9.€€Robert€€G.€€Ingrum,€€Attorney€€for€€Defendant,€is€due€his€Ėā āā āfee€€which€€shall€€be€paid€from€the€funds€held€on€deposit€byĪthisĖā āā āCourt€upon€filing€an€Affidavit€of€Attorneyđđs€Fees.ĖĖā āā  €€10.€The€costs€of€this€cause€shall€be€assessed€to€theĪDefendant/Ėā āā āCounter„Plaintiff,€RONNIE€HENSLEY€BRITT,€to€be€paid€fromĖā āā āfrom€€RONNIE€€HENSLEY€€BRITT,€€to€be€paid€from€the€funds€ĖĶĶā āā āheld€on€deposit€by€this€Court.ĖĖā āJudgment€was€entered€accordingly.€€ĖĖĶĶā āOn€appeal,€plaintiffs€present€the€following€issues:ĖĖā āā  €€The€issues€in€this€case€ARE:ĖĖā āā  €€a)€whether,€under€the€facts€and€circumstances€of€theĪcase,Ėā āā āan€€€implied€€€contract€€€existed€€€between€€plaintiffs€€and€Īthe€Ėā āā ādefendant;€andĖĖā āā  €€b)€whether€the€contract,€if€any,€was€induced€byĪfraudulentĖā āā āmisrepresentation;€andĖā āĖĶĶā āā  €€b)€the€measure€of€damages€by€a€breach€of€the€contract.ĖĖā āThe€analysis€and€evaluation€of€the€evidence€is€complicated€by€theĪfact€of€two€trials€in€the€first€of€which€the€defendant€testifiedĪregarding€a€part€of€the€issues€and€in€the€second€of€which€defendant€didĪnot€testify€because€she€was€incapacitated.Ėā āā āĖā āPlaintiffs€first€assert€that€there€is€no€evidence€to€support€aĪcontractual€relationship€between€them€and€defendant.€€This€isĪconfusing,€because€œthe€plaintiffđđs›€also€insist€that€œthey›€did€have€anĪagreement€with€defendant€to€come€to€Tennessee€and€care€for€her€andĪher€property.ĖĖā āApparently,€plaintiffs€assert€an€agreement€to€care€for€defendantĪand€her€property€and€assert€that€the€unrecorded€deed€was€a€gift€withoutĪcondition.€€The€answer€of€defendant€denies€that€the€unrecorded€deed€toĪthem€was€an€absolute€conveyance,€and€insists€that€it€was€security€forĪreimbursement€of€the€money€they€spent€finishing€the€house€theyĪoccupied€without€paying€rent.€€The€defendant€did€not€testify€in€supportĪof€her€allegation€that€the€deed€was€executed€to€secure€reimbursementĪof€plaintiff€for€construction€costs€and€never€delivered€because€she€wasĪincapacitated€at€the€time€of€the€hearing€on€this€issue.ĖĖā āThe€defendant€did€testify€at€this€first€hearing€that€she€did€notĪrequest€any€services€of€plaintiffs€except€the€completion€of€the€houseĪthey€occupied.€€She€further€testified€that€she€did€not€claim€any€rentalĪfor€their€occupancy€of€the€house,€and€that€she€had€reimbursed€plaintiffsĪfor€most,€if€not€all€of€the€construction€expenses.ĖĖā āMr.€Hensley€testified€that€the€$50,000.00€check€was€a€gift,€orĪđ đplay€money;đđ€that€the€deed€was€delivered€to€his€wife€on€July€5,€1990,Íone€day€after€their€arrival€in€Tennessee;€that€they€never€recorded€theĪdeed€or€paid€any€taxes€on€the€property;€that€he€told€defendant€that€hisĪwife€wanted€some€kind€of€security,€and€the€deed€was€that€security.€€HeĪtestified€verbatim€as€follows:ĖĶĶā āĖā āā  €€Q.€€Okay.€€€And€if€I€understood€your€testimony€from€Mr.Ėā āā āCole,€€you€didnđđt€particularly€care€which€place€you€lived€in,Ėā āā ābut€if€you€had€money€in€the€little€house,€you€wanted€a€deed€Ėā āā āto€that;€is€that€right?ĖĶĶĖĶĶā āā  €€A.€€Yeah.ĖĖā āā  €€Q.€€Okay.€€So€the€deed€to€the€big€house€didnđđt€make€anyĖā āā ādifference€to€you,€the€other€house€that€you€were€going€to€„„Ėā āā āshe€was€going€to€let€you€live€in,€that€didnđđt€really€make€anyĖā āā ādifference€€to€€you€€just€as€long€as€you€had€a€place€to€live;€isĖā āā āthat€right?ĖĖā āā  €€A.€€Thatđđs€right.ĖĖā āā  €€Q.€€All€€right.€€Now,€€your€attorney€has€acknowledged€in€Ėā āā āsome€€of€your€pleadings€that€Mrs.€Britt€paid€$11,608.50€onĖā āā āa€house.€€Is€€that€€figures€€that€you€and€he€came€up€with€off€Ėā āā āthe€€checks€€that€€I€€provided,€or€do€you€know€how€you€got€Ėā āā āthat€figure?ĖĖā āā  €€A.€€That€was€when€we€first€started,€so€thatđđs€four€or€five€Ėā āā āyears€ago.€€So€I€donđđt€know€how€we€come€up€with€it.€€€ButĖĶĶā āā āthat€was€the€checks€she€provided.ĖĖIn€the€light€of€the€pleadings,€the€issues€before€the€Trial€Court€and€thisĪCourt€were€and€are:ĖĖā ā1.ā āWhat€was€the€purpose€and€intent€of€the€warranty€deed€to€aĪone„half€interest€in€the€log€house?ĖĖā ā2.ā āWhat€was€the€purpose€and€intent€of€the€$50,000€checkĪdelivered€to€plaintiffs?ĖĖā ā3.ā āWhat,€if€any€money€is€due€the€plaintiffs€from€defendant?ĖĖā āThe€second€issue€will€be€discussed€first€for€a€reason€that€willĪlater€appear.€€As€stated,€Mr.€Hensley€testified€that€the€$50,000.00Īcheck€was€a€gift€of€đ đplay€money.đđ€€Mrs.€Britt€testified€that€it€wasĪreimbursement€of€construction€expenses.€€The€Trial€Judge€who€saw€andĪheard€the€witnesses€in€person€credited€the€testimony€of€Mrs.€Britt€andĪdisregarded€that€of€Mr.€Hensley€on€this€subject.€€In€the€absence€ofĪcompelling€evidence€to€the€contrary,€this€Court€is€bound€by€the€decisionĪof€the€Trial€Judge.€€ōōState€ex€rel.€Balsinger€v.€Town€of€Madisonvilleķķ,€222ÍTenn.€272,€282,€435€S.W.2d€803,€807€(1968).ōō€€Hudson€v.€Cappsķķ,€Tenn.ĪApp.€1983,€651€S.W.2d€243,€246.€€There€is€no€compelling€evidence€to€theĪcontrary.€€Therefore,€this€Court€must€affirm€the€finding€that€Mrs.€BrittĪtold€the€truth€about€the€check€and€other€reimbursements,€and€that€Mr.ĪHensley€did€not€tell€the€truth€on€the€same€œsubject.›ĖĖā āOn€the€first€issue,€the€defendant€is€at€somewhat€of€aĪdisadvantage€because€her€testimony€is€not€available.€€However,€theĪcircumstances€support€her€position.€€An€obligation€to€reimburseĪexpenses€incurred€at€her€request€and€the€admitted€desires€of€plaintiffsĪfor€security€for€reimbursement,€the€admitted€facts€that€the€deed€wasĪnever€recorded€and€that€no€taxes€were€ever€paid€thereon€by€plaintiffs,Īand€the€lack€of€any€evidence€of€the€exercise€of€dominion€or€control€orĪcollection€of€rent€by€the€plaintiffs€are€all€telling€circumstancesĪmilitating€against€an€absolute€conveyance.€€ĖĖā āAnother€significant€circumstance€is€that€the€original€complaint,Īfiled€on€June€23,€1992,€prayed€only€for€the€$86,000.00€constructionĪexpenses,€ōōor,€in€the€alternativeķķ,€for€a€conveyance€of€đ đthe€aboveÍmentioned€propertyđđ€to€plaintiffs,€and€the€amendment€to€request€one„half€of€the€proceeds€of€the€sale€of€property€did€not€occur€untilĪNovember€1,€1992.€€The€decision€of€the€Trial€Judge€as€to€credibility€onĪthe€check€issue€is€a€circumstance€supporting€his€decision€on€the€deedĪissue€under€the€rule€of€đ đFalsus€in€uno,€falsus€in€omnibus,đđ€that€is,€if€aĪwitness€is€found€to€have€testified€€falsely€as€to€one€fact,€the€court€isĪjustified€in€disregarding€other€testimony€of€that€witness€as€untrue,Īeven€though€the€other€testimony€is€uncontradicted.€€ōōFrierson€v.ĪGalbreathķķ,€80€Tenn.€(12€Lea)€129€(1883),€ōōBuchanan€v.€Harrisķķ,€Tenn.€App.Ī1995,€902€S.W.2d€941.ĖĖā āIn€12€Thompson€on€Real€Property,€Thomas€Edition,€1994,€đđĪ101.08(a)€p.p.€502€and€503,€is€found€the€following€text:ĖĶĶā āā  €For€€centuries,€€equity€€€has€€€received€€€proof€€€that€€deeds€Ėā āā āpurporting€€€to€€€convey€€€an€€€absolute€€legal€€and€€equitable€Ėā āā āinterest€were,€in€fact,€meant€to€grant€only€a€securityĪinterestĖā āā āand,€upon€a€finding€of€such€intent,€has€recognized€an€equityĖā āā āof€redemption€in€the€grantor.ĖĶ  Ķ„€„€„€ĖĶ  Ķā āā  €€The€€evidence€€that€€security€€only€€was€€intended€may€be€Ėā āā āwritten€€or€€oral.€€The€statute€of€frauds€is€not€a€bar€to€proof€Ėā āā āby€€parol€€that€€a€€deed€€absolute€€on€its€face€was€meant€as€a€Ėā āā āmortgage.ĖĶ  Ķ„€„€„€Ķ  Ķā āā  €€Proof€that€the€conveyance€was€intended€as€security€mustĖā āā ā€establish€€that€€the€grantor€was€indebted€to€the€grantee€and€Ėā āā āthat€€the€€conveyance€€was€€€intended€€by€the€€grantor€€€as€€a€Ėā āā āsecurity€device.ĖĶ  Ķ„€„€„€ĖĶ  Ķā āā  €€Intent€that€the€transfer€create€only€€a€security€interestĪcanĖā āā ābe€€established€€circumstantially.€€Among€€the€€factors€€toĪbe€Ėā āā āconsidered€on€the€question€of€€intent€are€(1)€the€existenceĪofĖā āā āa€€debt,€€(2)€€the€€relationship€€between€€the€€parties,€€(3)€Īthe€Ėā āā āavailability€€€of€€€legal€€€advice,€€(4)€€the€€€sophistication€€Īand€Ėā āā ācircumstances€€of€€the€parties,€(5)€the€adequacy€ofĪconsidera„Ėā āā ātion€€and€€(6)€€the€€possession€€of€€the€€property.€€€Where€€the€€€€€€€Ėā āā āgrantor€continues€to€€occupy€€the€€premises€€and€€to€€pay€€the€Ėā āā āproperty€€taxes€€and€€hazard€€insurance€€premiums€and€where€Ėā āā āthe€€consideration€€received€€by€the€grantor€is€much€lessĪthan€Ėā āā āthe€€value€of€the€property,€the€inference€is€particularlyĪstrong€ĖĶĶā āā āthat€a€security€device€was€intended.€ĖĖā āTo€the€same€effect€is€an€extensive€article€on€absolute€deeds€asĪequitable€mortgages€in€59€CJS€Mortgages€đđđđ€18„70,€p.p.€53„110.ĖĖā āIn€ōōEdwards€v.€Huntķķ,€Tenn.€App.€1982,€635€S.W.2d€696,€this€CourtĪaffirmed€a€judgment€holding€an€absolute€deed€to€be€a€mortgage,€butĪmodified€to€award€damages€instead€of€title€to€the€property€becauseĪtitle€had€been€conveyed€to€an€innocent€purchaser.ĖĖā āThe€circumstances€stated€and€the€application€of€the€đ đfalsus€inĪunođđ€rule€produce€adequate€support€for€the€finding€of€the€Trial€CourtĪthat€the€unrecorded€deed€was€not€an€absolute€conveyance€but€securityĪfor€an€obligation.Ėā āThis€Court€is€satisfied€to€affirm€the€finding€of€the€Trial€JudgeĪthat€the€unrecorded€deed€was€an€equitable€mortgage€to€be€discharged€byĪpayment€of€the€secured€debt.ĖĖā āThe€third€issue€is€resolved€by€the€disposition€of€the€first€andĪsecond€together€with€the€previously€stated€rule€as€to€theĪconclusiveness€of€the€finding€of€the€Trial€Court€on€issues€of€credibility.€ĪThere€is€adequate€evidence€to€support€the€finding€of€the€Trial€Judge€asĪto€the€balance€€due€plaintiffs€for€construction€costs.ĖĖā āThe€judgment€of€the€Trial€Court€is€affirmed.€€Costs€of€this€appealĪare€taxed€against€the€plaintiffs.€€The€cause€is€remanded€to€the€TrialĪCourt€for€necessary€further€proceedings.ĖĖō ōĶ  ĶÔ€ŧÔAFFIRMED€AND€REMANDEDā āÔ€XԀ€€€ķ ķĖĶĶĶ  ĶĖā āā āā āā āā āā ā_______________________________________Ėā āā āā āā āā āā āHENRY€F.€TODDĖā āā āā āā āā āā āPRESIDING€JUDGE,€MIDDLE€SECTIONĖĖĖĖCONCUR:ĖĖ_____________________________________ĖSAMUEL€L.€LEWIS,€JUDGEĖĖ_____________________________________ĖBEN€H.€CANTRELL,€JUDGE