ÿWPC… …# VUNa %¯ 0µUD¼ 4  # w# 0J3 0T} 0^Ñ 0h/ 0r— 0| 0†… 0  1u›U, 0d<U, U>ÌU* B)4DC] AM U*í Bè4v~vÓš D3m 0@  AOàÆ/ 0Dõ D/9 Bh˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÀÌÀääÀÀÌ0†(ÈhH  Z ‹6Times New Roman RegularX(ß Ñ$¡¡ÑTR[  AØ'ÿ Legal[  AØ'ÿ Legal AØ'ÿ Legal AØ'ÿ LegalTÑÒ°ÒÒ„°ÒÔ€XgØXXXÔÑ7€UXXdìXXdì7ÑÑ  ÑÓ  Ó8§ÖhZŠ,Century-WP RegularnnG 3|xNDÓ€N2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô  ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)< Œ 9p`(ModernP ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Monaco< Œ 9p`(&Times New Roman< Œ 9p`(Times% Line 7 d!!!!7Border 1dd€-"Cþÿ << Gÿÿ< Œ 9p`(Arial d ÞÝ ƒ!ÝÑ  ÑÑ#€d#ÑÔ€ÔÔ€ÔÑ\R AØ'\ÑÒ  ÒÒ „ ÒÔ€ÔÑ#€d#ÑÑ  ÑÓ  ÓÝ  ÝÔ€$ÔÔ€$ÔÓ  Óò òÔ YYY ÔFILEDÔ€$XÔÌÌFebruaryÏ28,Ï1996ÌÌCecilÏW.ÏCrowsonÌAppellateÏCourtÏClerkÔ  Ôó óPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'@Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑMonacoÑÑ ÑÒ  BA: T Monaco ÒÒ  BA: T Monaco Ò%%%%'ÿÿdxd("ÿÿ$££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€ÔÑ\R AØ'\ÑÒ  ÒÒ „ ÒÔ€ÔÑ#€  Xd#ÑÑ#€  Xd#ÑÑ  ÑÓ  ÓÝ  ÝÑ  ÑÑ  Ñà@ àò òIN€THE€COURT€OFÏAPPEALS€OF€TENNESSEEÌà@ àWESTERN€SECTION€ATÏNASHVILLEÌÙ€€ÙßL€#&";+'h|?ä` ˆ, `€€Lßà àà àÏ_______________________________________________ÌÌCYNTHIA€C.€LEES,€ó óIndividuallyÌand€as€Trustee€and€Next€of€ÌFriend€of€ò òCAROLYN€HOLDERÌGLASGOW,€ó óand€ò òR.€H.€PURSELL,Ìó óExecutor€for€the€Estate€of€ò òWAYNEÌB.€GLASGOW,€SR.,ó óÌÌà àPlaintiffs„Appellees,Ìà àà àà àà àà àà àà àSumnerÏChancery€No.€94C„414ÌVs.à àà àà àà àà àà àà àC.A.€No.Ï01A01„9507„CH„00305ÌÌò òHICKORY€POINTE€LIMITEDÌPARTNERSHIP,€NATIONSBANK€ÌOF€TENNESSEE,€N.A.,€and€ROBERTÌE.€WOOD,€ó óÌÌà àDefendants„Appellants.Ì_________________________________________________________________________ÌÌà@ àFROM€THE€SUMNER€COUNTYÏCHANCERY€COURTÌÌà@ àTHE€HONORABLE€TOM€E.ÏGRAY,€CHANCELLORÌÌÌÌÌà@ àPhillip€North€and€David€Kimbrough€ofÌà@ àNorth,€Pursell€&€Ramos€of€NashvilleÌà@ àFor€AppelleesÌÌà@ àRandal€S.€Mashburn€and€Darwin€A.€Hindman,€III,€ofÌà@ àBaker,€Donelson,€Bearman€&€Caldwell€of€NashvilleÌà@ àFor€AppellantsÌÌÌà@ àò òòòAFFIRMED€AND€REMANDEDó óóóÌÌà@ àOpinion€filed:ÌÌÌÌÌà àà àà àà àà àà àà àò òW.€FRANK€CRAWFORD,Ìà àà àà àà àà àà àà àPRESIDING€JUDGE,€W.S.ÌÌCONCUR:ÌÌALAN€E.€HIGHERS,€JUDGEÌÌWILLIAM€H.€WILLIAMS,€SENIOR€JUDGEó óÌÌÌÓÓà àThis€case€involves€the€validity€of€two€judgment€liens€on€realÏestate.€€Plaintiffs,€Cynthia€Lees€and€R€H.€Pursell,€obtained€judgmentsÏagainst€Wayne€B.€Glasgow,€Jr.,€in€Maury€County,€Tennessee€andÍWilliamson€County,€Tennessee,€respectively.€€Both€judgments€wereÏrecorded€in€the€Register's€Office€of€Sumner€County,€Tennessee,€onÏDecember€18,€1992.Ìà àOn€December€9,€1994,€plaintiffs€filed€the€complaint€in€this€caseÏseeking€to€enforce€the€liens€to€satisfy€the€judgments.€€The€complaintÏsets€out€in€detail€the€nature€and€extent€of€the€respective€judgments€andÏalleges€that€certified€copies€of€the€judgments€were€duly€recorded€inÏthe€Register's€Office€of€Sumner€County,€Tennessee,€on€December€18,Ï1992.€€The€complaint€further€alleges€that€at€the€time€the€judgmentsÏwere€recorded,€the€subject€real€estate€was€titled€in€the€name€of€CondorÏProperties,€a€sole€proprietorship€owned€by€the€debtor,€Wayne€B.ÏGlasgow,€Jr.€€Ìà àThe€complaint€avers€that€by€deed€recorded€May€3,€1993,€in€theÏRegister's€Office€of€Sumner€County,€Tennessee,€Condor€PropertiesÏconveyed€the€subject€real€estate€to€Julian€Hayden€and€Jack€R.€Hamm€byÏan€instrument€titled€"Deed€Transferring€Property€in€Satisfaction€ofÏNon„Recourse€First€Mortgage€Obligation."€€The€plaintiffs€aver€that€atÏthe€time€this€conveyance€took€place,€their€judgment€liens€were€dulyÍrecorded€in€the€Sumner€County€Register's€Office,€and€that€also€recordedÏin€Sumner€County€was€a€certified€copy€of€an€order€from€the€ProbateÏCourt€for€Williamson€County,€Tennessee,€restraining€the€transfer€of€anyÏproperty€by€Wayne€B.€Glasgow,€Jr.,€including€any€property€held€byÏGlasgow€in€the€name€of€Condor€Properties.€€Condor€Properties'€deed€toÏHayden€and€Hamm€was€signed€by€Wayne€B.€Glasgow,€Jr.,€as€the€soleÏowner€of€Condor€Properties.Ìà àThe€complaint€further€avers€that€Hayden€and€Hamm€conveyed€theÏproperty€to€J.€D.€Eatherly€by€warranty€deed€recorded€December€13,Ï1993,€in€the€Register's€Office€of€Sumner€County,€and€that€EatherlyÏsubsequently€conveyed€the€property€to€defendant€Hickory€PointeÏLimited€Partnership€by€warranty€deed€recorded€on€December€13,€1993,Ïin€said€Register's€Office.€€By€trust€deed€recorded€on€April€28,€1994,€inÏthe€Register's€Office€of€Sumner€County,€Hickory€Pointe€conveyed€theÏproperty€to€defendant,€Robert€E.€Wood,€trustee,€to€secure€anÏindebtedness€in€favor€of€defendant,€NationsBank€of€Tennessee.€€TheÏcomplaint€avers€that€plaintiffs'€executions€on€both€the€Maury€CountyÏand€Williamson€County€judgments€were€returned€"nulla€bona"€inÍNovember,€1994.€€Plaintiffs€aver€that€the€liens€of€their€judgments€areÏsuperior€to€the€title€of€Hickory€Pointe€and€to€the€trust€deed€to€WoodÏsecuring€the€indebtedness€to€NationsBank.€€The€plaintiffs€contend€thatÏthe€liens€should€be€enforced€by€the€sale€of€the€property€to€satisfy€theirÏjudgments€against€Glasgow.Ìà àDefendants'€answer€admits€the€recording€of€the€variousÏdocuments€set€out€in€the€complaint,€but€denies€the€authenticity€ofÏthese€documents.€€The€answer€also€specifically€denies€that€CondorÏProperties€was€a€legal€entity€entitled€to€own€property,€denies€thatÏCondor€Properties€was€the€legal€owner€of€the€real€estate,€denies€thatÏCondor€Properties€had€the€power€to€convey€the€real€estate,€and€deniesÏthat€Glasgow€had€title€to€the€property€at€the€time€of,€or€following,€theÏattachment€of€the€judgment€liens.€€The€answer€further€denies€thatÏplaintiffs€have€liens€on€the€property€and€alternatively€asserts€that€anyÏof€plaintiffs'€liens€would€be€inferior€to€the€defendants'€interest€in€theÏproperty.Ìà àThe€trial€court€granted€plaintiffs'€motion€for€judgment€on€theÏpleadings€and€subsequently€granted€plaintiffs'€motion€for€summaryÍjudgment.€€The€order€granting€summary€judgment€reaffirmed€the€court'sÏprior€ruling€on€the€judgment€on€the€pleadings€that€plaintiffs'€judgmentÏliens€were€valid€and€superior€to€defendants'€rights€in€the€property.€€ItÏappears€that€the€trial€court,€in€acting€on€the€motion€for€judgment€onÏthe€pleadings,€considered€documents€not€filed€as€part€of€the€pleadings.€ÏTherefore,€we€will€consider€this€as€an€appeal€from€the€order€grantingÏsummary€judgment.Ìà àDefendants'€appeal€presents€two€issues€for€our€review:€€ÌÓÓà8 àà8 à1.€€Whether€the€trial€court€erred€in€finding€thatÏthe€deed€to€"Condor€Properties"€was€a€valid€deed.ÌÌà8 àà8 à2.€€Whether€the€trial€court€erred€in€finding€thatÏthe€validity€of€the€deed€and€judgment€liens€couldÏbe€determined€from€parol€evidence€in€the€formÏof€subsequently€filed€documents.ÌÌÓÓà àThe€facts€are€virtually€undisputed,€and€defendants€do€not€assertÏthat€this€was€not€a€proper€case€for€summary€judgment.€€Defendants'Ïposition€is€that€plaintiffs'€judgment€liens€did€not€attach€to€the€subjectÏproperty,€because€the€debtor,€Glasgow,€did€not€have€title€to€theÏproperty€at€the€time€the€liens€were€filed€or€any€time€thereafter.€€Ìà àIt€is€undisputed€that€in€1987,€fee€simple€title€to€the€subjectÏproperty€was€vested€in€Julian€Hayden€and€Jack€R.€Hamm€(hereinafterÏHayden€and€Hamm).€€The€history€of€the€subject€property€subsequent€toÏthat€time€is€reflected€in€the€following€documents€duly€recorded€in€theÏRegister's€Office€of€Sumner€County,€Tennessee:Ìà àà àà àòòFiled:óóÌÓÓà8 àà8 àNovember€10,€1987à àWarranty€Deed€fromÏHayden€à àà àà àà àand€Hamm€to€WayneÏB.Ìà àà àà àà àà àà àGlasgow,€Jr.,€Trustee,Ìà àà àà àà àà àà àRecorded€in€Deed€Book€548,Ìà àà àà àà àà àà àPage€381.ÌÌà àà àNovember€10,€1987à àTrust€Deed€from€Wayne€B.Ìà àà àà àà àà àà àGlasgow,€Jr.,€Trustee,€Ìà àà àà àà àà àà àsecuring€purchase€moneyÌà àà àà àà àà àà ànote€to€Hayden€and€Hamm,Ìà àà àà àà àà àà àRecorded€in€Trust€DeedÌà àà àà àà àà àà àBook€559,€Page€786.ÌÌà àà àOctober€2,€1989à àà àQuit€Claim€Deed€from€WayneÌà àà àà àà àà àà àB.€Glasgow,€Jr.,€Trustee,€toÌà àà àà àà àà àà àC.€Don€Tyner,€Recorded€in€TrustÌà àà àà àà àà àà àDeed€Book€102,€Page€694.ÌÌà àà àOctober€2,€1989à àà àWarranty€Deed€from€C.€DonÌà àà àà àà àà àà àTyner,€Trustee,€and€C.€DonÌà àà àà àà àà àà àTyner€to€Condor€Properties,Ìà àà àà àà àà àà àRecorded€in€Record€Book€102,Ìà àà àà àà àà àà àPage€698€(This€conveyance€Ìà àà àà àà àà àà àwas€subject,€among€otherÌà àà àà àà àà àà àthings,€to€Trust€Deed€RecordedÌà àà àà àà àà àà àin€Trust€Deed€Book€559,€Page€Ìà àà àà àà àà àà à786,€as€modified€through€Ìà àà àà àà àà àà àAmendment€and€Modification€Ìà àà àà àà àà àà àAgreement€in€Record€Book€102,€Ìà àà àà àà àà àà àPage€€684).ÌÌà àà àDecember€18,€1992à àCertified€copies€of€judgmentsÌà àà àà àà àà àà àfrom€Maury€County€and€Ìà àà àà àà àà àà àWilliamson€County€RecordedÌà àà àà àà àà àà àin€Record€Book€299,€Page€428,Ìà àà àà àà àà àà àand€Record€Book€299,€page€425,Ìà àà àà àà àà àà àrespectively.ÌÌà àà àDecember€18,€1992à àCertified€copies€of€judgmentsÌà àà àà àà àà àà àfor€attorney€fees€entered€in€Ìà àà àà àà àà àà àProbate€Court€for€WilliamsonÌà àà àà àà àà àà àà àà àCounty,€Recorded€in€RecordÌà àà àà àà àà àà àBook€299,€page€432.ÌÌà àà àMarch€3,€1993à à€à àCertified€copy€of€Order€enteredÌà àà àà àà àà àà àin€Probate€Court€for€WilliamsonÌà àà àà àà àà àà àCounty,€Tennessee,€restrainingÌà àà àà àà àà àà àtransfer€of€any€property€of€Ìà àà àà àà àà àà àWayne€B.€Glasgow,€Jr.,€(includingÌà àà àà àà àà àà àbut€not€limited€to€property€heldÌà àà àà àà àà àà àby€Wayne€Glasgow,€Jr.,€in€the€Ìà àà àà àà àà àà àname€of€Condor€Properties),€Ìà àà àà àà àà àà àRecorded€in€Record€Book€313,€Ìà àà àà àà àà àà àPage€14.ÌÌà àà àMay€3,€1993€à àà àWarranty€Deed€from€CondorÌà àà àà àà àà àà àProperties,€a€sole€proprietorshipÌà àà àà àà àà àà àto€Hayden€and€Hamm€RecordedÌà àà àà àà àà àà àin€Record€Book€325,€Page€830ÌÌà àà àDecember€13,€1993à àQuit€Claim€Deed€from€C.€DonÌà àà àà àà àà àà àTyner,€Trustee,€to€Hayden€andÌà àà àà àà àà àà àHamm€Recorded€in€Record€Book€Ìà àà àà àà àà àà à385,€Page€573.ÌÌà àà àDecember€13,€1993à àWarranty€Deed€from€Hayden€andÌà àà àà àà àà àà àHamm€to€J.€D.€Eatherly,Ìà àà àà àà àà àà àRecorded€in€Record€Book€385,Ìà àà àà àà àà àà àPage€580.ÌÌà àà àDecember€13,€1993à àWarranty€Deed€from€Eatherly€toÌà àà àà àà àà àà àHickory€Pointe€Limited€Partner„Ìà àà àà àà àà àà àship,€Recorded€in€Record€Book€385,€Ìà àà àà àà àà àà àPage€599.ÌÌà àà àApril€24,€1994à àà àTrust€Deed€from€Hickory€Pointe€Ìà àà àà àà àà àà àLimited€Partnership€to€Robert€Ìà àà àà àà àà àà àWood,€Trustee€for€NationsBank€Ìà àà àà àà àà àà àof€Tennessee,€N.A.,€Recorded€in€Ìà àà àà àà àà àà àBook€419,€Page€116.ÌÌÓÓà àThe€chancellor€found€that€the€deed€from€Tyner€to€Condor€wasÏvalid€and€that€Glasgow€owned€the€property€at€the€time€the€liensÏattached,€because€Condor€Properties€was€an€assumed€name€of€Glasgow,ÏCondor's€sole€proprietor.€€Defendants€argue€that€the€chancellor€erred€inÍfinding€this€deed€to€be€valid,€because€"Condor€Properties"€is€a€fictitiousÏgrantee.€€Relying€on€ò òòòWeihl€v.€Robertsonó óóó,€97€Tenn.€458,€37€S.W.€274Ï(1896),€defendants€assert€that€Condor€Properties€is€a€fictitous€grantee,Ïand€therefore,€the€deed€from€Tyner€to€Condor€conveyed€no€legal€title.€€InÏò òòòWeihló óóó,€defendant€Robertson€deeded€property€to€a€fictitious€name€and€inÏeffect€was€deeding€the€property€to€himself.€€The€court€found€that€theÏdeed€was€void,€and€that€title€remained€with€the€grantor.€€We€agree€withÏdefendants€that€a€deed€to€a€fictitious€grantee€conveys€no€title.€ÏHowever,€in€the€case€before€us,€we€are€dealing€with€a€somewhatÏdifferent€situation.€€In€this€case,€Condor€Properties€is€in€the€nature€of€aÏ"trade€name,"€€rather€than€a€fictitious€grantee.€€23€Am.Jur.2d€ò òòòDeedsó óóó,€ððÏ38€(1983),€states:ÌÓÓà8 àà8 àðð€38.€„€ò òGrantee.ó óÌà8 àà8 à€€€The€rule€that€a€deed€which€names€as€grantee€aÏnonexistent€person€is€void€applies€only€when€theÏnamed€grantee€does€not€in€fact€exist,€and€not€toÏthe€situation€where€a€person€in€existence€isÏdescribed€by€a€fictitious€or€assumed€name.€€If€aÏliving€or€legal€person€is€identifiable€as€theÏgrantee€named€in€the€deed,€the€deed€is€valid.€€IfÏthe€grantee€is€an€existing€person,€capable€ofÏtaking€title€to€real€estate,€and€the€delivery€ofÍthe€deed€is€made€to€him€or€to€someone€in€hisÏbehalf,€the€title€will€pass€to€him€although€theÏname€by€which€he€is€described€in€the€deed€is€aÏfictitious€or€assumed€one.€€In€other€words,€if€aÏliving€or€legal€person€is€intended€as€the€granteeÏand€identifiable,€the€deed€is€valid€however€heÏmay€be€named€in€the€deed.€€The€name€is€merely€aÏmeans€of€identification,€and€it€is€sufficient€toÏdesignate€him€by€his€customary€name€evenÏthough€that€is€not€his€true€name.ÌÌÓÓà àIn€this€case,€Condor€Properties€was€the€named€grantee€in€a€deedÏdated€October€2,€1989,€which€conveyed€the€property€subject€to€theÏtrust€deed€in€favor€of€Hayden€and€Hamm.€€In€July€of€1990,€Hayden€andÏHamm,€the€holder€of€the€trust€deed€on€the€property,€accepted€a€deedÏfrom€Condor€Properties€executed€by€Wayne€Glasgow,€Jr.,€the€soleÏproprietor.€€This€deed€stated€that€the€terms€of€the€trust€deed€held€byÏHayden€and€Hamm€were€modified€and€amended€by€agreement€betweenÏHayden,€Hamm,€and€Condor€Properties.€€The€consideration€for€this€deedÏto€Hayden€and€Hamm€was€the€satisfaction€and€cancellation€of€theÏindebtedness€owed€and€secured€by€the€November€10,€1987,€deed€of€trustÏto€Hayden€and€Hamm.€€The€instruments€of€record€establish€that€HaydenÏand€Hamm€knew€that€Condor€Properties€was€an€assumed€or€trade€nameÍand€accepted€the€deed€from€Glasgow€acting€as€Condor€Properties.€€UnderÏthe€instruments€in€the€record,€the€trial€court€correctly€found€that€theÏdeed€to€Condor€Properties€was€not€invalid.€€Ìà àThe€deed€from€Condor€Properties€to€Hayden€and€Hamm€was€a€deedÏin€satisfaction€of€the€trust€deed€held€by€Hayden€and€Hamm€andÏessentially€a€deed€in€lieu€of€foreclosure.€€While€a€foreclosure€of€HaydenÏand€Hamm's€trust€deed€would€have€extinguished€the€subsequently€filedÏjudgment€liens,€the€deed€in€lieu€of€foreclosure€is€subject€to€validlyÏacquired€intervening€rights.€€ò òòòSee€Budensiek€v.€Williamsó óóó,€1988€WLÏ102774,€at€*5€(Tenn.€App.€W.S.€at€Knoxville,€Oct.€6,€1988).€€Although€theÏdeed€from€Condor€Properties€to€Hayden€and€Hamm€is€dated€in€July,Ï1990,€which€is€prior€to€the€time€the€judgment€liens€were€recorded€inÏSumner€County,€the€deed€was€not€recorded€until€May€of€1993.€€UnderÏthese€circumstances,€the€judgment€liens€encumbered€Glasgow'sÏproperty€prior€to€the€transfer€of€the€property€to€Hayden€and€Hamm.€€ò òòòSeeÏHames€v.€Archer€Paper€Co.ó óóó,€45€Tenn.€App.€1,€319€S.W.2d€252€(1958).Ìà àDefendants€also€assert€that€the€chancellor€erred€in€consideringÏevidence€concerning€the€validity€of€the€deed€from€Tyner€to€CondorÍProperties,€because€the€evidence€came€into€existence€after€the€deedÏwas€executed€and€delivered.€€Defendants€assert€that€the€trial€courtÏshould€not€have€considered€later€deeds€(particularly€the€deed€fromÏCondor€to€Hayden€and€Hamm)€in€ruling€that€the€chain€of€title€to€theÏsubject€property€sufficiently€notified€subsequent€purchasers€thatÏCondor€Properties€was€a€sole€proprietorship€owned€by€Glasgow.€ÏDefendants€argue€that€this€is€parol€evidence€in€the€form€ofÏsubsequently€filed€documents€and€is€subject€to€the€rule€that€parolÏevidence€is€inadmissible€to€vary€the€terms€of€an€unambiguous€deed.€€Ìà àWe€do€not€view€this€proof€as€varying€the€terms€of€the€deed.€€InÏthis€case,€the€proof€shows€that€Hayden€and€Hamm€held€a€valid€deed€ofÏtrust€on€the€property€in€question€and€recognized€Glasgow,€the€soleÏproprietor€of€Condor€Properties,€as€the€owner€of€the€property.€€HaydenÏand€Hamm€took€a€deed€from€Glasgow€as€sole€proprietor€of€CondorÏProperties€rather€than€foreclose€on€the€trust€deed,€thereby€subjectingÏthemselves€and€their€grantees€to€possible€claims€of€parties€withÏintervening€rights.€€Hayden€and€Hamm€certainly€recognized€the€validityÏof€the€conveyance€from€Tyner€to€Condor€Properties€and€from€CondorÍProperties€to€them€when€they€executed€a€warranty€deed€to€Eatherly.€ÏThe€trial€court€properly€considered€proof€of€Hayden€and€Hamm'sÏrecognition€of€title.Ìà àWhere€one€recognizes€another's€title,€he€is€estopped€toÏafterwards€deny€that€title€and€his€privies€are€estopped€to€the€sameÏextent€as€the€original€parties.€€ò òòòSpicer€v.€Kimesó óóó,€25€Tenn.€App.€247,Ï156€S.W.2d€334€(1941).€€In€ò òòòDuke€v.€Hopperó óóó,€486€S.W.2d€744€(Tenn.€App.Ï1972),€this€Court€stated:€ÌÓÓà8 àà8 à€€€Ordinary,€recitals€of€matters€of€fact€containedÏin€a€deed€are€binding€on€both€the€grantor€and€theÏgrantee,€such€as€the€date€of€the€instrument,€theÏexistence€of€prior€agreements,€and€the€nature€orÏstatus€of€either€grantor€or€grantee.€€See€31€C.J.S.ÏEstoppel,€ðð€37,€page€330€and€ðð€38,€pages€333„334.€€Also,€Henderson€v.€Overton€(1830)€10€Tenn.Ï(2€Yerg.)€394„397;€Denny€v.€Wilson,€County,Ïsupra.ÌÌò òòòId.ó óóó€at€748.ÌÌÓÓà àAs€stated€above,€Hayden€and€Hamm€recognized€that€CondorÏProperties€owned€the€subject€property,€and€this€recognition€is€in€theÏchain€of€title.€€The€defendants'€interest€in€the€subject€property€can€riseÍno€higher€than€the€interest€of€their€grantor,€Eatherly,€whose€interestÏwas,€in€turn,€limited€to€the€title€conveyed€to€him€by€Hayden€and€Hamm.Ìà àAccordingly,€the€judgment€of€the€trial€court€is€affirmed€and€theÏcase€is€remanded€to€the€trial€court€for€such€further€proceedings€as€mayÏbe€necessary.€€Costs€of€the€appeal€are€assessed€against€the€appellant.ÌÓÓà àà àà àà àà àà à____________________________________Ìà àà àà àà àà àà àò òW.€FRANK€CRAWFORD,€Ìà àà àà àà àà àà àPRESIDING€JUDGE,€W.S.Ìó óÌò òCONCUR:ÌÌÌó ó_________________________________Ìò òALAN€E.€HIGHERS,€JUDGEó óÌÌÌ_________________________________Ìò òWILLIAM€H.€WILLIAMS,€ÌSENIOR€JUDGEó ó