ÿWPCâ ê•/µÌכŅJÐ,­R›ÁÔ¨ô–YˆfÍ̤çn,3Þã¼Çý,Qϯbpc…Òcy5>üïñÿƼݑÎe¿ç6͘ÀW¹Ayž‡ê,…Z¸™ÎÂ+ â®+ÕÄ]µôe㎒ñ~ÎJâkœrpõº^*ÐJ>Íbï:£XMqŸÇ›ôzG7S-X‚Æý–È×ÈÕׇ{£y†–‡äù•ݨõ×$åRõ¨DLÏô.}Û.÷•;Œ!ꀤbÞ÷.ÍApßQ¯±ù¹KŒ^æðˆŽ?ºï £„ö®›µÅly5{“<ú ä*­zbâ'ïši¾û«÷‡¥'(˜‹¶ZA‡ä"oùãV=C&¸T*NKƒ ¸™ã –W4óWž•²4e1ÄnÃe³šdƒù+Ñ,‰­`v(œkÓŒVLàBûïfò\MD#N@zõ?fÓ'P‚Ï¢k½=€„‚lœµ¤0ò• U ‡@Q‹A…®¹#[¬ ^èR§ôy_1]ã}°<|9Š|@†r×–…ëcË.ä8w}Y~ùkßA…‹ž7 üP§çbÿþñT'cK?Ï;MãÚèœÎÁ×¥³n\IòÑbÌLj‡3ðž¯El´øÌ1`#!@UNa %¯ 0(µwÝ4áõ N 0l 0Dz UN¾ ø å ÷é åà^ ÅÑ mÓ AQêU;4’U:ÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆ BÆ 0Dã 0D' 0Dkk D3¯˜HP LaserJet 8000 DN PSØÚØÚÚØØÚ0(ÈhH  Z ‹6Times New Roman RegularX($¡¡{Z='p3|x((3üÝ$¤¤Ý ƒ!ÝÝ  Ýà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó(ÈhH  Z 6Times New Roman Regular îÝ ƒ üÝ$Ýà  àòòÚ  Ú3Ú  ÚóóÝ  ÝÔ_ÔThe€descriptions€contained€in€the€Mix€and€Smith€deeds€is€as€follows:Ð ° ÐÌà8  àBeginning€on€a€concrete€corner€marker€at€the€[Northwest]€corner€of€a€1ðð€acreÏtract€owned€by€Ray€Miller,€runs€thence€with€Millerððs€West€boundary€South€14Ïdecrees€East€710€feet€to€a€concrete€corner€marker€at€his€Southwest€corner;€thenceÏWest€537€feet€to€a€concrete€corner€marker€at€the€Northwest€corner€of€the€MillerÏHeirsðð€property;€thence€South€to€and€with€a€wire€fence€1210€feet€to€the€corner€ofÏsaid€fence;€thence€West€1120€feet€to€a€stake;€thence€South€3€degrees€EastÏ(Magnetic€bearing)€2900€feet€to€a€stake€in€C.V.€Maxwellððs€North€boundary;€.€.€.€.€ ÛÝ ƒ üÝ$Ýà  àòòÚ  Ú5Ú  ÚóóÝ  ÝÔ_ÔThe€Millersðð€counter„claim€sought€damages€for€the€timber€that€the€Mixes€had€removedÐ ° Ðfrom€the€disputed€property.€€ íÝ ƒ üÝ$Ýà  àòòÚ  Ú4Ú  ÚóóÝ  ÝÔ_ÔThe€results€of€Mr.€Colemanððs€survey€and€Mr.€Barrettððs€survey€differ€with€respect€toÐ ° Ðapproximately€28.5€acres€of€real€property.€€ ÛÝ ƒ üÝ$Ýà  àòòÚ  Ú6Ú  ÚóóÝ  ÝÔ_ÔIn€their€third€party€complaint,€the€Millers€alleged€that€Mr.€Coleman€had€negligentlyÐ ° Ðsurveyed€the€disputed€property.ЋI'L ÿU‹ÿÀÀÀZ[\]_Cþÿ<<Cÿÿ KÝ ƒ üÝ$Ýà  àòòÚ  Ú1Ú  ÚóóÝ  ÝÔ_ÔIn€this€deed,€the€Miller€property€is€described€as€follows:Ð ° Ðà8  àÐ Ð Ð  Ðà8  àBeginning€on€a€black€oak€the€Ô_ÔS.E.Ô_Ô€corner€Ô_ÔSampÔ_Ô€Ô_ÔOdleÔ_Ô€land€running€North€178Ïpoles€to€a€stake[;]€thence€E.€68€poles€to€a€stump[;]€thence€North€68€poles€to€aÏstake[;]€thence€E.€106€poles€to€a€stake[;]€thence€South€246€poles€to€a€stake[;]Ïthence€West€174€poles€to€the€beginning.€.€.€.€€€ øÝ ƒ üÝ$Ýà  àòòÚ  Ú2Ú  ÚóóÝ  ÝÔ_ÔAt€the€time€of€this€conveyance,€Ray€and€Ô_ÔCleaoÔ_Ô€Miller€held€this€one„third€interest€asÐ ° Ðtenants€by€the€entireties.€€ *Ý ƒ[¯"ÝÝ  ÝÔ_ÔÔ€Xž7XXXÔÔ€®ÓXXž7ÔÓ  Óò òÔ Ad ÔFILEDÔ€Xž7X®ÓÔÐ  ÐÌOctober€6,€1999ÌÌCecil€Ô_ÔCrowsonÔ_Ô,€Jr.ÌAppellate€Court€ClerkÔdAxÔó ó,–ûyAZ‹"Arial Regular dƒLevel 1Level 2Level 3Level 4Level 5(3¯$¢¢Ý ƒ!ÝÝ  Ý(3¯$££Ý ƒ!ÝÝ  Ý($$””ò òÚ  Ú1Ú  Úó óYYYY'ÿÿdxdÝ ƒ!ÝÝ  ÝÔ_ÔÑTR[° AØ'ÿ Legal3Ø' AØ'ÿ Legalÿ3Ø'TÑÓ'°,X°À”X°œX'Óò òÔ_Ôà@O O ìàIN€THE€COURT€OF€APPEALS€OF€TENNESSEE,€ˆÐ ° Ðà@kk%ìàAT€JACKSONó óˆÐ œì ÐÌà@. . ìà_______________________________________________________ˆÌÌà À à)Ìò òCHARLES€O.€MIX€and€wifeó ó,à À à)à  àDecatur€County€Chancery€CourtÐ 8 ˆ Ðò òMARILYN€V.€MIX,€and€ó óà À à)à  àNo.€2447Ð ( x Ðò òCHARLES€ALAN€MIXó ó,à À à)Ð  h Ðà À à)Ì€€€€€Plaintiffs/Appellants.à À à)Ð ô D  Ðà À à)Ìßx€_B2.jz ýã³  `€€@ÿE¯³ 8ttËP·çC È xßVS.à À à)à  àC.A.€No.€02A01„9804„CH„00104Ð Ì  Ðà À à)Ìò òRAY€MILLER€and€wife,ó óà À à)Ð ¤ô  Ðò òÔ_ÔCLEAOÔ_Ô€MILLER,€SANDRA€MILLERó óà À à)Ð ”ä  Ðò òSCOTT,€and€Ô_ÔSHERRELLÔ_Ôó óà À à)Ð „Ô Ðò òMILLER€COLE,ó óà À à)Ð tÄ Ðà À à)Ì€€€€€Defendants/Appellees.à À à)Ð P  Ðà À à)Ì______________________________________________________________________________ÌÌFrom€the€Chancery€Court€of€Decatur€County€at€Ô_ÔDecaturvilleÔ_Ô.Ìò òHonorable€J.€Walton€West,€Chancellor€ó óÐ ì< ÐÌÌÌò òThomas€F.€Bloomó ó,€Nashville,€TennesseeÐ œì ÐAttorney€for€Plaintiffs/Appellants.ÌÌÌò òAndrew€B.€Frazier,€Jr.ó ó,€Camden,€TennesseeÐ P"   ÐAttorney€for€Defendants/Appellees.ÌÌÌÌOPINION€FILED:ÌÌò òAFFIRMED€IN€PART,€REVERSED€IN€PART€AND€REMANDEDó óÐ È($' ÐÌÌà À àò òFARMER,€J.ó óÐ Œ+Ü&* ÐÌò òCRAWFORD,€Ô_ÔP.J.Ô_Ô,€Ô_ÔW.S.Ô_Ôó ó:€(Concurs)Ð d-´(, Ðò òÔ_ÔHIGHERSÔ_Ô,€J.ó ó:€(Concurs)Ð T.¤)- ÐÌÌÌÌÌÌÌÌÌÌÌÌÌÐ @;6; ЇÓ0°,X°` ˜X°,X°À”X0ÓÓ  Óòòò òÔ‡ Xõ5XXXÔÓÓà ` àóóó óThe€Mixes€and€the€Millers€are€owners€of€adjacent€pieces€of€real€property.€€In€thisÐ ° Ðboundary€line€dispute,€the€trial€court€(1)€determined€the€boundary€line€that€divides€the€partiesððÏproperties,€(2)€awarded€damages€to€the€Millers€for€certain€timber€that€had€been€removed€from€theÏdisputed€property€by€the€Mixes,€(3)€denied€the€partiesðð€motions€to€alter,€modify,€or€amend€itsÏjudgment€or,€in€the€alternative,€for€a€new€trial,€(4)€denied€the€Millersðð€motion€for€discretionary€costs,Ïand€(5)€denied€the€Mixesðð€motion€to€re„open€the€proof.€€For€the€reasons€set€forth€below,€we€affirmÏin€part,€reverse€in€part,€and€remand€the€cause€for€further€proceedings€consistent€with€this€opinion.€Ïòòò òÌà@ÃÃìàFactual€and€Procedural€HistoryˆÌó óóóÌà ` àR.S.€Miller€acquired€a€piece€of€real€property€from€Ô_ÔO.A.Ô_Ô€Ruff€in€1917.׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€€In€1937,€R.S.Ð ` ÐMiller€conveyed€this€property€to€Ray€Miller,€Guy€Miller,€and€Raymond€Miller€in€equal€shares.€ÏThereafter€in€1958,€Guy€Miller€transferred€his€one„third€interest€in€this€property€to€Raymond€Miller.€ÏUpon€the€death€of€Raymond€Miller,€this€same€one„third€interest€passed€to€his€daughter€Ô_ÔSherrellÔ_ÔÏMiller€Cole.€€Additionally,€in€1982,€Ray€Miller€and€his€wife€Ô_ÔCleaoÔ_Ô€Miller€conveyed€their€one„thirdÏinterest€in€the€property€to€their€daughter€Sandra€Miller€Scott.׃×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€In€1971,€Charles€O.€and€Marilyn€Mixò òÐ H ˜ Ðó ópurchased€two€tracts€of€real€property€from€Earl€and€Emma€Smith€that€adjoin€the€property€owned€byÐ  "p  Ðthe€Miller€family.€€The€Smiths€had€previously€purchased€this€property€from€Ô_ÔJ.M.Ô_Ô€and€Alma€Long€inÏ1961.€€Both€the€Mix€deed€and€the€Smith€deed€to€this€property€included€a€description€of€the€propertyÏthat€was€based€on€a€survey€conducted€by€Ô_ÔJ.C.Ô_Ô€Ô_ÔNeelyÔ_Ô€in€1961.׃ ¸ ×Ý ƒ #ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€€In€1986,€Charles€O.€and€Marilyn€MixÐ ¨'ø"& ÐÔ_Ôconveyed€approximately€nine€acres€of€this€property€to€their€son€Charles€Alan€Mix.€€The€tract€of€landÏconveyed€to€Charles€Alan€Mix€is€located€in€the€northeast€corner€of€the€Mix€property€and€is€adjacentÏto€Miller€property.€€After€Charles€Alan€Mix€began€constructing€a€home€on€this€tract€of€land,€a€disputeÏarose€among€the€parties€regarding€the€proper€location€of€the€boundary€line€that€divides€the€MixÏproperty€and€the€Miller€property.€€In€order€to€resolve€this€dispute,€the€parties€hired€Eddie€Coleman,Ïa€licensed€surveyor,€to€survey€the€properties€and€determine€the€boundary€line.€€By€agreement€of€theÏparties,€Mr.€Coleman€conducted€this€survey€using€the€Miller€deed.€€The€Millers€disagreed€with€theÏresults€obtained€by€Mr.€Colemanððs€survey.€€Consequently,€Sandra€Miller€Scott€and€Sherrell€MillerÏCole€hired€Robert€Barrett,€also€a€licensed€surveyor,€to€conduct€a€second€survey€of€the€properties€andÏdetermine€the€proper€boundary€line.€€Mr.€Barrett€then€surveyed€the€property€using€the€Mix€deed€asÏhis€primary€document.€€This€survey€resulted€in€a€proposed€boundary€line€that€is€significantly€differentÏthan€the€one€proposed€by€Mr.€Coleman.׃×Ý ƒ #ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€Relying€on€the€results€of€Mr.€Colemanððs€survey,€the€MixesÐ øH Ðsubsequently€removed€timber€from€the€disputed€property.€€ÌÌà ` àCharles€O.€Mix,€Marilyn€V.€Mix,€and€Charles€Alan€Mix€(ð ðMixesðð)€filed€a€complaintÏagainst€Ray€Miller,€Cleao€Miller,€Sandra€Miller€Scott,€and€Sherrell€Miller€Cole€(ð ðMillersðð)€askingÏthe€trial€court€to€determine€the€true€boundary€line€between€the€partiesðð€properties.€€The€Millers€thenÏfiled€an€answer€to€the€Mixesðð€complaint,€a€counter„claim€against€the€Mixes,׃h×Ý ƒ #ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€and€a€third€partyÐ $X" Ðcomplaint€against€Mr.€Coleman.׃×Ý ƒ #ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€€The€Millersðð€third€party€complaint€against€Mr.€Coleman€wasÐ à%0!$ Ðsubsequently€dismissed€by€voluntary€nonsuit.€€Additionally,€the€trial€court€entered€a€consent€orderÏestablishing€the€boundary€line€between€the€property€owned€by€Charles€Alan€Mix€and€the€propertyÏowned€by€Ray€and€Cleao€Miller.€€After€a€hearing€on€the€remaining€issues,€the€trial€court€issued€aÏmemorandum€opinion€ruling€that€the€boundary€line€between€the€partiesðð€properties€was€as€reflectedÏin€Mr.€Barrettððs€survey€and€that,€to€the€extent€that€the€Mixes€had€removed€timber€from€the€MillersððÏproperty,€the€Millers€are€entitled€to€damages.€€With€respect€to€the€later€portion€of€this€ruling,€the€trialÏcourt€subsequently€entered€an€order€valuing€this€timber€at€$735.05€and€granting€a€judgment€to€theÐ È2.2 ÐMillers€in€the€amount€of€$1,474.10.€€Sandra€Miller€Scott€and€Sherrell€Miller€Cole€then€filed€a€motionÏseeking€to€recover€certain€expert€witness€fees€and€court€reporting€expenses€as€discretionary€costs,Ïwhich€was€denied€by€the€trial€court.€€The€trial€court€also€denied€motions€filed€by€both€the€Mixes€andÏthe€Millers€requesting€that€the€trial€court€alter,€modify,€or€amend€its€ruling€or,€in€the€alternative,€thatÏthe€trial€court€grant€a€new€trial.€€Finally,€Charles€O.€Mix,€acting€pro€se,€filed€a€motion€asking€the€trialÏcourt€to€re„open€the€proof€and€allow€him€to€present€certain€newly€obtained€field€notes€of€J.C.€Neely,Ïwho€prepared€the€1961€survey€of€the€property€on€which€the€Mix€deed€was€based.€€After€a€hearingÏon€the€matter,€the€trial€court€denied€the€motion€to€re„open€the€proof.€€This€appeal€followed.€€ÌÌà@øøìàò òòòIssues€and€Standard€of€ReviewˆÐ H˜ ÐÌà ` àó óóóOn€appeal,€both€the€Mixes€and€the€Millers€challenge€the€trial€courtððs€ruling€regardingÐ è8 Ðthe€location€of€the€boundary€line€that€divides€their€properties.€€The€Mixes€also€contend€that€the€trialÏcourt€erred€in€denying€their€motion€to€re„open€the€proof€and€consider€certain€field€notes€of€Mr.ÏNeely.€€Finally,€the€Millers€argue€on€appeal€that€the€trial€court€erred€with€respect€to€the€amount€ofÏtheir€damages€and€in€denying€their€motion€for€discretionary€costs.€€To€the€extent€that€these€issuesÏinvolve€questions€of€fact,€our€review€of€the€trial€courtððs€ruling€is€ò òòòde€novoóóó ó€with€a€presumption€ofÐ  "p  Ðcorrectness.€€ò òòòSee€óóó óT.R.A.P.€13(d).€€Accordingly,€we€may€not€reverse€these€findings€unless€they€areÐ ø#H" Ðcontrary€to€the€preponderance€of€the€evidence.€€ò òòòSee,€e.g.,€Randolph€v.€Randolphóóó ó,€937€S.W.2d€815,Ð Ð% !$ Ð819€(Tenn.€1996);€T.R.A.P.€13(d).€€With€respect€to€the€trial€courtððs€legal€conclusions,€however,€ourÏreview€is€ò òòòde€novo€óóó ówith€no€presumption€of€correctness.€€ò òòòSee,€e.g.,€Bell€ex€rel.€Snyder€v.€Icard,Ð €)Ð$( ÐMerrill,€Cullis,€Timm,€Furen€and€Ginsburg,€P.A.óóó ó,€986€S.W.2d€550,€554€(Tenn.€1999);€T.R.A.P.Ð X+¨&* Ð13(d).ÌÌò òòòÌÌà@››ìàDetermination€of€Boundary€LineˆÌÌà ` àóóó óWith€respect€to€the€partiesðð€boundary€line€dispute,€the€trial€court€stated€as€follows:Ð  8p38 ÐÌÓÓà8 ` àà ¸ àIt€appears€the€surveyor€Neely€was€rather€meticulous€in€hisÐ Ð; 7< Ðcourses€and€distances€for€his€survey€incorporated€in€the€Smith€andÏMix€deeds.€€Yet,€according€to€the€survey€plats€of€Mr.€Coleman€andÏMr.€Barrett,€the€courses€and€distances€do€not€correspond€with€certainÏconcrete€monuments€found€on€the€ground.€€Ð ` x` x ÐÌà8 ` àà ¸ àThe€surveyors€Mr.€Coleman€and€Mr.€Barrett€rely€upon€and€atÏthe€same€time€do€not€rely€upon€various€courses€and€distances€in€theÏNeely€survey€as€contained€in€the€Mixes€deed€description.€€SurveyorÏBarrett€does€not€plat€Neelyððs€survey€as€beginning€at€point€RR,€aÏrecognized€beginning€point€of€the€Neely€survey€by€both€surveyorÏBarrett€and€surveyor€Coleman.€€Surveyor€Coleman€appears€to€extendÏthe€initial€line€distance€of€710€feet€much€further€south€from€point€AAÏas€called€for€in€the€Neely€survey.€€Both€point€AA€on€surveyorÏColemanððs€survey€and€point€RR€on€Barrettððs€survey€appear€to€beÏidentical€locations€identified€by€a€concrete€marker€and€the€beginningÏpoint€of€Neelyððs€survey.€€Ð ` x` x ÐÌà8 ` àà ¸ àWhen€starting€from€the€recognized€beginning€point€of€theÏNeely€survey€as€recognized€by€both€surveyors€(point€RR€and€pointÏAA)€and€proceeding€south€14€degrees€east€710€feet€and€then€west€537Ïfeet€as€called€for€in€the€survey€description,€the€Court€is€of€the€opinionÏthat€this€point€is€much€closer€to€point€G€as€reflected€on€the€BarrettÏsurvey€where€a€concrete€marker€is€located€rather€than€at€point€B€asÏreflected€on€the€Coleman€survey.Ð ` x` x ÐÌà8 ` àà ¸ àThe€Court€finds€that€the€Neely€survey€contained€in€the€MixÏdeed€description€is€more€accurately€reflected€as€shown€on€the€BarrettÏsurvey.€€This€conclusion€is€reached€considering€two€presently€existingÏconcrete€monuments€and€a€fence€which€are€referred€to€in€the€NeelyÏsurvey.€€The€Court€is€not€unaware€that€surveyor€Barrett€does€notÏbegin€his€Neely€survey€at€point€RR€on€his€survey€plat€whichÏapparently€is€the€agreed€beginning€point€of€the€Neely€survey.€ÏHowever,€the€Court€notes€that€point€G€on€the€Barrett€survey€isÏmarked€by€a€concrete€marker€as€called€for€in€the€Neely€survey,€andÏthis€concrete€marker€is€also€referred€to€in€a€1986€deed€from€the€MixesÏto€Charles€Alan€Mix€and€shown€on€the€Coleman€survey€as€point€EE.€ÏThere€is€no€evidence€the€concrete€marker€has€been€moved€and€it€wasÏrecognized€and€noted€as€a€corner€in€the€Mix€to€Charles€Alan€MixÏdeed.€€The€conveyance€to€Charles€Alan€Mix€from€the€Mixes€was€aÏportion€of€property€acquired€by€them€as€included€in€their€originalÏdeed€containing€the€Neely€survey€description.€The€Mixesðð€deedÏdescription€referring€to€the€concrete€marker€at€point€G€on€the€BarrettÏsurvey€is€also€acknowledged€in€the€Mix€deed€as€being€the€northwestÏcorner€of€the€Miller€property.€€Ð ` x` x ÐÌà8 ` àà ¸ àThe€survey€of€Neely€proceeds€south€from€point€G€to€point€VÏas€shown€on€the€Barrett€survey€a€distance€of€1,210€feet€with€a€wireÏfence,€a€portion€of€which€was€physically€located.€€From€point€V€onÏthe€Barrett€survey€the€Mix€line€proceeds€west€1,120€feet€to€a€stakeÏ(not€a€concrete€marker)€and€designated€as€point€A€by€the€Court€on€aÏcopy€of€the€Barrett€survey€attached€to€this€opinion.€€From€point€A,€theÏMix€line€proceeds€south€3€degrees€east€a€distance€of€2,900€feet€to€aÏstake€marked€as€point€B€by€the€Court€on€the€Barrett€survey.€€TheÏNeely€survey€refers€only€to€a€stake€and€not€a€concrete€marker€at€thisÏpoint.€€The€Court€is€of€the€opinion€that€if€concrete€markers€were€inÏevidence€at€the€time€of€the€survey€they€would€have€been€so€noted€asÏwas€done€with€other€corners.€€Ð ` x` x ÐÌà8 ` àà ¸ àThe€Court€finds€that€the€survey€by€Neely€as€contained€in€theÏdeed€description€to€the€Mixes€was€the€only€property€conveyed€by€theÏSmiths€to€the€Mixes.€€The€Court€further€finds€that€surveyor€NeelyÐ