ÿWPC, …# VUNa %¯ 0(µbÝw(å4 ! 0 0J8 0T‚ 0^Ö 0h4 0rœ 0| 0†Š 0 1u  0d U>y B)· DCà AM#U*p šv~¦ B$vÓA D3 0@G AO‡ÆÖ 0Dœ D/à B˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÈÚØÚÚØÈÚ0nLHÎ(ÖÃ9 Z ‹6Times New Roman RegularX($¡¡- ù-89E:E;<e=Ó€DÒ 3|xF2 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)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(&Times New Roman% Line 7 d7Border 1dd€- Cþÿ << Gÿÿ< Œ 9p`(Arial Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€ÔÝ  ÝÔ€"ÔÔ€"ÔÓ  Óò òÔ YYY ÔFILEDÔ€"XÔÌÌMay€14,€1997ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó óPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'h dStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  h HD: Geneva ÒÒ  h HD: Geneva Ò%%%%'ÿÿdxd("ÿÿ$££Ò  ÒÒ  Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€ÔÝ  Ý›Ñ  ÑÒ  ÒÒ ° ÒÒ  ÒÒ „ ÒÑ\R AØ'\ÑÑ\R AØ'\ÑÑ€ÑÑ7€¶XXdìdÈ7ÑÑ  ÑÑ  Ñò òœÙ€€ÙßR€!# A1-j|` ç `€€@ÿRß›Þ ÞÌIN€RE:à àà àà àà àà à)Ìà àà àà àà àà àà à)ÌESTATE€OF€EDWARD€P.€RUSSELL,à à)Ìà àà àà àà àà àà à)ÌDeceased,à àà àà àà àà à)Ìà àà àà àà àà àà à)ÌBILL€COVINGTON€and€BRENDA€à à)ÌJOHNSON,à àà àà àà àà à)Ìà àà àà àà àà àà à)Ìà àPlaintiffs/Appellees,à àà àà à)Ìà àà àà àà àà àà à)à àDavidson€ProbateÌVS.à àà àà àà àà àà à)à àNo.€€98777Ìà àà àà àà àà àà à)à àÌVELMA€RUSSELL,à àà àà à)Ìà àà àà àà àà àà à)à àAppeal€No.Ìà àDefendant/Appellant,à àà à)à à01A01„9611„PB„00516Ìà àCounter„Plaintiff,à àà àà à)Ìà àà àà àà àà àà à)ÌERVIN€B.€and€EDWARD€P.€RUSSELL,€à à)ÌJR.,à àà àà àà àà àà à)Ìà àà àà àà àà àà à)Ìà àIntervenors/Defendants,à àà à)Ìà àCounter„Plaintiffs.à àà àà à)Ìà àà àà àà àÌÌà@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌà@ àMIDDLE€SECTION€AT€NASHVILLEÌÌà@ àAPPEAL€FROM€THE€DAVIDSON€PROBATE€COURTÌà@ àAT€NASHVILLE,€TENNESSEEÌÌà@ àHONORABLE€JOHN€A.€TURNBULL,€JUDGE€BY€DESIGNATIONÌó óÌCharles€C.€Cornelius€#2761ÌNashville€City€Center,Ì911€Union€Street,€Suite€2700ÌNashville,€Tennessee€38219ÌATTORNEY€FOR€DEFENDANT/APPELLANTÌÌÌGeorge€H.€Cate,€Jr.,€#2775Ì95€White€Bridge€Road,€Suite€503ÌCavalier€Bldg.ÌNashville,€Tennessee€37205ÌATTORNEY€FOR€PLAINTIFF/APPELLEE€ÌÌGreg€Galloway,€#4931Ì101€Antioch€Pike,€Suite€100€ÌNashville,€Tennessee€37211ÌATTORNEYS€FOR€INTERVENORS,€DEFENDANTS/COUNTER„PLAINTIFFSÌÌò òÓ  ÓÔ€¼ÔREVERSED€AND€REMANDED.ó óÔ€XÔÌÓ  ÓÌà àà àà àà àà àà àHENRY€F.€TODDÌà àà àà àà àà àà àPRESIDING€JUDGE,€MIDDLE€SECTIONÌCONCUR:ÌBEN€H.€CANTRELL,€JUDGEÌWILLIAM€C.€KOCH,€JR.,€JUDGEÌò òIN€RE:à àà àà àà àà à)Ìà àà àà àà àà àà à)ÌESTATE€OF€EDWARD€P.€RUSSELL,à à)Ìà àà àà àà àà àà à)ÌDeceased,à àà àà àà àà à)Ìà àà àà àà àà àà à)ÌBILL€COVINGTON€and€BRENDA€à à)à àDavidson€ProbateÌJOHNSON,à àà àà àà àà à)à àNo.€€98777Ìà àà àà àà àà àà à)Ìà àPlaintiffs/Appellees,à àà àà à)Ìà àà àà àà àà àà à)à àÌVS.à àà àà àà àà àà à)Ìà àà àà àà àà àà à)à àÌVELMA€RUSSELL,à àà àà à)Ìà àà àà àà àà àà à)Ìà àDefendant/Appellant,à àà à)à àAppeal€No.Ìà àCounter„Plaintiff,à àà àà à)à à01A01„9611„PB„00516Ìà àà àà àà àà àà à)ÌERVIN€B.€and€EDWARD€P.€RUSSELL,€à à)ÌJR.,à àà àà àà àà àà à)Ìà àà àà àà àà àà à)Ìà àIntervenors/Defendants,à àà à)ÌÓÓà àCounter„Plaintiffs.à àà àà à)Ìà àà àà àà àÌÔ€¼Ôà@ àòòO€P€I€N€I€O€Nóóó óÔ€XÔÌÌÓÓÓÓÓ  Óà àThe€captioned€defendant€has€appealed€from€an€adverse€decision€of€the€Trial€CourtÏregarding€her€interest€in€real€estate.€€The€undisputed€chain€of€events€leading€to€this€controversyÏis€as€follows:ÌÌà àIn€1965,€Mary€L.€Covington,€a€widow,€now€deceased,€purchased€in€her€sole€name,€theÏsubject€real€estate€located€in€Davidson€County,€Tennessee.€€Her€children€were€the€plaintiffs,ÏBill€Covington€and€Brenda€Johnson.ÌÌà àThereafter,€in€1966€or€1967,€Mrs.€Covington€married€Edward€P.€Russell€whoseÏchildren,€by€a€previous€marriage,€Ervin€B.€Russell€and€Edward€P.€Russell,€Jr.,€are€interveningÏpetitioners€in€the€present€case.ÌÌà àOn€February€21,€1968,€Mrs.€Covington€Russell€executed€a€warranty€deed€describingÏthe€subject€property€and€providing€in€pertinent€part€as€follows:ÌÓÓà àà àFor€€and€€in€consideration€of€the€sum€of€$10.00€DOLLARS€cashÌà àà àin€€hand€€paid,€€the€receipt€of€which€is€hereby€acknowledged€and€Ìà àà àother€€good€€and€€valuable€considerations,€including€the€assump„Ìà àà àtion€€by€€the€€Grantees€€of€€the€outstanding€principal€balance€of€a€Ìà àà ànote€€described€€in€€and€€secured€€by,€that€certain€€Deed€of€Trust€Ìà àà àfrom€Charles€C.€Lloyd,€Registerððs€Office€for€€said€County€€MaryÌà àà àL.€€Covington€€Russell€€has€€bargained€€and€€sold,€€and€€by€€these€Ìà àà àpresents€€Do€€€transfer€€and€€convey€€unto€€the€€said€Mary€L.€and€Ìà àà àEdward€€P.€€Russell€€their€€heirs€€and€€assigns,€€a€€certain€tract€orÌà àà àparcel€of€land€in€Davidson€County,€State€of€Tennessee.Ìà àà àà àà àÌÓÓÌà àOn€the€same€date,€February€21,€1968,€E.€P.€Russell€signed€and€swore€to€an€affidavit€ofÏthe€value€of€the€property.€€The€deed€was€recorded€in€the€Registerððs€Office€of€Davidson€County,ÏTennessee.ÌÌà àOn€August€11,€1972,€Mary€Covington€Russell€filed€a€suit€for€divorce.€€There€is€noÏevidence€or€insistence€that€any€order€or€decree€was€ever€entered€in€that€proceeding€whichÏwould€affect€the€title€to€the€subject€property.ÌÌà àOn€January€28,€1980,€Mary€L.€Covington€Russell€died.€€Her€survivors€were€herÏhusband,€Edward€P.€Russell,€and€her€two€children,€Bill€Covington€and€Brenda€Johnson.€ÏEdward€P.€Russell€continued€to€occupy€the€subject€property€and€to€pay€the€installments€of€theÏmortgage€indebtedness.ÌÌà àIn€1984,€Edward€P.€Russell€married€the€defendant,€Velma€Russell.€€Edward€RussellÏand€Velma€Russell€occupied€the€subject€property€until€his€death€on€February€16,€1992.€€HisÏwidow,€the€defendant€Velma€Russell,€and€his€two€children,€the€intervenors€Ervin€BradfordÏRussell€and€Edward€P.€Russell,€Jr.,€survived€him.ÌÌà àOn€February€26,€1992,€Velma€Russell€qualified€as€administratrix€of€the€estate€of€theÏdeceased,€Edward€P.€Russell.ÌÌà àOn€September€4,€1992,€the€plaintiffs,€surviving€children€of€Mrs.€Mary€L.€CovingtonÏRussell,€filed€claims€against€the€estate€of€Edward€P.€Russell€seeking€enforcement€of€an€allegedÏantenuptial€agreement€of€Mary€L.€Covington€and€Edward€P.€Russell.€€Exceptions€were€filed€toÏthe€claims.€€This€record€does€not€reflect€what€disposition€was€made€of€the€claims€or€theÏexceptions€thereto.ÌÌà àOn€March€30,€1993,€the€surviving€children€of€Edward€P.€Russell,€Ervin€B.€Russell€andÏEdward€P.€Russell,€Jr.,€filed€an€intervening€petition€in€Probate€Court€under€the€caption,€ð ðIn€Re€ÏEstate€of€Edward€P.,€Russell,€Docket€No.€98777.ðð€€The€petition€asserted:ÌÓÓà àà à€€€€Comes€Ervin€Bradford€Russell€and€Edward€Phillip€Russell,Ìà àà àJr.€€petitionerððs€€and€€heirs€€of€the€Deceased,€and€would€showÌà àà àunto€the€Court:Ìò òÓ  ÓI.ó óÌÓ  ÓÌà àà à€€€€That€€they€€are€€the€€only€lawful€heirs€to€the€property€of€the€Ìà àà àdeceased€described€and€known€€as€1818€Tammany€Dr.,€Nash„Ìà àà àville,€€Davidson€€County,€Tennessee.€€That€€said€property€was€Ìà àà àheld€in€fee€simple€in€the€sole€name€of€Deceased€at€the€time€ofÌà àà àhis€death.Ìà àà àà àà àà àà àò òII.ó óÌÌà àà à€€€€That€the€Deceasedððs€widow,€Velma€Russell,€was€not€listedÌà àà àon€€the€deed€of€said€property.€€That€said€property€at€the€pointÌà àà àof€€death€of€deceased€passed€immediately€to€deceasedððs€issue,Ìà àà àErvin€Russell€and€Edward€Russell,€Jr.ÌÌà àà àà àà àà àà àò òIIIó óÌÌà àà à€€€€That€€Velma€€Russell€€should€€not€€be€€allowed€to€claim€any€Ìà àà àinterest€€in€€said€property,€such€as€Elective€Share,€Homestead,Ìà àà àYears€€Support,€€or€€One€Third€Interest,€because€there€existedÌà àà àa€pre„nuptial€agreement€between€Deceased€and€Velma€Russell€Ìà àà àwhich€waived€any€claim€that€she€might€have€to€said€property.€ÌÌò òà àà àà àà àà àà àIV.ó óÌÌà àà à€€€€That€€petitioner€Ervin€Russell€has€witnessed€the€pre„nuptialÌà àà àdocument€€signed€€by€€both€€the€€Deceased€and€Velma€Russell.€€Ìà àà àThat€€petitioners€asks€the€Court€to€reconstruct€this€apparentlyÌà àà àlost€€document.€€€That€€Velma€€Russell€€refuses€€to€€admit€€the€Ìà àà àexistence€of€said€pre„nuptial€agreement.€An€unsigned€copy€ofÌà àà àsaid€€€document€€€is€€attached€€to€€this€€petition€€as€€Exhibit€€A.€€Ìà àà àPREMISES€CONSIDERED,€PETITIONERS€PRAY:Ìà àà àÌ€à àà à€€€€1.€€That€€petitioners€€be€€allowed€€to€€file€this€petition€and€aà àÌà àà àcopy€€of€same€by€served€upon€the€administrator€of€this€estate,Ìà àà àVelma€Russell.ÌÌà àà à€€€€2.€€That€€the€€Court€€reconstruct€€the€lost€pre„nuptial€docu„Ìà àà àment.ÌÌà àà à€€€€3.€€That€the€Court€issue€an€order€stating€that€Velma€RussellÌà àà àhas€no€interest€in€the€property€known€as€1818€Tammany€Dr.,Ìà àà àNashville,€Tennessee.ÌÌà àà à€€€€4.€€That€the€costs€of€this€cause€along€with€attorneyððs€feesÌà àà àbe€assessed€against€Velma€Russell.ÌÌÓÓà àà à€€€€5.€€For€general€relief.ÌÌÓÓÓÓà àOn€December€22,€1994,€the€captioned€plaintiffs€filed€in€Probate€Court€a€complaintÏunder€the€caption,€òòBill€Covington€and€Brenda€Johnson,€plaintiffs€v.€Velma€Russell,€ErvinÏBradford€Russell€and€Edward€Phillip€Russell,€Jr.,€defendantsóó,€Docket€No.€98777.ðð€€TheÏcomplaint€read€as€follows:ÌÓÓà àà à€€€€Comes€(sic)€the€plaintiffs,€Bill€Covington€and€Brenda€John„Ìà àà àson,€in€the€above€styled€matter€and€for€cause€of€action€against€Ìà àà àthe€€Defendants,€Velma€€Russell,€Ervin€Bradford€Russell,€€and€Ìà àà àEdward€€Phillip€€Russell,€€Jr.,€would€€show€€unto€the€Court€theÌà àà àfollowing,€to€wit:ÌÌà àà à€€€€1.€€That€€the€€Plaintiff,€Bill€Covington,€is€a€resident€of€Nash„Ìà àà àville,€Davidson€County,€Tennessee;ÌÌà àà à€€€€2.€€That€the€Plaintiff,€Brenda€Johnson,€is€a€resident€of€Nash„Ìà àà àville,€Davidson€County,€Tennessee;ÌÌà àà à€€€€3.€€That€€the€€Defendants,€and€each€of€them,€all€reside€in€the€Ìà àà àCity€of€€Nashville,€€County€€of€€Davidson,€€State€of€Tennessee.€€Ìà àà àThe€€real€€property€€herein€€referred€to,€which€is€the€subject€of€Ìà àà àthis€€action,€€is€€situated€€in€€the€€City€€of€€Nashville,€County€of€Ìà àà àDavidson,€State€of€Tennessee.ÌÌà àà à€€€€4.€That€€€the€€Plaintiffs€€as€€named€€herein,€€are€€the€€natural€Ìà àà àchildren€of€€Mary€€L.€Covington€Russell,€who€died€on€January€Ìà àà à28,€1980;ÌÌà àà à€€€€5.€€That€prior€to€the€death€of€€the€€said€Mary€L.€Covington€Ìà àà àRussell,€the€€said€Mary€L.€Covington€Russell€executed€a€War„Ìà àà àranty€€Deed€€on€the€property€at€issue,€from€her€sole€name€into€Ìà àà àthe€€name€of€Mary€L.€And€Edward€P.€Russell,€after€becoming€Ìà àà àthe€€lawful€€wife€€of€€Edward€€P.€€Russell,€€a€€copy€of€which€is€Ìà àà àannexed€hereto,€made€a€part€hereof,€and€marked€as€Exhibit€A;ÌÌà àà à€€€€6.€€That€€said€€Warranty€€Deed€failed€to€specify€the€convey„Ìà àà àance€of€€the€real€property€at€issue€as€tenants„by„the„entirety€in€Ìà àà àaccordance€€with€€T.C.A.€€Section€€66„1„109,€thereby€creating€Ìà àà àthe€presumption€that€the€intent€of€the€said€Mary€L.€CovingtonÌà àà àRussell€was€to€create€a€tenancy„in„common;ÌÌà àà à€€€€7.€€That€€the€€said€Mary€L.€Covington€Russell€died€intestate,Ìà àà àand€€that€€after€€her€€death€€the€€said€€Edward€€P.€€Russell€€kept€Ìà àà àpossession€€of€€the€€real€€property€€at€€issue,€€and€€subsequentlyÌà àà àmarried€said€Velma€Russell;ÌÌÌà àà à€€€€8.€€That€€the€€Plaintiffs€€as€named€herein€are€informed€andÌà àà àbelieve,€€and€€so€allege,€that€the€said€Edward€P.€Russell€died€Ìà àà àintestate€€as€€a€€resident€€of€€this€state,€and€Defendant€Velma€Ìà àà àRussell,€€his€€wife,€continues€to€reside€at€the€real€property€atÌà àà àissue.€€Plaintiffs€€have€€made€€a€€diligent€€search€€and€inquiry€Ìà àà àconcerning€€the€€heirs€€or€€devises€€of€€decedent€€Edward€€P.Ìà àà àRussell€€and€€have€€been€€able€to€determine€or€ascertain,€and€Ìà àà àbelieve€€that€€the€said€€heirs€or€devises€are€the€Defendants€as€Ìà àà ànamed€herein;ÌÌà àà à€€€€9.€€That€€the€€Plaintiffs,€€Bill€Covington€and€Brenda€John„Ìà àà àson,€€are€€the€surviving€heirs€or€devises€of€decedent€Mary€L.Ìà àà àCovington€€Russell,€€and€€pursuant€€to€T.C.A.€Section€31„2„Ìà àà à104,€€(laws€€of€€descent€€and€distribution)€are€the€owners€of€€Ìà àà àthe€undivided€interest€formally€(sic)owned€and€held€by€dece„Ìà àà àdent€€Mary€€L.€Covington€Russell.€€Plaintiff,€Velma€Russell,€Ìà àà àis€€in€€possession€of€€the€€real€€property€€and€€the€same€is,€as€Ìà àà àPlaintiffs€€are€informed€and€believe,€not€capable€of€partition€Ìà àà àand€€division,€but€€the€€same€€can€€be€readily€sold€for€its€fairÌà àà àmarket€value,€and€the€proceeds€partitioned.ÌÌà àà à€€€€ò òWherefore,€premises€considered,€Plaintiffs€pray:ó óÌÌà àà à€€€€1.à àThat€€this€€petition€€be€€filed€€under€the€estate€of€Ed„Ìà àà àward€€P.€€Russell€€and€€that€€the€same€€be€€served€€upon€€the€Ìà àà àattorneys€of€record€for€the€respective€defendants,€requiringÌà àà àthem€€to€€answer€€this€€complaint€within€the€time€prescribed€Ìà àà àby€law,€but€oath€to€their€answer€is€hereby€expressly€waived;ÌÌà àà à€€€€2.à àThat€€upon€€partition,€€the€€undivided€€interest€of€the€Ìà àà àknown€€heirs€€or€€devises€of€the€decedents,€Mary€L.€Coving„Ìà àà àton€€Russell€€and€€Edward€€P.€Russell,€can€be€apportioned€to€Ìà àà àthem€in€their€several€shares,€as€their€interests€are€ascertained€Ìà àà àand€adjudicated;ÌÌà àà à€€€€3.à àThat€€upon€€hearing€of€€this€cause,€the€Plaintiffs€eachÌà àà àbe€adjudged€to€be€entitled€of€one„sixth€(1/6)€share€of€the€fairÌà àà àmarket€value€of€the€property€at€issue;ÌÌà àà à€€€€4.à àThat€€Defendant,€Velma€€Russell,€be€required€to€pay€Ìà àà àrent€in€a€fair€and€reasonable€amount€to€the€Plaintiffs,€for€the€Ìà àà àtime€in€which€she€has€occupied€said€real€property;ÌÌà àà à€€€€5.à àThat€the€costs€and€expenses€of€this€action€and€of€theÌà àà àpartition€€€hereby€€€sought,€€€including€€€€the€€€expenses€€€and€Ìà àà àrenumeration€€of€€such€referees€or€commissions€as€the€Court€Ìà àà àmay€€€appoint,€€€should€€€be€€charged€€€equitably€€against€€the€Ìà àà àinterests€€of€€Defendants,€€and€€each€€of€them€heretofore€des„Ìà àà àcribed;ÌÌà àà à€€€€6.à àThat€the€property€be€sold€at€auction€and€the€proceeds€Ìà àà àof€€said€€sale€be€distributed€to€the€parties€and€proportioned€to€Ìà àà àtheir€respective€interests;ÌÌà àà à€€€€7.à àFor€such€other€general€and€further€relief€as€the€CourtÌà àà àdeems€proper€and€just.ÌÌÓÓÌà àOn€January€13,€1995,€the€defendant,€Velma€Russell,€filed€a€motion€€for€summaryÏjudgment€reading€in€pertinent€part€as€follows:ÌÓÓà àà à€€€€Movant€would€admit€the€material€facts€alleged€in€the€com„Ìà àà àplaint€€being€€that€€Mary€€L.€€Covington€€Russell€€executed€€a€Ìà àà àwarranty€€deed€€on€€the€€property€€at€€1818€€Tammany€Drive,€Ìà àà àNashville,€Tennessee€which€she€solely€owned€to€Mary€L.€andÌà àà àEdward€P.€Russell,€after€becoming€his€wife.ÌÌà àà à€€€€Said€€conveyance€€created€€a€€tenancy€€by€the€entirety€thusÌà àà àpassing€€the€fee€simple€title€to€Edward€P.€Russell€when€MaryÌà àà àCovington€Russell€died€January€28,€1980.ÌÌà àà à€€€€In€support€of€this€motion,€defendant,€Velma€Russell,€reliesÌà àà àupon€€the€€pertinent€€provisions€€in€€the€€deed€€from€€Mary€€L.€Ìà àà àCovington€Russell€to€Mary€L.€And€Edward€P.€Russell.ÌÌà àà à€€€€Estate€€€€by€€€entireties€€€created€€€by€€€direct€€€conveyance.€€€Ìà àà àT.C.A.€ðð€66„1„109€provides€that€any€married€person€owningÌà àà àproperty€€in€€such€€personððs€€own€€name,€€desiring€€to€convert€Ìà àà àsuch€€personððs€€interest€€into€€an€€estate€by€the€entireties€with€Ìà àà àsuch€€personððs€€€may€€do€€so€€by€€direct€€conveyance€€to€€such€€Ìà àà àspouse€€by€€an€instrument€of€conveyance€which€shall€provide€Ìà àà àthat€€it€€is€€the€€grantorððs€€intention€€to€create€an€estate€by€the€€Ìà àà àentireties.Ìà àà àà àà àà àà à„€„€„€„Ìà àà à€€€€A€€devise€€or€€conveyance€to€a€husband€and€wife€creates€aÌà àà àtenancy€€by€€the€€entirety€in€the€absence€of€an€expression€of€a€Ìà àà àcontrary€€intention.€€It€is€a€rule€of€construction€that€a€convey„Ìà àà àance€€to€€husband€€and€€wife,€€the€language€òòprima€facieóó€means€Ìà àà àthat€€they€€are€to€hold€by€the€entireties.€€òòBostóó€et€al€v.€òòJohnsonóó€ÌÓÓà àà àet€al,€175€Tenn.€232,€133€S.W.2d€491€(1939).ÌÌà àSince€the€motion€relies€upon€the€allegations€of€the€complaint,€it€appears€to€be€a€motionÏto€dismiss€for€failure€to€state€a€claim€for€which€relief€can€be€granted.€€Nevertheless,€itsÏdisposition€is€reviewable€in€the€present€appeal.ÌÌà àOn€June€8,€1994,€the€plaintiffs,€Covington€and€Johnson,€filed€a€response€to€the€motionÏfor€summary€judgment€which€relied€upon€T.C.A.€ðð€66„1„109,€which€reads€as€follows:ÌÓÓà àà àò òEstate€€€by€€€entireties€€€created€€by€€direct€€conveyanceó ó.€€€€€Ìà àà àAny€€married€€person€€owning€€property€or€any€interest€therein€in€€Ìà àà àsuch€€personððs€€own€€name,€€desiring€€to€€convert€€such€€personððsÌà àà àinterest€in€such€property€into€an€estate€by€the€entireties€with€such€Ìà àà àpersonððs€spouse,€òòmay€do€so€by€direct€conveyance€to€such€spouse€Ìà àà àby€€an€instrument€of€conveyance€which€shall€provide€that€it€is€theÌà àà àgrantorððs€€intention€by€such€instrument€to€create€an€estate€by€the€Ìà àà àentiretiesóó€€€in€€€and€€€to€€€the€€€entire€€€interest€€€in€€€€the€€€property€Ìà àà àpreviously€held€by€the€grantor.€[Acts€1949,€ch.€255,€ðð€1;€mod.€C.€Ìà àà àSupp.€€1950,€€€ðð€€84611.1€€(Williams,€€ðð€€7605.1);€€T.C.A.€€(orig.€ÌÓÓà àà àed.),€ðð€64„109.]€€(Emphasis€supplied)ÌÌà àThe€response€states:ÌÓÓà àà à€€€€For€€our€€purpose,€€the€€important€€wording€€of€€this€statute€is€Ìà àà àreflected€€in€the€last€phrase,€ð ðconveyance€with€shall€provide€that€Ìà àà àit€€is€€the€€grantorððs€òò€intention€óóby€such€an€instrument€to€create€an€Ìà àà àestate€by€entireties.ðð€The€real€issue€here€is€whether€or€not€it€was€Ìà àà àthe€intention€of€Mary€L.€Covington€Russell€to€create€an€estate€by€Ìà àà àentireties€€when€she€added€her€husbandððs€name€to€the€title€of€the€Ìà àà àproperty.€€We€€submit€€that€€it€€was€€not€€her€€intention.€€Mary€L.€Ìà àà àCovington€Russell€told€Plaintiffs€that€she€never€intended€Edward€Ìà àà àR.€€Russell€€to€€own€any€€part€€of€said€property,€but€that€she€only€Ìà àà àbelieved€€it€€was€necessary€to€put€his€name€on€the€deed€to€obtain€Ìà àà àa€loan.€€òòSeeóó,€Affidavit€of€Bill€Covington,€p.1.€Mary€L.€Covington€Ìà àà àRussell€€told€€Affiant€€on€€several€€occasions€that€she€believed€her€Ìà àà àchildren,€€the€Plaintiffs,€would€inherit€said€real€estate€at€her€death.€òòÌà àà àSeeóó,€Affidavit€of€Bill€Covington,€p.€2.ÌÓÓÌà àThe€defendant,€Velma€Russell,€filed€an€answer€and€counter„complaint€and€the€causeÏwas€set€for€hearing€on€its€merits.€€After€the€hearing,€the€Trial€Judge€entered€judgment€asÏfollows:ÌÓÓà àà à2.à àThe€€motion€€of€€the€defendant,€Velma€Russell,€to€dismissÌà àà àthe€€Intervening€€Petition€€of€Ervin€Bradford€Russell€and€EdwardÌà àà àPhillip€€Russell,€€Jr.,€made€at€the€end€of€plaintiffsðð€and€interveningÌà àà àpetitionersðð€proof€should€be€granted;ÌÌà àà à3.à àFor€€the€€reasons€expressed€by€the€Court€at€the€end€of€the€Ìà àà àtrial€€of€€this€€case€€said€€warranty€€deed€€created€€in€€the€€wife€and€Ìà àà àhusband,€Mary€L.€and€Edward€P.€Russell,€a€tenancy„in„common,Ìà àà àeach€€owning€€a€one„half€undivided€interest€and€not€a€tenancy„by„à àÌà àà àentireties;Ìà àÌà àà à4.à àMary€€L.€€Russell€€died€€intestate€€prior€€to€€the€€death€€ofÌà àà àEdward€P.€Russell€leaving€her€two€children€surviving€and€that€byà àà àÌà àà àthe€laws€of€intestate€succession,€her€husband,€Edward€P.€RussellÌà àà àand€children,€Bill€Covington€and€Brenda€C.€Johnson,€became€the€Ìà àà àowners€of€a€one„sixth€interest€each€in€the€real€property.ÌÌà àà à5.à àAt€€the€€time€€of€the€intestate€death€of€Edward€P.€Russell€Ìà àà àin€€1991,€his€€two„thirds€€undivided€€interest€€in€the€property€des„Ìà àà àcribed€in€the€deed€€descended€€to€his€spouse,€Velma€Russell,€and€Ìà àà àtwo€children,€Bradford€Russell,€and€Edward€Phillip€Russell,€Ìà àà àJr.,€€in€€equal€€shares€of€four„eighteenths€each€by€the€law€of€Ìà àà àintestate€succession;€and€ÌÌà àà à6.à àAny€€and€€all€€other€€claims€€of€€the€€parties€were€not€Ìà àà àestablished€by€the€proof.ÌÌà àà àIt€is,€therefore,€ORDERED,€ADJUDGED€AND€DECREED:Ìà àà à(1)à àThat€€€the€€€Intervening€€Petition€€of€€Ervin€€Bradford€Ìà àà àRussell€€and€€Edward€€Phillip€Russell,€Jr.,€be€and€the€same€is€Ìà àà àhereby€€dismissed€and€the€costs€of€same€are€assessed€against€Ìà àà àthe€€petitioners,€€for€which€execution€may€issue,€if€necessary;€à à€€€€à àà àÌà àà à(2)à àThat€€the€€Warranty€€Deed€€of€€record€in€Book€4213,€Ìà àà àPage€€546€€of€€€the€€€Registerððs€€Office€for€Davidson€County,€Ìà àà àTennessee,€€created€€a€tenancy„in„common€between€the€wife€Ìà àà àand€€husband€€grantees,€€Mary€L.€And€Edward€P.€Russell,€inÌà àà àthe€property€therein€described;ÌÌà àà à(3)à àThat€€at€€the€€time€of€the€death€of€Mary€L.€Russell€inÌà àà à1980,€€her€one„half€interest€descended€in€equal€shares€to€her€Ìà àà àonly€€two€€children,€€Bill€Covington€and€Brenda€C.€Johnson,Ìà àà àand€€her€€husband,€€Edward€€P.€€Russell€€(Sr.),€each€taking€aÌà àà àone„sixth€undivided€interest€in€said€real€estate;Ìà àÌà àà à(4)à àThat€€at€€the€€time€of€the€death€of€Edward€P.€Russell€Ìà àà à(Sr.)€€€in€€€1991,€€his€€two„thirds€€undivided€€interest€€in€€said€Ìà àà àproperty€€descended€in€equal€shares€to€his€surviving€spouse,€Ìà àà àVelma€Russell€and€the€decendentððs€only€two€children,€ErvinÌà àà àBradford€Russell€and€Edward€P.€Russell,€Jr.,€each€taking€anÌà àà àundivided€four„eighteenths€interest€each;ÌÌà àà à(5)à àThat€€the€€said€€property€€described€€in€€the€warranty€Ìà àà àdeed€€is€not€capable€of€being€partitioned€and€should€be€sold€Ìà àà àat€€€private€€sale€€in€€accordance€€with€€an€€agreement€€to€€be€Ìà àà àreached€€between€€the€parties€or,€failing€such€agreement,€by€Ìà àà àorder€€of€€the€€Court€€upon€€motion€€by€any€one€or€all€of€the€Ìà àà àparties;Ìà àà àÌà àà à(6)à àThat€€any€€and€€all€other€claims€of€the€parties€herein€Ìà àà àshould€be€and€are€hereby€dismissed;€andÌÌà àà à(7)à àThat€€the€€costs€€of€€the€proceedings€€other€than€the€Ìà àà àcosts€€of€€the€€Intervening€€Petition€are€assessed€equally€be„Ìà àà àtween€€€the€€€parties,€€€for€€which€€execution€€may€€issue,€€if€ÌÓÓà àà ànecessary.€ÌÌà àFrom€the€foregoing€judgment,€the€defendant„counter€plaintiff,€Velma€Russell,€hasÏappealed€and€presented€the€following€issues:ÌÓÓà àà àI.à àShould€€the€Trial€Court€have€granted€defendantððsÌà àà àmotion€for€summary€judgment?ÌÌà àà àII.à àDoes€€the€admissible€evidence€in€the€case€prepon„Ìà àà àderate€€€against€€€the€€€Trial€€€Courtððs€€€decision€€€that€€the€Ìà àà àwarranty€deed€of€February€21,€1968€to€wife€and€husband€Ìà àà àcreated€a€tenancy€in€common?ÌÌà àà àIII.à àIs€€the€€claim€€of€the€plaintiffs€to€an€interest€in€theÌà àà àproperty€€€described€€€in€€€the€€€warranty€€deed€€barred€€or€Ìà àà àprecluded€by€the€defenses€of€the€doctrines€and€principlesÌà àà àof€estoppel€and€laches?€ÌÌà àà àIV.à àIs€€the€€claim€€of€the€plaintiffs€to€an€interest€in€the€Ìà àà àreal€€estate€€barred€€by€the€provisions€of€Tenn.€Code€Ann.€Ìà àà àðð€28„2„102,103€and/or€105?ÌÌÌÓÓà àThe€intervenors,€Ervin€B.€Russell€and€Edward€P.€Russell,€Jr.,€have€not€appealed€orÏfiled€a€brief€in€this€Court.ÌÓÓÌò òÓ  ÓI.ÌÌThe€Summary€Judgment€Motion€ÌÓ  ÓÌÌÓÓó óà àThe€defendant,€Velma€Russell,€insists€that€her€motion€for€summary€judgment€shouldÏhave€been€sustained€because,€under€the€admitted€fact€that€Mrs.€Covington€executed€theÏFebruary€21,€1968,€deed€to€herself€and€husband,€an€estate€by€the€entireties€was€created.ÌÌà àThe€plaintiffs,€Bill€Covington€and€Brenda€Covington€insist€that€no€estate€by€theÏentireties€was€created€by€the€deed€because€it€contained€no€provision€expressing€an€intention€toÏcreate€an€estate€by€the€entireties€as€required€by€T.C.A.€ðð€66„1„109,€quoted€above.ÌÌà àòòOliphant€v.€McAmisóó,€197€Tenn.€367,€273€S.W.2d€151€(1954),€involved€personaltyÏheld€in€the€name€of€one€spouse,€but€intended€by€both€spouses€to€be€joint€marital€property.€€TheÏSupreme€Court€held€that€the€property€was€held€by€the€entireties€with€rights€ofÌ€survivorship.€€However,€the€Supreme€Court€also€said:ÌÓÓà àà à€€€€We€€think€€Chapter€€255€€of€the€Public€Acts€of€1949€has€Ìà àà àno€application€to€the€case€at€bar.€€The€Act€merely€provides€Ìà àà àthat€€an€€estate€€by€€the€€entirety€€òòmayóó€be€created€by€deed€of€Ìà àà àeither€husband€or€wife€to€one€another€and€that€the€intention€Ìà àà àto€€create€€such€€an€€estate€must€appear€upon€the€face€of€the€Ìà àà àinstrument€€of€€conveyance.€€€This€€statute€makes€it€possible€Ìà àà àfor€either€husband€or€wife€to€create€an€estate€by€the€entirety€Ìà àà àwithout€€the€€necessity€€of€€deeding€€the€€property€€to€a€third€Ìà àà àparty€€and€€having€€that€party€€re„convey€to€the€husband€and€ÌÓÓà àà àwife€an€estate€by€the€entirety.€€(Emphasis€supplied)ÌÌà àAlthough€common„law€tenancy€by€the€entireties€was€abolished€by€the€MarriedÏWomenððs€Emancipation€act€(Chapter€26,€Public€Acts€of€1913,€T.C.A.€ðð€36„3„504,€common„law€estates€by€the€entireties€were€re„established€by€Chapter€126,€Public€Acts€of€1919€(T.C.A.€ððÏ36„3„505),€òòBost€v.€Johnsonóó,€175€Tenn.€232,€133€S.W.2d€491€(1939).€€The€cited€authorityÏstates:€ÌÓÓà àà àð ðWhile€€a€€conveyance€€or€€devise€€to€€a€husband€and€wife€willÌà àà àordinarily€€create€€a€€tenancy€€by€€entireties,€the€authorities€areÌà àà àgenerally€€to€€the€€effect€than€an€intention,€clearly€expressed€in€Ìà àà àthe€€instrument,€€that€€they€shall€take€as€tenants€in€common€orÌà àà àas€€joint€€tenants,€€will€€be€€effective,€€even€€at€common€law,€if€Ìà àà àpersons€€who€€have€previously€acquired€joint€interests€become€Ìà àà àhusband€and€wife,€they€do€not€become€tenants€by€the€entirety,Ìà àà àthere€€is€€evidently€nothing€in€the€relation€of€husband€and€wife€Ìà àà àto€€prevent€€their€acquisition€€of€€property€€as€€joint€€tenants€or€Ìà àà àtenants€€in€€common.€€€The€result€of€this€view€is€that€the€exist„Ìà àà àence€€€of€€€a€€€tenancy€€by€€entireties€€is€€a€€question€€purely€€of€Ìà àà àintention,€€through€€an€€intention€€on€the€part€of€the€grantor€to€Ìà àà àcreate€€such€€a€€tenancy€€is€€presumed,€€in€€the€€absence€€of€€an€Ìà àà àexpression€of€€a€contrary€€intention.€€In€other€words,€there€is€a€Ìà àà àrule€€of€€construction€that,€in€case€of€a€conveyance€to€husband€Ìà àà àand€wife,€the€language€prima€facie€means€that€they€are€to€hold€ÌÓÓà àà àby€the€entireties.€€175€Tenn.€At€235.€€Ìà àÌÓÓÓÓà àIn€òòHardin€v.€Chapmanóó,€36€Tenn.€App.€343,€255€S.W.2d€707€(1952),€property€wasÏconveyed€ð ðunto€H.€H.€Brown€and€his€wife,€Mary€Brown,€equally€and€jointly€„„„€to€have€and€toÏhold€the€same€to€the€said€H.€H.€Brown€and€Mary€Brown,€their€heirs€and€assigns€foreverðð.€ÏThis€Court€held€that€a€tenancy€by€the€entireties€resulted€and€said:ÌÓÓà àà à[1]€€ð ðAn€€estate€€by€€entirety€which€is€a€form€of€co„ownershipÌà àà àheld€€by€€husband€€and€€wife€€with€€€right€€of€€survivorship,€€is€Ìà àà àdefined€€as€€an€€estate€€held€€by€husband€and€wife€by€virtue€of€Ìà àà àtitle€€acquired€€by€€them€€jointly€€after€marriage.ðð€€41€C.€J.€S.,€Ìà àà àHusband€€and€Wife€Section€34,€page€458.€€And€ð ðan€estate€by€Ìà àà àthe€€entireties€€involves€€the€unities€of€time,€title,€interest,€and€Ìà àà àpossession,€€as€€well€€as€the€husband€and€wife€unity€of€owner„Ìà àà àship.ðð€€26€Am.€Jr.,€Sec.€71,€p.€698.ÌÓ  Ó„€„€„€„ÌÓ  Óà àà à[3]€It€is€generally€held€that€a€tenancy€by€the€entirety€is€created€Ìà àà àwhen€€a€husband€and€wife€take€an€estate€to€themselves€jointly,€Ìà àà àand€€such€will€be€presumed€where€words€do€not€appear€to€the€Ìà àà àcontrary€€or,€as€in€the€instant€case,€where€the€language€used€is€Ìà àà àambiguous.€€€òòBost€€v.€Johnsonóó,€175€Tenn.€232,€133€S.W.€(2d)€Ìà àà à491.ÌÌà àà à€€€€€€€Regarding€€estates€created€by€the€entireties,€the€Court,€in€Ìà àà àòòBennett€v.€Hutchensóó,€133€Tenn.€65,€179€S.€W.€629,€630,€said:ÌÌà àà àà à€ð ðBy€€the€authorities€it€is€held€that€a€deed€to€Ìà àà àà àhusband€and€wife,€which€would€at€common€Ìà àà àà àlaw€€have€€created€€in€€them€an€estate€in€join€Ìà àà àà àtenancy,€€had€€they€€not€been€married,€does,€€Ìà àà àà àby€€the€€fact€of€€the€€marriage,€€create€in€the€Ìà àà àà àhusband€and€wife€an€estate€by€the€entireties.ÌÌà àà à€€€€ð ðBy€€the€authorities€it€is€held€that€a€deed€to€husband€and€wife,€Ìà àà àwhich€€would€€at€€common€law€have€created€in€them€an€estate€in€Ìà àà àjoint€tenancy,€had€they€not€been€married,€does,€by€the€fact€of€the€Ìà àà àmarriage,€€create€in€the€husband€and€wife€an€estate€by€the€entire„ÌÓÓà àà àties.€€36€Tenn.€App.€347,€349.ÌÌà àThe€deed€in€the€present€case€does€not€designate€the€conveyees€as€husband€and€wife.€ÏHowever,€the€evidence€is€uncontradicted€that€they€were,€in€fact,€husband€and€wife€when€theÏdeed€was€executed.ÌÌà àAt€the€bar€of€this€Court,€it€was€conceded€that,€if€the€deed€in€the€present€case€had€beenÏexecuted€by€a€third€party,€the€result€would€have€been€a€tenancy€by€the€entireties.ÌÌà àNevertheless,€it€is€insisted€that€the€fact€that€the€conveyor€was€not€a€third€party,€but€oneÏof€the€spouses€brings€the€transaction€within€the€scope€of€T.C.A.€ðð€66„1„109€which€states,Ïð ðmay€do€so€by€direct€conveyance€„„„€which€shall€provide€that€it€is€the€grantorððs€intention€„„„€toÏcreate€an€estate€by€the€entireties.ðð€ÌÌà àThe€above€cited€authorities€lead€this€Court€to€the€conclusion€that,€in€order€to€create€anÏestate€by€the€entireties€by€a€deed€to€two€spouses,€it€is€not€necessary€to€state€in€the€deed€that€theÏconveyers€are€husband€and€wife€if€they€are€such€in€fact.ÌÌà àIf€a€conveyor€conveys€property€to€two€people€who€are€in€fact€husband€and€wife,€anÏestate€by€the€entireties€results€unless€the€deed€states€otherwise.€€A€conveyance€to€husband€andÏwife€by€a€third€party€creates€a€presumption€of€intent€to€create€an€estate€by€the€entireties,Ïrequiring€contradictory€evidence€to€produce€a€different€result.ÌÌà àNo€reason€occurs€to€this€Court€why€the€same€rules€should€not€apply€to€a€conveyance€toÏtwo€spouses€by€one€of€the€spouses€as€conveyor.ÌÌà àT.C.A.€ðð€66„1„109€applies€only€to€deeds€from€one€spouse€to€the€other€spouse.€€That€is,Ïif€one€spouse€desires€to€convey€to€his€or€her€spouse€an€interest€in€property€on€a€ð ðone€to€oneÏbasis,ðð€the€deed€must€in€some€manner€indicate€on€its€fact€an€intention€to€produce€an€estate€byÏthe€entireties.ÌÌà àIf,€on€the€other€hand,€the€property€is€conveyed€by€one€spouse€to€both€spouses,€theÏresult€is€the€same€as€if€the€conveyor€were€a€third€person,€that€is,€the€fact€that€the€conveyeesÏwere€spouses€created€a€presumption€of€intent€to€create€estates€by€the€entireties.€€There€being€noÏevidence€in€this€record€to€contradict€the€presumption,€it€is€conclusive€as€a€matter€of€law.ÌÌà àThe€result€of€the€foregoing€is:€Ìà àWhen€Mrs.€Covington€Russell€conveyed€her€property€to€herself€and€husband,€sheÏcreated€estates€by€the€entirety€in€her€husband€and€herself.ÌÌà àWhen€Mrs.€Covington€Russell€died,€her€husbandððs€estate€by€the€entirety€became€anÏestate€in€fee,€and€Mrs.€Covingtonððs€heirs€have€no€interest€in€the€property.ÌÌà àIt€was€error€for€the€Trial€Judge€to€overrule€the€motion€of€the€defendant,€Velma€Russell,Ïfor€a€summary€judgment.€€This€Court€sustains€the€motion.ÌÌÌÌò òÓ  ÓII.ÌPreponderance€of€Evidenceó óÌÓ  ÓÌà àSince€the€undisputed€evidence€requires€the€summary€dismissal€of€plaintiffððs€suit,€theÏissue€of€preponderance€of€evidence€is€moot.€€None€of€the€evidence€contradicts€the€common€lawÏpresumption€which€is€therefore€conclusive.Ìò òÌÓ  ÓIII.ÌBar€of€Estoppel€and€Laches€ó óÌÓ  ÓÌà àSince€the€suit€of€plaintiffs€must€be€dismissed€on€other€grounds,€the€issues€of€estoppelÏand€laches€are€moot.ÌÌò òÓ  ÓIV.ÌThe€Bar€of€T.C.A.€ðððð€28„2„102,€103,€105€(Adverse€Possession)ó óÌÓ  ÓÌà àSince€plaintiffððs€suit€must€be€dismissed€on€other€grounds€it€is€unnecessary€to€discussÏthe€defense€of€adverse€possession.ÌÌà àOther€issues€presented€to€the€Trial€Court€and€not€restated€to€this€Court€need€not€beÏdiscussed€or€decided€by€this€Court.ÌÌÌÌÌÌÌà àThe€judgment€of€the€Trial€Court€in€respect€to€the€claim€of€Bill€Covington€and€BrendaÏCovington€is€reversed,€and€the€cause€is€remanded€to€the€Trial€Court€for€entry€of€a€judgment€inÏconformity€with€this€opinion€and€further€necessary€proceedings.€€Costs€of€this€appeal€areÏassessed€against€Bill€Covington€and€Brenda€Covington.ÌÌò òÓ  ÓÔ€¼ÔREVERSED€AND€REMANDEDÔ€XÔó óÌÓÓÓ  ÓÌÌà 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.,€JUDGEÌ