ÿWPCÀ ãSRö%ȆUæ$ÑT¾ª¤C Z<ì0D=Æîé£MIæÉ»˜ÇAÖ ,8cÞ_Ñ¢©÷ zÛ${Ålèî_-‹O1®gwœ$î¨N¢âò‡ß9žKKϾ íÓ<ãOÙž¦†O ñÈ PˆØµ\ËòìRiñŸorKõúk&¸œÊ¾$ œ¶¶"¾ELÈM‚#ŠUÎÏô­«ÊÓ¦w3XÕ´™G Ò»–Ó½wŒj)ü¡IprË:ÒÙxÎ H:Œ~ÉK¨TÄ:æw&ÉuO”t›xé°Ï‡.ü—˜Ôîv™È<ðça”*T+yÓº©î»Vº?ï-MÊ)Î/¯VöC•$[’ª«à«Ô2zYïS‘v«Û §P~H\BóÄíœ!a–P¿5v'€>‚Ëiâjx*™Ød‰qÄ©dDBÞ´äI’ÌÃ~ÒF”»`¡ýæÃ&Ǽ4£EØFÖW ä¼ óQ³)™sf®b %\^ b 0ˆnUNöwD4H\ zkÒå· m¹ #ÁÐ ‘ Æ™ Æ_ Æ% Æë ë N±±±E³³³³³³³³³³³³³³³³³³³³³³³³bµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµµ 0ë½½½½ B¨¨ 0¤Å D3i D-œ 0KÉÉ ASÆg 0¤- 0DÑ A«» “;)â (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular9?Æ(bk3øb®3|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.wptÿU‹ÿÀÀÀ˜HP LaserJet 4Si,ü,,,,,ü0 Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5- ù-(|G2j$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€íŒ»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôŸŒò»»Ô d(|3ù&$££Ý ƒ£ª!ÝÑ€.ÑÑ8€íŒ»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3ù&$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€íŒ»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€íŒ»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼팻»»ÔÑ8€écXXdð»»d8ÑÑ  Ñà@ü ü ìàÔ‡î°gíŒÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@WW$ìàAT€KNOXVILLEÔ#†¼팻îî°g #ԈРÜ, ÐÓ  ÓJune€2000€SessionÐ X ÐÔ‡XécX»¼íŒÔÌò òÔ#†¼팻XXécî#ÔWALTER€E.€Ô_ÔEVERETTEÔ_Ô,€òòet€al.óó€v.€HUBERT€G.€BERRY,€òòet€alóó.Ô‡XécX»¼íŒÔó óÐ  ` ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Knox€CountyÐ  h Ðà@@øøìàNo.€€129587„2€€€€Daryl€L.€Ô_ÔFanslerÔ_Ô,€ChancellorÐ  X ÐÌfiled€September€27,€Ô_Ô2000Ô_ÔÐ è 8  Ðà@@ìì*ìàßA€V) °°` d€÷E<×` AßÐ Ø(  ÐÌà@@TTìàNo.€E2000„00461„COA„R3„CVÐ ×'  ÐÌßA€V) °°` dE<¶` AßÐ ·  Ðó óÌÓ  ÓIn€this€dispute€over€real€estate,€the€Plaintiffs€seek€to€have€a€quit€claim€deed€conveying€certainÐ ¶ Ðproperty€to€the€Defendants€declared€spurious,€as€well€as€injunctive€relief€relative€to€rights„of„wayÐ ¦ö Ðadjacent€to€their€property.€€The€Chancellor€granted€the€relief€the€Plaintiffs€sought,€resulting€in€thisÐ –æ Ðappeal.€€We€affirm.Ð †Ö ÐÔ#†¼팻XXéc•#ÔÔ‡XécX»¼íŒÔÌÓòÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€is€affirmedó ó€ò òó óÐ V¦ ÐÌòòÓ  ÓÔ#†¼팻àXéc´#ÔÔ‡XécX.¼íŒÔHouston€M.€Goddard,€P.J.óó,€delivered€the€opinion€of€the€court,€in€which€òòHerschel€P.€Franks€óó€andÐ 6† ÐòòD.€Michaelóó€Swiney,€JJ.,€joined.Ð &v ÐÌKenneth€S.€Christiansen,€Knoxville,€Tennessee,€for€the€appellants,€Hubert€G.€Berry€and€wife,€BonnieÐ V ÐD.€BerryÐ öF ÐÌGeorge€W.€Morton,€Knoxville,€Tennessee,€for€the€appellees,€Walter€E.€Everette€and€wife,€BarbaraÐ Ö& ÐA.€EveretteÐ Æ  ÐÌÌà@55'ìàò òOPINIONó óˆÐ –#æ" ÐÌÌà  àà ` àIn€this€property€dispute,€Walter€E.€Everette€and€wife€Barbara€A.€Everette€sue€HubertÐ f&¶!% ÐG.€Berry€and€wife€Bonnie€D.€Berry,€seeking€to€have€a€certain€quit€claim€deed€made€to€the€BerrysÐ V'¦"& Ðdeclared€to€be€spurious€and€to€enjoin€them€from€interfering€with€the€Ô_ÔEverettesÔ_Ôðð€use€of€two€rights„of„Ð F(–#' Ðway€adjoining€their€property.€€Their€complaint€also€sought€damages;€however,€the€Chancellor€foundÐ 6)†$( Ðagainst€the€Berrys€as€to€this€claim,€finding€no€damages€had€been€proved.€€This€finding€is€notÐ &*v%) Ðappealed.Ð +f&* Ðâ âÔ#†¼팻XXéc‹#ÔÔ‡XécX»¼íŒÔÐ ,V'+ý Ðà  àà ` àAfter€an€evidentiary€hearing€the€Chancellor€sustained€the€Ô_ÔEverettesððÔ_ÔÔ_ÔÔ_Ô€position€as€to€theÐ ° Ðspurious€deed€and€the€easements,€resulting€in€this€appeal€wherein€the€Berrys€raise€the€followingÐ  ð Ðissues:Ð à Ðâ âÌÒ€°ÒÒ€°Òà@ÚÚ%ìàISSUE€NO.€IˆÐ pÀ ÐÌà ( à€€à0 € àDID€THE€TRIAL€COURT€ERR€BY€NOT€EXCLUDING€THEÐ P   ÐTESTIMONY/STATEMENTS€OF€MR.€WALTER€EVERETTE€REGARDINGÐ @  ÐSTATEMENTS€MADE€BY€SAM€EUBANKS,€NOW€DECEASED,€AS€THEYÐ 0 € ÐRELATED€TO€THE€TRANSACTION€AND€PURCHASE€OF€THEÐ  p  ÐTRIANGULAR€SECTION€OF€PROPERTY€BEING€DESCRIBED€IN€THATÐ `  ÐCERTAIN€DEED€PLACED€IN€EVIDENCE€AS€TrEx4?ÐP €X €X  ÐÌà@¹¹$ìàISSUE€NO.€IIˆÐ à0  ÐÌDID€THE€TRIAL€COURT€ERR€IN€EXCLUDING€THE€TESTIMONY€OF€MS.Ð À ÐÔ_ÔYARNELLÔ_Ô€AS€IT€RELATED€TO€THE€PRIOR€USE,€ACCESS€ANDÐ ° ÐPOSSESSION€OF€THE€DEFENDANTS€PROPERTY?Ð  ð ÐÌà@˜˜$ìàISSUE€NO.€IIIˆÐ €Ð ÐÌDID€THE€TRIAL€COURT€ERR€BY€FINDING€THAT€THE€PLAINTIFFS€HADÐ `° ÐACQUIRED€AN€EASEMENT€BY€PRESCRIPTION€REGARDING€THE€FIFTYÐ P  Ð(50)€FOOT€AREA€BEGINNING€AT€THE€END€OF€THE€FIFTY€(50)€FOOT€BYÐ @ ÐONE€HUNDRED€AND€SIXTY€FOOT€(160)€AREA€AND€EXTENDINGÐ 0€ ÐNORTH€SOME€TWO€HUNDRED€EIGHTEEN€(218)€FEET€TO€THE€BACK€OFÐ  p ÐDEFENDANTSðð€PROPERTY€LINE?Ð ` ÐÌà@’’$ìàISSUE€NO.€IVˆÐ ð@ ÐÌDID€THE€TRIAL€COURT€ERR€IN€FINDING€THAT€THE€PLAINTIFFS€HADÐ Ð  ÐSTANDING€TO€CONTEST€THE€VALIDITY€OF€THE€DEFENDANTS€QUITÐ À! ÐCLAIM€DEED€AND/OR€IN€THE€ALTERNATIVE€DID€THE€TRIAL€COURTÐ °"  ÐERR€BY€FINDING€THAT€THE€PLAINTIFFS€HAD€ACQUIRED€ANÐ  #ð! ÐEASEMENT€BY€PRESCRIPTION€TO€THE€ENTIRE€FIFTY€(50)€FOOT€BYÐ $à" ÐONE€HUNDRED€SIXTY€(160)€FOOT€AREA?Ð €%Ð # ÐÌÒ°€ÒÒ°€Òà  àà ` àRule€13€of€the€Tenn.€R.€App.€P.€mandates€that€in€non„jury€cases€our€review€ofÐ `'°"% Ðfindings€of€fact€by€the€trial€court€shall€be€òòde€novoóó€upon€the€record,€accompanied€by€a€presumptionÐ P( #& Ðof€correctness,€unless€the€preponderance€of€the€evidence€is€otherwise.Ð @)$' Ðâ âÐ 0*€%( Ðà  àà ` àIn€the€case€at€bar€we€are€somewhat€handicapped€because,€except€for€the€depositionÐ ° Ðof€Bryan€Warren,€we€do€not€have€a€transcript€of€the€testimony€below,€but€rather€a€narrative€statementÐ  ð Ðof€the€evidence€by€the€Berrys€as€supplemented€by€the€Everettes.Ð à Ðâ âÌà  àà ` àThe€Chancellorððs€amended€memorandum€opinion€accurately€states€the€facts€necessaryÐ pÀ Ðfor€disposition€of€this€case:Ð ` ° ÐÌÒ€°ÒÒ€°Òà Ø àAt€issue€in€this€case€is€the€ownership€and/or€right€to€the€use€of€a€drivewayÐ @  Ðsituated€between€the€residences€of€the€plaintiffs€and€defendants,€as€well€as€a€fiftyÐ 0 € Ð(50)€foot€wide€strip€purported€to€be€a€right€of€way€continuing€from€a€50'€by€160'Ð  p  Ðdriveway€or€alley€north€to€the€end€of€the€partiesðð€property€lines.€€PlaintiffsÐ `  Ðoriginally€purchased€a€dwelling€and€two€(2)€lots,€numbers€27€and€28,€from€E.€A.Ð P  ÐBrady€and€wife,€Edith€Brady,€on€May€5,€1965.€€They€have€resided€in€the€originalÐ ð@  Ðdwelling,€or€the€replacement€dwelling€since€that€time.€€On€September€1,€1972,Ð à0  Ðplaintiffs€purchased€from€May€Jeffries€Eubanks€and€husband,€Sam€P.€Eubanks,Ð Ð  Ða€triangular€section€of€land€immediately€to€the€north€and€rear€of€their€existing€lotsÐ À Ðand€residence.Ð ° ÐÌà Ø àDefendantsðð€predecessor€in€title€acquired€their€property€by€quit€claim€deedÐ à Ðdated€September€30,€1957,€from€Alley€Eugene€Giffin€and€Robert€Ô_ÔH.Ô_Ô€Ô_ÔGiffinÔ_Ô.Ð €Ð ÐExcluded€from€that€deed€was€a€lot€designated€as€lot€#55€as€well€as€all€rights€ofÐ pÀ Ðway€or€easements€for€roads,€streets,€alleys,€water€mains,€electric€power€lines,€etc.€Ð `° ÐThe€deed€further€referred€to€a€ð ðmap€on€which€the€tract€of€line€here€conveyed€isÐ P  Ðshownðð€€Exhibit€#7€clearly€shows€the€50€foot€ð ðalleyðð€between€the€Brady€residenceÐ @ Ðand€the€property€being€conveyed€to€Eubanks.€€Likewise,€it€shows€the€50€footÐ 0€ Ðð ðright€of€wayðð€extending€along€a€proposed€street€known€as€Ammons€Street€to€theÐ  p Ðback€line€of€the€Brady€and€Eubanks€property.€€Likewise,€the€map€has€an€XÐ ` Ðindicated€through€lot€#55.Ð P ÐÌà Ø àAs€stated€earlier,€plaintiffs€acquired€from€Eubanks€a€portion€of€theÐ à0 Ðproperty€conveyed€by€Exhibit€#3€in€1972.Ð Ð  ÐÌà Ø àSubsequent€to€their€purchase€of€the€property€in€1995€defendants€obtainedÐ °"  Ða€quit€claim€deed€purportedly€to€Lot€#55€and€to€the€alleyway.€€The€undisputedÐ  #ð! Ðtestimony€is€that€the€grantor€of€that€quit€claim€deed€did€not€have€any€title€in€theÐ $à" Ðproperty€purportedly€conveyed€by€this€deed.Ð €%Ð # ÐÌà Ø àA€dispute€has€now€arisen€as€to€whether€defendants€have€the€right€toÐ `'°"% Ðexclude€the€plaintiffs€from€the€use€of€the€driveway€situated€between€theirÐ P( #& Ðresidences€and€whether€defendants€are€the€owner€in€fee€of€the€purported€right€ofÐ @)$' Ðway€extending€north€of€the€driveway€or€alley.€€Ð 0*€%( Ðâ âÐ  +p&) ÐÒ°€ÒÒ°€Òà  àà ` àÔ#†¼팻XXéc‰ #ÔÔ‡XécX»¼íŒÔIssue€one€complains€that€the€Court€did€not€exclude€a€statement€made€by€SamÐ ° Ðâ âÔ_ÔEubanksÔ_Ô,€former€owner€of€the€property€now€owned€by€the€Ô_ÔEverettesÔ_Ô.€€The€Ô_ÔBerrysÔ_Ô€support€this€issueÐ  ð Ðby€the€following€statement€in€their€brief:Ð à ÐÌÒ€°ÒÒ€°ÒPlaintiff,€Mr.€Walter€Ô_ÔEveretteÔ_Ô,€testified€that€he€would€not€purchase€the€triangularÐ pÀ Ðsection€from€the€Ô_ÔEubanksÔ_Ô€unless€Mr.€Sam€Ô_ÔEubanksÔ_Ô€granted€him€an€easement€alongÐ ` ° Ðthe€alleged€alleyway€located€on€their€property€and€that€Mr.€Ô_ÔEubanksÔ_Ô€assured€himÐ P   Ðthat€this€was€not€necessary€in€that€there€already€existed€such€an€easement.Ð @  ÐÌÒ°€ÒÒ°€Òà  àà ` àThe€Chancellor€overruled€the€Ô_ÔBerrysÔ_Ôðð€objection€on€the€ground€that€it€was€a€declarationÐ  p  Ðagainst€a€pecuniary€interest€and,€pursuant€ðð€804(b)(3),€an€exception€to€the€hearsay€rule.€€We€areÐ `  Ðpersuaded€that€the€Court€acted€properly€in€so€ruling.€€Even,€however,€if€inadmissible,€we€believeÐ P  Ðabsent€this€evidence„„which€the€Chancellor€relied€on€in€his€determination„„there€is€another€reason,Ð ð@  Ðhereinafter€set€out,€which€would€give€the€Ô_ÔEverettesÔ_Ô€a€right€to€use€the€upper€tract€as€a€right„of„way.€Ð à0  ÐÌÔ#†¼팻XXéc¤$#ÔÔ‡XécX»¼íŒÔà  àà ` àAs€to€issue€two€relative€to€the€exclusion€of€testimony€of€Mrs.€Ô_ÔYarnellÔ_Ô,€there€is€no€offerÐ À Ðof€proof€in€the€record€so€that€this€Court€may€determine€what€her€testimony€would€have€been€and,Ð ° Ðconsequently,€this€issue€must€be€found€to€be€without€merit.€Ð  ð ÐÔ#†¼팻XXécT+#ÔÔ‡XécX»¼íŒÔÌà  àà ` àAs€to€issues€three€and€four,€relative€to€the€Trial€Courtððs€finding€of€a€prescriptiveÐ €Ð Ðeasement€as€to€both€areas€in€question,€we€concur€in€the€findings€of€the€Chancellor€in€the€amendedÐ pÀ Ðmemorandum€opinion€and€his€conclusions€of€law.€€(See€€Appendix.)Ð `° ÐÌà  àà ` àFinally,€as€to€the€other€point€raised€in€issue€four,€relative€to€standing,€we€think€it€is€Ð @ Ðaxiomatic€that€parties€have€a€right€to€contest€a€quit€claim€deed€to€a€third€party,€which€couldÐ 0€ Ðcompromise€their€interest€in€real€estate€under€statutes€granting€certain€rights€after€a€specific€periodÐ  p Ðof€time€for€those€holding€property€under€color€of€title.€€Clearly,€this€might€very€well€be€the€resultÐ ` Ðshould€the€apparently€valid€deed€to€the€Ô_ÔBerrysÔ_Ô€remain€of€record€without€intervention€by€theÐ P ÐÔ_ÔEverettesÔ_Ô.Ð ð@ ÐÌÔ#†¼팻XXéc-#ÔÔ€XécX»¼íŒÔà  àà ` àBefore€concluding,€we€concur€in€the€Chancellorððs€finding€that€the€failure€to€recordÐ Ð  Ðthe€plat€in€question€and€Knox€Countyððs€failure€to€accept€the€platted€roads€precluded€Ô_ÔAmmonsÔ_Ô€StreetÐ À! Ðfrom€being€a€public€street.€€We€do€point€out€that€the€plat€was€purportedly€attached€to€the€deed€fromÐ °"  ÐAlla€Jean€Giffen€and€Robert€H.€Giffen€to€May€Ô_ÔJeffriesÔ_Ô€Ô_ÔEubanksÔ_Ô,€the€Ô_ÔBerrysÔ_Ô€predecessor€in€title,€and,Ð  #ð! Ðin€fact,€according€to€the€deposition€of€title€attorney€Bryan€Warren,€Mr.€Berry€was€conversant€withÐ $à" Ðthis€plat€prior€to€his€acquiring€the€quit€claim€deed.Ð €%Ð # ÐÌà  àà ` àWe€note€that€the€two€lots€and€the€triangular€tract€of€land€in€question€were€a€part€ofÐ `'°"% Ða€plat€showing€distinctly€that€there€is€a€50„foot€right„of„way€along€the€Ô_ÔEveretteÔ_Ô€property€designatedÐ P( #& Ðas€Ô_ÔAmmonsÔ_Ô€Street.€Thus,€the€Ô_ÔBerrysÔ_Ô,€by€accepting€the€deed€with€this€information,€would€beÐ @)$' Ðchargeable€with€the€knowledge€that€the€rights„of„way€shown€on€the€plat,€even€though€the€plat€wasÐ 0*€%( Ðnot€recorded,€are€a€private€right€accruing€to€any€lot€owner€in€the€subdivision€except€those€whoÐ  +p&) Ðpurchase€without€such€knowledge.Ð ,`'* Ðà  àà ` àThe€fact€that€the€plat€was€not€of€record€is€of€no€consequence,€as€a€recording€is€onlyÐ ° Ðconstructive€notice,€where€here€Mr.€Berry€had€actual€notice.€€This€circumstance€would€be€similar€toÐ  ð Ða€situation€where€A€conveys€to€B€a€tract€of€land€and€thereafter€A€conveys€to€C€the€same€tract.€€CÐ à Ðrecords€his€deed,€but€B€does€not.€€If€in€fact€C€had€actual€knowledge€of€the€transfer€to€B,€recordingÐ €Ð Ðhis€deed€would€not€give€him€priority.€€In€the€same€vein,€the€conveyance€by€quit€claim€deed€of€theÐ pÀ Ðproperty€to€Mr.€Berry,€who€had€actual€knowledge€of€the€plat€and€the€rights„of„way€laid€out€thereon,Ð ` ° Ðdoes€not€give€him€priority€irrespective€of€the€recording€of€the€plat.Ð P   ÐÌà  àà ` àFinally,€we€€note€that€in€the€deed€to€the€Ô_ÔEverettesÔ_Ô,€the€description€refers€to€a€ð ðmap€ofÐ 0 € Ðrecord€in€Map€Book€4,€Page€98,€in€the€Registerððs€Office€for€Knox€County,€Tennessee.ðð€€Both€parties,Ð  p  Ðhowever,€concede€that€no€plat€of€the€lots€acquired€by€the€Ô_ÔEverettesÔ_Ô€was€ever€recorded€and€no€mentionÐ `  Ðis€made€of€the€reference€to€the€Map€Book€in€the€record.€€For€this€reason€we€conclude€that€it€was€notÐ P  Ða€map€of€the€subdivision€embracing€the€Ô_ÔEverettesÔ_Ôðð€lots.Ð ð@  ÐÌà  àà ` àFor€the€foregoing€reasons€the€judgment€of€the€Trial€Court€is€affirmed€and€the€causeÐ Ð  Ðremanded€for€such€further€proceedings,€if€any,€as€may€be€necessary,€and€collection€of€costs€below.€Ð À ÐCosts€of€appeal€are€adjudged€against€the€Ô_ÔBerrysÔ_Ô€and€their€surety.Ð ° ÐÌÌÌà  àà0 ` àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#à_________________________________________ÐpÀÀ(#À(# Ðà  àà ` àà ¸ àà  àà h àà À àHOUSTON€M.€GODDARD,€PRESIDING€JUDGEÐ `° ÐÓ\ÓÓ  Ó