ÿWPC€ <Ž+im¹ÍåQ¯¿ÎÄWt ‹ì‡áŠZGßøðM7ùÓv‚c:ûSyŽò§uªüFD,ýBÏKMö–cãS;v1ÖÙ`ÇqtK³õæSZ=«_׈ ÖhÑ¥–8{\ÆÑ’·}1ÁªŠaäÞ/ßÓרỢ:­¡~TíÒ£Lp–œ©æ÷ŸÊµÔt•PRuŽRDŽÇÓ˜ó˜xí„vä¦xµ¬zsïrªñjxs›£Ñ:Î’¶m‚Œrù‰Ez••¶}ÌE,ƒvÏìXCôßÔŸê“@yƒäõ+ôpÛ_¼Á*L¿¦Å9(„VEÊu]a4˜•ñ¦£ºû³7tÍ ÷6r°hª€ÔÏÍ9äæWg ‰4‰^Ë’o ¤hD²ÏÙ6Y¶Ö3µö›Q=‹PbÊ]Lx”‰®åâfΆÛ2n¾17šƒÂƒÁª#ƒNâl÷ÞÔ“ Ó†øê”*X«3Tgsò*Eßêmï¨]Bß±U=wâ$³õtéõJNÿê},b#Á\ % UN# 0ˆq U6Nù 0 wG UN¾ z Ò† tX U@Ì 1u  72ƳÆyÆ?ÆËNÓ 0DÕ^ E% 1‡'w® 1‡²49M\ m^^^^^^^^^^^^^^^^^buuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu 0ë}}}} Bhh 0¤… D3) D-\ 0K‰‰ ASÔÆ' 0¤í 0D‘ A«Õ˜HP LaserJet 4 Plus,ð,,,,,ð0»(ÖÃ9 Z‹6Times New Roman Regular(`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular(Oé;$µµà0  àÔ2#ÔÚ  ÚaÚ  Ú.Ô3  Ôà0` (#(#à(ÖÃ9 Z ‹6Times New Roman Regular ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt jÝ ƒRñ¤$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôÅ”ò»»ÔÝ  ÝÔ_Ô€€The€dates€of€conveyance€and€the€recording€dates€for€the€various€tracts€provided€in€the€record€differ€somewhatÐ ° Ðfrom€those€provided€in€the€partiesðð€briefs.€€Any€differences,€however,€are€immaterial€to€this€appeal.(ÈhH  Z(Times New Roman 3#37=CIQYag­­1.a.i.(1)(a)(i)1)a) i)Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 (#Ã$òòÚ  Ú0Ú  Úóó¤qQ-s 0ehCEKQW]cioAutoList41.1.1.1.1.1.1.1.(uhCEKQW]cioAutoList51.1.1.1.1.1.1.1.ä]ö,8o‹3|xÿU‹ÿÀÀÀ- ù-(|G2ñ¤$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€¸L»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôÅ”ò»»Ô d(|3Á$££Ý ƒ£ª!ÝÑ€.ÑÑ8€¸L»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Á$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€¸L»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€¸L»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼¸L»»»ÔÑ8€µ{XXdð»»d8ÑÑ  Ñà@ü ü ìàÔ‡îøî»¼¸LÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@õõ%ìàAT€JACKSONÔ#†¼¸L»îîø #ԈРÜ, ÐÓ  ÓJUNE€3,€2002€SessionÐ X ÐÔ‡Xµ{X»¼¸LÔÌò òÔ#†¼¸L»XXµ{ï#ÔARLIE€L.€BINGHAMòòóó€v.€JOHN€W.€DOLES,€òòet€alóó.Ô‡Xµ{X»¼¸LÔó óÐ  ` ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Hardin€CountyÐ  h Ðà@@øøìàNo.€5807;€The€Honorable€Ron€E.€Harmon,€ChancellorÐ  X ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<×` AßÐ Ø(  ÐÌà@@TTìàNo.€W2002„00104„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€October€17,€Ô_Ô2002Ô_ÔÐ ×'  ÐÌßA€V) °°` dE<¶` AßÐ ·  Ðó óÌÓ  ÓÔ‡X´èXXXµ{ÔThis€appeal€arises€from€a€boundary€line€dispute.€€The€plaintiff€filed€suit€against€the€defendant,€anÐ ¶ Ðadjacent€land€owner,€alleging€that€a€proposed€addition€to€the€defendantððs€home€would€encroach€ontoÐ ¢ò Ðthe€plaintiffððs€property.€€The€trial€court€ruled€that€defendant€had€gained€title€to€the€disputed€propertyÐ ŽÞ Ðunder€the€doctrines€of€adverse€possession€and€title€by€acquiescence.€€The€plaintiff€appealedÐ zÊ Ðchallenging€the€courtððs€ruling€on€adverse€possession.€€For€the€following€reasons,€we€affirm€theÐ f¶ Ðdecision€of€the€trial€court.€€€€€Ð R¢ ÐÔ#†Xµ{XXX´èÆ#ÔÔ#†¼¸L»XXµ{j#ÔÔ‡Xµ{X»¼¸LÔÌÓºÓÌò òTenn.€R.€App.€P.€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmedó óÐ n ÐÌòòÓ  ÓÔ#†¼¸L»àXµ{½#ÔÔ‡Xµ{X.¼¸LÔAlan€E.€Highers,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòW.€Frank€Crawford,€P.J.,€W.S.,óóÐ þN Ðand€òòDavid€R.€Farmer,€J.óó,€joined.Ð î> ÐÌJ.€Gilbert€Parrish,€Jr.,€Savannah,€TN,€for€AppellantÐ Î ÐÌDennis€W.€Plunk,€Savannah,€TN,€for€AppelleeÐ ® þ ÐÓ\ÓÌò òOPINIONó óÔ#†¼¸L»XXµ{‹#ÔÔ‡Xµ{X»¼¸LÔÐ Ž"Þ! ÐÌòòóóÔ#†¼¸L»XXµ{/ #ÔÔ‡Xµ{X»¼¸LÔÓ  Óò òÔ‡X´èXXXµ{Ôà@ÿÿìàFacts€and€Procedural€Historyó óˆÐ n$¾# ÐÌÔ#†Xµ{XXX´è» #ÔÔ‡X´èXXXµ{Ôà  àÔ_ÔArlieÔ_Ô€L.€Bingham€(ð ðMr.€Binghamðð)€and€John€W.€and€Cynthia€K.€Doles€(ð ðthe€Dolesðð)€areÐ F&–!% Ðowners€of€adjacent€tracts€of€property€in€Hardin€County,€Tennessee€that€border€the€Tennessee€River.€Ð 2'‚"& ÐThis€dispute€€involves€the€common€boundary€line€dividing€the€partiesðð€property.€€Ð (n#' ÐÌà  àThere€are€three€tracts€of€property€relevant€to€this€appeal.€€These€three€tracts€were€initiallyÐ ö)F%) Ðâ âowned€by€common€grantors,€Jesse€and€Johnnie€Sue€Mayfield€(ð ðthe€Mayfieldsðð).€€The€MayfieldsÐ â*2&*ýÿ Ðconveyed€one€of€the€tracts€to€Mr.€Bingham€by€warranty€deed€dated€July€2,€1986.׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€Ô#†Xµ{XXX´èE #ÔÔ‡X´èXXXµ{ÔMr.€BinghamÐ ° Ðâ ârecorded€this€deed€three€days€later€on€July€5,€1986.€€Ô#†Xµ{XXX´è®#ÔÔ‡X´èXXXµ{ÔThe€recorded€deed€contains€the€followingÐ œì Ðdescription:Ð ˆØ ÐÌà8  àBeginning€at€an€iron€pin€in€the€Southwest€right€of€way€of€Dorothy€Ann€CampsiteÐ `° ÐRoad,€the€same€being€Flyððs€Northeast€corner€and€the€Northern,€most€NorthwestÐ L œ Ðcorner€of€the€tract€herein€described;€thence€with€the€Southwest€and€West€right€of€wayÐ 8 ˆ Ðof€Dorothy€Ann€Campsite€Road€as€follows:€South€36€deg.€30'€East€36€feet€to€a€nailÐ $ t Ð&€cap,€South€24€deg.€21'€West€37€feet€to€a€10'€hackberry;€thence€with€the€SouthÐ  ` Ðmargin€of€an€old€abandoned€road,€passing€an€iron€pin€at€124€feet,€in€all€plus€or€minusÐ ü L  Ð174€feet€to€a€pool€contour€of€Tennessee€River;€thence€South€19€deg.€45'€West€withÐ è 8  Ðsaid€contour€76.7€feet;€thence€North€67€deg.€54'€02.8"€West€with€a€fence,€passing€theÐ Ô$  Ðcenterline€of€a€gravel€road€at€plus€or€minus€157€feet,€in€all€plus€or€minus€265€feet€toÐ À  ÐWhite€Oak€Creek;€thence€up€said€creek€North€12€deg.€30'€East€37€feet;€thence€NorthÐ ¬ü  Ð56€deg.€30'€East€with€Flyððs€Southeast€boundary€line,€passing€an€iron€pin€at€20€feet,Ð ˜è  Ðin€all€114€feet€to€the€beginning,€containing€0.51€acre€gross.€€Subject€to€road€easement.€Ð „Ô  ÐÐ Ð Ð  ÐÌà  àIn€two€subsequent€transactions,€the€Mayfields€conveyed€the€remaining€tracts€to€Billy€WayneÐ H˜ ÐFaulkner€(ð ðMr.€Faulknerðð).€€In€the€first€transaction,€what€would€later€become€known€as€the€ð ðFirstÐ 4„ ÐTractðð€was€conveyed€to€Mr.€Faulkner€by€warranty€deed€dated€September€22,€1993.€€ApproximatelyÐ  p Ðthree€years€later,€what€would€become€known€as€the€ð ðSecond€Tractðð€was€conveyed€to€Mr.€FaulknerÐ  \ Ðby€quitclaim€deed€dated€April€19,€1996€and€recorded€the€same€day.Ð øH ÐÌà  àThe€quitclaim€deed€conveying€the€Second€tract€to€Mr.€Faulkner€contains€the€followingÐ Ð  Ðdescription:Ð ¼  ÐÌà8  àBeginning€at€a€point€in€the€eastern€margin€of€the€Dorothy€Ann€Campsite€Road,€thisÐ ”ä Ðpoint€being€the€northwest€corner€of€the€Arlie€Bingham€lot€as€described€in€Deed€BookÐ €Ð Ð123,€page€299;€runs€thence€in€a€northern€direction€with€the€eastern€right€of€wayÐ l¼ Ðmargin€of€said€road€39€feet€to€a€stake,€this€point€being€the€southwest€corner€of€the€lotÐ X ¨ Ðalready€owned€by€Billy€Wayne€Faulkner;€runs€thence€with€the€south€boundary€lineÐ D!” Ðof€Faulkner€135€feet€to€the€Tennessee€River;€runs€thence€with€the€contour€of€theÐ 0"€  ÐTennessee€River€in€a€southern€direction€41€feet;€runs€thence€in€a€western€directionÐ #l! Ðwith€the€northern€boundary€of€Arlie€Bingham€lot€mentioned€above€139€feet€to€theÐ $X" Ðpoint€of€beginning,€and€being€a€portion€of€Tract€2€as€described€in€a€deed€of€generalÐ ô$D # Ðwarranty€from€Russell€Morrow,€et€al.,€to€Johnnie€Sue€Mayfield,€dated€November€10,Ð à%0!$ Ð1976,€of€record€in€the€Registerððs€Office€of€Hardin€County,€Tennessee,€in€Deed€BookÐ Ì&"% Ð86,€page€82.€€It€is€the€intention€of€the€Grantors€to€convey€all€of€their€remainderÐ ¸'#& Ðinterest€in€the€lot€known€as€Tract€2€of€said€deed,€after€the€conveyance€to€Arlie€L.Ð ¤(ô#' ÐBingham€as€shown€in€deed€recorded€in€Deed€Book€123,€page€299,€Registerððs€Office,Ð ° ÐHardin€County,€Tennessee.€ÐœìÐ Ð  ÐÌà  àSoon€after€the€conveyance€of€the€Second€Tract€to€Mr.€Faulkner,€Mr.€Faulkner€conveyed€bothÐ tÄ Ðthe€First€Tract€and€the€Second€Tract€to€the€Doles€by€a€single€warranty€deed€dated€May€3,€1996,€whichÔ#†Xµ{XXX´èP#ÔÔ‡X´èXXXµ{ÔÐ `° Ðwas€subsequently€recorded.€€The€description€given€in€the€Dolesðð€warranty€deed€for€the€Second€TractÐ L œ Ðis€identical€to€the€description€in€Mr.€Faulknerððs€quitclaim€deed€except€for€the€last€sentence.€€InsteadÐ 8 ˆ Ðof€the€last€sentence€as€shown€above,€the€Dolesðð€deed€stated,€ð ðThis€is€the€identical€real€estateÐ $ t Ðconveyed€to€Billy€Wayne€Faulkner€by€quitclaim€deed€dated€April€19,€1996,€of€record€in€theÐ  ` ÐRegisterððs€Office,€Hardin€County,€Tennessee,€in€Deed€Book€173,€page€105.ðð€Ð ü L  ÐÌà  àFor€several€years€after€the€conveyance€of€the€First€Tract€and€the€Second€Tract€to€the€Doles,Ð Ô$  Ðthe€parties€had€no€disputes€as€to€their€common€boundary€lines.€€In€the€early€part€of€1999,€however,Ð À  Ðthe€Doles€decided€to€build€an€addition€onto€their€house.€€The€addition€was€to€be€located€on€theÐ ¬ü  Ðsouthern€border€of€the€Second€Tract.€€In€response€to€the€proposed€addition,€Mr.€Bingham€€assertedÐ ˜è  Ðhis€belief€that€the€addition€would€encroach€onto€the€northern€border€of€his€property€and€filed€suitÐ „Ô  Ðagainst€the€Doles€seeking€injunctive€relief€and€a€judgment€declaring€him€to€be€the€owner€in€feeÐ pÀ Ðsimple€of€the€disputed€property.€€Mr.€Binghamððs€complaint€alleged€that€the€Doles€were€encroachingÐ \¬ Ðon€his€property€by€approximately€eighteen€feet€at€the€northeast€corner€and€4.37€feet€on€the€southeastÐ H˜ Ðcorner.€Ð 4„ ÐÌà  àThe€dispute€eventually€proceeded€to€trial.€€To€support€their€respective€positions,€both€partiesÐ  \ Ðhad€surveys€performed€on€the€tracts.€€Mr.€Bingham€called€to€the€stand€Henry€Williams€(ð ðMr.Ð øH ÐWilliamsðð),€a€surveyor€who€had€surveyed€both€Binghamððs€tract€and€the€Second€Tract€owned€by€theÐ ä4 ÐDoles.€€Mr.€Williams€testified€that€he€could€physically€layout€the€dimensions€called€for€in€each€ofÐ Ð  Ðthe€deeds€on€the€property,€but€that€doing€so€resulted€in€an€overlap€in€the€respective€boundaries.€€Ô#†Xµ{XXX´è–#ÔÔ‡X´èXXXµ{ÔMr.Ð ¼  ÐWilliams€further€testified€that€this€disputed€area€basically€consisted€of€an€old€abandoned€road.€€Ð ¨ø ÐÌà  àThe€Doles€called€William€Ashe€(ð ðMr.€Asheðð)€as€an€expert€witness.€€Ô#†Xµ{XXX´èV'#ÔÔ‡X´èXXXµ{Ô€Mr.€Ashe€agreed€thatÐ €Ð Ðthe€tracts,€as€described€in€the€partiesðð€deeds,€had€overlapping€boundaries.€€Similarly,€Mr.€Ashe€statedÐ l¼ Ðthat€both€deeds€included€the€southern€portion€of€an€abandoned€road€that€is€now€merely€a€depressionÐ X ¨ Ðin€the€earth€and€barely€detectable.€Ð D!” ÐÔ#†Xµ{XXX´è|(#ÔÔ‡X´èXXXµ{ÔÌà  àFollowing€further€testimony€by€the€parties€and€additional€witnesses,€the€court€issued€itsÐ #l! Ðruling.€€Ô#†Xµ{XXX´è*#ÔÔ‡X´èXXXµ{ÔThe€trial€court€first€determined€that€the€property€lines€as€described€in€the€deeds€wereÐ $X" Ðaccurately€reflected€in€Mr.€Asheððs€survey€and€that€an€overlap€in€the€descriptions€did€in€fact€exist.€Ð ô$D # ÐNext,€the€court€determined€that€Mr.€Binghamððs€legal€title€to€the€disputed€property€was€superior€toÐ à%0!$ Ðthat€of€the€Doles€due€to€the€fact€that€Mr.€Bingham€recorded€his€deed€first.€€Ô#†Xµ{XXX´èÝ*#ÔÔ‡X´èXXXµ{ÔThe€court,€however,Ð Ì&"% Ðconcluded€that€the€disputed€property€had€been€acquiesced€over€the€years€by€Mr.€Bingham€and€thatÐ ¸'#& Ðthe€Doles€and€their€predecessor€in€interest,€Mr.€Faulkner,€had€adversely€possessed€it.€€Accordingly,Ð ¤(ô#' Ðthe€court€reformed€the€deeds,€granting€the€Doles€a€portion€of€the€disputed€property.€€Mr.€BinghamÐ )à$( Ðfiled€a€timely€notice€of€appeal€and€now€contests€the€trial€courtððs€decision.Ô#†Xµ{XXX´èÏ,#ÔÔ‡X´èXXXµ{ÔÐ |*Ì%) ÐÐ h+¸&* Ðò òÓ  ÓIssuesÐ ° ÐÌÓ7/Óó óà0  àMr.€Bingham€has€raised€the€following€three€issues€for€our€review:ò òЈØ(#(# Ðó óà0  à1.à0` (#(#àWhether€the€court€erred€by€reforming€the€boundary€lines€of€the€partiesðð€property€afterÐ tÄ Ðdetermining€that€Mr.€Binghamððs€legal€title€to€the€disputed€property€was€superior€toÐ `° Ðthat€of€the€Doles€due€to€the€deedsðð€relative€recording€dates;ÐL œ` (#` (# Ðà  àà ` àÌÓ€ (eh83 ÓØ! !ØÝ"‚é;"ÝÝ  ÝÝ‚é;ù1Ýà0  àÔ2ehÔÚ  Ú2Ú  Ú.Ô3  Ôà0` (#(#àÝ  ÝWhether€the€court€erred€by€reforming€the€deed€even€though€Mr.€Bingham€was€anÐ $ t Ðalleged€bona€fide€purchaser€and€no€mutual€mistake€in€the€deeds€existed;€and݃é;ù1&2݌Р`` (#` (# ÐŒÝ  ÝÌÝ"‚é;"ÝÝ  ÝÝ‚é;ƒ3Ýà0  àÔ2ehÔÚ  Ú3Ú  Ú.Ô3  Ôà0` (#(#àÝ  ÝWhether€the€trial€court€erred€in€finding€that€the€Doles€and€Mr.€Faulkner,€theÐ è 8  Ðpredecessor€in€interest,€adversely€possessed€the€disputed€property.݃é;ƒ3°3ÝŒÐÔ$ ` (#` (# ÐŒÝ  Ýà  àà ` àÌà  àThe€Doles€have€also€raised€several€issues€for€our€review.€€They€are€as€follows:ò òó óà Ð àÐ ¬ü  ÐÌØ! !ØÓ€ (uh88ÓÝ"‚é;"ÝÝ  ÝÝ‚é;C6Ýà0  àÔ2uhÔÚ  Ú1Ú  Ú.Ô3  Ôà0` (#(#àÝ  ÝWhether€the€trial€court€correctly€established€the€boundary€under€the€doctrine€ofÐ „Ô  Ðboundaries€by€acquiescence;€and݃é;C6p6ÝŒÐpÀ` (#` (# ÐŒÝ  ÝÌÝ"‚é;"ÝÝ  ÝÝ‚é;¥7Ýà0  àÔ2uhÔÚ  Ú2Ú  Ú.Ô3  Ôà0` (#(#àÝ  ÝWhether€the€evidence€is€sufficient€to€affirm€the€trial€court.òòò ò݃é;¥7Ò7ÝŒÐH˜` (#` (# ÐŒÝ  Ýóóó óÌÔ#†Xµ{XXX´èë.#ÔÔ‡X´èXXXµ{Ôò òÓ  ÓStandard€of€ReviewÐ  p Ðó óÓ9ÓÔ#†Xµ{XXX´èï8#ÔÔ‡ Xµ{XXXµ{Ôà  àWhen€a€civil€action€is€heard€by€a€trial€judge€sitting€without€a€jury,€our€review€of€the€matterÐ  \ Ðis€òòde€novoóó€on€the€record,€accompanied€by€a€presumption€of€correctness€of€the€findings€below.€€òòFosterÐ üL Ðv.€Bueóó,€749€S.W.2d€736,€741€(Tenn.€1988);€T.R.A.P.€13(d).€€We€may€not€reverse€the€findings€of€factÐ ì< Ðmade€by€the€trial€judge€unless€they€are€contrary€to€the€preponderance€of€the€evidence.€€òòJahn€v.€Jahnóó,Ð Ü, Ð932€S.W.2d€939,€941€(Tenn.€Ct.€App.€1996).€€This€presumption€of€correctness,€however,€does€notÐ Ì Ðattach€to€the€trial€judgeððs€legal€determinations€or€the€trial€courtððs€conclusions€that€are€based€onÐ ¼  Ðundisputed€facts.€€òòNCNB€Natððl€Bank€v.€Thrailkillóó,€856€S.W.2d€150,€153€(Tenn.€Ct.€App.€1993).Ô#†Xµ{XX Xµ{z9#ÔÔ‡X´èXXXµ{Ôò òÐ ¬ü ÐÌÓ4ÓLegal€Superiority€of€Mr.€Binghamððs€Deedó óÐ ˆØ ÐÌÓE=ÓÓ  Óà  àWith€regard€to€his€first€issue,€Mr.€Bingham€points€to€three€reasons€why€the€court€erred€inÐ `!° Ðreforming€the€deeds€after€determining€that€his€legal€title€to€the€disputed€property€was€superior€to€thatÐ L"œ  Ðof€the€Doles.€€First,€Mr.€Bingham€simply€argues€that€because€the€court€found€that€his€legal€title€toÐ 8#ˆ! Ðthe€property€was€superior,€the€court€should€have€granted€him€the€disputed€property.€€We€disagreeÐ $$t" Ðwith€this€reasoning.€€Mr.€Bingham€apparently€has€not€taken€into€account€the€remainder€of€the€courtððsÐ %` # Ðruling.€€The€court€based€its€decision€on€the€doctrines€of€adverse€possession€and€title€by€acquiescence.€Ð ü%L!$ ÐUnder€these€doctrines,€a€bald€assertion€of€greater€legal€title€does€not€constitute€a€proper€defense.€€€Ð è&8"% ÐÌ€Ìà  àSecond,€Mr.€Bingham€argues€that€because€his€deed€was€recorded€first,€the€court€erred€byÐ ¬)ü$( Ðfailing€to€grant€him€the€disputed€property.€€Again,€however,€Mr.€Bingham€has€apparently€overlookedÐ ˜*è%) Ðthe€reasoning€behind€the€trial€courtððs€decision.€€If€we€were€to€agree€with€Mr.€Bingham€on€this€issueÐ „+Ô&* Ðbased€on€his€reasoning,€we€would€effectively€overrule€all€equitable€and€statutory€doctrines€availableÐ ° Ðunder€Tennessee€law€to€gain€title€to€land.à À àÐ œì ÐÌà  àFinally,€Mr.€Bingham€argues€that€he€is€entitled€to€the€disputed€property€merely€because€heÐ tÄ Ðacquired€his€interest€by€warranty€deed€whereas€the€Doles€received€their€interest€in€the€property€fromÐ `° ÐFaulkner,€who€held€a€quitclaim€deed.€€In€support€of€this€argument,€Mr.€Bingham€points€us€to€òòBlackððsÐ L œ ÐLaw€Dictionaryóó,€which€states€that€quitclaim€deeds€fail€to€contain€any€warranties€or€guarantees.€€WeÐ 8 ˆ Ðdisagree,€however,€with€Mr.€Binghamððs€reasoning.€€We€first€note€that€section€66„5„103€of€theÐ $ t ÐTennessee€Code€recognizes€the€validity€of€quitclaim€deeds€as€a€proper€form€of€conveyance.€Further,Ð  ` Ðfor€the€same€reasons€as€above,€Mr.€Bingham€again€has€failed€to€consider€the€reasoning€of€the€trialÐ ü L  Ðcourt€and€the€true€issues€of€this€case.€€€Accordingly,€we€hold€that€all€three€of€Mr.€BinghamððsÐ è 8  Ðarguments€with€respect€to€this€issue€are€without€merit.Ð Ô$  ÐÌÔ#†Xµ{XXX´è =#ÔÔ‡X´èXXXµ{ÔÓ  Óò òMr.€Binghamððs€Alleged€Status€as€a€Bona€Fide€Purchaser€and€the€Lack€of€a€Mutual€Mistakeó óÐ ¬ü  ÐÌÓ˜GÓà  àIn€his€second€issue,€Mr.€Bingham€makes€two€distinct€arguments.€€First,€Mr.€Bingham€arguesÐ „Ô  Ðthat€because€he€is€as€a€bona€fide€purchaser€of€the€disputed€land€and€took€without€notice€of€a€mistakeÐ pÀ Ðin€his€deed,€the€court€should€not€have€granted€the€land€to€the€Doles.€€In€support€of€his€argument,€Mr.Ð \¬ ÐBingham€cites€this€Courtððs€recent€decision€in€òòWallace€v.€Chaseóó,€No.€W1999„01987„COA„R3„CV,Ð H˜ Ð2001€Tenn.€App.€LEXIS€263€(Tenn.€Ct.€App.€Apr.17,€2001).€€In€òòWallaceóó,€we€held,Ð 4„ ÐÌà8  àA€court€of€chancery€in€Tennessee€has€the€power€to€reform€and€correct€errors€in€deedsÐ  \ Ðproduced€by€fraud€or€mistake.€€òòSeeóó€òòBarnes€v.€Gregoryóó,€38€Tenn.€(1€Head)€230,€236Ð øH Ð(1858).€€To€be€the€subject€of€reformation,€a€mistake€in€a€deed€must€have€been€mutualÐ ä4 Ðor€there€must€have€been€a€unilateral€mistake€coupled€with€fraud€by€the€other€party,Ð Ð  Ðsuch€that€the€deed€does€not€embody€the€actual€intention€of€the€parties.€€òòSeeóó€òòAndersonÐ ¼  Ðv.€Howardóó,€18€Tenn.€App.€169,€74€S.W.2d€387,€389-90€(Tenn.€Ct.€App.€1934);Ð ¨ø ÐòòPittsburg€Lumber€Co.€v.€Shellóó,€136€Tenn.€466,€189€S.W.€879,€880€(Tenn.€1916).Ð ”ä ÐReformation€may€be€granted€against€the€original€parties,€their€privies,€those€claimingÐ €Ð Ðunder€them€with€notice,€and€third€persons€who€will€suffer€no€prejudice€thereby.€€òòSeeóó€Ð l¼ Ð76€C.J.S.€òòReformation€of€Instrumentsóó€ðð€54€(1994).€€As€a€general€rule,€however,€aÐ X ¨ Ðcourt€of€chancery€may€not€reform€a€deed€against€a€bona€fide€purchaser€for€valueÐ D!” Ðwithout€notice.€€òòSeeóó€òòGibson€v.€Flynnóó,€1988€Tenn.€App.€LEXIS€713,€No.€88-120-€II,Ð 0"€  Ð1988€WL€119257,€at€*3€(Tenn.€Ct.€App.€Nov.€10,€1988)€(citing€òòBrier€Hill€CollieriesÐ #l! Ðv.€H.€Pileóó,€4€Tenn.€App.€468,€478€(1926)).€Ð$X"Ð Ð  ÐÌòòWallaceóó,€2001€Tenn.€App.€LEXIS€263,€at€*9„10.€€€Based€on€òòWallaceóó,€Mr.€Bingham€argues€thatÐ à%0!$ Ðbecause€he€was€a€bona€fide€purchaser€for€value€Ô#†Xµ{XXX´èyG#ÔÔ‡X´èXXXµ{Ôand€took€the€land€without€notice€of€any€mistake€inÐ Ì&"% Ðthe€deed,€the€chancery€court€lacked€the€authority€to€reform€his€deed.€€Ð ¸'#& ÐÌà  àOur€review€of€the€record€again,€however,€reveals€that€the€chancery€courtððs€ruling€was€notÐ )à$( Ðâ âbased€on€its€authority€to€reform€mistaken€deeds.€€Instead,€the€court€held€that€under€the€doctrines€ofÐ |*Ì%) Ðadverse€possession€and€title€by€acquiescence,€the€Doles€were€the€rightful€owners€of€the€disputedÐ ° Ðproperty.€€Accordingly,€òòWallaceóó€is€not€applicable€to€the€present€case.à  àà x àÐ œì Ðâ âÌà  àSimilarly,€in€his€second€argument,€Mr.€Bingham€argues€that€the€court€erred€in€allowing€parolÐ tÄ Ðevidence€to€controvert€the€unambiguous€description€given€in€his€deed.€€While€we€agree€with€Mr.Ð `° ÐBingham€that€parol€evidence€should€not€be€ð ðoffered€to€vary€the€terms€of€a€written€instrument€thatÐ L œ Ðis€clear€and€unambiguous€on€its€face,ðð€this€rule€of€law€is€not€applicable€to€this€case.€€Thus,€withÐ 8 ˆ Ðregard€to€this€issue,€Mr.€Bingham€again€fails€to€address€the€ruling€of€the€trial€court.€€Accordingly,Ð $ t Ðwe€hold€that€these€arguments€lack€merit.Ð  ` Ѐ€€Ô#†Xµ{XXX´èQ#ÔÔ‡X´èXXXµ{ÔÐ ü L  Ðò òÓ  ÓAdverse€Possessionó óÐ è 8  ÐÌÓÅVÓà  àWith€regard€to€Mr.€Binghamððs€third€issue,€he€argues€that€the€court€improperly€relied€uponÐ À  Ðthe€doctrine€of€adverse€possession€in€declaring€the€Doles€to€be€the€rightful€owners€of€the€disputedÐ ¬ü  Ðproperty.€€Specifically,€Bingham€argues€that€the€Doles€did€not€possess€the€disputed€property€for€theÐ ˜è  Ðrequisite€time€and€that€the€Dolesðð€character€of€possession€failed€to€rise€to€the€level€necessary€toÐ „Ô  Ðsatisfy€the€requirements€of€adverse€possession.Ð pÀ ÐÌà  àIn€Tennessee,€the€doctrine€of€adverse€possession€is€recognized€in€sections€28„2„101€to€„105Ð H˜ Ðof€the€Tennessee€Code.€€Pursuant€to€these€statutes,€when€proceeding€under€color€of€title,€a€claimantÐ 4„ Ðor€someone€in€privity€of€estate€with€the€claimant€must€have€adversely€possessed€the€property€inÐ  p Ðdispute€for€at€least€seven€years.€€òòSeeòòóó€Tenn.€Code€Ann.€óóðð€28„2„101€to€„105€(2000).€€Ð  \ ÐÌà  àTurning€to€the€case€òòsub€judiceóó,€the€Mayfields€gave€up€color€of€title€to€the€disputed€propertyÐ ä4 Ðto€Mr.€Bingham€in€1986.€€Adverse€color€of€title€to€the€disputed€property€did€not€arise€again€untilÐ Ð  Ð1996€when€the€Mayfields€transferred€the€Second€Tract€to€Mr.€Faulkner.€€Hence,€the€period€forÐ ¼  Ðadverse€possession€under€color€of€title€could€not€have€begun€to€accrue€until€1996.€€Because€Mr.Ð ¨ø ÐBingham€filed€the€present€suit€in€1999,€Ô#†Xµ{XXX´èŽV#ÔÔ‡X´èXXXµ{Ôthe€requisite€time€period€for€adverse€possession€under€colorÐ ”ä Ðof€title,€seven€years,€could€not€have€been€met.€€Accordingly,€Mr.€Bingham€has€overcome€the€trialÐ €Ð Ðcourtððs€presumption€of€correctness€on€appeal€with€regard€to€the€duration€of€possession€and€we€holdÐ l¼ Ðthat€the€court€erred€in€determining€that€the€requirements€for€adverse€possession€were€met.€Ô#†Xµ{XXX´èF]#ÔÔ‡X´èXXXµ{ÔÐ X ¨ ÐÌÓ  Óò òDoctrine€of€Title€by€Acquiescenceó ó€€Ð 0"€  ÐÌÓX_Óà  àAs€noted€above,€the€court€based€its€decision€on€both€adverse€possession€and€the€doctrine€ofÐ  $\" Ðtitle€by€acquiescence.€€Ô#†Xµ{XXX´è#_#ÔÔ‡X´èXXXµ{ÔMr.€Bingham,€however,€has€failed€to€cite€any€error€concerning€the€courtððsÐ ø$H # Ðruling€on€the€doctrine€of€title€by€acquiescence.€€Thus,€under€Rule€13€of€the€Rules€of€AppellateÐ ä%4!$ ÐProcedure,€this€Court€is€not€required€to€reach€this€issue.€€However,€in€the€interest€of€justice€andÐ Ð& "% Ðbecause€the€Doles€have€offered€an€analysis€of€the€doctrine,€we€have€taken€the€liberty€to€review€theÐ ¼' #& Ðdoctrineððs€requirements€as€well€as€the€facts€in€the€record€concerning€its€application.€€Ð ¨(ø#' Ðâ âÐ ”)ä$( Ðà  àAs€noted€by€the€Doles,€this€Court€recognized€the€validity€of€the€doctrine€of€title€byÐ ° Ðacquiescence€in€òòDuren€v.€Spearsóó,1990€Tenn.€App.€LEXIS€333€(Tenn.€Ct.€App.€May€10,€1990)Ô#†Xµ{XXX´èj`#ÔÔ‡X´èXXXµ{Ô.€€InÐ œì ÐòòDurenóó,€we€held:Ð ˆØ Ðâ âÌà8  àBoundaries€between€adjoining€land€owners€can€be€established€by€acquiescence.Ð `° ÐòòRoane€County€v.€Anderson€Countyóó,€89€Tenn.€259,€14€S.W.€1079€(1890);€òòGilchristÐ L œ Ðv.€McGeeóó,€17€Tenn.€(9€Yerg.)€455€(1836).€The€general€rules€as€stated€in€11€C.J.S.,Ð 8 ˆ ÐòòBoundariesóó,€concerning€acquiescence€and€its€effect€are€as€follows:€Ð$ tÐ Ð  ÐÌà8  àIn€order€to€establish€a€boundary€by€acquiescence,€it€is€not€necessary€that€theÐ ü L  Ðacquiescence€should€be€manifested€by€a€conventional€agreement,€but€recognition€andÐ è 8  Ðacquiescence€must€be€mutual,€and€both€parties€must€have€knowledge€of€the€existenceÐ Ô$  Ðof€a€line€as€a€boundary€line.€.€.€.€ÐÀ Ð Ð  ÐÌà8  àThe€question€as€to€what€constitutes€acquiescence€must€be€decided€from€the€particularÐ ˜è  Ðfacts€of€the€case,€and€no€absolute€rule€can€be€applied€to€every€case.€Generally€itÐ „Ô  Ðdepends€on€the€acts€or€declarations€of€the€parties€interested,€on€inferences€orÐ pÀ Ðpresumptions€from€their€conduct,€or€on€their€silence.€.€.€.Failure€to€object€to€anÐ \¬ Ðencroachment€with€knowledge€that€the€owner€thereof€claims€to€that€line€may€amountÐ H˜ Ðto€acquiescence€establishing€the€line€as€a€boundary.€.€.€.€Ð4„Ð Ð  ÐÌà8  àRecognition€of,€and€acquiescence€in,€a€line€as€the€true€boundary€line€of€one's€land,Ð  \ Ðnot€induced€by€mistake,€and€continued€through€a€considerable€period€of€time,€affordsÐ øH Ðstrong,€if€not€conclusive,€evidence€that€the€line€so€recognized€is€in€fact€the€true€line,Ð ä4 Ðand€it€supports€an€inference€or€presumption€that€there€has€been€an€agreement€fixingÐ Ð  Ðit€as€the€true€line.€Where€recognition€and€acquiescence€have€continued€for€the€periodÐ ¼  Ðof€time€prescribed€by€statutes€concerning€acquiescence€or€for€the€period€required€byÐ ¨ø Ðstatutes€of€limitations€for€acquisition€of€title€by€adverse€possession,€the€presumptionÐ ”ä Ðthat€the€line€is€in€fact€the€true€line€or€that€there€has€been€an€agreement€fixing€it€as€theÐ €Ð Ðtrue€line€becomes€conclusive,€and€the€line€as€acquiesced€in€is€conclusivelyÐ l¼ Ðestablished€as€the€boundary.€As€established€it€will€control€courses€and€distancesÐ X ¨ Ðcalled€for€in€the€title€deeds€or€grants,€and€the€parties€need€not€rely€on€paper€title.€ÐD!”Ð Ð  Ѐ€Ð 0"€  Ðà8  à11€C.J.S.,€òòBoundariesóó,€ðððð€79€and€81€(1973).€Ð#l!Ð Ð  ÐÌòòDurenóó,òòóó1990€Tenn.€App.€LEXIS€333Ô#†Xµ{XXX´èÓc#ÔÔ‡X´èXXXµ{Ô,€at€*5„7.€€Ð ô$D # Ðà  àApplying€these€requirements€to€the€case€òòsub€judiceóó,€we€find€that€the€preponderance€of€theÐ à%0!$ Ðevidence€fails€to€overcome€the€lower€courtððs€determinations€of€fact€with€regard€to€this€doctrine.€Ð Ì&"% ÐAccordingly,€we€hold€that€the€court€did€not€err€by€determining€the€Doles€to€be€the€owners€of€theÐ ¸'#& Ðdisputed€property€under€the€doctrine€of€title€by€acquiescence.€€Ô#†Xµ{XXX´è=o#ÔÔ‡X´èXXXµ{ÔÐ ¤(ô#' ÐÌÌò òÓ  ÓÐ h+¸&* ÐConclusionó óÐ ° ÐÌÓˆqÓÔ#†Xµ{XXX´èOq#ÔÔ‡ Xµ{XXXµ{Ôà  àBased€on€the€foregoing€conclusions,€we€hereby€affirm€the€decision€of€the€òòóótrial€court.€€CostsÐ ˆØ Ðon€appeal€are€assessed€against€the€Appellant,€Ô#†Xµ{XX Xµ{ÿq#ÔÔ‡X´èXXXµ{ÔArlie€L.€BinghamÔ#†Xµ{XXX´èòr#ÔÔ‡ Xµ{XXXµ{Ô,€and€his€suretyÔ#†Xµ{XX Xµ{Ds#ÔÔ‡ Xµ{XXXµ{Ô€for€which€executionÐ xÈ Ðmay€issue€if€necessary.Ô#†Xµ{XX Xµ{–s#ÔÔ‡X´èXXXµ{Ô€€€€€€€Ð xÈ ÐÌÌÌÌÌÌÌÌÌÔ#†Xµ{XXX´èt#ÔÔ#†¼¸L»XXµ{ #ÔÔ€Xµ{X»¼¸LÔÌÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð „Ô Ðà  àà ` àà ¸ àà  àà h àà À àà  àALAN€E.€HIGHERS,€JUDGE