ÿWPC ³~p'ÓÛüØ,°µ¾Øsüˆò5á”»,µêõ(]¼£C=3ïp—4œ¼Y—¥Ê«ÆúËÏ a¦L)ã,_ÿ0õþ4!æDó'ë)5Ó˜[/–!Pìý㺠(wºOüÊCî'È.Fµ,_[R¯œ'[Æ8µDܶíý]ÎN¸äïté–x/\xI¦*¿_ŽObvyôU©(;¬„DìZÑ÷sqÏ~H¬×A5Õ¥¯.ë8/:å‰ý-xþq…"‹ª v‘œçðgº™JÉឆ¿€ "‰ümYk,Ú@àÌ4ñ:( ¯Ã=®”ˆæ½G÷]ÿwÕÔ‚r ÁAÊcêäå“sGaÖµ²Ëà‰lÕ]¸úëèÅ uì Ý"ìt ÒC­s.ÿ,.Nsüƒ¢Y:8;›r‰dûíO¯³¬wü@ä‚Ó'&:#¾y‰v·. ÂÜ @„9ÓAofûàX–Öãqò‹‡sofwüø Õù¾¾T <ÜÇno+öøÌRXêÈQwê)&8›B¥{_rÞ´_Ù_”,°k; 6Gɘ’Öë{Ò%e KËäA²ýüµóq|ͨ`$Åk¾b %\^ b 0ˆnUNöwD4H\ zkÒå· m¹ #ÉÐ Ð Æ™ Æ_ Æ%Æë 0D±NõõõE÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷bùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùùù 0ë Bìì 0¤  D5­ D-â 0K ASZÆ­ 0¤s 0D A«[»ŒœR1Þ (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman RegularÖƒF1ê:i¢×+003|x ˜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 ÿU‹ÿÀÀÀ˜\\IB01S08\KNOXCLERK4ÈÈ,,,,ÈÈ0Level 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- 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X»¼T%ÔThis€is€a€suit€brought€by€a€real€estate€broker€against€a€client€for€a€commission€which€he€claimed€sheÐ xÈ  Ðowed€him€under€a€listing€agreement€to€sell€real€property€belonging€to€her.€Client€alleged€that,€inÐ d´ Ðorder€to€induce€her€to€enter€into€the€listing€agreement,€the€broker€had€promised€to€make€mortgageÐ P  Ðpayments€due€on€her€property,€that€broker€subsequently€discontinued€making€these€payments€andÐ <Œ Ðthat,€as€a€result,€her€property€was€placed€at€risk€of€foreclosure€and€she€was€thereby€compelled€to€sellÐ (x Ðthe€property€at€a€price€lower€than€the€price€set€forth€in€the€listing€agreement€with€broker.€ClientÐ d Ðalleged€that,€in€consequence€of€brokerððs€failure€to€continue€making€the€mortgage€payments€he€wasÐ P Ðin€breach€of€contract€and€guilty€of€fraud.€Client€further€alleged€that€€broker€breached€their€agreementÐ ì< Ðby€failing€to€properly€maintain€the€property.€The€trial€court€held€that€the€broker€did€not€fail€to€meetÐ Ø( Ðhis€obligations€under€the€partiesðð€agreement€with€respect€to€either€the€payment€of€the€landownerððsÐ Ä Ðmortgage€or€the€maintenance€of€the€subject€property€and€was€not€in€breach€of€their€agreement€orÐ ° Ðguilty€of€fraud.€Accordingly,€the€trial€court€awarded€broker€a€commission€in€the€amount€ofÐ œì Ð$13,600.00,€along€with€pre„judgment€interest€in€the€amount€of€$1,497.86.€We€affirm€the€judgmentÐ ˆØ Ðof€the€trial€court€and€remand€for€collection€of€costs.€€€€€€€€€Ð tÄ ÐÓßÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed;€CauseÐ L œ ÐRemandedó óÐ 8!ˆ  ÐÌòòÓ  ÓSharon€G.€Lee,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòHerschel€P.€Franks,€P.J.óó€and€òòD.Ð #`" ÐMichael€Swiney,€J.óó,€joined.Ð ü#L# ÐÌFrancis€Xavier€Ô_ÔSantoreÔ_Ô,€for€the€Appellant,€Maria€PatrickÐ Ô%$!% ÐÌWilliam€S.€Ô_ÔNunnallyÔ_Ô,€for€the€Appellee,€John€Carter€d/b/a€Carter€Real€EstateÐ ¬'ü"' ÐÓ4 ÓÌò òOPINIONó óÐ „)Ô$) ÐÌòòóóÓ  Óà  àPlaintiff/Appellee,€John€Carter€d/b/a€Carter€Real€Estate,€was,€at€all€times€relevant€to€theÐ \+¬&+ Ðmatters€herein,€engaged€in€the€business€of€listing€and€selling€real€estate€in€Greene€County,Ð H,˜', ÐTennessee.€€In€November€of€1998,€Appellee€auctioned€property€consisting€of€approximately€29€acres,Ð 4-„(-ý Ðimproved€with€a€house€and€miscellaneous€farm€structures,€to€Defendant/Appellant,€Maria€Patrick;Ð ° ÐAppellantððs€daughter,€Kelly€Harris;€and€Ms.€Harris's€husband,€Christopher€A.€Harris.€The€purchaseÐ œì Ðprice€of€the€property€at€the€time€of€auction€was€$131,000.00.€At€the€same€time€the€property€wasÐ ˆØ Ðpurchased,€Appellant,€her€daughter€and€son„in„law€signed€a€deed€of€trust€pursuant€to€which€theÐ tÄ Ðproperty€secured€indebtedness€to€a€mortgage€company€in€the€amount€of€$98,250.00.Ð `° ÐÌà  àAt€some€time€in€the€summer€of€2000,€Appellant,€her€daughter€and€son„in„law€decided€to€sellÐ 8 ˆ Ðthe€property€and€Kelly€Harris€contacted€Gary€Carter,€an€employee/agent€of€Appellee,€and€requestedÐ $ t Ðthat€Appellee€list€the€property€for€sale.€After€an€inspection€of€the€property,€Appellee€offered€to€listÐ  ` Ðit€at€a€maximum€price€of€$159,000.00.€This€offer€was€refused€by€Ms.€Harris€and€the€AppelleeÐ ü L  Ðdeclined€the€listing.€Thereafter,€the€property€was€listed€with€another€local€realty€company€at€a€priceÐ è 8  Ðof€$199,000.00.€The€property€remained€listed€with€this€company€until€expiration€of€the€listingÐ Ô$  Ðagreement€in€October€of€2001,€whereupon€Kelly€Harris€contacted€Gary€Carter€and€requested€that€heÐ À  Ðview€the€property€once€again€and€reconsider€listing€it.€Mr.€Carter€again€viewed€the€property;Ð ¬ü  Ðhowever,€the€parties€could€not€agree€to€a€listing€price€and,€as€before,€Appellee€declined€the€listing.Ð ˜è  ÐÌà  àLater€in€October€of€2001,€Appellant€contacted€Gary€Carter€and€advised€him€that€there€wereÐ pÀ Ðno€longer€funds€available€to€make€the€mortgage€payments€on€the€property€and€that€it€was€at€risk€ofÐ \¬ Ðforeclosure.€€Mr.€Carter€testifies€that€Appellant€advised€him€that,€in€addition€to€the€mortgage€on€theÐ H˜ Ðsubject€property,€she€was€confronting€other€debts€in€Florida,€where€she€then€resided,€and€that€herÐ 4„ Ðdaughter,€Kelly€Harris,€had€taken€financial€advantage€of€her.€Mr.€Carter€testifies€that€he€felt€sorry€forÐ  p ÐAppellant€and€told€her€that€ð ðwe€would€catch€€[the€mortgage]€payments€up,€keep€[the€property]€outÐ  \ Ðof€foreclosure€and€try€to€get€the€property€sold€in€a€reasonable€length€of€time.ðð€Mr.€Carterððs€testimonyÐ øH Ðfurther€indicates€that€because€of€Appellantððs€pressing€financial€problems€there€was€a€need€to€sell€theÐ ä4 Ðproperty€quickly.€ð ðI€thought€at€[$159,000.00]€we€had€a€chance€to€get€something€„€„€an€offer€close€toÐ Ð  Ðthat€and€maybe€get€it€sold€for€her€at€a€reasonable€length€of€time;€and€if€not,€sell€it€at€auction€for€her.ððÐ ¼  ÐÌà  àShortly€after€this€meeting€between€Appellant€and€Mr.€Carter,€Kelly€and€Christopher€HarrisÐ ”ä Ðquitclaimed€their€interest€in€the€property€to€Appellant,€whereupon,€she€became€the€sole€owner€of€theÐ €Ð Ðproperty.Ð l¼ ÐÌà  àPursuant€to€the€discussions€between€Appellant€and€Gary€Carter€described€above,€on€Ð D!” ÐNovember€6,€2001,€Gary€Carter€prepared€and€forwarded€to€Appellant€three€documents€„€a€coverÐ 0"€  Ðletter,€a€listing€contract€and€an€addendum€to€the€listing€contract.€Ð #l! ÐÌà  àThe€cover€letter€is€addressed€to€Appellant€and€provides€as€follows:Ð ô$D # ÐÌÒ€°ÒÒ€°ÒDear€Maria:Ð Ì&"% ÐÌEnclosed€is€a€listing€contract€for€your€property€located€at€2025€Marvin€Road,Ð ¤(ô#' Ðalong€with€a€separate€agreement€authorizing€Carter€Real€Estate€to€make€paymentsÐ )à$( Ðon€your€behalf.€€Please€sign€all€the€documents€in€the€designated€areas€and€returnÐ |*Ì%) Ðthem€to€me.€As€soon€as€I€receive€the€signed€papers,€I€will€contact€the€mortgageÐ h+¸&* Ðcompany€and€make€arrangements€to€keep€the€property€out€of€foreclosure.€Ð ° ÐRemember€to€contact€the€mortgage€company€and€instruct€them€to€give€me€anyÐ œì Ðinformation€that€I€may€need€concerning€your€mortgage.Ð ˆØ ÐÌThank€you€for€allowing€me€to€represent€you€in€this€transaction,€and€we€will€do€ourÐ `° Ðbest€to€get€you€top€dollar€for€your€property.Ð L œ ÐÌIf€you€have€any€questions,€please€give€me€a€call.Ð $ t ÐÌSincerely,€Ð ü L  ÐÌÌGary€CarterÐ À  ÐÒ°€ÒÒ°€ÒÌà  àThe€listing€contract€sets€forth€a€listing€price€of€$159,000.00€and€provides€that€Appellee€shallÐ ˜è  Ðhave€the€exclusive€right€to€sell€the€property€at€issue.€The€contract€further€provides€that€Appellee€shallÐ „Ô  Ðreceive€a€commission€of€ten€per€cent€if€the€property€is€sold€during€the€period€of€the€contract€whichÐ pÀ Ðis€described€as€commencing€on€November€7,€2001€and€expiring€on€November€7,€2002.€Ð \¬ ÐÌà  àThe€addendum€to€the€listing€contract€is€brief€and€provides€in€full€as€follows:Ð 4„ ÐÌÒ€°ÒÒ€°ÒNovember€6,€2001Ð  \ ÐÌÌTo€Whom€It€May€Concern:Ð Ð  ÐÌI,€Maria€F.€Patrick,€hereby€authorize€Carter€Real€Estate€&€Auction€Company€toÐ ¨ø Ðmake€payments€on€my€behalf,€i.e.€mortgage€payments,€property€clean„up,€repairs,Ð ”ä Ðand€any€necessary€deed€and€title€work€required,€and€deduct€the€reimbursement€forÐ €Ð Ðthose€expenses€from€the€proceeds€of€the€sale€of€my€property€located€at€2025Ð l¼ ÐMarvin€Road,€Bulls€Gap,€Tennessee.Ð X ¨ ÐÌI€further€agree€that€Carter€Real€Estate€&€Auction€Company€will€be€the€exclusiveÐ 0"€  Ðagent€for€the€sale€of€the€above€mentioned€property€until€it€is€sold,€either€byÐ #l! Ðprivately€negotiated€sale,€or€as€a€last€resort,€at€a€public€auction€sale.Ð $X" ÐÌCarter€Real€Estate€&€Auction€Company€agrees€to€perform€only€the€repair€andÐ à%0!$ Ðclean„up€it€deems€necessary€to€make€the€property€presentable€to€sell€and€achieveÐ Ì&"% Ðthe€highest€possible€sales€price€at€the€least€cost€to€the€seller.Ð ¸'#& ÐÌ___________________€€€€€€€€€€___________________Ð )à$( ÐMaria€F.€Patrick€€€Date€€€€€€€€€€€€Gary€Carter€€€DateÐ |*Ì%) Ѐ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€Ð h+¸&* ÐÒ°€ÒÒ°€Òà  àBoth€the€listing€contract€and€the€addendum€were€subsequently€signed€by€Appellant€and€byÐ ° ÐGary€Carter€as€Appelleeððs€agent.€€Appellant€also€put€Appellee€in€contact€with€her€mortgage€company,Ð œì ÐLitton€Loan€Servicing,€and€arranged€for€them€to€provide€Appellee€with€any€requested€€informationÐ ˆØ Ðregarding€her€mortgage.Ð tÄ ÐÌà  àKelly€Harris€and€her€husband€had€resided€on€the€property€since€the€time€of€purchase€andÐ L œ Ðcontinued€to€reside€there€at€the€time€of€the€above€interchange€between€Mr.€Carter€and€Appellant.€ByÐ 8 ˆ Ðthis€time€the€relationship€between€the€Ô_ÔHarrisesÔ_Ô€and€Appellant€was€in€a€state€of€deterioration.€By€letterÐ $ t Ðdated€November€6,€2001,€Appellant€advised€Kelly€Harris€that€she€understood€that€the€HarrisesÐ  ` Ðintended€to€vacate€the€property€within€fifteen€days€and€that€they€were€not€to€remove€anything€fromÐ ü L  Ðthe€house€ð ðsuch€as€fans€or€plumbing€or€anything€that€is€screw[ed]€down€or€nailed€down.ðð€Ð è 8  ÐÌà  àThe€Harrises€subsequently€moved€out€of€the€property€after€which€Gary€Carter€furtherÐ À  Ðinspected€the€interior€and€exterior€of€the€residence.€Evidence€was€presented€that€the€appearance€ofÐ ¬ü  Ðthe€houseððs€interior€ð ðwas€really€badðð€„€that€there€was€a€significant€amount€of€garbage€and€trash€in€theÐ ˜è  Ðhouse€and€that€there€were€urine€stains€and€animal€fecal€matter€on€the€carpet.€Gary€Carter€alsoÐ „Ô  Ðtestified€that€the€exterior€of€the€buildings€and€grounds€had€deteriorated€considerably€since€1998.Ð pÀ ÐÌà  àAppellee€had€the€property€cleaned€so€that€it€could€be€shown€to€prospective€purchasers€and,Ð H˜ Ðas€of€December€12,€2001,€had€made€all€mortgage€payments€then€due€on€the€property.Ð 4„ ÐÌà  àAt€some€time€in€late€January€or€early€February€of€2002,€Appellant€contacted€Gary€Carter€andÐ  \ Ðdemanded€that€the€listing€price€of€the€property€be€increased€from€$159,000.00€to€$169,000.00.€€Gary€Ð øH ÐCarter€attests€that,€although€he€advised€Appellant€that€he€did€not€think€there€was€a€chance€of€sellingÐ ä4 Ðthe€property€at€the€increased€price,€Appellant€was€insistent€and,€therefore,€he€prepared€a€form€whichÐ Ð  Ðchanged€the€listing€price€to€$169,000.00€and€mailed€it€to€Appellant€for€her€signature.€However,Ð ¼  ÐAppellant€never€executed€this€form.€At€the€same€time€that€Appellant€told€Gary€Carter€that€sheÐ ¨ø Ðwanted€to€increase€the€listing€price€of€the€property€to€$169,000.00,€she€also€informed€him€that€sheÐ ”ä Ðwould€need€to€realize€a€net€profit€of€$35,000.00€from€the€sale€because€that€is€the€sum€that€she€wouldÐ €Ð Ðrequire€to€pay€off€some€debts€in€Florida.€€Ð l¼ ÐÌà  àAppellee€asserts€that€Appellantððs€artificial€needs€and€goals€bore€no€relation€to€the€propertyððsÐ D!” Ðvalue€and€that€this€indicated€to€him€that€Appellant€was€unlikely€to€reasonably€entertain€goodÐ 0"€  Ðpurchase€offers€which€might€be€forthcoming.€€Appellant€states,€that€for€this€reason,€he€discontinuedÐ #l! Ðmaking€mortgage€payments€€although€he€continued€to€show€and€market€the€property.€At€trialÐ $X" ÐAppellee€testified€as€to€his€reaction€to€Appellantððs€insistence€that€the€listing€price€of€the€property€beÐ ô$D # Ðraised€to€$169,000.00€after€Appellee€had€advanced€$3,135.00€to€bring€the€mortgage€payments€currentÐ à%0!$ Ðand€had€incurred€additional€expenses€in€the€amount€of€$1,708.51€for€cleanup€of€the€property€and€forÐ Ì&"% Ðpreparation€and€recordation€of€the€quitclaim€deed€from€the€Ô_ÔHarrisesÔ_Ô:Ð ¸'#& ÐÌÒ€°ÒÒ€°Òà Ø àA.€€My€moneyððs€been€spent,€the€payments€have€been€made,€and€weððreÐ )à$( Ðattempting€to€sell€it.€€Then€Iððm€informed€by€Gary€[Carter]€we€can€no€longer€sellÐ |*Ì%) Ðit€for€159,€Maria€has€changed€her€mind€and€gone€to€169,€which€threw€up€red€flags.Ð h+¸&* Їà Ø àQ.€€And€why€is€that?€€Why€did,€in€your€opinion,€that€complicate€matters?Ð ° ÐÌà Ø àA.€€I€might€have€to€keep€it€out€of€foreclosure€forever.€€If€we€got€a€1„69Ð ˆØ Ðoffer,€she€might€go€to€1„79.€€And€I€couldnððt€force€her€to€sign€a€deed,€so€it€was€a€„Ð tÄ ÐÌà Ø àQ.€€Significant€change?Ð L œ ÐÌà Ø àA.€€„€that€was€an€eyebrow„raiser.€€Yes,€it€was.Ð $ t ÐÌà Ø àQ.€€Increased€your€risk€significantly.€Would€you€have€accepted€the€listingÐ ü L  Ðhad€you€known€that€she€was€going€to€insist€on€a€1„69€asking€price?Ð è 8  ÐÌà Ø àA.€€No,€I€wouldnððt.Ð À  ÐÌà Ø àQ.€€So€now€youððre€stuck.€€Youððve€got€a€159€agreement,€youððve€spentÐ ˜è  Ðmoney,€wouldnððt€have€taken€a€169€listing,€and€she€calls€and€demands€that€it€beÐ „Ô  Ðincreased€to€169,€and€youððre€trapped.Ð pÀ ÐÌà Ø àA.€€Weððre€trapped.€€Thatððs€right.€Ð H˜ ÐÌà Ø àQ.€€So€as€a€result€of€that,€did€you€just€give€up,€or€did€you€just€go€ahead€andÐ  p Ðtry€to€market€in€hopes€you€can€„€or€to€get€it€worked€out.Ð  \ ÐÌà Ø àA.€€Actually,€we€just€about€redoubled€our€efforts€to€get€the€farm€sold.€Ð ä4 ÐBecause€at€that€time,€I€saw€what€I€thought€was€coming€down€the€pike,€and€IÐ Ð  Ðwanted€to€get€it€up€and€over€with€and€hunt€a€buyer€and€close€it€and€get€ourÐ ¼  Ðcommission,€get€her€loan€paid€off€and€„€because€I€knew€my€ground€was€shakyÐ ¨ø Ðright€there.Ð ”ä ÐÌÒ°€ÒÒ°€Òà  àAround€this€period€of€time€Appellee,€through€an€affiliate€seller,€was€negotiating€with€Jeff€andÐ l¼ ÐÔ_ÔKristiÔ_Ô€Ô_ÔCattrellÔ_Ô€who€were€considering€purchasing€the€property.€Evidence€shows€that€on€€April€12,Ð X ¨ Ð2002,€the€Ô_ÔCattrellsÔ_Ô€offered€to€purchase€the€property€for€$145,000.00.€This€offer€was€rejected€byÐ D!” ÐAppellant€who€presented€them€with€a€counter€offer€of€$165,000.00.€The€Ô_ÔCattrellsÔ_Ô€€then€offeredÐ 0"€  Ð$152,000.00€which€was€also€rejected€by€Appellant€who€presented€a€counter€offer€of€$160,000.€Ð #l! ÐFinally,€on€May€7,€2002,€the€Ô_ÔCatrellsÔ_Ô€offered€$155,000.00;€however,€Appellant€declined€this€offer,Ð $X" Ðalso.€€Ð ô$D # ÐÌà  à€After€receiving€the€Ô_ÔCattrellsÔ_Ôðð€offer€of€$155,000.00,€Appellant€contacted€Litton€LoanÐ Ì&"% ÐServicing€for€information€as€to€what€her€net€profit€would€be€in€the€event€the€property€were€sold,€Ð ¸'#& Ðwhereupon,€she€discovered€that€mortgage€payments€had€been€discontinued€and€foreclosure€of€theÐ ¤(ô#' Ðproperty€was€imminent.Ð )à$( Ðâ âÐ |*Ì%) Ðà  àIn€addition€to€the€Ô_ÔCattrellsÔ_Ô,€another€couple,€Greg€and€Sheila€Harrison,€also€expressed€anÐ ° Ðâ âinterest€in€purchasing€the€house€during€this€period€of€time.€€It€was€the€Ô_ÔHarrisonsÔ_Ôðð€intent€to€purchaseÐ œì ÐAppellantððs€property€on€a€contingency€basis€whereby€they€would€have€Appellee€list€their€ownÐ ˆØ Ðproperty€for€sale€and€use€the€proceeds€from€its€sale€to€purchase€Appellantððs€property.€€However,€uponÐ tÄ Ðinspection€of€the€Ô_ÔHarrisonsÔ_Ôðð€property€Appellee€determined€that€its€value€was€approximately€the€Ð `° Ð$110,€000.00€which€was€owed€upon€it.€€Appellee€testified€that,€because€this€amount€was€significantlyÐ L œ Ðless€than€the€$169,000.00€to€$179,000.00€the€Ô_ÔHarrisonsÔ_Ô€wanted€for€their€property€he€declined€theÐ 8 ˆ Ðlisting€and€concluded€that€the€Harrisonsðð€proposal€would€not€satisfy€the€need€to€sell€AppellantððsÐ $ t Ðproperty€quickly.€Thereafter,€the€Harrisons€were€contacted€directly€by€Appellant€who€stated€that€sheÐ  ` Ðadvised€them€ð ðthat€because€[Appellee]€had€failed€to€make€the€mortgage€payments€and€keep€the€houseÐ ü L  Ðout€of€foreclosure,€she€considered€the€contract€breached,€and€void.ðð€Discussions€ensued€between€Ð è 8  ÐAppellant€and€the€Ô_ÔHarrisonsÔ_Ô€regarding€terms€under€which€they€might€purchase€the€house;€however,Ð Ô$  Ðan€agreement€was€never€reached.€When€Appellee€discovered€that€Appellant€was€attempting€toÐ À  Ðnegotiate€a€sale€of€the€property€without€his€involvement,€he€contacted€the€Ô_ÔHarrisonsÔ_Ô€and€advisedÐ ¬ü  Ðthem€that,€because€he€had€a€listing€contract€with€Appellant,€any€negotiations€would€have€to€be€doneÐ ˜è  Ðthrough€his€company.€Ð „Ô  ÐÌà  àOn€May€24,€2002,€notice€was€published€that€a€foreclosure€sale€of€Appellantððs€property€wouldÐ \¬ Ðbe€held€on€June€14,€2002.€At€Appelleeððs€instruction€Gary€Carter€re„contacted€the€Ô_ÔCattrellsÔ_Ô€whoÐ H˜ Ðpresented€a€purchase€offer€of€$159,000.00€contingent€upon€a€satisfactory€walk„through€inspectionÐ 4„ Ðof€the€property.€Appellant€agreed€to€this€offer€and€the€foreclosure€sale€was€postponed€uponÐ  p Ðnotification€of€the€mortgage€company.€€However,€upon€the€walk„through€inspection€of€the€propertyÐ  \ Ðit€was€discovered€that€door€knobs,€latches€and€bathroom€cabinets€were€missing.€€Also€missing€wereÐ øH Ðceiling€fans€and€tin€from€the€roof€of€the€horse€stable€which€Appellant€testified€she€had€given€KellyÐ ä4 ÐHarris€permission€to€remove.€€As€a€result€of€the€walk„through€inspection,€the€Ô_ÔCattrellsÔ_Ô€withdrew€theirÐ Ð  Ðoffer€to€purchase€the€property.Ð ¼  ÐÌà  àAfter€the€sale€to€the€Ô_ÔCattrellsÔ_Ô€fell€through,€the€Defendant€contracted€with€Ô_ÔMassengillÔ_Ô€AuctionÐ ”ä ÐCompany€to€sell€the€property€and€on€September€19,€2002,€the€property€was€sold€at€auction€forÐ €Ð Ð$136,000.00.Ð l¼ ÐÌà  àOn€May€28,€2002,€Appellee€filed€suit€against€Appellant€in€the€Greene€County€Chancery€CourtÐ D!” Ðalleging€that€Appellant€had€breached€the€partiesðð€agreement€with€respect€to€the€sale€of€her€property.€Ð 0"€  ÐBy€amended€complaint€filed€on€October€13,€2003,€Appellee€alleged,€òòinter€alia,€óóthat€the€CattrellsÐ #l! Ðwould€have€purchased€Appellantððs€property€for€the€$159,000.00€sum€set€forth€in€the€listingÐ $X" Ðagreement€but€for€the€fact€that€items€had€been€removed€from€the€property€by€an€agent€of€Appellant.€Ð ô$D # ÐAccordingly,€the€complaint€requests€that€Appellee€be€awarded€a€ten€percent€commission€based€upon€Ð à%0!$ Ðthe€sales€price€of€$159,000.00.Ð Ì&"% ÐÌà  àBy€agreed€order€entered€December€9,€2002,€$4,841.51€of€the€proceeds€realized€from€theÐ ¤(ô#' Ðauction€of€the€property€were€disbursed€to€Appellee€as€reimbursement€of€expense,€including€mortgageÐ )à$( Ðpayments,€which€had€been€incurred€by€him€relative€to€the€property.€€The€order€further€provided€that€Ð |*Ì%) Ð$15,500.00€be€placed€in€the€Chancery€Court€registry€account€pending€further€orders€of€the€Court.€Ð h+¸&* ÐRemaining€proceeds€from€the€sale€were€used€to€pay€the€mortgage,€a€commission€to€Ô_ÔMassengillÔ_ÔÐ ° ÐAuction€Company€and€other€expenses€of€the€sale.Ð œì ÐÌà  àTrial€of€Appellantððs€suit€for€a€commission€was€held€on€October€15,€2003,€after€which€theÐ tÄ ÐChancery€Court€rendered€its€memorandum€opinion€and€final€judgment€in€favor€of€Appellee€andÐ `° Ðgranting€Appellee€damages€in€the€amount€of€$15,097.86€representing€$13,600.00€compensatoryÐ L œ Ðdamages€for€breach€of€contract€reflecting€a€ten€per€cent€commission€based€upon€the€$136,000.00Ð 8 ˆ Ðreceived€at€auction,€along€with€pre„judgment€interest€in€the€amount€of€$1,497.86.€Thereafter,€Ð $ t ÐAppellant€timely€filed€the€appeal€now€before€us.Ð  ` ÐÌà  àAppellant€raises€four€issues€for€our€review:Ð è 8  ÐÌà  àI.€Whether€Appellee€violated€his€fiduciary€duty€to€Appellant€and€is€for€that€reason€not€entitledÐ À  Ðto€a€sales€commission.Ð ¬ü  ÐÌà  àII.€€Whether€the€Chancery€Court€erred€in€finding€that€one€year€was€an€unreasonable€time€forÐ „Ô  ÐAppellee€to€make€Appellantððs€mortgage€payments€on€her€property.Ð pÀ ÐÌà  àIII.€Whether€Appellee€breached€the€listing€agreement€with€Appellant€by€failing€to€properlyÐ H˜ Ðmaintain€the€condition€of€Appellantððs€property.Ð 4„ ÐÌà  àIV.€Whether€the€Chancery€Court€erred€in€failing€to€find€that€Appellee€engaged€in€fraudulentÐ  \ Ðconduct.Ð øH ÐÌà  àOur€standard€of€review€in€this€non„jury€case€is€òòde€novoóó€upon€the€record€of€the€proceedingsÐ Ð  Ðbelow€and€there€is€no€presumption€of€correctness€with€respect€to€the€Chancery€Courtððs€conclusionsÐ ¼  Ðof€law.€€òòCampbell€v.€Florida€Steel€Corp.óó,€919€S.W.2d€26,€35€(Tenn.€1996)€and€T.R.A.P.€13(d).€€AÐ ¨ø Ðtrial€court's€factual€findings€are,€however,€presumed€to€be€correct€and€we€must€affirm€such€findingsÐ ”ä Ðabsent€evidence€preponderating€to€the€contrary.€òòUnion€Carbide€Corp.€v.€Ô_ÔHuddlestonÔ_Ôóó,€854€S.W.2dÐ €Ð Ð87,€91€(Tenn.€1993).€In€a€non„jury€case€such€as€this€one€the€question€of€witness€credibility€isÐ l¼ Ðexclusively€for€the€trial€judge€trying€the€case€and€cannot€be€reviewed€by€the€appellate€court.€€òòHarwellÐ X ¨ Ðv.€Ô_ÔHarwellÔ_Ôóó,€612€S.W.2d€182,€184€(Tenn.€Ct.€App.€1980).Ð D!” ÐÌà  àThe€first€issue€we€address€is€whether€Appellee€violated€a€fiduciary€duty€owed€to€Appellant.Ð #l! ÐÌà  àAppellee€does€not€deny€that€he€was€in€a€fiduciary€relationship€with€Appellant€and€€TennesseeÐ ô$D # Ðcase€law€does€provide€that€a€real€estate€broker€is€a€fiduciary.€€òòAlexander€v.€Ô_ÔC.C.Ô_Ô€Powell€Realty€Co.,Ð à%0!$ ÐInc.óó,€535€S.W.2d€154,€155€(Tenn.€Ct.€App.€1975).€€The€fiduciary€relationship€between€an€agent,€suchÐ Ì&"% Ðas€Appellee,€and€his€principal€imposes€€ð ða€duty€to€be€careful,€skillful,€diligent€and€loyal€in€theÐ ¸'#& Ðperformance€of€[the]€principalððs€businessðð€and€a€cause€of€action€for€damages€arises€when€there€is€aÐ ¤(ô#' Ðbreach€of€this€duty.€€òòThomas€Ô_ÔMckinnonÔ_Ô€Securities,€Inc.€v.€Mooreððs€Farm€Supply,€Inc.óó,€557€Ô_ÔF.SuppÔ_Ô.Ð )à$( Ðâ â1004,€1011€(W.D.€Tenn.€1983).€€A€real€estate€broker€owes€undivided€fidelity€and€faithfulness€to€hisÐ |*Ì%) Ðprincipal€and€may€not€prejudice€the€interests€of€his€principal€to€favor€himself€or€others.€òòReece€v.Ð ° ÐHomestead€Realty,€Inc.óó,€626€S.W.2d€711,€712€(Tenn.€Ct.€App.€1981).òò€óó€Ð œì Ðâ âÌà  àAppellant€alleges€that€Appellee€breached€his€fiduciary€duty€to€her€in€this€case€when,€afterÐ tÄ Ðinducing€her€to€execute€the€listing€agreement€by€promising€to€keep€her€property€out€of€foreclosure,Ð `° Ðhe€unilaterally€discontinued€making€mortgage€payments€on€the€property€without€notice€to€her.€Ð L œ ÐAppellant€argues€that€because€the€term€of€the€listing€agreement€was€one€year€Appellee€was€obligatedÐ 8 ˆ Ðto€continue€making€mortgage€payments€on€her€property€for€that€period€of€time.€Appellant€furtherÐ $ t Ðcontends€that,€after€her€property€was€placed€in€foreclosure€as€a€result€of€Appelleeððs€actions,€AppelleeÐ  ` Ðpressured€her€into€taking€less€that€$169,000.00€for€the€property.€Our€review€of€the€record€compelsÐ ü L  Ðus€to€the€conclusion€that€Appellantððs€€argument€that€Appellee€breached€his€fiduciary€duty€on€theseÐ è 8  Ðgrounds€is€without€merit.Ð Ô$  ÐÌà  àThe€listing€agreement€itself€contains€no€reference€to€Appellantððs€agreement€to€make€mortgageÐ ¬ü  Ðpayments€on€the€subject€property.€While€the€addendum€to€the€listing€agreement€authorizes€theÐ ˜è  ÐAppellee€to€make€mortgage€payments€on€behalf€of€Appellant,€it€does€not€indicate€for€what€periodÐ „Ô  Ðof€time€these€payments€are€to€be€made.€€The€cover€letter€which€accompanied€these€documents€statesÐ pÀ Ðthat€Appellant€ð ðwill€contact€the€mortgage€company€and€make€arrangements€to€keep€the€property€outÐ \¬ Ðof€foreclosure,ðð€but€contains€nothing€as€to€an€agreement€beyond€those€specifics.€€As€previouslyÐ H˜ Ðnoted,€Appellee€testified€at€trial€that€he€advised€Appellant€that€he€ð ðwould€catch€[the€mortgage]Ð 4„ Ðpayments€up,€keep€the€property€out€of€foreclosure€and€try€to€get€the€property€sold€in€a€reasonableÐ  p Ðperiod€of€time.ðð€We€find€nothing€in€any€of€this€evidence€which€suggests€that€Appellee€agreed€toÐ  \ Ðmake€mortgage€payments€on€the€property€for€the€one€year€duration€of€the€listing€agreement.€€Rather,Ð øH Ðour€construction€of€the€evidence€is€that€Appellee€agreed€to€make€only€those€mortgage€paymentsÐ ä4 Ðnecessary€to€prevent€foreclosure€of€the€property.€€When€Appellant€approached€Appellee€in€OctoberÐ Ð  Ðof€2000,€Appellant€apparently€no€longer€had€the€financial€ability€to€pay€the€mortgage€on€her€property.Ð ¼  ÐAppellee€subsequently€advanced€over€$3,000.00€of€his€own€funds€in€satisfying€mortgage€debt€on€theÐ ¨ø Ðproperty€and€prevented€foreclosure.€Thus,€Appellee€satisfied€the€full€extent€of€his€obligation€toÐ ”ä ÐAppellant€in€this€regard.€€We€further€note€that,€in€fact,€there€was€never€a€foreclosure€of€the€propertyÐ €Ð Ðin€this€case.€€When€foreclosure€was€again€impending€in€May€of€2002,€Appellee€again€prevented€itsÐ l¼ Ðoccurrence€by€producing€the€Ô_ÔCattrellsÔ_Ô€Ô_ÔasÔ_Ô€purchasers€offering€to€purchase€the€property€at€its€full€listingÐ X ¨ Ðprice€of€$159,000.00.€€Although€a€sale€to€the€Ô_ÔCattrellsÔ_Ô€was€not€consummated,€foreclosure€wasÐ D!” Ðavoided€and€the€property€was€ultimately€auctioned€by€Ô_ÔMassengillÔ_Ô€Auction€Company.€€AppellantððsÐ 0"€  Ðargument€that€she€was€pressured€into€accepting€less€than€$169,000.00€for€the€property€becauseÐ #l! ÐAppellee€discontinued€making€mortgage€payments€is€without€merit,€not€only€for€the€reasons€statedÐ $X" Ðthus€far,€but€also€based€upon€evidence€that€Appellant€initially€agreed€to€the€listing€price€ofÐ ô$D # Ð$159,000.00€and€she€subsequently€declined€to€sign€documentation€prepared€by€Appellant€at€herÐ à%0!$ Ðinstigation€which€would€€have€increased€the€listing€price€to€$169,000.00.€Additionally,€evidence€isÐ Ì&"% Ðbefore€us€that€during€the€course€of€negotiations€with€the€Ô_ÔCattrellsÔ_Ô,€and€prior€to€her€discovery€thatÐ ¸'#& ÐAppellee€was€no€longer€paying€her€mortgage,€Appellant€€made€a€counteroffer€of€sale€in€the€amountÐ ¤(ô#' Ðof€$160,000.00€„€an€amount€significantly€less€than€the€$169,000.00€Appellant€implies€she€wouldÐ )à$( Ðhave€demanded€but€for€the€impending€foreclosure€and€an€amount€which€closely€approximates€theÐ |*Ì%) Ðoffer€of€$159,000.00.Ð h+¸&* Їà  àThe€next€issue€presented€by€Appellant€is€whether€the€Chancery€Court€erred€in€finding€thatÐ ° Ðone€year€was€an€unreasonable€amount€of€time€for€Appellee€to€make€the€mortgage€payments€onÐ œì ÐAppellantððs€property€when€the€only€time€restriction€contemplated€by€the€parties€was€one€year.Ð ˆØ ÐÌà  àAs€Appellee€correctly€points€out€in€his€brief,€contrary€to€the€assertion€of€Appellant,€theÐ `° ÐChancery€Court€did€not€make€a€finding€that€one€year€was€an€unreasonable€amount€of€time€forÐ L œ ÐAppellee€to€make€mortgage€payments€on€behalf€of€Appellant.€€Based€on€the€evidence€presented€byÐ 8 ˆ Ðthe€parties,€the€Chancery€Court€found,€as€do€we,€that€the€listing€agreement€does€not€require€thatÐ $ t ÐAppellee€make€mortgage€payments€for€one€year€but€only€to€the€extent€necessary€to€preventÐ  ` Ðforeclosure.€€As€stated€by€the€Court€in€its€memorandum€opinion,€ð ðThe€evidence€preponderates€inÐ ü L  Ðfavor€of€a€finding€€that€during€the€one€year€term€of€the€listing€contract,€Plaintiff€tendered€sufficientÐ è 8  Ðpayments€to€prevent€foreclosure€and€no€subsequent€foreclosure€occurred€prior€to€the€public€auctionÐ Ô$  Ðconducted€by€Massengill€Auction€Company.ðð€€As€we€have€noted,€we€are€in€agreement€with€thisÐ À  Ðdetermination.Ð ¬ü  ÐÌà  àAlthough€Appellant€does€not€designate€it€as€a€separate€issue€in€her€brief,€Appellant€nextÐ „Ô  Ðargues€that€Appellee€breached€their€agreement€by€not€keeping€the€property€properly€cleaned€and€that,Ð pÀ Ðas€a€result,€the€Cattrells€withdrew€their€offer€to€purchase€the€property€for€$159,000.00€and€AppellantÐ \¬ Ðhad€to€sell€the€property€for€$136,000.00.€€Appellant€asserts€that€we€ð ðshould€remand€this€case€to€theÐ H˜ Ðtrial€court€with€directions€to€enter€judgment€against€appellee€and€in€favor€of€appellant€in€the€sum€ofÐ 4„ Ð$23,000.00:€the€difference€between€the€price€that€was€not€paid€because€of€appelleeððs€òòindifferenceóó€toÐ  p Ðits€own€property,€less€the€amount€actually€received€by€appellant€through€the€subsequent€sale.ððÐ  \ Ð(Emphasis€in€original).Ð øH ÐÌà  àThe€following€testimony€of€Gary€Carter€indicates€the€circumstances€which€led€to€theÐ Ð  ÐCattrellsðð€decision€to€withdraw€their€purchase€offer€of€$159,000.00:Ð ¼  ÐÌÒ€°ÒÒ€°ÒA.€€...€€Mr.€Cattrell€went€„€we€made€the€arrangements€„€„€„€Iððm€not€sure€how€thoseÐ ”ä Ðarrangements€were€made€„€„€„€for€him€to€do€his€walk„through€inspection.Ð €Ð ÐÌQ.€€And€as€a€result€of€that€walk„through€inspection,€were€problems€detected€withÐ X ¨ Ðrespect€to€missing€items€that€had€been€in€the€house€before€that?Ð D!” ÐÌA.€€Yes,€there€were€several€missing€items.Ð #l! ÐÌQ.€€All€right.€€Based€on€your€„€what€you€had€learned,€that€there€were€problemsÐ ô$D # Ðwith€missing€items,€did€you€go€to€the€property€to€see€what€the€problem€was?Ð à%0!$ ÐÌA.€€Yes,€I€did.Ð ¸'#& ÐÌQ.€€And€what€did€you€personally€observe€to€be€missing?Ð )à$( Ðâ âÐ |*Ì%) ÐA.€€Ceiling€fans€were€gone;€doorknobs€and€latches€were€gone;€bathroom€cabinetsÐ ° Ðâ âgone;€the€tin€had€been€removed€from€the€horse€stable.Ð œì ÐÌ...Ð tÄ ÐÌQ.€€After€Mr.€Ô_ÔCattrellÔ_Ô€withdrew€on€account€of€the€fact€that€things€were€missing,Ð L œ Ðwere€you€asked€by€[the€Defendant]€to€do€anything€more?Ð 8 ˆ ÐÌA.€I€donððt€recall€anything€else.€€They€offered€to€reduce€the€purchase€price€byÐ  ` Ð$200.00€to€make€up€for€the€items€that€were€missing.Ð ü L  ÐÌQ.€€And€was€that€acceptable€to€the€Ô_ÔCattrellsÔ_Ô?Ð Ô$  ÐÌA.€€No.€€By€this€point€in€time€he€was€„€totally€disillusioned€with€the€whole€process.€Ð ¬ü  Ð....Ð ˜è  ÐÌQ.€€Anyway€his€motive€was€he€had€lost€trust€in€the€situation.€€That€was€the€lastÐ pÀ Ðstraw,€so€to€speak.€€He€was€out.Ð \¬ ÐÌA.€€It€failed€the€walk„through€inspection€and€he€ran.Ð 4„ ÐÌÒ°€ÒÒ°€Òà  àAlthough€it€was€never€conclusively€established€who€was€responsible€for€the€removal€of€€someÐ  \ Ðof€the€missing€items,€Appellant€testified€that€she€herself€gave€Kelly€Harris€permission€to€remove€theÐ øH Ðceiling€fans€and€the€tin€from€the€horse€stable.€ð ð...Take€tin,€take€the€ceiling€fans.€Itððs€going€forÐ ä4 Ðforeclosure.€Theyððre€going€to€get€whatððs€owed€on€the€mortgage.€€Iððm€going€to€get€nothing.€What€isÐ Ð  Ðthe€difference?ðð€Furthermore,€as€the€Chancery€Court€correctly€notes€in€its€memorandum€opinion,€byÐ ¼  ÐMay€of€2002,€the€lock€box€placed€on€the€property€residence€by€the€Plaintiff€had€been€removed,€newÐ ¨ø Ðlocks€were€in€place€and€other€individuals€were€residing€in€the€property€with€Appellantððs€permission.€Ð ”ä ÐThe€Court€also€correctly€observes€that€the€listing€agreement€provides€that€Appellee€is€absolved€fromÐ €Ð Ðliability€for€theft,€vandalism€or€damage€to€the€property€during€the€term€of€the€agreement.€€In€light€ofÐ l¼ Ðall€this€and€upon€our€review€of€the€record€as€a€whole,€we€are€compelled€to€conclude€that€the€evidenceÐ X ¨ Ðdoes€not€preponderate€against€the€ruling€of€the€Chancery€Court€that€Appellee€did€not€breach€hisÐ D!” Ðagreement€with€Appellant€with€regard€to€proper€maintenance€of€the€property.€Ð 0"€  ÐÌà  à€The€final€issue€raised€by€Appellant€is€whether€the€Chancery€Court€erred€in€failing€to€find€thatÐ $X" ÐAppellee€committed€fraud€in€his€transactions€with€Appellant.Ð ô$D # ÐÌà  àIn€òòStacks€v.€Saundersóó,€812€S.W.2d€587,€592€(Tenn.€Ct.€App.€1990)€we€set€forth€thoseÐ Ì&"% Ðelements€necessary€to€maintain€a€cause€of€action€for€fraud:Ð ¸'#& ÐÌÒ€°ÒÒ€°ÒThe€basic€elements€for€a€fraud€action€are:€(1)€an€intentional€misrepresentation€withÐ )à$( Ðregard€to€a€material€fact,€(2)€knowledge€of€the€representation€falsity€ð!ð€that€theÐ |*Ì%) Ðrepresentation€was€made€ð ðknowinglyðð€or€ð ðwithout€belief€in€its€truth,ðð€orÐ h+¸&* Ðð ðrecklesslyðð€without€regard€to€its€truth€or€falsity,€(3)€that€the€plaintiff€reasonablyÐ ° Ðrelied€on€the€misrepresentation€and€suffered€damage,€and€(4)€that€theÐ œì Ðmisrepresentation€relates€to€an€existing€or€past€fact,€or€if€the€claim€is€based€onÐ ˆØ Ðpromissory€fraud,€then€the€misrepresentation€must€ð ðembody€a€promise€of€futureÐ tÄ Ðaction€without€the€present€intention€to€carry€out€the€promise.ðð(Citations€omitted)Ð `° ÐÌÒ°€ÒÒ°€Òà  àAppellant,€in€apparent€support€of€her€contention€that€these€elements€exist€in€the€present€case,Ð 8 ˆ Ðasserts€that€Appellee€ð ðprocured€[her]€signature€by€his€promise€to€make€the€mortgage€payments€andÐ $ t Ðkeep€the€house€out€of€foreclosure,ðð€that€she€ð ðclearly€relied€upon€appelleeððs€promise€to€make€theÐ  ` Ðmortgage€paymentðð€and€ð ðthat€appellee€had€no€intention€of€meeting€his€contractual€obligation€toÐ ü L  Ðappellant€to€satisfy€the€mortgage€payments€for€the€duration€of€the€contract.ððÐ è 8  ÐÌà  àAs€we€have€heretofore€indicated€in€this€opinion,€it€is€our€conclusion€that€the€evidence€doesÐ À  Ðnot€preponderate€against€the€Chancery€Courtððs€ruling€that€Appellant€did€satisfy€his€obligations€underÐ ¬ü  Ðthe€agreement€with€Appellant€as€to€mortgage€payments€and€the€prevention€of€foreclosure.Ð ˜è  ÐAppellantððs€contention€that€the€Appellee€misrepresented€matters€in€that€regard€which€she€relied€onÐ „Ô  Ðto€her€detriment€is€without€merit.Ð pÀ ÐÌà  à€For€the€foregoing€reasons€we€affirm€the€judgment€of€the€Chancery€Court€and€remand€forÐ H˜ Ðcollection€of€costs€below.€Costs€of€appeal€are€adjudged€against€Maria€Patrick€and€her€surety€forÐ 4„ Ðwhich€execution€may€issue,€if€necessary.Ð  p ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À à_________________________________________Ð Ð  Ðà  àà ` àà ¸ àà  àà h àà À àò òSHARON€G.€LEE,€€JUDGEó óÐ ¼  ÐÌÌÌÌà  àà ` àà ¸ àà  àà h àà À àÌÌà  à€€€€€Ð 0"€  Ðà  à€Ð #l! ÐÌà  àÌà  àÌà  àÌà  àÌà  à€à ` à€€€€€€€€€€Ô#†¼T%»XX #ÔÔ‡X X»¼T%Ô