ÿWPC± p•Ñ ‚S;üÒátÑ ü!‘ÞLñwŽcñ¶^¾llޤñù„ùÓúýœ¤抢¡'•–"±u Z%‘vMñÔ¾Ž˜×«ÿ0Ýchi¿ï÷è„ÎV+{ ¦×Ç\²‘îàìkA>‰)^ÝåR–®BsBF?”D(™¥£Ÿ’Þ6×v~Ç’´láoí‘VóðG¡¾ìÄYûøSôDj€ ¿^›WôOc¤ŠîEè¼$×À)v Šßmã-InSé0k·Ð–Ý›D…P&÷Ðâ<#þ2°+¸W†f7< +¶#$@‹hš!òX…cÂë“@.}*ƒ„ŸÔP-7dÄ‘x…ƒæ‚íºÛ®'ã%€YÓÇán4aQd Êêu:¨xWlÐÙÛ¢¥°6Ф&g$ WKžÿfÏ.Ò×_F_HèRôÆF0c›Þ5¾M´³"Eržný]\Øoev8ÉÏIRvŒ²Í›]¯´~O-FmÐoÿ´=ô+‚ÅÍ|ì³?ÿZý©î2 ?ÐA@%”üò­åЇ†PçË%)n¾Ÿ{ˆiÎüX½–é»H¤]7×µ›²¾QÄÔõèßË>ë»·§k)‹Â%“Ü[%÷V˜çñÖ–þ=…À2G„ÂÈ߬b#Á\ % ^ # 0ˆ/ UN· w 4 z Ò— i x mz _‘ Æð ƶ Æ|ÆB 0DNLNU.NVE¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤¤b¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦¦ 0ë®®®® B™™ 0¤¶ D3Z D- 0Kºº ASÆX 0¤ 0D A«˜HP LaserJet 8000 Series PSØÚØÚÚØØÚ0»bf+â (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman RegularHEô*¢Ø+00 ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|x ÿU‹ÿÀÀÀ UÝ ƒR‘N$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ô¼ ò»»ÔÝ  ÝÔ_ÔWhile€the€plaintiffs€may€intend€at€this€time€to€limit€the€road€to€a€width€of€12€feet,€this€does€not,€in€any€way,Ð ° Ðchange€the€fact€that€they€have€a€40„foot€right„of„way€as€found€by€the€trial€court.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$òòÚ  Ú0Ú  Úóó (ÆúI Z‹6Times New Roman Regular- ù-(|G2‘N$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€K»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ô8Èò»»Ô d(|3Mõ$££Ý ƒ£ª!ÝÑ€.ÑÑ8€K»»d d 8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Mõ$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€K»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€Q¼»»d dÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼ I»»»ÔÑ8€3lXXdê»»d 8ÑÑ  Ñà@ü ü ìàÔ‡îp IÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@WW$ìàAT€KNOXVILLEÔ#†¼ I»îîp #ԈРÖ& ÐÓ  ÓJuly€9,€2001€SessionÐ üL ÐÔ‡XU]X»¼ IÔÌò òÔ#†¼ I»XXU]ñ#ÔWAYNE€FANNING,€òòet€al.óó€v.€SHIRLEY€B.€WALLENòòóóÔ‡XU]X»¼ IÔó óÐ úJ ÐÌà@@½½ìàò òAppeal€from€the€Chancery€Court€for€Cocke€CountyÐ ú J Ðà@@øøìàNo.€00„006€€€€€€Telford€E.€Forgety,€Jr.,€ChancellorÐ æ 6 ÐÌFILED€AUGUST€21,€2001Ð ¾   Ðà@@ìì*ìàßA€V) °°` d€÷E<©` AßÐ ªú  ÐÌà@@TTìàNo.€E2001„00228„COA„R3„CV€Ð ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í  Ðó óÌÓ  ÓThis€case€involves€a€dispute€over€a€right„of„way.€€Following€a€bench€trial,€the€court€below€decreedÐ xÈ  Ðthat€the€plaintiffs,€Wayne€Fanning€and€wife,€Janet€Fanning,€have€a€40„foot€right„of„way€across€twoÐ d´ Ðtracts€of€land€owned€by€the€defendant,€Shirley€B.€Wallen,€providing€access€from€the€plaintiffsððÐ P  Ðproperty€to€a€public€road.€€The€defendant€appeals,€arguing€that€the€original€reservation€of€the€right„of„Ð <Œ Ðway€by€the€defendantððs€grantor€was€not€valid.€€The€defendant€further€argues€that,€even€if€theÐ (x Ðreservation€of€the€right„of„way€was€valid,€the€trial€court€erred€in€locating€it€as€the€court€did.€€WeÐ d Ðaffirm.Ð P ÐÓˆÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€CourtÐ Ø( ÐAffirmed;€Case€Remandedó óÐ Ä ÐÌòòÓ  ÓÔ#†¼ I»àXU]m#ÔÔ‡XU]X.¼ IÔCharles€D.€Susano,€Jr.,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòHerschel€P.€Franksóó€andÐ œì ÐòòD.€Michael€Swiney,€JJ.óó,€joined.Ð ˆØ ÐÌBen€W.€Hooper,€III,€Newport,€Tennessee,€and€Thomas€N.€McAdams,€Knoxville,€Tennessee,€for€theÐ `° Ðappellant,€Shirley€B.€Wallen.Ð L œ ÐÌRobert€N.€Goddard,€Maryville,€Tennessee,€for€the€appellees,€Wayne€Fanning€and€wife,€JanetÐ $"t! ÐFanning.Ð #`" ÐÓ$ÓÌò òOPINIONó óÔ#†¼ I»XXU]S#ÔÔ‡XU]X»¼ IÔÐ è$8 $ ÐÌòòóóÔ#†¼ I»XXU]š #ÔÔ‡XU]X»¼ IÔÓ  ÓÓ  ÓI.Ð À&"& ÐÓ# Óà  àà ` àà ¸ àÌà  àThe€dispute€in€this€case€implicates€four€tracts€of€land:€the€plaintiffsðð€tract€of€approximatelyÐ ˜(è#( Ð8.43€acres€and€three€smaller€tracts€owned€by€the€defendant,€which€smaller€tracts€we€shall€refer€to€asÐ „)Ô$) ÐLot€1A€of€the€Smoky€Mountain€Golf€Club€Subdivision€(ð ðLot€1Aðð),€Tract€2,€and€Tract€3.€€The€trialÐ p*À%* Ðcourt€held€that€the€plaintiffsðð€right„of„way€crosses€both€Tract€3€and€Lot€1A.€€A€sketch,€drawn€to€scale,Ð \+¬&+ Ðshowing€the€relevant€portions€of€the€implicated€four€parcels€of€property,€is€attached€as€Appendix€AÐ H,˜', Ðto€this€opinion.Ð 4-„(-ý Їà  àThe€plaintiffsðð€property€is€an€irregularly„shaped€tract,€the€westernmost€portion€of€which€abutsÐ ° ÐGolf€Course€Road,€which€road€runs€generally€north€and€south.€€A€portion€of€the€southernmostÐ œì Ðboundary€line€of€the€plaintiffsðð€property€extends€generally€in€an€easterly€direction€from€Golf€CourseÐ ˆØ ÐRoad€for€approximately€249€feet€before€that€line€ð ðdoglegsðð€in€a€southeasterly€direction€for€402€feet.€Ð tÄ ÐThe€subject€property€line€then€continues€northeasterly€in€an€irregular€fashion€along€English€Creek.€Ð `° ÐThis€last€direction€is€not€relevant€to€this€litigation;€hence,€it€is€not€fully€reflected€on€Appendix€A.Ð L œ ÐÌà  àThe€defendantððs€three€tracts€of€land€lay€generally€to€the€south€and€southwest€of€the€plaintiffsððÐ $ t Ðproperty€and€are€situated€between€Golf€Course€Road€and€the€402„foot€southeasterly€runningÐ  ` Ðboundary€line€of€the€plaintiffsðð€property.€€Tract€3€lays€almost€directly€south€of€the€249„foot€boundaryÐ ü L  Ðline€of€the€plaintiffsðð€property.€€Tract€3€ð ðdoglegsðð€to€the€right,€adjoining€the€402„foot€southeasterlyÐ è 8  Ðrunning€boundary€line€of€the€plaintiffsðð€land.€€A€house€is€located€on€Tract€3;€it€is€situated€near€theÐ Ô$  Ðwesternmost€property€line€of€that€tract,€facing€Golf€Course€Road.€€Tract€2€lays€generally€to€the€southÐ À  Ðand€southwest€of€Tract€3.€€Lot€1A€is€triangular€in€shape,€with€its€western€boundary€along€Golf€CourseÐ ¬ü  ÐRoad.€€The€northernmost€tip€of€Lot€1A€is€located€almost€directly€in€front€of€the€house€on€Tract€3.€Ð ˜è  ÐThe€semi„circular€driveway€in€front€of€that€house€crosses€the€northern€portion€of€Lot€1A.€€TheÐ „Ô  Ðeastern€property€line€of€Lot€1A€extends€southeasterly€along€the€western€boundary€line€of€Tract€2.Ð pÀ Ðà  àÌà  àBoth€the€plaintiffsðð€property€and€the€defendantððs€Tract€3€were€owned€at€one€point€in€time€byÐ H˜ ÐRuth€Caroline€Barrick.€€In€1974,€Barrick€conveyed€Tract€3€to€the€defendant.€€The€deed€describes€aÐ 4„ Ðpoint€in€the€eastern€boundary€of€Tract€3€abutting€what€is€now€the€plaintiffsðð€property€as€ð ða€point€inÐ  p Ðthe€center€of€a€40€foot€right„of„way.ðð€€The€deed€further€states,€in€pertinent€part,€as€follows:Ð  \ ÐÌà8  àà8` Ð Ð à[Barrick]€reserves€a€right„of„way€40€feet€in€width€across€the€aboveÐ ä4 Ðdescribed€premises€[òòi.e.óó,€Tract€3]€to€the€Golf€Course€Road€for€accessÐ Ð  Ðto€her€remaining€property.м ` x` x ÐÌThe€sales€contract€for€this€transaction,€which€was€entered€into€a€month€prior€to€the€conveyance,Ð ”ä Ðprovides,€in€pertinent€part,€as€follows:Ð €Ð ÐÌà8  àà8` Ð Ð àIt€is€further€agreed€that€[Barrick]€will€have€a€right„of„way€or€easementÐ X ¨ Ðto€the€Golf€Course€Road€in€a€direct€line€for€the€benefit€of€herÐ D!” Ðremaining€property.€€The€right„of„way€will€also€be€surveyed€out€at€theÐ 0"€  Ðtime€the€property€to€be€sold€is€surveyed.€€Said€right„of„way€to€be€40Ð #l! Ðfeet€in€width.€Ð$X"` x` x ÐÌThere€is€no€indication€in€the€record€that€the€right„of„way€was€ever€surveyed€as€required€by€theÐ à%0!$ Ðcontract.€€Ð Ì&"% ÐÌà  àThe€plaintiffs€purchased€their€property€from€Barrick€in€1977.€€Their€deed€recites,€in€pertinentÐ ¤(ô#' Ðpart,€as€follows:Ð )à$( Ðâ âÐ |*Ì%) Ðà8  àà8` Ð Ð àThere€is€also€conveyed€the€right€to€use€jointly€with€grantor,€her€heirsÐ ° Ðâ âand€assigns,€a€30€foot€right€of€way€from€the€River€Road€to€the€cornerÐ œì Ðof€the€Fish€property€and€òòa€40€foot€right€of€wayóó€along€the€Fish€propertyÐ ˆØ Ðfence€line,€around€a€bluff€along€the€Chaney€fence€line€and€acrossÐ tÄ ÐEnglish€Creek€at€or€near€a€stand€pipe€and€òòthence€to€the€Golf€CourseÐ `° ÐRoad€through€the€property€of€the€grantor€and€property€previouslyÐ L œ Ðsold€by€her€to€Shirley€Wallenóó.Ð8 ˆ` x` x ÐÌ(Emphasis€added).Ð  ` ÐÌà  àTract€2€and€Lot€1A€were€conveyed€to€the€defendant€in€1967€by€Brown€Breeden.€€The€chainÐ è 8  Ðof€title€reflects€that€Tract€2€had€been€conveyed€to€Brown€Breeden€in€1960€by€Barrick.€€Both€the€1960Ð Ô$  Ðand€1967€deeds€refer€to€ð ða€stake€in€the€center€of€the€forty€(40)€foot€roadðð€along€the€northern€propertyÐ À  Ðline€of€Tract€2,€abutting€the€southern€boundary€of€Tract€3.€€The€chain€of€title€for€Lot€1A€reflects€thatÐ ¬ü  Ðit€was€conveyed€by€Smoky€Mountain€Golf€Club,€Inc.,€to€Brown€Breeden€in€1964.€€The€1964€andÐ ˜è  Ð1967€deeds€pertaining€to€Lot€1A€recite€that€the€property€is€ð ðsubject€to€an€easement€for€a€50„foot€roadÐ „Ô  Ðacross€the€northern€most€portion€of€said€lot€as€shown€on€said€plat.ðð€€On€the€referenced€recorded€plat,Ð pÀ Ða€line€has€been€drawn€across€the€northern€portion€of€Lot€1A€to€apparently€reflect€this€easement.Ð \¬ ÐÌà  àAt€the€trial€below,€the€plaintiffs€maintained€that€the€disputed€right„of„way€begins€at€an€ironÐ 4„ Ðpin€on€the€easternmost€boundary€line€of€Tract€3€and€traverses€Tract€3€in€a€diagonal€line€runningÐ  p Ðgenerally€in€a€southwesterly€direction€to€the€eastern€boundary€of€Lot€1A,€at€which€point€the€right„of„Ð  \ Ðway€angles€slightly€and€traverses€the€northern€part€of€Lot€1A€before€ending€at€Golf€Course€Road.€Ð øH ÐThe€defendant,€on€the€other€hand,€maintained€that€the€purported€grant€of€a€right„of„way€to€theÐ ä4 Ðplaintiffs€was€not€valid€and€that,€therefore,€no€such€right„of„way€exists.€€In€the€alternative,€theÐ Ð  Ðdefendant€proposed€that€the€right„of„way,€while€beginning€at€the€same€starting€point€on€the€easternÐ ¼  Ðboundary€of€Tract€3€and€ending€in€the€same€area€on€the€western€boundary€of€Lot€1A,€should€traverseÐ ¨ø ÐTract€3€to€the€northeastern€corner€of€Tract€2€and€proceed€directly€west,€straddling€a€property€lineÐ ”ä Ðbetween€Tracts€2€and€3€before€intersecting€Lot€1A.Ð €Ð Ðà  àÌà  àIn€support€of€their€theory€of€the€location€of€the€right„of„way,€the€plaintiffs€presented€theÐ X ¨ Ðtestimony€of€Charles€Rusk,€a€surveyor.€€During€the€course€of€his€field€study€of€the€partiesðð€properties,Ð D!” ÐRusk€located€an€iron€pin€on€the€eastern€boundary€line€of€Tract€3,€which€pin,€he€testified,€Ô#†¼ I»XXU]ø #ÔÔ‡XU]X»¼ IÔcorrespondsÐ 0"€  Ðwith€a€call€in€the€defendantððs€deed€referring€to€ð ða€point€in€the€center€of€a€forty€foot€right„of„way.ðð€Ð #l! ÐHe€further€found€evidence€of€an€old€road,€approximately€12€feet€in€width,€on€the€plaintiffsðð€propertyÐ $X" Ðeast€of€this€pin.€€Rusk€testified€that€he€also€found€evidence€consistent€with€the€existence€of€an€oldÐ ô$D # Ðroadway€in€Lot€1A€and€Tract€3.€€Specifically,€he€found€that€ð ðthere€was€a€fill€as€if€that€road€had€beenÐ à%0!$ Ðgraded€and€the€spoil€material€had€been€dropped€over€the€side€to€level€up€the€travel€way€so€thatÐ Ì&"% Ðvehicles€could€travel€it€without€undue€inconvenience.ðð€€Rusk€introduced€a€series€of€photographsÐ ¸'#& Ðillustrating€the€evidence€that€he€found€of€the€roadway.€€Rusk€testified€that€he€removed€several€deadÐ ¤(ô#' Ðtrees€from€the€way€and€was€able€to€drive€his€pickup€truck€on€it.€€He€testified€that€excavation€wouldÐ )à$( Ðnot€be€necessary€in€the€area€to€make€it€a€passable€roadway.Ð |*Ì%) ÐÐ h+¸&* Ðà  àRusk€also€examined€the€area€that€the€defendant€maintains€should€be€designated€as€the€right„Ð ° Ðof„way.€€He€opined€that€the€area€was€ð ðnot...user€friendly€for€travelingðð€and€that,€given€itsÐ œì Ðð ðconsiderable€gradeðð€would€require€excavation€in€order€to€make€it€passable€for€a€vehicle.€Ð ˆØ ÐÌà  àRusk€acknowledged€that€it€would€be€possible€to€confine€the€right„of„way€to€the€boundariesÐ `° Ðof€Tract€3,€but€that€the€right„of„way€would€cross€the€defendantððs€front€lawn€and€driveway,€which,Ð L œ Ðin€Ruskððs€opinion,€would€diminish€the€value€and€utility€of€the€defendantððs€property.Ð 8 ˆ ÐÌà  àMr.€Fanning€testified€that€when€he€and€his€wife€purchased€their€property€from€Barrick€inÐ  ` Ð1977,€he€and€Barrick€walked€the€right„of„way€over€the€defendantððs€properties€and€that€the€path€theyÐ ü L  Ðwalked€was€the€same€path€located€by€Rusk€on€his€survey.€€Since€purchasing€the€property,€Mr.Ð è 8  ÐFanning€testified€that€he€had€walked€the€right„of„way€ð ðover€the€years,ðð€although€he€had€never€usedÐ Ô$  Ðit€for€vehicle€access.€Ð À  ÐÌà  àThe€defendant€testified€that€when€she€purchased€Tract€3,€Barrick€did€not€point€out€to€herÐ ˜è  Ðwhere€the€right„of„way€would€be€located.€€She€testified€that€she€has€never€observed€the€areaÐ „Ô  Ðidentified€by€Rusk€being€used€as€a€travel€way€and€that€the€area€had€been€used€as€a€garden€by€herÐ pÀ Ðtenants.Ð \¬ ÐÔ#†¼ I»XXU] )#ÔÔ‡XU]X»¼ IÔÌà  àThe€defendant€also€presented€the€testimony€of€surveyor€Hassel€T.€Wolfe€to€support€herÐ 4„ Ðproposed€location€of€the€right„of„way.€€Wolfe€testified€that€the€defendantððs€location€of€the€right„of„Ð  p Ðway€is€based€upon€the€ð ðoldest€evidenceðð€that€he€could€find,€that€is,€the€reference€in€the€deeds€to€TractÐ  \ Ð2€to€a€stake€in€the€northern€boundary€of€Tract€2€being€in€the€center€of€a€40„foot€road.€€Wolfe€testifiedÐ øH Ðthat€he€assumed€that€the€road€referred€to€in€the€deeds€was€travelable€and€that€it€constituted€the€basisÐ ä4 Ðof€Barrickððs€reservation€of€a€right„of„way.€€He€admitted€on€cross„examination,€however,€that€the€deedÐ Ð  Ðto€Tract€3€did€not€make€any€reference€to€a€40„foot€road€on€its€southern€boundary.Ô#†¼ I»XXU]4#ÔÔ‡XU]X»¼ IÔ€€Ð ¼  ÐÌà  àWolfe€denied€that€the€grade€of€the€area€located€by€him€was€too€significant€to€be€traversed.€Ð ”ä ÐHe€admitted€that€there€was€little€evidence€of€any€activity€in€the€area,€but€noted€that€ð ðwe€had€evidenceÐ €Ð Ðfrom€people€by€deed€that€said€in€twenty„five€years€previous€it€was€a€road.ðð€€€Wolfe€also€admitted€thatÐ l¼ Ðboth€his€and€Ruskððs€locations€of€the€right„of„way€encroached€upon€a€23„inch€cedar€tree€near€theÐ X ¨ Ðdefendantððs€house.€Ð D!” ÐÔ#†¼ I»XXU]–7#ÔÔ‡XU]X»¼ IÔÌà  àFollowing€the€conclusion€of€the€proof,€the€trial€court€announced€its€findings:Ð #l! ÐÌÔ#†¼ I»XXU] :#ÔÔ‡XU]X»¼ IÔà8  àà8` Ð Ð àThe€conclusion€that€Iððm€compelled€to€come€to€is€that€theÐ ô$D # Ðpreponderance€of€the€evidence€here€is€that€the€right„of„way€is€in€theÐ à%0!$ Ðlocation€testified€to€by€Mr.€Rusk.€€As€I€said€in€my€comments€toÐ Ì&"% Ðcounsel€here,€we€know€where€the€road€is.€€Thereððs€no€dispute€whereÐ ¸'#& Ðthe€road€comes€out€on€Golf€Course€Drive.€€Mr.€Wolfe€tied€that€downÐ ¤(ô#' Ðfor€sure.€€And€thatððs€the€same€place€where€Mr.€Rusk€feels€it€comesÐ )à$( Ðout.€€We€know€where€the€road€is€on€the€eastern€boundary€of€Mrs.Ð |*Ì%) ÐWallenððs€property.€€We€agree€on€that.€€Her€own€deed€calls€for€theÐ h+¸&* Ðcenter€line€of€a€road€there.€€Itððs€only€between€those€two€points€that€weÐ ° Ðhave€a€dispute.€€Between€those€two€points€the€evidence€is€not€as€goodÐ œì Ðas€the€Court€would€like€for€it€to€be€for€sure.ЈØ` x` x ÐÌà8  àà8` Ð Ð àBut€hereððs€what€I€do€have.€€I€do€have€in€the€vicinity€of€that€easternÐ `° Ðboundary€of€Mrs.€Wallenððs€property,€even€according€to€her€ownÐ L œ Ðsurveyorððs€testimony,€there€is€evidence€of€grade€work,€of€a€travelableÐ 8 ˆ Ðsurface,€at€least€in€the€area€of€that€point€on€the€eastern€most,€herÐ $ t Ðeastern€most€boundary€line.€€Evidence€that€thereððs€been€cut,€thereððsÐ  ` Ðbeen€fill,€an€easily€according€to€him,€although€grown€up€with€weeds,Ð ü L  Ðan€easily€travelable€roadway€leading€to€the€west€in€the€direction€ofÐ è 8  Ðwhere€we€know€the€road€comes€out€at€the€twenty„three€inch€cedar.ÐÔ$ ` x` x ÐÌà8  àà8` Ð Ð àNow€Mr.€Rusk€has€filed€a€series€of€photographs€which€depict€he€saysÐ ¬ü  Ðthe€roadway,€the€evidence€that€leads€him€to€conclude€that€that€is€theÐ ˜è  Ðlocation€of€the€roadway.€€Some€of€those€pictures€are€less€compellingÐ „Ô  Ðthan€others€but€some€the€Court€deems€to€be€fairly€clear....ÐpÀ` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà8¸ ¸ àà8hÈÈà*à À à*à  à*ÐH˜hphp ÐÌà8  àà8` Ð Ð àThe€long€and€short€of€it€[is€that€it]€sure€does€look€like€an€area€thatÐ  p Ðsomebody€has€used€as€a€right„of„way€at€some€point€in€time.Ð \` x` x ÐÌà8  àà8` Ð Ð àI€come€to€this€conclusion€not€without€a€great€deal€of€sympathy€forÐ ä4 ÐMrs.€Wallen.€€Thereððs€trees€out€there,€dogwoods,€elms,€nine€inchÐ Ð  Ðblack€locusts€that€may€be€affected.€€I€hope€they€donððt€have€to€be.€€IÐ ¼  Ðwish€the€parties€could€have€come€to€some€resolution€of€this€matter€toÐ ¨ø Ðmove€this€right„of„way€one€way€or€the€other€a€little€bit€and€maybe€doÐ ”ä Ðsomething€about€the€expense€of€fixing€it€to€where€thereððs€someÐ €Ð Ðaccess.€€But€thatððs€something€the€Court€cannot€force€the€parties€to€do.€Ð l¼ ÐThatððs€something€theyððve€got€to€do€on€their€own.€€And€the€CourtÐ X ¨ Ðrecognizes€thereððs€this€rule€that€where€a€right„of„way€is€indefinite€thatÐ D!” Ðthe€Court€must€locate€it€in€such€a€way€as€to€be€least€injurious€to€theÐ 0"€  Ðservient€tenement€and€thatððs€all€well€and€good.€€But€if€there€isÐ #l! Ðevidence€of€practical€location€then€that€is€the€better€way€to€locate€anÐ $X" Ðeasement€because€that€is€evidence€that€the€parties€themselves€hadÐ ô$D # Ðlocated€it.€€That€is,€that€theyððve€located€an€easement€in€the€placeÐ à%0!$ Ðwhere€they€put€it€in€fact.€€And€the€evidence€preponderates€here€thatÐ Ì&"% Ðsuch€a€roadway€as€there€was€is€in€the€location€indicated€by€Mr.Ð ¸'#& ÐRusk....€Ô#†¼ I»XXU]¿:#ÔÔ‡XU]X»¼ IÔФ(ô#'` x` x ÐÌThis€appeal€followed.Ð |*Ì%) ÐÐ h+¸&* ÐÓ  ÓII.Ð ° ÐÓKÓÌà  àOur€review€of€this€non-jury€case€is€òòde€novoóó€upon€the€record€of€the€proceedings€below;€Ð ˆØ Ðhowever,€that€record€comes€to€us€with€a€presumption€that€the€trial€courtððs€factual€findings€are€correct.€Ð tÄ ÐTenn.€R.€App.€P.€13(d).€€We€must€honor€this€presumption€unless€we€find€that€the€evidenceÐ `° Ðpreponderates€against€the€trial€courtððs€findings.€€òòò òId.ó óóó;€òòò òUnion€Carbide€Corp.€v.€Huddleston,€ó óóó854Ð L œ ÐS.W.2d€87,€91€(Tenn.€1993).€€The€trial€courtððs€conclusions€of€law€are€accorded€no€such€deference.€Ð 8 ˆ Ðòòò òCampbell€v.€Florida€Steel€Corp.,ó óóó€919€S.W.2d€26,€35€(Tenn.€1996).Ô#†¼ I»XXU]’J#ÔÔ‡XU]X»¼ IÔÐ $ t ÐÌÓ  ÓIII.òòóóÐ ü L  ÐÓ\NÓÌà  àThe€defendant€first€argues€that€the€original€reservation€of€the€right„of„way€was€not€valid,Ð Ô$  Ðbecause,€so€the€argument€goes,€Barrick€and€the€defendant€mistakenly€believed€that€Barrick€ownedÐ À  ÐLot€1A€and€thus€Barrick€had€mistakenly€reserved€a€right„of„way€over€land€that€she€did€not€own.€Ð ¬ü  ÐÌà  àThe€defendantððs€argument€presupposes€that,€at€the€time€of€the€conveyance€of€Tract€3€to€theÐ „Ô  Ðdefendant,€the€parties€intended€the€right„of„way€to€pass€through€Lot€1A.€€If€that€were€the€case,€theÐ pÀ Ðvalidity€of€at€least€a€portion€of€the€right„of„way€would€certainly€be€called€into€question€as€BarrickÐ \¬ Ðcould€not€legally€reserve€a€right„of„way€over€property€that€she€did€not€in€fact€own.€€We€mustÐ H˜ Ðtherefore€determine€whether€Barrick€and€the€defendant€intended€at€the€time€of€the€reservation€of€theÐ 4„ Ðsubject€right„of„way€that€it€would€pass€through€Lot€1A.€€Ð  p ÐÌà  àIn€order€to€ascertain€the€intent€of€the€parties,€we€look€first€to€the€language€of€the€deed€creatingÐ øH Ðthe€servitude.€€òòSeeóó€Restatement€(Third)€of€Property€òòServitudesóó€ðð€4.1(1)€(2000)€(ð ðA€servitude€shouldÐ ä4 Ðbe€interpreted€to€give€effect€to€the€intention€of€the€parties€ascertained€from€the€language€used€in€theÐ Ð  Ðinstrument,€or€the€circumstances€surrounding€creation€of€the€servitude,€and€to€carry€out€the€purposeÐ ¼  Ðfor€which€it€was€created.ðð)Ô#†¼ I»XXU]'N#ÔÔ‡XU]X»¼ IÔ.€The€deed€from€Barrick€to€the€defendant€Wallen€states,€in€pertinent€part,Ð ¨ø Ðas€follows:Ð ”ä ÐÌà8  àà8` Ð Ð à[Barrick]€reserves€a€right„of„way€40€feet€in€width€across€the€òòaboveÐ l¼ Ðdescribed€premisesóó€to€the€Golf€Course€Road€for€access€to€herÐ X ¨ Ðremaining€property.ÐD!”` x` x ÐÌ(Emphasis€added).€€We€think€that€the€only€reasonable€interpretation€of€this€language€is€that€the€right„Ð #l! Ðof„way€reserved€by€Barrick€was€intended€to€pass€through€the€property€described€in€that€deed,€òòi.e.óó,Ð $X" ÐTract€3.€€This€interpretation€of€the€defendantððs€deed€is€consistent€with€the€language€in€the€plaintiffsððÐ ô$D # Ðdeed,€wherein€the€right„of„way€is€described€as€crossing€the€ð ðproperty€previously€sold€by€[Barrick]Ð à%0!$ Ðto€Shirley€Wallen.ðð€€This€language€obviously€refers€to€one€single€tract,€that€is,€the€tract€previouslyÐ Ì&"% Ðsold€by€Barrick€to€the€defendant,€being€Tract€3.€€Based€upon€the€language€of€these€deeds€from€aÐ ¸'#& Ðcommon€grantor,€we€cannot€agree€with€the€defendant€that€Barrick€intended€to€reserve€a€right„of„wayÐ ¤(ô#' Ðacross€property€she€did€not€own,€òòi.e.óó,€Lot€1A.€€Accordingly,€we€find€the€defendantððs€argument€to€beÐ )à$( Ðwithout€merit.Ð |*Ì%) ÐÐ h+¸&* ÐÔ#†¼ I»XXU]ìT#ÔÔ‡XU]X»¼ IÔÓ  ÓIV.Ð ° ÐÓçZÓÌà  àHaving€found€that€the€reservation€of€the€right„of„way€by€Barrick€was€indeed€valid,€we€turnÐ ˆØ Ðto€the€defendantððs€second€issue,€òòi.e.óó,€that€the€trial€court€erred€in€its€location€of€the€right„of„way.€Ð tÄ ÐÌà  àIn€determining€the€location€of€an€easement,€we€first€look€to€the€language€of€the€instrumentÐ L œ Ðcreating€the€easement€and€the€circumstances€surrounding€its€creation.€€òòSeeóó€Restatement€(Third)€ofÐ 8 ˆ ÐPropertyòòServitudesóó€ðð€4.8€(2000).€€The€partiesðð€expressed€intent€ð ðis€of€primary€importance.ðð€Ð $ t Ðò òòòó óóóRestatement€(Third)€of€Property€òòServitudesóó€ðð€4.1€cmt.€dòò€óó(2000).€€Ô#†¼ I»XXU]ÈZ#ÔÔ‡XU]X»¼ IÔÐ  ` ÐÌà  àIf€the€location€of€an€easement€cannot€be€ascertained€by€the€language€of€the€instrument€or€theÐ è 8  Ðsurrounding€circumstances,€the€use€of€the€way€fixes€the€location.€€òòSee€ò òHill€v.€U.S.€Life€Title€Ins.€Co.Ð Ô$  Ðof€N.Y.,ó óóó€731€S.W.2d€910,€913€(Tenn.€Ct.€App.€1986)€(ð ðIf€a€right€of€way€is€decreed€over€the€lands€ofÐ À  Ðanother,€it€is€not€necessary€for€the€parties€expressly€to€designate€its€location,€but€it€is€sufficient€if€aÐ ¬ü  Ðright„of„way€is€used€and€acquiesced€in.€€The€use€fixes€the€location.ðð)€(quoting€òòò òRichardson€v.€BristolÐ ˜è  ÐLand€&€Improvement€Co.,ó óóó€1€Tenn.€App.€671,€690€(1926)Ô#†¼ I»XXU]^#ÔÔ‡XU]X»¼ IÔ).€Ô#†¼ I»XXU].a#ÔÔ‡XU]X»¼ IÔÓTaÓ€Ó’aÓÔ#†¼ I»XXU]sa#ÔÔ‡XU]X»¼ IÔIf€there€has€been€no€prior€use,€theÐ „Ô  Ðlocation€of€the€right„of„way€is€determined€as€follows:Ð pÀ ÐÌà8  àà8` Ð Ð àWhen€no€prior€use€of€the€way€has€been€made,€and€the€same€is€to€beÐ H˜ Ðlocated€for€the€first€time,€the€owner€of€the€land€over€which€the€sameÐ 4„ Ðis€to€pass€has€the€right€to€choose€it,€provided€he€does€so€in€aÐ  p Ðreasonable€manner,€having€due€regard€to€the€rights€and€interests€of€theÐ  \ Ðowner€of€the€dominant€estate.€€But,€if€the€owner€of€the€land€fail[s]€toÐ øH Ðselect€such€way€when€requested,€the€party€who€has€the€right€theretoÐ ä4 Ðmay€select€a€suitable€route€for€the€same,€having€due€regard€to€theÐ Ð  Ðconvenience€of€the€owner€of€the€servient€estate.м ` x` x ÐÌà8  àà8` Ð Ð àWhere...there€has€been€no€location,€and€prior€travel€has€been€along€noÐ ”ä Ðparticular€or€definite€route,€it€would€seem€that€the€court€when€calledÐ €Ð Ðon€to€locate€should€defer€to€the€selection€of€the€landowner,€if€that€beÐ l¼ Ðreasonable....ÐX ¨` x` x ÐÌà8  àà8` Ð Ð àThe€route€when€thus€fixed€by€the€court€is€to€be€determined,€however,Ð 0"€  Ðnot€by€the€sole€interest€of€either€of€the€parties,€but€by€the€reasonableÐ #l! Ðconvenience€of€both.Ð$X"` x` x ÐÌò òòòMcMillan€v.€McKee,ó óóó€129€Tenn.€39,€42,€164€S.W.€1197,€1198€(1914)€(internal€quotation€marks€andÐ à%0!$ Ðcitations€omitted).€€Ð Ì&"% ÐÌà  àThe€defendant€contends€that€the€trial€court€erred€in€locating€the€right„of„way€based€uponÐ ¤(ô#' Ðevidence€of€its€ð ðpractical€location,ðð€òòi.e.óó,€its€purported€use€by€the€parties€and€their€predecessors,€andÐ )à$( Ðthat€the€trial€court€should€have€placed€the€right„of„way€in€the€location€selected€by€the€defendant,Ð |*Ì%) Ðwhich€she€contends€is€the€least€injurious€to€her€property.Ð h+¸&* ÐÔ#†¼ I»XXU]âa#ÔÔ‡XU]X»¼ IÔà  àWe€begin€our€analysis€where€the€applicable€principles€begin,€òòi.e.óó,€with€an€examination€of€theÐ ° Ðlanguage€of€the€deed€reserving€the€right„of„way€and€the€circumstances€surrounding€the€reservation.€Ð œì ÐAs€we€have€already€discussed,€the€reservation€in€the€defendantððs€deed€provides€that€the€right„of„wayÐ ˆØ Ðis€to€cross€the€premises€described€in€the€deed,€òòi.e.óó,€Tract€3.€€The€deed€to€the€defendant€conveyingÐ tÄ ÐTract€3€also€refers€to€a€point€on€the€tractððs€eastern€boundary€as€a€point€in€the€center€of€a€40„foot€right„Ð `° Ðof„way.€€The€sales€contract€executed€by€the€defendant€and€Barrick€prior€to€the€execution€of€the€deedÐ L œ Ðprovides€that€the€right„of„way€is€to€be€in€a€ð ðdirect€lineðð€across€Tract€3.€€These€facts,€coupled€with€theÐ 8 ˆ Ðevidence€of€the€roadbed€and€Mr.€Fanningððs€testimony€that€at€the€time€of€his€purchase€from€BarrickÐ $ t Ðhe€walked€with€her€along€the€area€designated€by€Rusk€as€the€right„of„way€and€that€he€had€used€theÐ  ` Ðright„of„way€ð ðover€the€years,ððÔ#†¼ I»XXU]`j#ÔÔ‡XU]X»¼ IÔ€leads€us€to€conclude€that€the€evidence€does€not€preponderate€againstÐ ü L  Ðthe€trial€courtððs€location€of€the€right„of„way€across€Tract€3.Ð è 8  ÐÌà  àThe€right„of„way€as€located€by€the€trial€court€also€crosses€the€northern€portion€of€Lot€1A,Ð À  Ðeven€though,€as€we€have€previously€noted,€that€property€was€not€and€could€not€have€been€implicatedÐ ¬ü  Ðin€the€original€reservation.€€Despite€this€apparent€anomaly,€the€evidence€does€not€preponderateÐ ˜è  Ðagainst€the€trial€courtððs€decision€to€locate€the€right„of„way€in€this€manner.€€The€proof€at€trialÐ „Ô  Ðindicated€that€to€place€the€right„of„way€solely€within€the€boundaries€of€Tract€3€would€require€a€nearÐ pÀ Ð90„degree€turn€in€the€way€and€would€encroach€upon€the€driveway€and€the€lawn€in€front€of€theÐ \¬ Ðdefendantððs€house.€€While€such€a€location€would€comply€with€the€letter€of€the€reservation,€it€wouldÐ H˜ Ðundoubtedly€diminish€the€utility€and€value€of€the€defendantððs€property.€€Apparently€recognizing€this,Ð 4„ Ðboth€sides€in€this€litigation€proposed€locating€the€right„of„way€in€such€a€way€as€to€avoid€encroachingÐ  p Ðupon€the€area€in€front€of€the€defendantððs€house.€€Both€the€plaintiffsðð€and€the€defendantððs€proposalsÐ  \ Ðlocate€the€western€end€of€the€right„of„way€across€the€northern€portion€of€Lot€1A,€property€which,€asÐ øH Ðwe€have€previously€noted,€is€already€subject€to€a€50„foot€wide€easement€in€the€same€area.Ð ä4 ÐÌà  àThe€defendantððs€largess€in€permitting€the€subject€right„of„way€to€cross€Lot€1A,€coupled€withÐ ¼  Ðthe€trial€courtððs€locating€of€the€way€across€Tract€3,€completes€the€path€of€the€right„of„way€from€theÐ ¨ø Ðplaintiffsðð€property€to€Golf€Course€Road.€€By€placing€the€right„of„way€over€a€small€part€of€Lot€1AÐ ”ä Ðwith€the€acquiescence€of€the€defendant,€the€trial€court€effectuated€the€partiesðð€intent€in€creating€theÐ €Ð Ðeasement€ð!ð€to€create€a€right„of„way€in€a€direct€line€across€Tract€3€ð!ð€while€minimizing€the€damageÐ l¼ Ðthat€would€occur€to€the€defendantððs€property€if€the€right„of„way€were€located€òòsolelyóó€within€Tract€3.€Ð X ¨ ÐAny€injury€to€the€defendantððs€property€is€further€minimized€by€the€plaintiffsðð€apparent€willingness,Ð D!” Ðas€evidenced€by€Ruskððs€drawings,€to€use€the€way€as€a€12„foot„wide€road,€which€should€furtherÐ 0"€  Ðminimize€the€loss€of€trees€and€avoid€displacing€a€part€of€the€defendantððs€septic€field.׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€Furthermore,Ð #l! Ðbecause€the€right„of„way€has€been€placed€where€there€is€evidence€of€an€old€roadbed€of€a€reasonableÐ $X" Ðgrade,€no€excavation€will€be€required€in€order€to€render€the€way€travelable,€unlike€the€area€selectedÐ ô$D # Ðby€the€defendant,€which€would€require€excavation€to€make€the€way€passable€for€vehicles.€Ð à%0!$ ÐAccordingly,€we€find€and€hold€that€the€evidence€does€not€preponderate€against€the€trial€courtððsÐ Ì&"% Ðfindings€of€fact.€€We€also€hold€that€the€trial€court€correctly€used€the€applicable€law€in€ruling€as€it€did.Ð ¸'#& ÐÐ ¤(ô#' ÐÓ  ÓV.Ð ° ÐÓÄ|ÓÌà  àThe€judgment€of€the€trial€court€is€affirmed.€€This€case€is€remanded€for€enforcement€of€theÐ ˆØ Ðjudgment€and€for€collection€of€costs€assessed€below,€all€pursuant€to€applicable€law.€€Costs€on€appealÐ tÄ Ðare€taxed€to€the€appellant,€Shirley€B.€Wallen.Ð `° ÐÔ#†¼ I»XXU]+o#ÔÔ€XU]X»¼ IÔà  àà ` àà ¸ àÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à_______________________________Ð  ` Ðà  àà ` àà ¸ àà  àà h àà À àà  àCHARLES€D.€SUSANO,€JR.,€JUDGEÐ ü L  Ðà  àà ` à