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X/&24Technical Document Style.. 23  Ԁ.   CRight ParRight-Aligned Paragraph NumbersI.A.1.a.(1)(a)i)a)3|x<6X9`(*Courier 12pt10cpiXXx6X@JQX@( T$   d^!V$(G.2)$ FT!   XX     0  MARVINBERKELESLIEMcWILLIAMS($   0  HOWELLBERKEFRAYN HANNSMALLINGTERRELLDONAGHEYTidwell("$    GGGG'dxd EI ӀӀ#UD&@FZ 8CaslonOpnface BT Regular2 0Indent123  2" 0Indent20 23  2, 0Indent30 0 23  26 0Indent40 0 0 23  2@ 0Indent50 0 0 0 23  2J 0Indent60 0 0 0 0 23  2T 0Indent70 0 0 0 0 0 23  2^ 0Indent80 0 0 0 0 0 0 23  `abcdefg ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P 8Mac DefaultMac Default ` X<  9p`(Courier New% Line 7 dqqqq7Border 1ddOrC << G<  9p`(Arial  F!  #d#p  tt   YYY FILEDtX November22,1996CecilCrowson,Jr.tAppellateCourtClerk  P F!#d#p  I$p        Thistractisnototherwiseidentifiedinthetrialcourtsjudgment;butthereisnothingintherecordtoindicatethatthe36acretractwaseversubdivided.  F!#d#p  I$p        ThedefendantsagesareasofNovember28,1995,thedateofthelasthearingbelow. F!#d#p  I$p        TheotherpropertywasapparentlysoldduringMs.Averyslifetime.  F!#d#p  I$p        TheappelleesincorrectlyarguethatthereisnoevidencethatMr.Averywaseverawareofthedeed.Recordationgivesrisetoarebuttablepresumptionofdelivery. Ellisonv.Garber ,287S.W.2d564,568(Tenn.App.1955).  F!#d#p  I$p        Therewasabalancedueonthemortgagedebtofanunspecifiedamountatthetimeofthehearingsbelow.  F!#d#p  tt   YYY FILEDtX November22,1996CecilCrowson,Jr.tAppellateCourtClerk   F!#d#p  I$p         Ithasalsobeenheldthatthecommonlawunitiestime,title,interestandpossessionhavebecomeacademicsinceenactmentofthestatute.Jonesv.Jones,185Tenn.586,206S.W.2d801(1947).PtPtHHHV,(hh hd'0F Styl{WP}01  HH  2$HH  Geneva  <Px443!#4$*$$*$ KK  Geneva  Geneva .,6 Geneva   BA Op Geneva  BA Op Geneva OC<< CLevel 1Level 2Level 3Level 4Level 5($$   1  ' dxdP Pd F! . p     ` 7XXdd7\RA'\ `    , 5  q u` ћ P 7XXdXXd7\RA'\@ INTHECOURTOFAPPEALSOFTENNESSEEDEBORAHSMALLING,   )C/ANO.03A019606CH00186      )MONROECOUNTYCHANCERYCOURTٜLsur;+'h|`  `Lߛ  PlaintiffAppellant,)      )      )      )v.      )      )      )      )      )MARTHATERRELLand   )̜WADETERRELLDONAGHEY,  )      )HONORABLEEARLH.HENLEY,  DefendantsAppellees.)CHANCELLORForAppellant     ForAppelleesSHARONG.LEE     J.LEWISKINNARD̜Lee&Tallent     Madisonville,Tennessee̜Madisonville,Tennessee@ XX OPINIONppXVACATEDREMANDEDWITHINSTRUCTIONS      Susano,J.    Thislitigationfocusesontheownershipof36acresofϜfarmlandinMonroeCounty.TheplaintiffclaimsthatsheisthefeesimpleownerofthepropertybyvirtueoftheholographicwillofWilliamP.Avery,themanwithwhomshelivedfrom1980untilhisdeathbysuicideonMay28,1994.ThetrialcourtheldthataϜtwoacretract, v   ׀includingahouse,passedabsolutelytotheplaintiffunderthetermsofthewill,butthattheremaining34acres passedunder[a]resultingtrusttothedefendants.Theplaintiffappealed,arguingthatthetrialcourterredinfindingthataresultingtrustwascreatedwithrespecttothe34acres.  Thedefendantspositiononthisappealisbestillustratedbythefollowinglanguageintheirbrief: 8  8 [Thedefendantsare]inauniquepositioninthiscase,agreeingwiththeChancellorastotheresult,butdisagreeingwiththeCourtastotherouteforreachinghisconclusion. 8 [Thedefendants]positionisthatundertheevidencesubmittedattheoriginalhearing,theTrialCourtshouldhaveconcludedthatthewillofWilliamP.AveryshouldhavebeenconstruedtopassthehomewherehelivedwiththeAppellant,alongwithhispersonalpropertyanda2acretractuponwhichthehousewaslocated,totheAppellant,andthatthebalanceofhisestateshouldpassbyintestatesuccessiontohisgrandmother,MarthaTerrell.@ I.ProceduralHistory  Theplaintiff,DeborahSmalling,filedanactionfordeclaratoryjudgmentaskingthecourtbelowtoconstrueMr.Averysholographicwill.ShenamedasdefendantsMr.Averys95yearoldmaternalgrandmother,MarthaTerrell,andhis75yearoldϜaunt,WadeTerrellDonaghey. w     Thedefendantsfiledtheiranswer,whichasserted,amongotherthings, 8 thatthepartiesdefendanthaveovertheyearsassumedthattheconveyancetoWilliamP.Avery[fromhismother,PeggyT.Avery]wasaconveyanceintrustfortheuseandbenefitofallthemembersofthefamily,sinceallthefamilyresidesonthepropertyandWilliamP.Averywastheyoungestandonlymalememberofthefamily,andthat[PeggyT.Avery],hismother,wassufferingfromterminalcancer,whichtookherlifepriortohis.  OnMay22,1995,thetrialcourtconductedanonjuryhearing.TheonlywitnessesweretheplaintiffandWadeTerrellDonaghey.Thetranscriptisonly37pagesinlength.Followingthathearing,thetrialcourtannouncedfromthebenchthatheϜthoughtthatallofthe36acrespassedunderMr.Averyswill.Heexpressedthiscaveat: 8 Itsbeforemeontheinterpretationofawill.Ithinkthatthepropertypassesunderthiswill.ButIdontfeelthatitwouldberightformetosaythisisaninterpretationofthewillwhichwouldprecludethisladyfrompursuinganactionforaresultingtrustormaybesomekindofacompromise.TheChancellorthenindicatedthathewouldpermitthedefendantstoamendtheiranswertoaddacounterclaimseekingadeclarationthat34acrespassedsubjecttoaresultingtrustintheirfavor.ThisthedefendantsdidonJuly20,1995.Theplaintiffjoinedissueonthecounterclaim,andafurtherhearingwasconductedbythetrialcourtonNovember28,1995.OnlyMs.Donagheytestifiedatthesecondhearing.Hertestimonyspansonlyelevenpagesoftranscript.  Attheconclusionofthesecondhearing,thetrialcourttookthematterunderadvisement,subsequentlyrenderedamemorandumopinion,andthereafterenteredajudgmentfindingaresultingtrustasto34ofthe36acres.@ II.Facts  Theevidence,meagerthoughitis,provedfactsthatarenotinseriousdispute.In1972,PeggyT.Averybought36acresoffarmlandinMonroeCounty.Inordertofinancethepurchaseofthatpropertyandotherproperty x   ,sheborrowed$32,500fromtheFederalLandBank.  Ms.Averyandherteenagetwinboys,PhilandWilliam,movedintotheresidenceonthe36acres.Ms.Averysmother,MarthaTerrell,movedwiththem.  TheplaintiffmovedinwithWilliamP.Averyin1980.WilliamP.Averyandtheplaintifflaterbuiltahouseonthe͜property,utilizingtheirwagesandsavings.TheymovedintotheϜnewlyconstructedhousein1989.  Williamstwinbrother,Phil,alsostartedahouseontheproperty,buthediedbeforeitcouldbecompleted.  Ms.Averywassurvivedbyhersister,WadeTerrellϜDonaghey,wholivedinCaliforniauntilherretirementin1985.BecauseofMs.Averysfinancialproblems,Ms.Donaghey,beginningin1981,madehersistersmortgagepaymentstotheFederalLandBank.Whensheretired,Ms.DonagheyreturnedtoMonroeCounty,takingupresidencewithhersisterandtheothersonthe36acretractofproperty.  FollowinghersonPhilsdeath,Ms.Averyexecutedawarrantydeedtohersurvivingsonofa onehalf(1/2)undividedinterestforthepurposeofcreatingatenancyincommon,withtherightofsurvivorshipinthe36acretract.ThedeedwasexecutedAugust4,1988,andrecordedthenextday. y   כ  PeggyT.AverydiedinOctober,1993.Herson,WilliamP.Avery,committedsuicidethefollowingyear.TheplaintiffandMr.Averywerelivingtogetheratthetimeofhisdeath.Theyhadnevermarried.  FollowingMr.Averysdeath,theplaintiffdiscoveredhisholographicwillintheirresidence.Itprovidesasfollows:         11993 8 IwouldlikeDeborahtohavemyhomeandpropertytomaintainandkeepwiththehopethatshemayfindthecomfortandindependencethathasbeendeniedme.Shehasbeenmyloveandfaithfulconsortandhasgivenmeuntoldsupportandhappiness.Wordsfailme.      /s/WilliamP.Avery 8 Thisismytruewillandtestamentreaffirmedtoday,mymindisclearasismyintent.  32493/s/WilliamP.Avery̜8  Dec.24,1993Onegdfupyear.Debs 8 beenmorefaithfull[sic]andsupportivethanIcouldaskandofcoursethisdocumentismytruewill.̛Ӝ̛  Mr.AveryswillwasadmittedtoprobateinsolemnformonDecember9,1994.Priortothatdate,Mr.Averysgrandmother,MarthaTerrell,deededthesame36acretractoflandtoMs.Donaghey.ThedeedisdatedAugust4,1994.Itwasrecordedthenextday.LiketheearlierdeedtoMr.Avery,itisadeedϜabsoluteonitsface.ItrecitesthatMr.Averydiedintestate,leavingMarthaTerrell ashissoleheiratlaw.  Ms.DonagheytestifiedthatshemadethemortgagepaymentstotheFederalLandBankfrom1981uptothetimeofϜtrial,includingapaymentof$157.06forthemonthofNovember,1995. z   כSheprovedmortgagepaymentstotaling$32,200.Shealsosubmittedevidencethatshehadpaidtaxesonthepropertytotaling$3,824.16fortheperiod19831994.In1986,Ms.Donagheyborrowed$5,000andputanewwellontheproperty.̜  Ms.Donagheydidnotpayrentassuchduringthetimesheresidedwithherfamilyonthefarm.̛  Ms.DonagheydidnotfileaclaimagainstMr.AverysϜestateforanyofthepaymentsmadebyher.Bythesametoken,thereisnoproofintherecordthatshefiledaclaimagainstherlatesistersestate.@ III.Law  ThiscourthascitedwithapprovalthedefinitionofaresultingtrustfoundinGibsonsSuitsinChancery,382(Inman,Ϝ7thEd.1988): 8 Resultingtrustsarethosewhicharisewherethelegalestateisdisposedof,oracquired,withoutbadfaith,andundersuchcircumstancesthatEquityinfersorassumesthatthebeneficialinterestinsaidestateisnottogowiththelegaltitle.Thesetrustsaresometimescalledpresumptivetrusts,becausethelawpresumesthemtobeintendedbythepartiesfromthenatureandcharacteroftheirtransactions.Theyare,however,generallycalledresultingtrusts,becausethetrustistheresultwhichEquityattachestotheparticulartransaction.Id.(Emphasisinoriginal).See EstateofWardellexrel.ϜWardellv.Dailey ,674S.W.2d293,295(Tenn.App.1983).Acourtspowertodeclarearesultingtrustappliestorealpropertyaswellaspersonalproperty.Id. Toestablisharesultingtrustuponland,itisageneralprinciplethatthetrustmustariseatthetimeofthepurchase,attachtothetitleatthattimeandnotariseoutofanysubsequentcontractortransaction. Livesayv.Keaton ,611S.W.2d581,584(Tenn.App.1980).  Itisthenatureofresultingtruststhattheyarenormallyestablishedbyparolevidence. EstateofWardell ,674S.W.2dat295; Brightv.Bright ,729S.W.2d106,110(Tenn.App.1986).  Aresultingtrustisajudgeformulated creaturebywhichthejudicialauthorityisable toreachaninterestinpropertybelongingtoonepersonyettitledinandheldbyanother. Wellsv.Wells ,556S.W.2d769,771(Tenn.App.1977).Wehaveheldthattheunderlyingprincipleofallresultingtrustsistheequitabletheoryofconsideration,i.e., 8 thatthepaymentofavaluableconsiderationdrawstoitthebeneficialownership;thatatrustfollowsorgoeswiththerealconsideration,orresultstohimfromwhomtheconsiderationactuallycomes;thattheownerofthemoneythatpaysforthepropertyshouldbetheowneroftheproperty. Livesay ,611S.W.2dat584(citing Greenev.Greene ,38Tenn.App.238,272S.W.2d483,487(1954)). [A]resultingtrustarises,ifatall,fromthefactofpaymentoftheconsiderationbythecestuiquetrust,andnotfromanyagreementoftheparties. Livesay ,611S.W.2dat584.  Strictproofofaresultingtrustisrequired: 8 ...whenoneattemptstocreatearesultingtrustonthebasisofparolevidence,suchatrustmustbeshownbymorethanamerepreponderanceoftheevidence.(citationsomitted).Instead, [w]hileanimpliedorresultingtrustmaybeestablishedbyparolevidence,yetbothuponreasonandauthoritythecourtswillnotenforceit,unlessitbeestablishedbythemostconvincingandirrefragableevidence.Inotherwords,itmustbesustainedbyproofoftheclearestandmostconvincingcharacter.Tosustainaresultingtrustuponparolevidenceintheteethofthetermsofthewritteninstrument,itisnotessentialthattheevidencebeofacharactertoremoveallreasonabledoubt,butonlythatitbesoclear,cogentandconvincingastoovercometheopposingevidence,coupledwiththepresumptionthatobtainsinfavorofthewritteninstrument. EstateofWardell ,674S.W.2dat295(quotingfrom Savagev.Savage ,4Tenn.App.277,285(1927)).@ IV.Analysis  Aspreviouslyindicated,theappelleesbriefquestionsthe resultingtrustrationaleadoptedbythetrialcourt.WhileϜarguingthatafindingofaresultingtrustispreferabletoanoutrightfindinginfavoroftheappellant,theyurgeustotakeanotherapproachtofindinsteadthatMr.Averyintendedtopasstotheplaintiffonly a2acretractuponwhichthehousewaslocated.Theyaskustoholdthattheremaining34acrespassedtoMr.Averysgrandmotherbyintestatesuccession,andthentoMs.Donagheyinfeesimplebyvirtueofthedeedtoherfromthegrandmother.Theyarguethatthewillshouldnotbeconstruedtopassallofthe36acres.  InconstruingMr.Averyswill,weareboundtofollowthe cardinalruleinwillconstructioncases: 8 thecourtseekstodiscovertheintentionofthetestat[or]andtothisruleallotherrulesofconstructionmustyield. Lewisv.Darnell ,580S.W.2d572,574(Tenn.App.1978).Inconstruingaholographicwill,itisourduty togivemoreliberalitytowardtheconstructionoftheinstrument.Id.  Thewillinthiscaseexpressesthetestatorsintentthattheplaintiff havemyhomeandproperty.TheappelleescontendthatwithrespecttoMr.Averysrealproperty,thisprovisiononlymeanshishouseandtwoacres.Wedonotunderstandhowtheappelleescaninterpret homeandpropertynarrowlytoonlyincludetwoacresofground.Thisinterpretationisnomorereasonablethanonethatfindsagiftofoneacre,orfiveacres,oranyotheracreagelessthanthefull36acres.  Tennesseecommonlaw...embodiesanexpansiveviewofproperty. Stateexrel.ElvisPresleyv.Crowell ,733S.W.2d89,97(Tenn.App.1987). Propertyissaidtoinclude allrightsthathavevalue.Id.  Weknowofnoreasontointerprettheword property,asfoundinMr.Averyswill,inanarrowfashion.Hisverywarmfeelingstowardtheplaintiff,asexpressedinhisownhand,areabundantlyclearonthefaceoftheinstrument.Thereisnothingaboutthosefeelingsthatisinconsistentwithanunconditionalpassingofallofhisproperty;onthecontrary,theyaretotallyconsistentwithsuchanexpansivegift.Itshouldalsobenotedthatthewilldoesnotpurporttopassanyofhispropertytoanyoneelse.Ourholdingisalsoconsistentwiththestrongpresumptionthatapersonwholeavesawilldoesnotintendtodieintestateastoanyofhisorherproperty. Brundigev.Alexander ,547S.W.2d232,236(Tenn.1976); Williamsonv.Brownlow ,410S.W.2d878,880(Tenn.1967).  Wefindtheappelleesargumentthatthewill,onitsface,onlypassestwoacresofgroundtobecontrarytotheweightoftheevidence.Wethereforerejectit.  Wealsofindthattheevidencepreponderatesagainstthetrialcourtsfindingsthatthedeed,absoluteonitsface,fromPeggyT.AverytoWilliamP.Averyonlyconveyedtwoofthe36acresinfeesimpleandthatthebalance passedundertheresultingtrusttothedefendants.Rule13(d),T.R.A.P.Asopposedtotheappelleesmainargument,thetrialcourtconcludedthat propertyasthattermwasusedinthewillincludedallofMr.Averyspropertythathecouldpassinfeesimple.Thetrialcourtconcludedthat34ofthe36acresdidnotpassinfeetoMr.Averybyvirtueofthedeedfromhismother,andhencecouldnotpassunconditionallyunderthewill.Wedisagree.  WedonotbelievethisisanappropriatecasefortheϜimpositionofanequitabletrust.ThereisnoproofthatanypaymentsmadebyMs.Donagheywereintendedbyhertoextractaninterestinanypartofthe36acrefarm.Furthermore,thereisnothingintherecordtoindicatethatsheexpectedtoreceiveaninterestinthepropertybyvirtueofthemortgagepayments,thetaxpayments,orthemoneyexpendedbyherforthediggingofthewell.Thebestevidenceofthisisherowntestimony.ShetestifiedthatshewaswithhersisterwhenshewenttotheofficeofattorneyJ.LewisKinnardtoexecutethedeedtohersonWilliam: 8 Q Wereyouawarethatthatdeedwasbeingexecuted? 8 A WasIaware? 8 Q Yes. 8 A Yes,Iwasawareofit. 8 Q Doyourememberanyofthedetailsaboutit? 8 A Nothingexceptmysisterjustwantedtodoitbecauseotherwisethefarmwouldhavebeensplithalfandhalfbetweenthetwinsonsandsinceoneofthemhadbeenkilledshewantedtheotheronetohaveitall.Thatsall.Shewantedtodoitsothatifanythingeverhappenedtoher,youknow,hewouldnthaveanyproblems. 8 Q Wereyoupresentwhen 8 A Yes. 8 Qitwasactuallydone? 8 A Yes. 8 ***̜ 8 Q Youknewyoursisterwasmakingthisdeed.  A Oh,yes.Yes,Iwaswithher.  Q Youwentwithher.  A Yes.  Q Anddidyouvoiceanyobjectiontothedeed  A No,Ididnot.  Q asitwaswritten?  A No.  Q Andsoyouknewthepropertywasbeingconveyed  absolutelyto  A ToBill  Q Bill.  A herson.Yes.  Q Well,sheconveyedonehalfinterestforthe  purposeofcreatingatenancyincommonwithright  ofsurvivorship.Itwasherdesirethathewould  havethisatherdeath.Isthatcorrect?  A Thatsright,yes.  Q Becauseshehadnootherchildrenliving.  A No,nootherchildren.  Q Andhewashersoleheir.Didyouobjecttothe  deed?  A No,Ididntobjecttoit.̛ThistestimonyistotallyinconsistentwithanythoughtbyMs.ϜDonagheythatherpaymentsonthevariousobligationswouldresultinabeneficialinterestinanyofthe36acres.HerpaymentsϜclearlywerenotconsiderationforthetransferofanyoftheϜacreage.ThefactsdonotgiverisetoatrustatthetimeMs.Averydeededthepropertytoherson.ThereisnotestimonyintherecordthatMs.Averyeversaidanythingtoindicatethatshewantedanyofthepropertytogotohermotherorsister.Furthermore,thereisnothingintherecordtogiverisetoapresumptionthatMs.Averyintendedthathersonwouldholdthepropertyintrustforthedefendants.Certainly,atrustisnotmadeoutbyclearandconvincingevidence.  Ms.Donagheymadeitclearinhertestimonythatshemadethevariouspaymentsbecausehersisterneededherfinancialhelp,andnotbecausesheexpectedaninterestintheland: 8 Q Allright.Hadyouhadanydealingswiththemasfarasthe[36acretract]isconcernedpriorto1986? 8 A Yes.Ihavemadepayments,madethepaymentsonthefarmsince1981.Decemberof1981Istartedmakingthepayments. 8 Q Whatwereyoudoingatthattime? 8 A IwasworkinginCaliforniaforSantaFeRailroad. 8 Q Andwhatwasyour,didyouhaveanyparticularagreementabout 8 A No,noagreement.Iwasjusthelpingoutfinancially.Thatsall.̜     * * *̛8 8 Q Andnobodymadeyoupayanyrent,didthey,forlivingthereinthehome? 8 A NobodydemandedIpaytherent.Ididitbecausetheyneededthefinancialhelp.@ *** 8 Q AndthisdebtthatwearetalkingabouttoFederalLandBank,thatwasadebtthatPeggyAveryowed;isthatcorrect? 8 A ThatsthePeggyAverymayhaveoweditbutIstartedmakingthepaymentsin81becausetheyneededfinancialhelp.  Inouropinion,theevidencepreponderatesagainstthetrialcourtsfindingthatthedeedtoMr.Avery,asto34acres,absoluteonitsface,wassubjecttoaresultingtrust.  Thejudgmentofthetrialcourtisvacated.ThiscaseisremandedtothetrialcourtfortheentryofanorderconstruingthelastwillandtestamentofWilliamP.Averytovestallofthelattersproperty,real,personal,andmixed,includingallofthe36acresandappurtenances,intheplaintiffDeborahϜSmallinginfeesimple.Costsonappealaretaxedandassessedtotheappellees.      ___________________________________      CharlesD.Susano,Jr.,J.CONCUR:______________________________HoustonM.Goddard,P.J.______________________________DonT.McMurray,J.̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̛̜Js{;+'b|`  `@Jߛ@ INTHECOURTOFAPPEALSOFTENNESSEE@ EASTERNSECTIONDEBORAHSMALLING@ @ ) @ ) 0 @ ) PlaintiffAppellant  @ )@ )@ ) v.  @ ) MONROECOUNTY@ ) 03A019606CH00186 ̀@ ) @ ) @ MARTHATERRELLand@ )WADETERRELLDONAGHEY@ )̀@ ) DefendantsAppellees@ )    CONCURRINGOPINION  Iconcurinthereasoningandtheresultreachedbythemajorityopinion,butwriteseparatelytopointoutthatinmyviewthelanguagecontainedinthedeedfromMrs.Averytohersonisacontradictionintermsbecauseoftherecitalinthedeedthattheconveyanceis"forthepurposeofcreatingatenancyincommon,witharightofsurvivorship."  Irecognizethatithasbeenheldthatbothatenancyincommonandjointtenancyareincludedinthetermcotenancy.Hallmarkv.Tidwell,849S.W.2d787(Tenn.App.1992).However,traditionallythereisnorightofsurvivorshipinatenancyincommonastherewasinajointtenancypriortotheenactmentofT.C.A.661107, |   כwhichabolishedjointtenancysurvivorship.Inthisregard,Idonotethatarightofsurvivorshipinajointtenancycontinuestoberecognizedwhen,ashere,suchanintentisexpressedbythegrantor.       ____________________________       HoustonM.Goddard,P.J.̜