ÿWPC) U™^i`àŽ IáÖ„õ›!20Pü+·» ,·_ £YµgòqVR¶áoÜ+:½f°¸˜š›ìº™T¬ø6÷&´}Ž=½ô‡ÆºAc¼1ub_20æˆm¤þ:&ŸØè}];]®ÍS@ò«‘s8 2ù´g©÷íF-<﯇˛UXô2Ü»Q<jßÊ Ÿ¤4"±pý(¡k¥ÚOcæc%hÒÞúþï~ý¯Om)· /îÂxv¬ÜGÒ΃Ÿ§’âÈ.Ð"8²Ô2»œ…TG·ßi2{q…ÇÃúÏKi¬ÅÇ^ŽAZüŸKÜ{Ü׉˅ù0]‘ìבÈu K@™L<ÿ¼À8ÂêíÝaSî/sX °Ë[Yd@Oñ±^sÍß½Ö/Í@ÍËÜDÀÄÓ8š>êÁ…æÇÕ!vmñA½åw’„˜òð‚ X“i‚MŸc"8 CHzóärM±Þ)0ÚÃ#°]µ¨¦ .ð”ÒÔ~gÊÝ0¥ÓS}¬ÊçvÆxŸÐê™Ñ³c/Çaa¯ GÙ·æ„Km#B²‹Iú0GR ³Híï‘ôªRòÜ4/Ÿ=\FžiI5Ï~r):’”¿í¾á!Z¹} Æù ÖDÛ eb#Á\ % UN# 0ˆq UNù 'G —n zÒ^ Q]w| 0D€ÆÄÆŠÆPÆ4ÜNðòE mb 0ë$$$$ B 0¤, D5Ð D- 0K22 AS}ÆÐ 0¤– 0D: A«~˜HP LaserJet 8000 Series PSØÚØÚÚØØÚ0»(ÖÃ9 Z‹6Times New Roman Regular(`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular Ý ƒRÒê$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ô)Ø ò»»ÔÝ  ÝÔ_ÔIn€joining€in€this€complaint,€Mr.€Owen€requested€the€trial€court€to€protect€his€interest€in€the€proceeds€from€aÐ ° Ðpartition€of€the€property€by€sale€by€requiring€the€deposit€of€the€one„third€interest€with€the€clerk€and€master€in€an€interest„Ð xÈ Ðbearing€account€pending€a€final€order€and€judgment€of€the€case€presently€pending€between€Mr.€Owen€and€Mr.€Summers.€Ð @ Ð Ý ƒRÒê$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ô)Ø ò»»ÔÝ  ÝÔ_ÔThe€Appellees€assert€in€their€brief€that€the€pending€case€between€Mr.€Owen€and€Mr.€Summers€is€immaterialÐ ° Ðto€the€case€at€hand.€€In€the€alternative,€the€Appellees€present€an€additional€issue:€whether€Mr.€Summers€should€be€deniedÐ xÈ Ðrelief€in€the€case€at€hand€on€the€basis€of€equity€due€to€his€unclean€hands€in€the€transfer€between€Mr.€Owen€and€himself.€Ð @ ÐWe€find€the€disputed€transfer€is€immaterial€to€the€case€at€hand€and€refuse€to€admit€or€deny€relief€on€its€grounds.€€€€ ˜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.wptª¡ˆ)â  Ý ƒRÒê$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ô)Ø ò»»ÔÝ  ÝÔ_ÔThis€transfer€is€disputed€and€is€the€subject€of€pending€litigation€in€a€case€styled€òòAnita€Joyce€Owen€and€DorothyÐ ° ÐJean€Owen,€on€relation€of€Joseph€B.€Owen,€Jr.,€and€Joseph€B.€Owen,€Jr.€v.€George€D.€Summersóó,€Chancery€Court€ofÐ xÈ ÐFayette€County,€Docket€No.€11797.€€Mr.€Owen€filed€his€complaint€on€February€11,€1997,€seeking€to€set€aside€theÐ @ Ðtransfer€as€fraudulent.€€€Following€a€jury€trial€held€on€February€16€„€18,€1999,€the€trial€court€declared€a€mistrial€whenÐ X Ðthe€jury€was€unable€to€reach€a€verdict.€€The€case€is€still€pending€in€the€trial€court.€Ð Ð  Ðà  à(#Ã$òòÚ  Ú0Ú  ÚóóLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5"q~)ê:i¢Ø+003|xÿU‹ÿÀÀÀ- ù-(|G2Òê$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€@D»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ô!Øò»»Ô d(|3ø$££Ý ƒ£ª!ÝÑ€.ÑÑ8€@D»»d d 8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3ø$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€@D»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€DT»»d dÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼DT»»»ÔÑ8€'XXdê»»d 8ÑÑ  Ñà@ü ü ìàÔ‡îÛDTÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@õõ%ìàAT€JACKSONÔ#†¼DT»îîÛ #ÔˆÐ Ì ÐÓ  ÓASSIGNED€ON€BRIEFS€JULY€14,€2000Ð è8 ÐÔ‡X'X»¼DTÔÌò òÔ#†¼DT»XX'û#ÔJOSEPH€F.€Ô_ÔCANEPARIÔ_Ô,€JR.,€òòet€al.óó€v.€GEORGE€D.€SUMMERS,€òòet€alóó.Ô‡X'X»¼DTÔó óÐ Þ. ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Fayette€CountyÐ Ö & Ðà@@øøìàNo.€12334;€The€Honorable€Dewey€C.€Ô_ÔWhitentonÔ_Ô,€ChancellorÐ À  ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<}` AßÐ ~Î  ÐÌà@@TTìàNo.€W2000„00527„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€November€20,€2000Ð wÇ  ÐÌßA€V) °°` dE<J` AßÐ K›  Ðó óÌÓ  ÓÔ‡X®ÈXXX'ÔThis€is€a€suit€for€the€partition€of€land.€€The€Appellees€brought€a€Complaint€for€Partition€of€Land€byÐ D”  ÐSale€in€the€Chancery€Court€of€Fayette€County.€€The€Appellants€answered€and€brought€a€counterclaimÐ 0€ Ðrequesting€the€trial€court€to€order€the€Appelleesðð€one€third„interest€in€the€property€to€be€partitionedÐ l Ðby€sale€to€the€Appellants.€€The€Chancery€Court€of€Fayette€County€found€for€the€Appellees,€orderingÐ X Ðthe€property€to€be€sold€by€partition.€€Ð ôD ЀÌà  àThe€Appellant€appeals€from€the€Order€for€Sale€of€Real€Property€for€Partition€executed€by€theÐ Ì ÐChancery€Court€of€Fayette€County.€€For€the€reasons€stated€herein,€we€affirm€the€trial€courtððs€decision.Ð ¸ ÐÔ#†X'XXX®È #ÔÔ#†¼DT»XX'©#ÔÔ‡X'X»¼DTÔÌÓÓÌò òTenn.€R.€App.€P.€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmedó óÐ xÈ ÐÌòòÓ  ÓÔ#†¼DT»àX'’#ÔÔ‡X'X.¼DTÔAlan€E.€Highers,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòDavid€R.€Farmer,€J.,óó€and€òòHollyÐ Lœ ÐKirby€Lillard,€J.óó,€joined.Ð 6† ÐÌJohn€D.€Horne,€Memphis,€for€AppellantsÐ  Z ÐÌJ.€Houston€Gordon,€Covington,€for€AppelleesÐ Þ!.! ÐÓ1 ÓÌò òOPINIONó óÔ#†¼DT»XX'` #ÔÔ‡X'X»¼DTÔÐ ²## ÐÌòòóóÔ#†¼DT»XX'ð #ÔÔ‡X'X»¼DTÔÓ  Óò òÔ‡X®ÈXXX'Ôà@ìàI.€€Facts€and€Procedural€Historyó óˆÐ †%Ö % ÐÌà  àOn€October€26,€1976,€Burke€and€Virginia€H.€Owen€executed€an€inter€vivos€trust€agreementÐ ^'®"' Ðwhich€created€an€irrevocable€trust.€€The€trust€named€their€son,€Joe€B.€Owen,€as€primary€beneficiaryÐ J(š#( Ðand€named€Joe€B.€Owen€and€their€two€daughters,€the€Appellant,€Ô_ÔEolaÔ_Ô€Owen€Summers€(ð ðMrs.Ð 6)†$) ÐSummersðð),€and€Anita€Joyce€Owen,€as€trustees.€€The€same€day,€Burke€and€Virginia€H.€OwenÐ "*r%* Ðconveyed€to€the€trustees€by€quitclaim€deed€a€one„third€interest€in€an€undivided€one„fourth€of€theÐ +^&+ Ðproperty€which€is€the€subject€of€this€lawsuit.€€€The€Ô_ÔunconveyedÔ_Ô€three„fourths€interest€in€the€propertyÐ ú+J', Ðâ âremained€vested€in€Burke€and€Virginia€H.€Owen€as€tenants€by€the€entirety.€On€November€17,€1977,Ð æ,6(-ý ÐBurke€Owen€died.€€€Virginia€H.€Owen€acquired€full€title€of€the€remaining€three„fourths€interest€inÐ ° Ðthe€property€by€right€of€survivorship.€€Ð œì Ðâ âÌà  àThe€trust€expired€on€October€26,€1986€at€which€time€Joe€B.€Owen,€as€primary€beneficiary,Ð tÄ Ðbecame€seized€in€fee€of€his€interest€conveyed€to€the€trustees€in€the€quitclaim€deed.€€On€April€20,Ð `° Ð1989,€Virginia€H.€Owen€died€intestate.€€€The€three„fourths€interest€in€the€property€passed€by€intestateÐ L œ Ðsuccession€to€her€daughters,€Mrs.€Summers€and€Anita€Joyce€Owen,€and€her€grandson,€the€Appellee,Ð 8 ˆ ÐJoseph€B.€Owen,€Jr.€(ð ðMr.€Owenðð)€the€sole€surviving€heir€of€her€son,€Joe€B.€Owen,€who€diedÐ $ t Ðpreviously.€€Ð  ` ÐÌà  àOn€July€11,€1989,€Mr.€Owen€purportedly€transferred€his€one„third€interest€in€the€property€toÐ è 8  Ðthe€Appellant,€George€D.€Summers,€by€warranty€deed.׃ ×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€Anita€Joyce€Owen€transferred€her€one„thirdÐ Ô$  Ðinterest€in€the€property€to€the€Appellees,€Joseph€and€Suzanne€Ô_ÔCanepariÔ_Ô€(ð ðÔ_ÔCanepariÔ_Ôðð),€pursuant€to€aÐ À  Ðwarranty€deed€executed€on€January€16,€1997.€€€Mrs.€Summers€continues€to€hold€her€one„third€interestÐ ¬ü  Ðin€the€property.€€The€parties€hold€their€respective€one„third€interests€in€the€property€as€tenants€inÐ ˜è  Ðcommon.€Ð „Ô  ÐÌà  àOn€April€29,€1999,€Ô_ÔCanepariÔ_Ô€and€Mr.€Owen,€individually€and€by€his€next€friend,€DorothyÐ \¬ ÐJean€Owen,€filed€a€Complaint€for€Partition€of€Land€by€Sale€with€the€Chancery€Court€of€FayetteÐ H˜ ÐCounty.׃@×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€Mr.€Summers€and€his€mother,€Mrs.€Summers€(ð ðSummersðð)€filed€a€Counter€ComplaintÐ 4„ Ðrequesting€the€trial€court€to€order€Ô_ÔCanepariÔ_Ôððs€one„third€interest€in€the€property€to€be€partitioned€byÐ  p Ðsale€to€Summers.€€Both€parties€stipulated€in€their€pleadings€that€the€property€was€not€susceptible€toÐ  \ Ðan€equitable€division€in€kind.€Ð øH ÐÌà  àOn€January€5,€2000,€Summers€filed€a€Motion€for€Continuance€of€Trial€scheduled€for€JanuaryÐ Ð  Ð7,€2000.€€€Summersðð€argument€for€continuance€was€twofold:€(1)€€there€had€been€no€judicial€resolutionÐ ¼  Ðof€Mr.€Owenððs€claims€to€an€ownership€interest€in€one„third€of€the€property;€and€(2)€the€court€had€notÐ ¨ø Ðfound€whether€Mr.€Owen€and€Dorothy€Jean€Owen€had€standing€and/or€capacity€to€sue.€€€On€JanuaryÐ ”ä Ð7,€2000,€the€trial€court€denied€Summersðð€Motion€for€Continuance€and€ruled€as€a€matter€of€law€thatÐ €Ð Ðthe€property€should€be€sold€for€partition.€€€The€trial€court€found€that€since€the€parties€stipulated€thatÐ l¼ Ðthe€property€could€not€be€fairly€divided€in€kind,€the€only€fair€means€of€partitioning€the€property€wasÐ X ¨ Ðto€have€a€sale€of€partition.€€€The€trial€court€further€directed€that€the€funds€resulting€from€the€partitionÐ D!” Ðsale€be€held€by€the€clerk€and€master€until€judicial€resolution€of€Mr.€Owenððs€claim€to€one„third€of€theÐ ° Ðproperty.€€€This€appeal€followed.€€Ð œì Ðà  àà ` àà ¸ àà  àà h àà À àà  àà p àà È àà  àà x àÌà@ìàò òII.€€Standard€of€Reviewó óˆÐ tÄ ÐÌà  àThe€Appellant€presents€two€issues€for€our€review:€(1)€whether€the€trial€court€erred€when€itÐ L œ Ðdisposed€of€the€case€on€the€merits€before€disputed€claims€of€ownership€in€the€property€had€beenÐ 8 ˆ Ðresolved;€and€(2)€whether€the€trial€court€erred€when€it€refused€to€fashion€an€equitable€remedy.׃×Ý ƒ #ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€TheÐ $ t Ðstandard€of€review€for€a€non„jury€case€is€òòde€novoóó€upon€the€record.€€òòSee€Wright€v.€City€of€Knoxvilleóó,Ð  ` Ð898€S.W.2d€177,€181€(Tenn.€1995).€€There€is€a€presumption€of€correctness€as€to€the€trial€courtððsÐ ü L  Ðfactual€findings,€unless€the€ð ðpreponderance€of€the€evidence€is€otherwise.ðð€€Tenn.€R.€App.€P.€RuleÐ è 8  Ð13(d).€€For€issues€of€law,€the€standard€of€review€is€òòde€novoóó,€with€no€presumption€of€correctness.€€òòSeeÐ Ô$  ÐÔ_ÔRidingsÔ_Ô€v.€Ralph€M.€Parsons€Co.óó,€914€S.W.2d€79,€80€(Tenn.€1996).€€In€the€case€at€bar,€the€issuesÐ À  Ðinvolve€matters€of€law,€not€of€fact,€therefore,€our€review€is€òòde€novoóó€on€the€record€with€noÐ ¬ü  Ðpresumption€of€the€correctness€of€the€trial€courtððs€conclusions€of€law.Ð ˜è  ÐÌà@00ìàò òIII.€€Law€and€Analysisó óˆÐ pÀ ÐÌà  àThe€first€issue€presented€for€our€review€is€whether€the€trial€court€erred€when€it€disposed€ofÐ H˜ Ðthe€case€on€the€merits€before€disputed€claims€of€ownership€in€the€property€had€been€resolved.€Ð 4„ ÐSummers€cites€three€cases€to€support€his€argument.€€òòSee€Fuller€v.€Montagueóó,€59€F.€212€(6th€Cir.Ð  p Ð1893);€òòCampbell€v.€Ô_ÔLewisburgÔ_Ô€&€Ô_ÔN.R.Ô_Ôóó,€26€S.W.2d€141€(Tenn.€1930);€òòNicely€v.€Ô_ÔBroylesÔ_Ôóó,€23€Tenn.Ð  \ Ð(4€Hum.)€177€(1843).€€Each€of€these€cases€stands€for€the€proposition€that€partition€cannot€be€decreedÐ øH Ðwhile€the€title€to€the€subject€property€is€in€dispute;€however,€we€can€distinguish€the€situation€in€theÐ ä4 Ðcase€at€bar€from€the€cases€cited€by€Summers.€€òòóó€òòóóÐ Ð  ÐÌà  àòòóóIn€the€case€at€bar,€the€trial€court€was€not€attempting€to€establish€title€between€the€parties.€Ð ¨ø ÐRather,€the€trial€court€ordered€that€the€proceeds€obtained€through€the€sale€of€the€property€be€placedÐ ”ä Ðwith€the€clerk€and€master€until€title€is€resolved€between€Mr.€Owen€and€Mr.€Summers€in€the€pendingÐ €Ð Ðlitigation.€€Upon€resolution€of€the€property€dispute,€the€proceeds€will€be€distributed€to€the€properÐ l¼ Ðparties.€€Furthermore,€as€reasoned€by€the€trial€court,€all€the€interested€parties,€including€thoseÐ X ¨ Ðinvolved€in€the€pending€litigation,€are€before€this€court.€€The€cases€cited€by€Summers€failed€toÐ D!” Ðaddress€such€a€situation.€€Due€to€the€distinctive€nature€of€the€case€at€bar,€we€find€it€is€not€error€toÐ 0"€  Ðdispose€of€this€case€on€the€merits€before€disputed€claims€of€ownership€in€the€property€have€beenÐ #l! Ðresolved.€Ð $X" ÐÌà  àThe€second€issue€for€our€consideration€is€whether€the€trial€court€erred€when€it€refused€toÐ à%0!$ Ðfashion€an€equitable€remedy€by€partitioning€by€sale€Ô_ÔCanepariÔ_Ôððs€one„third€interest€in€the€property€toÐ Ì&"% ÐSummers.€€In€our€opinion,€this€issue€is€controlled€by€the€case€of€òòÔ_ÔYatesÔ_Ô€v.€Ô_ÔYatesÔ_Ôóó,€571€S.W.2d€293Ð ° Ð(Tenn.€1978).€€In€òòÔ_ÔYatesÔ_Ôóó,€a€partition€suit€for€the€sale€of€real€estate,€the€chancellor€divested€title€fromÐ œì Ða€co„tenant€and€vested€title€in€another€co„tenant.€€The€Supreme€Court€of€Tennessee,€in€reversing€theÐ ˆØ Ðaction€of€the€chancellor,€stated:€Ð tÄ Ðà8  àà ` àAs€a€general€proposition€of€law,€a€tenant€in€common€is€entitled€to€partition,Ð `° Ðor€sale€for€partition.€€Section€23„2101,€Ô_ÔT.C.A.Ô_Ô€€As€stated€by€Chancellor€Gibson:€ð ðTheÐ L œ Ðpolicy€of€the€law€is€to€give€each€person€his€own,€in€severalty,€and€not€to€force€aÐ 8 ˆ Ðperson€to€continue€in€partnership€with€another.€€Section€1105,€Gibsonððs€Suits€inÐ $ t ÐChancery€(Fifth€Ed.).ðð€The€statutory€recognition€of€this€to„each„his„own€policyÐ  ` Ðmandates€that€the€courts€decree€partition€of€real€estate€owned€as€tenants€in€commonÐ ü L  Ðif€the€property€is€susceptible€of€such€partition.€€Otherwise,€or€if€manifestly€to€theÐ è 8  Ðadvantage€of€the€parties,€it€must€be€sold.€€Courts€have€a€measure€of€discretion€as€to€Ð Ô$  Ðthe€manner€of€partition€but€none€as€to€the€fact.€[emphasis€in€original].ÐÀ Ð Ð  ÐÌà@$$(ìà*€*€*ˆà  à€€€Ð ˜è  ÐÌà8  àà ` àWhile€the€Court€has€a€statutory€and€inherent€right€to€adjust€the€equities€andÐ pÀ Ðsettle€all€claims€between€or€among€the€parties,€it€has€no€power€to€divest€title€out€ofÐ \¬ Ðone€tenant€and€vest€it€in€another.€€The€statutory€adjustment€must€be€made€by€anÐ H˜ Ðappropriate€allocation€of€the€net€sales€proceeds,€to€be€reflected€in€the€Courtððs€decreeÐ 4„ Ðon€distribution.Ð pÐ Ð  ÐÌòòId.óó€at€296.Ð øH Ðà  àÌÌà  àThe€statement€by€our€supreme€court€as€to€the€lack€of€power€of€the€court€to€divest€title€out€ofÐ ¼  Ðone€co„tenant€and€into€another€is€clear€and€without€qualification.€€The€trial€court€did€not€err€inÐ ¨ø Ðrefusing€to€partition€by€sale€Ô_ÔCanepariÔ_Ôððs€one„third€interest€in€the€property€to€Summers.Ð ”ä ÐÌà@SS#ìàò òIV.€€Conclusionó óˆÐ l¼ ÐÌà  àFor€the€foregoing€reasons,€the€decision€of€the€trial€court€is€affirmed.€€Costs€of€this€appeal€areÐ D!” Ðtaxed€against€the€Appellants,€George€D.€Summers€and€Ô_ÔEolaÔ_Ô€Summers,€for€which€execution€may€issueÐ 0"€  Ðif€necessary.Ð #l! ÐÔ#†X'XXX®È| #ÔÔ#†¼DT»XX'N #ÔÔ€X'X»¼DTÔà  àà ` àÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð Æ&"% Ðà  àà ` àà ¸ àà  àà h àà À àà  àALAN€E.€HIGHERS,€JUDGE