ÿWPCè …# VUDa %¥ 0(« 0”Ó4g { w@Š Ê 0DÒ 0J 0T` 0^´ 0h 0rz 0|ì 0†h 0î 1u~ U,ó 0dU,ƒB)¯DCØ AMU*h ’ B²°Ïv~vÓý D3Ð 0@ AOCÆ’ 0DX D/œ B˘HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÀÌÀääÀÀÌ0 8§ÖhZŠ,Century-WP RegularX($¡¡(D(2´¤$¤¤Ý ƒ!ÝÝ  ÝÒ°ÒÒX°ÒÓ  Óà ` àòòÚ  Ú0Ú  ÚóóyJÚ 3|xý éDêDëì{íEîïDðÔeñÓ€ý(#Ã$òòÚ  Ú0Ú  Úóó2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)< Œ 9p`(ModernP ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Monaco% Line 7 d!!!!7Border 1dd€-"Cþÿ << Gÿÿ< Œ 9p`(Arial Ý ƒ!ÝÑ#€d#ÑÔ€ÔÔ€ÔÝ  ÝÔ€$ÔÔ€$ÔÓ  ÓÔ YYY ÔFILEDÔ€$XÔÌÌò òJuly€8,€1996ÌÌCecil€Crowson,€Jr.ÌÔ€$ôÔAppellate€Court€Clerkó ó d ¦Ý ƒ!ÝÑ#€d#ÑÔ€ÔÔ€ÔÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÓ  Óà àòòÚ  ÚÚ  ÚóóÝ  ÝParenthetically,€we€note€that€for€some€substantial€distanceÏplaintiffsðð€property€is€adjacent€to€and€forms€the€east€boundary€ofÏdefendantððs€property.€€No€complaint€has€been€made€by€defendant€of€thisÏparticular€line.ÌPtPtHHÚ(ÿáÿâùFG(üHHØ(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 X ÒÓ  ÓÑ\R AØ'\Ñ›Ñ7€7XXdìdÈ7Ñœ›à@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌà@ àWESTERN€SECTION€AT€JACKSONÌ______________________________________________________________________________ÌÌJAMES€E.€SIMONS€and€wife,à àà àà àMadison€Chancery€No.€48063€ÌMARGARET€B.€SIMONSà àà àà àC.A.€No.€02A01„9512„CH„00272ÌÌÙ€€ÙœßL€#%";+'h|wâ` Å `€€Lß›à àPlaintiffs/Appellants,à àà àà àHon.€Joe€C.ÏMorris,€ChancellorÌÌv.ÌÌHERBERT€H.€REPLOGLE,€Jr.,ÌÌà àDefendant/Appellee.ÌÌDAN€McBETH,€Trenton,€Attorney€for€Plaintiffs/Appellants.ÌÌDAVID€A.€RIDDICK,€Holmes,€Rich€&€Sigler,€P.C.,€Jackson,€Attorney€forÏDefendant/Appellee.ÌÌò òòòREVERSED€AND€REMANDEDóóó óÌÌOpinion€filed:Ì______________________________________________________________________________ÌÌò òTOMLIN,€Sr.€J.ó óà@ àÌà àà àà àà àà àà àÌÓÓà àJames€E.€Simons€and€Margaret€B.€Simons€(ð ðplaintiffsðð)€filed€suit€inÏthe€Chancery€Court€of€Madison€County€against€Herbert€H.€Replogle,€Jr.Ï(ð ðdefendantðð)€for€the€purpose€of€establishing€a€common€boundary€lineÏbetween€the€parties.€€Following€a€bench€trial€the€chancellor€establishedÍthe€partiesðð€common€boundary€line€based€on€the€calls€in€defendantððs€deed.€ÏOn€appeal€plaintiffs€have€presented€one€issue€for€our€review:€€whether€theÏevidence€preponderates€against€the€chancellorððs€finding.€€In€our€opinion,Ïthe€chancellor€did€err€and€we€accordingly€reverse.€€ÌÓÓÌÓÓà àMuch€of€the€proof€in€this€case€is€undisputed.€€For€many€years€theÏparties€and€their€predecessors€in€title€have€been€adjoining€landowners€ofÏtwo€tracts€of€land€on€the€east€side€of€Christmasville€Road€in€MadisonÏCounty.€€The€Replogle€property€is€located€immediately€north€of€the€SimonsððÏproperty.€€Replogleððs€south€boundary€and€Simonsðð€north€boundary,€for€allÏpractical€purposes,€should€be€the€same.€€The€record€reflects€thatÏplaintiffs€had€been€residing€on€their€parcel€of€land€for€many€years.€ÏPlaintiff€Margaret€B.€Simons€acquired€title€to€the€property€from€herÏmother€by€deed€in€March€1984.€€This€land€had€been€owned€by€her€familyÏsince€1937.€€A€short€time€after€Margaret€Simons€acquired€this€property,Ïshe€made€a€conveyance€of€an€interest€in€same€to€create€a€tenancy€by€theÏentireties€with€her€husband.€€€ÌÓÓÌÓÓà àIn€1989,€plaintiffs€employed€Reasons€Engineering€Co.€of€Humboldt€toÏmake€€a€survey€of€their€property.€€Plaintiffs€testified€that€the€primaryÏpurpose€of€this€survey€was€to€have€the€corners€staked€and€identified€soÍthat€their€children€could€readily€locate€the€boundaries€of€their€property.€ÏAs€part€of€the€survey,€the€surveyor€placed€stakes€at€the€corners€of€theÏvarious€lines€of€plaintiffsðð€property,€including€the€boundary€lineÏseparating€their€property€from€defendant.€€ÌÓÓÌÓÓà àDefendant€acquired€the€82.5€acre€tract€adjoining€plaintiffsðð€northÏboundary€in€April€1991€by€a€quitclaim€deed€from€the€other€heirs€of€hisÏmother.€€This€parcel€of€land€had€been€in€defendantððs€family€for€slightlyÏover€one€hundred€years.€€The€quitclaim€deed€contained€the€following€metesÏand€bounds€description€of€the€property:ÌÓÓÌà8 àBEGINNING€at€a€black€oak,€hickory€and€poplar,€John€GateleyððsÏnorthwest€corner,€runs€thence€west€175€poles€to€a€stake;Ïthence€south€75€poles€to€a€stake,€post€oak€and€black€oakÏpointers;€thence€east€175€poles€to€a€stake€and€poplar€pointers;Ïthence€north€75€poles€to€the€beginning,€containing€about€82€ððÏacres,€more€or€less.ÌÌÌÓÓà àIn€1992,€following€the€purchase€of€his€property,€defendant€removedÏthe€stake€previously€installed€by€plaintiffsðð€surveyor€designating€theÏplaintiffsðð€north€boundary€line€where€it€intersected€the€east€margin€of€theÏright€of€way€of€Christmasville€Road,€and€placed€his€own€corner€post€32Ïfeet€south€of€the€stake€installed€by€plaintiffsðð€surveyor.€€The€partiesÏattempted€to€resolve€this€dispute€without€success,€and€this€suit€followed.€€ÌÓÓÌÓÓà àFollowing€a€bench€trial,€the€chancellor€issued€a€memorandum€opinionÏwhich€formed€the€basis€of€his€later€decree.€€The€pertinent€provisions€ofÏthe€decree€reads€as€follows:ÌÓÓà8 à€Ìà8 à7.à àThe€Replogle€property€has€been€occupied€by€Mr.€ReplogleÏand€his€family€for€over€one€hundred€(100)€years€with€theÏdescription€being€175€poles€East„West€and€75€poles€North„South,€which€forms€a€perfect€rectangle.Ìà@ à.€.€.€ÌÌà8 à1.à àThe€North„South€boundary€line€between€the€property€ofÏthe€Plaintiffs€and€the€Defendant€is€established€according€toÏthe€deed€of€Mr.€Replogle€which€has€never€been€questioned€inÏover€one€hundred€(100)€years.ÌÌÌÓÓà àInasmuch€as€this€case€was€tried€below€without€the€intervention€of€aÏjury,€our€scope€of€review€on€appeal€is€de€novo€upon€the€record€in€the€trialÏcourt.€€Findings€of€fact€by€the€trial€court€come€to€this€court€with€aÏpresumption€of€correctness.€€Absent€an€error€of€law,€unless€we€find€thatÏthe€evidence€preponderates€against€these€findings,€we€must€affirm.€ÏT.R.A.P.€13(d).€€In€addition,€any€and€all€conflicts€in€the€testimony€of€theÏwitnesses€involving€their€credibility€is€to€be€resolved€in€the€€firstÏinstance€by€the€trial€court,€and€any€findings€by€that€court,€based€uponÏcredibility,€is€to€be€given€great€weight€by€this€court.€€òòState€ex€relÏBalsinger€v.€Madisonvilleóó,€435€S.W.2d€803,€807€(Tenn.€1968).ÌÓÓÌÓÓà àOur€review€of€this€record€reveals€that€there€was€no€apparentÏconflict€between€the€parties€over€the€common€boundary€line€between€theirÏproperties€until€plaintiffs€had€a€survey€made€of€their€property€in€1989.€ÏPrior€to€the€conveyance€to€plaintiff€Margaret€Simons€in€1984,€the€earlyÏdescription€of€plaintiffsðð€property€from€€courthouse€records€described€theÏland€as€follows:ÌÓÓÌà8 àBounded€on€the€north€by€the€land€of€Mrs.€L.R.€Cash,€on€the€eastÏby€the€lands€of€Mathews,€and€Mayes,€on€the€south€by€the€landsÏof€W.C.€Browning,€and€C.B.€Bettie,€Miss€Ollie€Hinson,€and€Mrs.ÏS.L.€Carter€(formerly€Todd)€and€on€the€east€by€theÏChristmasville€Road,€containing€€by€estimation€one€hundredÏacres€more€or€less€.€.€.€.ÌÌÌÓÓà àDefendantððs€property,€which€was€conveyed€to€his€mother€and€fatherÏby€deed€in€1938,€contains€the€following€description:ÌÓÓÌà8 àBEGINNING€at€a€black€oak,€hickory€and€poplar,€John€GateleyððsÏnorthwest€corner,€runs€thence€west€175€poles€to€a€stake;Ïthence€south€75€poles€to€a€stake,€post€oak€and€black€oakÏpointers;€thence€east€175€poles€to€a€stake€and€poplar€pointers;Ïthence€north€75€poles€to€the€beginning,€containing€about€82€ððÏacres,€more€or€less.ÌÌÌÓÓà àWithout€reviewing€it€in€detail,€there€was€more€than€sufficientÏtestimony€by€both€parties€as€to€the€ownership€of€their€respective€tractsÍof€land.€€However,€as€can€be€seen€from€the€legal€descriptions€appearing€inÏthe€earlier€conveyances€of€the€land€of€both€parties,€monuments€and€otherÏascertainable€points€are€sorely€lacking.€€The€earlier€descriptions€ofÏplaintiffsðð€property€do€identify€the€western€boundary€of€this€property€asÏChristmasville€Road.€€However,€it€is€virtually€impossible€to€locateÏdefendantððs€property€by€its€earlier€description€other€than€that€it€isÏlocated€in€the€old€16th€Civil€District€of€Madison€County.ÌÓÓÌÓÓà àThe€only€proof€offered€by€defendant€in€seeking€to€establish€theÏsouthern€boundary€of€his€property€was€produced€by€defendant€himself,€aÏretired€surveyor€for€the€Tennessee€Department€of€Transportation.€€HeÏtestified€that€as€far€back€as€1860,€this€property€was€identified€by€theÏsame€description€as€we€referred€to€above.€€There€is€no€proof€in€the€recordÏthat€a€survey€has€ever€been€made€of€defendantððs€property.€€It€is€alsoÏreadily€apparent€that€in€the€quitclaim€deed€to€defendant€from€his€brothersÏand€sisters,€the€grantors€simply€adopted€the€metes€and€bounds€descriptionÏcreated€over€one€hundred€years€ago.€€When€defendant€testified€at€trial,€heÏpresented€no€plat,€nor€any€testimony€of€a€surveyor.€€He€stated€that€heÏinstalled€the€concrete€marker€shown€in€one€of€the€photographs€introducedÏat€trial€into€what€he€asserts€is€the€southwest€corner€of€his€property,Íwhich€the€parties€agree€is€32€feet€south€of€the€point€where€plaintiffsððÏcontend€that€their€northwest€corner€and€defendantððs€southwest€cornerÏshould€be.€€Defendant€presented€the€following€testimony€as€to€how€heÏlocated€this€disputed€corner:ÌÓÓÌà8 àQ.à à(By€Mr.€Riddick)€Could€you€tell€us€whatððs€in€each€of€thoseÏpictures?€€€Ìà8 àA.à àWell,€this€first€picture€here€is€a€concrete€marker€that€IÏput€up€myself€establishing€my€south€corner€there.€€I€put€that€upÏthere€and€itððs€not€on€their€property.€€The€County€owns€650€feetÏof€right€of€way€out€there.€€If€youððll€look€at€that€post€there€andÏmeasure€itððs€29€feet€and€6€inches,€so€it€is€not€on€the€SimonsesððÏ(sic)€property.€€Itððs€on€the€county€right€of€way.€€That€post€isÏsitting€1237.5,€75€poles€from€my€north€boundary.Ìà8 àQ.à àAnd€did€you€measure€it?Ìà8 àA.à àI€measured€that€with€100€foot€steel€tape€down€my€westÏboundary.ÌÌÌÓÓà àDefendant€did€not€identify€where€his€north€boundary€was€located,€norÏthe€point€from€which€he€says€he€measured€down€his€west€boundary,€whichÏis€the€east€boundary€of€the€right€of€way€for€Christmasville€Road.ÌÓÓÌÓÓà àTo€this€court,€the€testimony€of€the€plaintiffsðð€surveyor,€Jeff€Tulley,Ïis€persuasive€and€convincing.€€Tulley€testified€that€prior€to€surveying€theÏland€of€the€plaintiffs,€he€completed€a€survey€of€plaintiffsðð€immediateÏneighbor€to€the€south,€Gene€Paul€Osborne.€€Tulley€testified€that€he€foundÏall€the€monuments€on€the€Osborne€property€and€established€OsborneððsÍboundary€lines€to€his€satisfaction.€€When€employed€to€survey€the€propertyÏof€plaintiffs,€Tulley€testified€that€he€started€at€Osborneððs€northwestÏcorner,€which€is€plaintiffsðð€southwest€corner,€in€the€margin€of€theÏChristmasville€Road,€and€measured€plaintiffsðð€land.€€He€testified€that€fromÏhaving€surveyed€the€other€calls€of€Osborneððs€property,€his€location€of€theÏnorthwest€corner€of€Osborneððs€tract€was€correct.€€This€was€the€beginningÏpoint€used€by€the€surveyor€in€measuring€plaintiffsðð€land.€€Tulley€statedÏthat€he€preceded€north€the€length€of€the€calls€of€plaintiffsðð€deed,€and€byÏfollowing€these€calls€he€located€plaintiffsðð€€northwest€corner€(defendantððsÏsouthwest€corner)€four€feet€north€of€a€fence€corner.€€He€then€preceded€toÏwork€out€the€balance€of€the€calls€on€plaintiffsðð€property.× ƒ' ××  ×€€ÌÌÓÓÌÓÓà àTulley€further€testified€that€he€measured€the€distance€in€the€call€inÏplaintiffsðð€deed€along€Christmasville€Road€north€from€the€northwestÏcorner€of€the€Osborne€tract€for€the€stated€distance,€and€that€he€alsoÏmeasured€the€Christmasville€Road€call€of€defendantððs€deed€alongÏChristmasville€Road€south€the€stated€distance€in€defendantððs€deed.€€TulleyÍstated€that€these€measurements€almost€ð ðdead€centeredðð€on€the€fenceÏcorner.ÌÌà àTulley€stated€that€he€walked€the€north€and€south€boundary€lineÏfollowing€his€survey€with€plaintiff€and€Charlie€Cash,€defendantððs€uncle,Ïshowing€them€where€the€corners€were.€€Tulley€stated€that€no€one€told€himÏwhere€to€put€the€boundary€lines.€€He€further€testified€that€Cash€showedÏhim€where€the€old€fence€row€was€and€that€Cash€told€him€that€the€fenceÏwas€the€approximate€boundary€between€the€parties.€€According€to€Tulley,ÏSimons€never€tried€to€tell€him€where€the€boundary€lines€were.€€Ìà àIn€our€opinion,€the€evidence€not€only€preponderates€against€theÏchancellorððs€findings,€but€preponderates€in€favor€of€plaintiffsðð€assertionÏas€to€the€location€of€the€disputed€boundary.€€Accordingly,€the€decree€of€theÏchancellor€is€reversed.€€This€court€is€of€the€opinion€that€the€commonÏboundary€line€between€the€parties€is€to€be€established€and€fixed€inÏaccordance€with€the€survey€and€plat€of€the€surveyor€Tulley.€€This€cause€isÏremanded€to€the€trial€court€for€such€further€and€other€proceedings€as€areÏnecessary€not€inconsistent€with€this€opinion.€€Costs€in€this€cause€onÏappeal€are€taxed€to€defendant,€for€which€execution€may€issue€if€necessary.à àÌÌÓÓà àà àà àà àà àà à________________________________________Ìà àà àà àà àà àà àTOMLIN,€Sr.€J.ÌÌÌÌà àà àà àà àà àà à________________________________________Ìà àà àà àà àà àà àCRAWFORD,€P.J.à àà à€€€€€(CONCURS)ÌÌÌÌà àà àà àà àà àà à________________________________________Ìà àà àà àà àà àà àHIGHERS,€J.à àà à€€€€€(CONCURS)Ì