ÿWPCo QqdÄTOo]°IÿÊV&c&)Ï´`¦Fo ÂmÓŸÔH¼­ã¯zÛDâŒNYm@|à@Öqk°P|Eº¨æ{¸¬,³rIŠmF¦Í[ÀŠŒCµ~¦jÁS9zjPYôÝÔÊ=ˆCÞ³š3’x™‚;ë&g©šê»"¡”Ö¥‹w/ßév»¢BÐCn ¦«X’¢‡fOÔ#èo*÷¯á¨ÚÀ¢8Œt6]G¬O׺¡×ËÑ2—@Wþƒ.{œ¹oÜÙ+ƒ—(¿ŽÃHOu3ƒR=÷]^f7¾Ý6,32ûÊý?g·COÀ¼¸ç»ç‰ÝðÕ&z‡MÚwß¹'2ØÄm{Â¥vmƒ—(Þ¶ªAmݦqé «ýï{µ`ìöºïE‚ÚúøS™+ÊàRÈp/?9³¥¡~3„á[T급”Ú+ÔŠ·Í9 ÿ1öbè½Ö³]`íu)À*øðÿ¸ʲЌj¡G#kè2T1Ù Ú¿—¯©#º¯P3¼¡ðXÜ?. ý^ž45Óšô&×ÔHc™öAÞA GÄ19X „×T"`±–&¡ê‡”ãÔ]ì5ˆ“vý”©z¸þ;‹2b»a/z°COšç‚›çˆß<…£kE¼—GCb#É\ %% ^ + 0ˆ7 UN¿ w 4 z% ÒŸ q € m‚ U,™ ÆÅ Æ‹ ÆQÆ 0DÝN! #/ELÃNb#####•++++++¬ÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀÀ 0ëllll BWW 0¤t D3 D-K 0Kxx ASÃÆ 0¤Ü 0D€ A«Ä˜\\IB01S08T\knoxclerk4ÈÈ,,,,ÈÈ0»¢˜41Ï (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular²p)/ê:i¢Ø+00 ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|xÿU‹ÿÀÀÀ,c½¬AZ‹Arial Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(#Ã$òòÚ  Ú0Ú  Úóó SWANNJAFFURSVERNINE GKVFanslerMcCordRemaxp]laintiffsSafecoMcAmisHiwassee Syst]herev.Bowman Ý ƒRe$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€XBqX»»ÔÝ  ÝÔ_ÔThe€Sales€Agreement€is€rife€with€ambiguities,€but€the€evidence€establishes€the€commissionÐ ° Ðwas€to€be€paid€from€the€purchase€price. ¹Ý ƒRe$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€XBqX»»ÔÝ  ÝÔ_ÔThe€issues€on€appeal€arise€from€the€trial€in€February€2003. Ý ƒRe$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€XBqX»»ÔÝ  ÝÔ_ÔPurchasers€possessed€only€the€right€to€accept€sellerððs€offer€and€had€no€authority€to€negotiateÐ ° Ðor€modify€its€terms.- ù- ‹Ý ƒRe$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€XBqX»»ÔÝ  ÝÔ_ÔThe€Trial€Court,€in€its€Memorandum€Opinion,€observed:Ð ° ÐÌà0  àà0` (#(#àBased€upon€the€opening€statements€of€counsel,€it€appeared€that€there€were€few,€ifÐ ˆØ Ðany,€disputes€of€fact€regarding€the€core€issue€in€this€case. ¢Ý ƒRe$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€XBqX»»ÔÝ  ÝÔ_ÔThe€transition€of€an€option€into€a€contract€to€purchase€can€be€effected€ð ðonly€by€anÐ ° Ðunqualified€unconditional€acceptance€in€accordance€with€the€terms€and€time€specified.ðð€òòJones€v.Ð œì ÐHorner,€óó260€S.W.2d€198,€199€(€Tenn.€Ct.€App.€1953).€€ð ðThe€uniform€rule€is€that€an€offer€to€makeÐ ˆØ Ða€bilateral€contract€must€be€accepted€precisely€according€to€the€terms€of€the€offer.ðð€€òòIdóó.;€òòsee,€Ray€v.Ð tÄ ÐThomasóó,€232€S.W.2d€32€(Tenn.€1950).€€Ð `° Ð(|G2e$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€Í»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€XBqX»»Ô d(|3Ç~$££Ý ƒ£ª!ÝÑ€.ÑÑ8€Í»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Ç~$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€Í»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€Í»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÔ€¼Í»»»ÔÑ8€BqXXdì»»d8Ñà@¦ ¦ ìàIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@””$ìàAT€KNOXVILLEˆÐ  Ðà@ ìàJune€9,€2004€SessionˆÐ Ô$ ÐÔ‡XBqX»¼ÍÔÌò òÔ#†¼Í»XXBqž#ÔÓ  ÓKATHRYN€MORRIS€BROWN€and€SWANN€BROWN€JAFFURS€v.€JUAN€F.Ð Ò" ÐGUTIERREZ,€WILLIAM€E.€KESSLER,€DONALD€J.€VERNINE,€eachÐ æ 6 Ðindividually€and€d/b/a€GKV€LEASING,€A€Tennessee€General€PartnershipòòóóÔ‡XBqX»¼ÍÔó óÐ ú J ÐÓäÓÌà@M M ìàò òDirect€Appeal€from€the€Chancery€Court€for€Knox€CountyˆÐ ú J Ðà@ÏÏ ìàNo.€126424„1€€€€€Hon.€Daryl€R.€Fansler,€Chancellor,€by€InterchangeˆÐ æ 6  ÐÌà  àà ` àà ¸ àà  à€€€€€€€€€Ô_ÔFiledÔ_Ô€September€20,€2004Ð ¾  Ðà@ìì*ìàßA€V) °°` d€÷E<©` A߈Ð ªú  ÐÌà@¶¶ìàNo.€E2003„02755„Ô_ÔCOAÔ_Ô„R3„CV€ˆÐ ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í Ðó óÌÌIn€this€Declaratory€Judgment€action,€the€Trial€Court€established€the€purchase€price€of€propertyÐ d´ Ðpursuant€to€a€right€of€first€refusal,€awarded€interest€and€denied€a€request€for€attorneyððs€fees.€€OnÐ P  Ðappeal€by€Seller,€we€Affirm.Ð <Œ ÐÌÔ#†¼Í»XXBqÐ#ÔÔ‡XBqX»¼ÍÔÌò òTenn.€R.€App.€P.3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed.ó óÐ P ÐÌÌòòHerschel€Pickens€Franks,€Ô_ÔP.Jóó.Ô_Ô,€delivered€the€opinion€of€the€court,€in€whichòòóó€òòD.€Michael€Ô_ÔSwineyÔ_Ô,Ð Ä ÐJóó.,€and€òòSharon€Lee,€Jóó.,€joined.Ð ° ÐÌÔ#†¼Í»XXBqÖ#ÔÔ‡XBqX»¼ÍÔKeith€McCord,€Knoxville,€Tennessee,€for€Appellants.Ð ˆØ ÐÌLewis€S.€Howard,€Jr.,€Knoxville,€Tennessee,€for€Appellees.Ð `!°  ÐÌÌÌà@66'ìàò òOPINIONó óÔ#†¼Í»XXBq„#ÔÔ‡XBqX»¼ÍԈР%` $ ÐÌòòÌóóÔ#†¼Í»XXBq€ #ÔÔ€XBqX»¼ÍÔÌà  àà ` àIn€this€declaratory€judgment€action,€the€Chancellor€declared€the€plaintiffs€were€Ð À($( Ðobligated€to€pay€Seller€$344,500.00,€but€refused€to€award€damages€and€attorneyððs€fees.€Seller€hasÐ ¬)ü$) Ðappealed.Ð ˜*è%* ÐÌà  àà ` àPlaintiffs,€purchaser,€brought€this€action€in€June€1995,€and€alleged€that€they€hadÐ p,À', Ðexercised€their€right€of€first€refusal,€but€that€a€dispute€existed€as€to€the€amount€of€the€purchase€price.€Ð \-¬(-ý ÐÔ_ÔThey€alleged€that€defendant€seller€would€have€ð ðonly€netted€$344,500.00"€and€asked€the€Court€toÐ ° Ðdeclare€that€amount€was€the€purchase€price€for€the€property€under€the€plaintiffððs€right€of€first€refusal.€Ð œì ÐDefendants€filed€a€counter„complaint€asking€the€Court€to€require€purchasers€to€specifically€performÐ ˆØ Ðand€pay€seller€$367,500.00,€pursuant€to€an€offer€to€purchase€which€triggered€plaintiffððs€right€of€firstÐ tÄ Ðrefusal.Ð `° ÐÌà  àà ` àIn€December€1995,€the€Court€entered€an€Agreed€Order€whereby€sellers€would€deedÐ 8 ˆ Ðthe€property€to€purchasers€and€purchasers€would€pay€to€the€defendants€$344,500.00€with€all€otherÐ $ t Ðissues€reserved,€specifically,€the€amount€of€purchase€price€required€to€be€paid€by€purchasers.Ð  ` Ðà  àà ` àÌà  àà ` àFollowing€an€evidentiary€hearing,òò׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×óó€the€Chancellor€filed€a€Memorandum€Opinion€andÐ è 8  Ðwe€quote,€in€pertinent€part:Ð Ô$  ÐÌà0  àà0` (#(#àà ¸ àThis€declaratory€judgment€action€was€filed€on€June€9,€1995.€€Plaintiffs€in€thisÐ ¬ü  Ðcause€were€tenants€of€the€first€floor€of€a€building€located€at€5002€Kingston€Pike,Ð ˜è  ÐKnoxville,€Tennessee.€€The€parties€had€entered€into€a€lease€dated€March€4,€1993,€withÐ „Ô  Ðdefendants€as€lessor.ÐpÀ` (#` (# ÐÌà0  àà0` (#(#àà ¸ àThe€lease€agreement€provided€a€right€of€first€refusal€to€plaintiffs€in€the€eventÐ H˜ Ðthat€defendants€ever€offered€the€property€for€sale.€€In€May€1995€Remax€PreferredÐ 4„ ÐProperties,€acting€as€the€agent€of€the€defendant,€procured€a€contract€for€sale€of€theÐ  p Ðproperty€in€the€amount€of€$367,500.00.€.€.€.€and€required€the€sellers€to€pay€RemaxÐ  \ ÐPreferred€Properties€a€commission€equal€to€the€amount€of€$23,000.00€at€closing.ÐøH` (#` (# ÐÌà0  àà0` (#(#àà ¸ àThe€contract€also€acknowledged€that€the€main€floor€of€the€premises€wasÐ Ð  Ðoccupied€by€plaintiffs€and€that€the€lease€agreement€granted€the€tenant€a€right€of€firstÐ ¼  Ðrefusal.€€The€real€estate€sales€contract€provided€that€if€the€tenant€exercised€the€rightÐ ¨ø Ðof€first€refusal,€then€the€real€estate€sales€contract€would€become€null€and€void€and€allÐ ”ä Ðearnest€money€would€be€returned€to€buyer.€€Ð€Ð` (#` (# ÐÌà0  àà0` (#(#àà ¸ àAdditionally,€defendants€had€entered€into€a€commission€agreement€executedÐ X ¨ Ðby€Bill€Kessler,€on€behalf€of€the€defendants,€and€Mark€Hawkins,€on€behalf€of€RemaxÐ D!” ÐCommercial€Division.€€Per€the€terms€of€that€agreement,€defendants€and€RemaxÐ 0"€  ÐCommercial€Division€agreed€that€the€ð ðcommission€agreementðð€did€not€prohibit€sellerÐ #l! Ðfrom€selling€the€property€to€any€party€not€first€contacted€by€Remax€PreferredÐ $X" ÐProperties.€€At€the€trial€of€this€cause,€Mr.€Hawkins€testified€that€it€was€RemaxððsÐ ô$D # Ðposition€pursuant€to€the€terms€of€the€commission€agreement€and€the€real€estate€salesÐ à%0!$ Ðcontract€that€if€the€plaintiffs€exercised€their€right€of€first€refusal,€then€Remax€wouldÐ Ì&"% Ðbe€entitled€to€no€fee€on€the€sale€from€defendants€to€plaintiffs.и'#&` (#` (# ÐÌà0  àà0` (#(#à.€.€.Ð)à$(` (#` (# Їà0  àà0` (#(#àà ¸ à[p]laintiffs€did€exercise€their€right€of€first€refusal€and€this€was€acknowledgedÐ ° Ðby€counsel€for€the€defendants.€€The€issue€appeared€to€be€one€of€law€as€to€whether€byÐ œì Ðexercising€their€right€of€first€refusal€plaintiffs€became€obligated€for€the€purchase€priceÐ ˆØ Ðof€$367,500.00€or€were€only€obligated€for€the€net€proceeds€of€$344,500.00.€ÐtÄ` (#` (# ÐÌà0  àà0` (#(#à.€.€.ÐL œ` (#` (# ÐÌThe€Trial€Court€then€concluded:Ð $ t ÐÌà0  àà0` (#(#à.€.€.€The€Court€finds€that€the€price€is€easily€determinable€in€this€instance€byÐ ü L  Ðdetermining€whether€defendants€were€obligated€to€pay€the€$23,000.00€realtor€fee.€Ð è 8  ÐHaving€determined€that€defendants€were€not€obligated,€then€the€Court€finds€that€theÐ Ô$  Ðobligation€of€the€plaintiffs€was€$344,500.00.ÐÀ ` (#` (# ÐÌThe€Court€then€went€on€to€hold€that€the€plaintiffs€failed€to€prove€by€a€preponderance€of€the€evidenceÐ ˜è  Ðthat€the€defendants€continued€to€occupy€the€second€floor€of€the€building€subsequent€to€June€10,€1995,Ð „Ô  Ðand€that€plaintiffs€failed€to€establish€a€fair€market€value€of€the€premises€and€defendants€wereÐ pÀ Ðtherefore€not€obligated€for€plaintiffsðð€claims€for€rent,€and€denied€a€claim€for€attorneyððs€fees.Ð \¬ ÐÌà  àà ` àDefendants€brief€states€twenty„one€issues.€€By€way€of€summary,€they€question€theÐ 4„ Ðamount€of€the€purchase€price€as€determined€by€the€Trial€Court,€the€omission€of€certain€evidence,€theÐ  p Ðrefusal€to€award€pre„judgment€interest,€the€taxing€of€costs€as€well€as€the€Chancellorððs€refusal€toÐ  \ Ðaward€attorneyððs€fees.Ð øH ÐÌà  àà ` àThe€operative€provision€of€plaintiffsðð€lease€states:Ð Ð  ÐÌÓ©ÿÓà0  àà0` (#(#à3.€€FIRST€RIGHT€OF€REFUSAL€OPTIONШø` (#` (# Ðà8  àà ` àÐ Ð Ð  Ðà0  àà0` (#(#àà ¸ àIn€the€event€Lessor€decides€to€sell€the€building€located€at€5002€Kingston€PikeÐ ~Î Ð(the€ð ðPropertyðð),€Lessee€shall€have€the€first€right€of€refusal€of€any€bona€fide€offer€atÐ i¹ Ðsuch€time€as€office€(sic)€is€received.€€Lessee€shall€have€15€days€in€which€to€exerciseÐ T ¤ Ðthis€right€of€first€refusal€option€after€bona€fide€offer€is€received€by€Lessor.€(sic)€Ð?!` (#` (# ÐÌÓ©ÿÓà  àà ` àThe€property€was€put€on€the€market€in€early€1995.€€Defendants€engaged€ReMaxÐ #e! ÐPreferred€Properties€and€entered€into€a€ð ðCommission€Agreementðð€under€which€ReMax€would€receiveÐ $Q" Ða€$23,000.00€commission€upon€their€producing€a€qualified€buyer.€€The€Commission€AgreementÐ í$= # Ðstates:Ð Ù%)!$ ÐÓ©ÿÓà8  àÐ Ð Ð  Ðà0  àà0` (#(#àIt€is€understood€that€this€ð ðCommission€Agreementðð€in€no€way€prohibits€me€[Sellers,Ð °'#& ÐGKV€Leasing]€€from€Selling€the€property€myself.€€I€retain€the€right€to€Sell€to€anyÐ ›(ë#' Ðparty€not€first€contacted€by€Re/Max€Preferred€Properties.І)Ö$(` (#` (# Ðà  àÌÓ©ÿÓà  àà ` àThe€sellers€received€and€accepted€an€offer€from€a€qualified€third€party,€and€executedÐ \+¬&* Ða€Sales€Agreement€on€May€2,€1995.€The€Agreement€states€in€pertinent€part:€ð ðThe€purchase€price€forÐ ° Ðthe€property€is€Three€Hundred€and€Sixty„Seven€Thousand€and€Five€Hundred€($367,500)€Dollars€andÐ œì Ðis€to€be€paid€as€follows:€.€.€.€Cash€at€closing.ðð€€The€Sales€Agreement€was€made€contingent€upon€andÐ ˆØ Ðsubject€to€Plaintiffsðð€not€exercising€the€right€of€first€refusal.€€A€paragraph€in€the€Sales€Contract€whichÐ tÄ Ðprecipitated€this€litigation€states:Ð `° ÐÓ©ÿÓà8  àÐ Ð Ð  Ðà0  àà0` (#(#à12)€Seller(s)€agree€to€pay€Remax€Preferred€Properties,€the€Agent(s)€who€negotiatedÐ 7 ‡ Ðthis€sale,€a€commission€equal€to€the€amount€of€$23,000€of€the€sales€price,€in€cash,€atÐ " r Ðclosing.׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×Ð ]` (#` (# ÐÌÓ©ÿÓà  àà ` àPlaintiffs€gave€notice€to€sellers€of€their€intent€to€exercise€their€right€of€first€refusal€inÐ ã 3  Ða€document€delivered€to€Defendantsðð€counsel€which€reads:Ð Ï  ÐÓ©ÿÓÌà0  àà0` (#(#àMay€15,€1995Цö ` (#` (# Ðà8  àà ` àÐ Ð Ð  Ðà0  àà0` (#(#àà ¸ àThis€is€to€notify€of€our€exercise€of€our€first€right€of€refusal.€€We€understandÐ |Ì  Ðthe€net€proceeds€to€the€seller€to€be€$343,500.€€Please€confirm€as€to€this€amount.€€AlsoÐ g· Ðwe€will€need€an€original€copy€of€the€offer€that€is€outstanding.€€Note€this€offer€isÐ R¢ Ðcontingent€on€there€being€an€existing€bona€fide€offer.Ð=` (#` (# ÐÌà  àÓ©ÿÓà ` àThe€evidence€does€not€establish€that€defendants€ever€accepted€this€offer.€ContractÐ c Ðinterpretation€involves€questions€of€law€that€are€subject€to€òòde€novoóó€review,€with€no€presumption€ofÐ ÿO Ðthe€correctness€of€the€trial€courtððs€conclusions.€€òòHamblen€County€v.€City€of€Morristownóó,€656€S.W.2dÐ ë; Ð331,€335-36€(Tenn.1983).€€Issues€requiring€the€interpretation€of€written€contracts€involve€legal€ratherÐ ×' Ðthan€factual€issues,€òòBrandt€v.€Bib€Enters.,€Ltd.óó,€986€S.W.2d€586,€592€(Tenn.€Ct.€App.1998).€€TheÐ Ã Ðmeeting€of€the€minds€in€mutual€assent€to€the€terms€of€a€contract€is€essential€to€the€creation€of€anÐ ¯ÿ Ðenforceable€contract;€€one€party€must€accept€the€other€partyððs€offer.€€òòSafeco€Ins.€Co.€v.€City€of€WhiteÐ ›ë ÐHouse,€Tennesseeóó,€36€F.3d€540,€546€(Sixth€Cir.€1994);€òòRoy€McAmis€Disposal€Serv.,€Inc.€v.€HiwasseeÐ ‡× ÐSys.,€Incóó.,€613€S.W.2d€226,€229€(Tenn.€.App.1979).€The€principle€of€mutuality€is€relevant€to€this€caseÐ sà Ðbecause€there€was€never€an€agreement,€stipulations€of€the€parties€to€the€contrary€notwithstanding.€Ð _¯ ÐIndeed,€ð ð[t]here€can€be€no€contract€without€mutual€assent.ðð€òòRichmond€v.€Travelers'€Ins.€Co.óó,€130Ð K › ÐS.W.€790,€791€(Tenn.€1910).Ð 7!‡ ÐÌà  àà ` àThe€record€establishes€that€the€parties€disagreed€from€the€beginning€on€the€terms€ofÐ #_! Ðthe€purchase.€€At€all€times€sellers€maintained€that€the€purchase€price€was€$367,500.00,€and€neverÐ û#K" Ðwavered€from€that€position.€€Purchasers,€on€the€other€hand,€ð ðassumedðð€or€ð ðbelievedðð€the€price€to€beÐ ç$7 # Ð$343,500.00€and€insist€that€their€position€was€clear€to€sellers€ð ðfrom€day€oneðð€and€they€neverÐ Ó%#!$ Ðentertained€ð ðacceptingðð€a€higher€figure.€€As€a€matter€of€law€there€was€no€effective€exercise€of€theÐ ¿&"% Ðâ âright€of€first€refusal.€However,€the€parties€took€the€position€at€trial€that€the€exercise€was€valid,€andÐ «'û"& Ðessentially€asked€the€Court€to€settle€the€dispute€between€them€as€to€the€amount€of€the€purchase€price.׃3×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ׀Р° Ðâ âÌà  àà ` àIn€this€case€there€was€an€interim€closing€in€December€of€1995€where€the€purchasersÐ ˆØ Ðtendered€what€they€believed€to€be€the€purchase€price€and€the€sellers€conveyed€the€property.€€TheÐ tÄ Ðparties€argue€about€whether€the€so„called€mirror€image€rule€is€recognized€in€Tennessee.€€òòSee:€€CantonÐ `° ÐCotton€Mills€v.€Bowman€Overall€Co.óó,€257€S.W.€398€(Tenn.€1924),€but€since€the€seller€never€acceptedÐ L œ Ðthe€terms€of€the€purported€exercise€of€the€right€of€first€refusal,€the€mirror€image€rule€has€noÐ 8 ˆ Ðapplication€to€the€facts€of€this€case.׃9@×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€Ð $ t ÐÌà  àà ` àThe€parties€through€their€stipulation€and€conduct€foist€on€the€Trial€Court€the€issue€ofÐ ü L  Ðdetermining€the€purchase€price€to€be€paid€for€the€property,׃ ×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€and€it€was€within€the€Trial€CourtððsÐ è 8  Ðdiscretion€to€have€refused€to€rule€on€the€issue€as€a€subject€matter€for€a€declaratory€judgment.€TheÐ Ô$  ÐTrial€Judge€concluded€that€the€brokerððs€commission€was€not€owing€in€this€case€and€the€evidenceÐ À  Ðdoes€not€preponderate€against€that€finding.€€Tenn.€R.€App.€P.€13(d).€€He€then€declared€that€theÐ ¬ü  Ðpurchase€price€should€be€the€amount€offered€and€ultimately€paid€by€the€purchaser.€€Taking€intoÐ ˜è  Ðaccount€all€the€circumstances€and€actions€of€the€parties,€we€agree€with€the€Trial€Judge.€€€As€we€saidÐ „Ô  Ðin€òòHathaway€v.€Hathawayóó,€98€S.W.3d€675,€€(Tenn.€Ct.€App.€2002):€ð ð[a]€reasonable€and€equitableÐ pÀ Ðconstruction€is€given€to€all€contracts€by€the€courts.ðð€€The€Chancellorððs€determination,€in€our€view,Ð \¬ Ðis€fair€and€equitable,€and€we€affirm€the€Chancellor€on€this€issue.€€We€do€not€address€the€issue€ofÐ H˜ Ðwhether€€brokersðð€commissions€are€to€be€included€in€an€offer€of€acceptance€in€right€of€first€refusalÐ 4„ Ðcases.Ð  p ÐÌà  àà ` àPlaintiffs€claim€that€they€are€entitled€to€loss€of€rental€income€for€the€upstairs€portionÐ øH Ðof€the€building€for€the€six„month€period€from€6/10/95€through€January€1996€because€DefendantsÐ ä4 Ðcontinued€to€occupy€it.€€However,€the€Trial€Court€held€that€they€failed€to€carry€their€burden€of€proof.€Ð Ð  ÐWe€affirm€the€Trial€Court€on€this€issue.€€Tenn.€R.€App.€P.€13(d).Ð ¼  ÐÌà  àà ` àAs€to€the€issues€of€prejudgment€interest,€such€awards€are€within€the€sound€discretionÐ ”ä Ðof€the€Trial€Court,€and€the€decision€will€not€be€disturbed€by€an€appellate€court€unless€the€recordÐ ° Ðreveals€a€manifest€and€palpable€abuse€of€discretion.€òòSpencer€v.€A-1€Crane€Service,€Incóó.,€880€S.W.2dÐ œì Ð938,€944€(Tenn.1994);€òòOtis€v.€Cambridge€Mut.€Fire€Ins.€Co.óó,€850€S.W.2d€439,€446€(Tenn.1992).Ð ˆØ ÐÌà  àà ` àDefendants€also€seek€pre„judgment€interest.€€Their€argument€that€the€matter€was€notÐ `° Ðaddressed€in€the€Courtððs€ruling€or€Memorandum€Opinion€is€unclear,€since€a€SupplementalÐ L œ ÐMemorandum€Opinion€was€entered€which€does€address€the€matter,€and€defendants€were€awardedÐ 8 ˆ Ð$17,266.05€interest€in€the€Final€Judgment€entered€on€August€20,€2003.€€The€particulars€of€theÐ $ t Ðcalculations€are€not€readily€reviewable€from€the€Supplemental€Opinion,€which€is€simply€a€transcriptÐ  ` Ðof€the€hearing€with€counsel€and€the€Court.€€The€discussion€therein€about€how€the€figures€wereÐ ü L  Ðcalculated€does€not€track€well€in€transcript€form.€€There€being€no€patent€error€in€the€ruling,€we€findÐ è 8  Ðthat€the€amount€established€was€in€the€sound€discretion€of€the€Trial€Court.€€Ð Ô$  ÐÌà  àà ` àFinally,€Sellers€argue€that€the€Trial€Court€erred€in€refusing€to€award€attorneyððs€fees,Ð ¬ü  Ðand€base€their€claim€for€such€fees€upon€a€provision€in€the€Lease€Agreement€which€states:Ð ˜è  ÐÌà0  àà0` (#(#àà ¸ àIn€addition€to€any€other€remedies€Lessor€may€have€at€law€or€equity€and/orÐ pÀ Ðunder€this€Lease,€Lessee€shall€pay€upon€demand€all€Lessorððs€costs,€charges€andÐ \¬ Ðexpenses,€including€fee€of€counsel,€agent,€and€other€retained€by€Lessor,€incurred€inÐ H˜ Ðconnection€with€the€recovery€of€sums€due€under€this€Lease,€or€because€of€the€breachÐ 4„ Ðof€any€covenant€under€this€Lease€or€for€any€other€relief€against€Lessee€irrespectiveÐ  p Ðof€whether€suit€is€begun.€€Further,€in€the€event€Lessee€shall€bring€an€action€againstÐ  \ ÐLessor€for€relief€hereunder€and€Lessor€shall€prevail,€Lessee€shall€pay€LessorððsÐ øH Ðreasonable€attorney€fees€and€all€court€costs.Ðä4` (#` (# ÐÌà  àà ` àIt€was€plaintiffsðð€position€at€trial€that€when€the€option€was€exercised€the€lease€wasÐ ¼  Ðterminated€and€the€relationship€between€the€parties€became€that€of€vendor€and€vendee.€€Assuming,Ð ¨ø Ðarguendo,€that€the€right€of€first€refusal€was€properly€invoked€(which€is€the€position€of€the€parties),Ð ”ä Ðthe€relationship€of€the€parties€became€vendor/vendee.€€òòSee€Chapman€v.€Chapman€Drug€Co.,óó341Ð €Ð ÐS.W.2d€392€(Tenn.€1960),€(ð ðwhen€the€making€of€the€contract€pursuant€to€the€lease€for€exercising€theÐ l¼ Ðoption€is€complete€by€giving€notice,€.€.€.€the€land€is€clearly€regarded€in€equity€as€the€property€of€theÐ X ¨ Ðvendee€under€the€option€to€purchase€subject€to€the€rights€of€the€vendor€under€the€contract€ofÐ D!” Ðpurchase.ðð)€We€affirm€the€Trial€Courtððs€denial€of€attorneyððs€fees€in€this€case,€and€further€find€thatÐ 0"€  Ðthe€costs€assessed€to€the€parties€in€the€Trial€Court€was€a€proper€exercise€of€the€Trial€CourtððsÐ #l! Ðdiscretion.Ð $X" ÐÌà  àà ` àFor€the€foregoing€reasons,€we€affirm€the€Judgment€of€the€Trial€Court€and€remand,Ð à%0!$ Ðwith€the€cost€of€the€appeal€assessed€to€appellants.Ð Ì&"% ÐÌÌÌÔ‡ X XXXBqÔÌÔ#†XBqX X XsR#ÔÐ b+²&* Їà  àà ` àà ¸ àà  àà h àà À àà  à______________________________Ð ° Ðà  àà ` àà ¸ àà  àà h àà À àà  àòòHerschel€Pickens€Franks,€P.J.Ð œì ÐóóÌÌÌ