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ÐÌà@@½½ìàò òA€Direct€Appeal€from€the€Chancery€Court€for€Crockett€CountyÐ Ö & Ðà@@øøìàNo.€7642€€€€€€The€Honorable€George€R.€Ellis,€JudgeÐ À  ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<}` AßÐ ~Î  ÐÌà@@TTìàNo.€W2000„00354„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€December€27,€2000Ð wÇ  ÐÌßA€V) °°` dE<J` AßÐ K›  Ðó óÌÓ  ÓÔ‡XüðXXX"ÔPlaintiff€sued€defendants€to€enforce€alleged€oral€agreement€to€convey€real€estate€or€alternatively€forÐ D”  Ðdamages.€€The€trial€court€found€that€the€oral€agreement€violated€the€statute€of€frauds,€but€ordered,Ð 0€ Ðunder€the€doctrine€of€equitable€estoppel,€the€specific€performance€of€the€oral€agreement.€€DefendantsÐ l Ðhave€appealed.Ð X ÐÔ#†X"XXXüð­#ÔÔ#†¼V¬»XX"k#ÔÔ‡X"X»¼V¬ÔÌÓ¡ÓÌò òTenn.R.App.R.€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Reversed€AsÐ È ÐModified€and€Remandedó óÐ ² ÐÌòòÓ  ÓÔ#†¼V¬»àX"£#ÔÔ‡X"X.¼V¬ÔW.€Frank€Crawford,€P.J.,€W.S.óó,€delivered€the€opinion€of€the€court,€in€which€òòAlan€E.€Highers,Ð †Ö ÐJ.óó€and€òòDavid€R.€FArmer,€J.óó,€joined.Ð pÀ ÐÌMitchell€G.€Tollison,€Humboldt,€For€Appellants,€Charles€Ellis€and€Wanda€Borders€EllisÐ D” ÐÌJerald€M.€Campbell,€Jr.,€Trenton,€For€Appellee,€Chris€FarleyÐ h ÐÓlÓÌò òOPINIONó óÔ#†¼V¬»XX"›#ÔÔ‡X"X»¼V¬ÔÐ ì <  ÐÌòòóóÔ#†¼V¬»XX"p #ÔÔ‡X"X»¼V¬ÔÓ  ÓÒû°Òà S àPlaintiff,€Chris€Farley,€filed€a€complaint€on€March€9,€1999,€against€defendants,€Charles€EllisÐ À"" Ð(hereinafter€defendant€or€Ellis)€and€Wanda€Borders€Ellis€(hereinafter€Ms.€Borders)€seeking€specificÐ ª#ú# Ðperformance€of€an€alleged€oral€agreement€to€convey€real€estate€or€in€the€alternative€for€moneyÐ ”$ä$ Ðdamages.€€The€complaint€alleges€that€the€defendants,€Charles€Ellis€and€Dorothy€Ellis,€plaintiffððsÐ ~%Î % Ðmother,€were€married€in€June€1990.€€In€the€summer€or€fall€of€1993,€defendant€began€asking€theÐ h&¸!& Ðplaintiff€to€move€from€Arkansas€to€Crockett€County,€Tennessee,€to€help€defendant€care€forÐ R'¢"' Ðplaintiffððs€mother.€€The€complaint€avers€that€in€exchange€for€plaintiff€doing€this,€Charles€EllisÐ <(Œ#( Ðagreed€to€deed€ð ðsomeðð€acreage€of€land€to€plaintiff.€€The€complaint€further€avers€that€Ellis€continuedÐ &)v$) Ðasking€plaintiff€to€move€and,€finally,€in€approximately€June€or€July,€1994,€plaintiff€did€beginÐ *`%* Ðimproving€the€real€property.€€He€worked€on€clearing€the€land€for€nearly€three€months€and€lived€thereÐ ú*J&+ Ðpart€of€that€time€in€a€trailer€in€defendantððs€yard.€€Plaintiff€further€avers€that€subsequently€heÐ ä+4', Ðpurchased€a€double„wide€trailer,€moved€it€on€the€property,€and€moved€his€family€from€Arkansas€toÐ Î,(- Ðthe€property.€€He€alleges€that€he€expended€sums€of€money€in€€placing€improvements€on€the€propertyÐ ¸-).ý Ðand€spent€many€hours€of€labor€improving€the€property.€€Plaintiff€further€avers€that€some€time€afterÐ ° Ðdoing€this€work,€he€requested€the€defendant€to€deed€the€property€as€he€had€agreed,€but€that€instead,Ð šê Ðdefendant€ð ðtold€plaintiff€he€could€live€on€the€property€as€long€as€he€liked,€so€long€as€he€paid€theÐ „Ô Ðproperty€taxes€on€the€land.ðð€€The€complaint€avers€that€plaintiffððs€mother€and€Ellis€divorced€and€thatÐ n¾ Ðplaintiff€had€paid€the€property€taxes€every€year€that€he€lived€on€the€property€since€he€was€told€to€doÐ X¨ Ðso€by€the€defendant,€except€for€the€1998€property€taxes,€which€Ellis€paid€before€plaintiff€knew€thatÐ B ’ Ðthey€were€due.€€Plaintiff€avers€that€in€April€of€1998,€defendant,€began€telling€the€plaintiff€that€heÐ , | Ðmust€move€himself€and€his€mobile€home€from€the€real€property,€and€also€quit€claimed€the€propertyÐ  f Ðto€defendant,€Wanda€Borders€Ellis,€who€was€then€Wanda€Borders.€€Ms.€Borders€then€made€attemptsÐ  P Ðto€remove€plaintiff€from€the€property€and€filed€a€criminal€trespass€warrant€against€the€plaintiff.€€TheÐ ê :  Ðcomplaint€alleges€that€the€property€was€transferred€to€said€Wanda€Borders€in€an€attempt€to€defraudÐ Ô $  Ðthe€court€and€the€plaintiff€and€prays€that€the€conveyance€be€set€aside.€€Plaintiff€avers€that€defendantÐ ¾  Ðbreached€his€contract€with€plaintiff€by€not€transferring€the€property€and€prays€that€defendant€beÐ ¨ø  Ðrequired€to€specifically€perform€the€contract.€€Ð ’â  ÐÌà S àAlternatively,€plaintiff€seeks€reimbursement€for€his€labor€and€improvements€on€the€realÐ f¶  Ðestate,€for€the€losses€he€incurred€by€moving€from€Arkansas€and€for€the€cost€of€moving€his€home€toÐ P  Ðanother€location.€€Alternatively,€he€prays€that€he€be€allowed€to€live€on€the€property€as€long€as€heÐ :Š Ðpays€the€taxes.Ð $t ÐÌà S àDefendants€responded€to€the€complaint€by€a€motion€to€dismiss€for€failure€to€state€a€claim,Ð øH Ða€motion€to€strike€the€allegations€concerning€the€alleged€fraudulent€transfer,€and€an€affirmativeÐ â2 Ðdefense€of€the€statute€of€frauds.€€Defendants€further€answered€the€complaint€by€denying€the€materialÐ Ì Ðallegations€thereof€as€to€an€agreement.€€Defendants€also€filed€a€counter„complaint€seekingÐ ¶ Ðpossession€of€the€property€and€rental€for€the€property€from€April€17,€1998€until€plaintiff€removesÐ  ð Ðhimself€from€the€property€at€the€rate€of€$150.00€per€month.€€Ð ŠÚ ÐÌà S àA€non„jury€trial€was€held€on€September€27,€1999.€€Mr.€Farley€testified€regarding€the€oralÐ ^® Ðagreement€as€follows:Ð H˜ ÐÌà8 S àà8« SÐ SÐ àà  àBut€the€property€itself,€I€invested€all€the€money€into€it.Ð  l ÐCharlie€said,€ð ðHey,€you€can€put€you€a€trailer€up€there.€€You€can€liveÐ !V Ðthere€as€long€as€want.€€Iððm€going€to€give€you€the€property.€Ð ð!@  ÐEventually,€Iððll€deed€it€in€your€name.ððÐÚ"*!« x« x ÐÌà8 S àà8« SÐ SÐ àà  àMe€and€my€wife€eventually€started€having€trouble,€as€far€asÐ ®$þ# Ðthe€marriage€and€stuff.€€You€know,€it€wasnððt€nothing€that€we€didnððtÐ ˜%è $ Ðbreeze€through€later€on.€€But€he€told€me€„€„€the€exact€words€he€saidÐ ‚&Ò!% Ðis,€ð ðHey,€if€yaððll€got€a€divorce,€I€donððt€want€a€bunch€of€scallywagsÐ l'¼"& Ðliving€up€there,€so€right€now€Iððm€going€to€hang€on€to€the€deed.ðð€€ÐV(¦#'« x« x ÐÓ€   (Vx3 Óà8 S àà8« SÐ SÐ àÐ « x« x Ðà S àOnce€it€became€apparent€to€Mr.€Farley€that€he€was€not€going€to€receive€the€deed,€heÐ **z%) Ðcontinued€living€on€the€property.€€€Prior€to€the€marriage€of€Ms.€Borders€to€Ellis€in€June€of€1999,€Mr.Ð +d&* ÐFarley€was€called€to€testify€in€a€custody€dispute€regarding€Ms.€Bordersðð€child€from€a€previousÐ þ+N'+ Ðmarriage.€€The€nature€of€his€testimony€was€that€Ms.€Borders€was€living€with€Ellis.€€Subsequent€toÐ ° Ðtestifying,€he€received€a€letter€from€Ms.€Rainwater,€counsel€for€Ms.€Borders,€asking€him€to€removeÐ šê Ðhimself€from€the€property.€€Ð „Ô ÐÌ€€€€€€€€€Mr.€Farley€claimed€to€have€spent€fourteen€thousand€to€fifteen€thousand€dollars€in€makingÐ X¨ Ðimprovements€to€the€property,€however,€he€did€not€have€documentation€to€verify€that€amount.€€HeÐ B ’ Ðstated€that€the€improvements€to€the€property€at€his€expense€include:€a€septic€tank,€a€concreteÐ , | Ðdriveway,€a€water€line,€dozer€work,€grass€seed,€trees,€a€concrete€pad,€an€outbuilding,€concreteÐ  f Ðsidewalks€and€molding.€€He€also€claims€compensation€for€his€labor€in€making€these€improvements.€Ð  P ÐRegarding€the€property€taxes€on€the€land,€Mr.€Farley€estimates€they€were€$22.23€before€he€movedÐ ê :  Ðhis€trailer€on€the€land€and€$232.00€after.€€Ð Ô $  ÐÌà S àMrs.€Dorothy€Ellis€next€testified,€stating€that€she€wanted€her€son€and€his€wife€and€child€toÐ ¨ø  Ðmove€to€Crockett€County.€€Charles€Ellis€said€that€they€could€have€the€place€where€Chris€Farley€nowÐ ’â  Ðresides.€€Mr.€Ellis€told€her€two€times€that€he€was€going€to€deed€the€land€to€her€son,€but€after€theyÐ |Ì  Ðhad€relocated,€€Mr.€Ellis€stated€that€he€wanted€to€wait€a€while€before€changing€the€deed.€€Mr.€FarleyÐ f¶  Ðand€his€wife€worked€very€hard€to€make€the€land€level€and€attractive.€€Dorothy€Ellis€further€testifiedÐ P  Ðthat€the€terms€of€the€agreement€included€that€her€son€would€receive€the€land,€if€he€helped€in€takingÐ :Š Ðcare€of€her,€as€she€had€suffered€two€nervous€breakdowns.€€Barbara€Froio,€Mr.€Ellisððs€sister,€testifiedÐ $t Ðthat€before€Mr.€Farley€moved€from€Arkansas,€her€brother€told€her€sometime€in€1993€or€1994€thatÐ ^ Ðhe€had€made€a€verbal€agreement€with€Mr.€Farley€to€give€him€a€place€to€live.Ð øH ÐÌà S àMr.€Wayne€B.€Parlow,€owner€of€Parlow€Realty€Company€and€Parlow€Appraisal€Services,Ð Ì Ðtestified€on€behalf€of€the€defendants.€€Mr.€Parlow€stated€that€he€had€prepared€an€appraisal€of€theÐ ¶ Ð5.62€acre€tract€of€€land€deeded€from€Ellis€to€Ms.€Borders€on€March€17,€1999,€and€determined€thatÐ  ð Ðthe€value€of€the€land€was€$15,000.00.€€Mr.€Parlow€estimated€that€the€market€rental€value€of€theÐ ŠÚ Ðproperty€was€$150.00€per€month,€$1,800.00€annually.€Ð tÄ ÐÌà S àMr.€Charles€Ellis€testified€on€his€own€behalf,€denying€that€he€told€Mr.€Farley€that€he€couldÐ H˜ Ðlive€on€his€land€as€long€as€he€paid€the€taxes.€€He€admits€that€he€allowed€Mr.€Farley€to€live€on€theÐ 2‚ Ðland€so€that€Dorothy€Ellisððs€grandchild€could€be€near€her,€and€stated€that€Mr.€Farley€never€paid€anyÐ  l Ðrent€while€living€on€the€property.€€Mr.€Ellis€had€no€intention€of€reimbursing€Mr.€Farley€forÐ !V Ðimprovements€made€on€the€land,€because€he€benefitted€from€the€improvements,€as€he€was€livingÐ ð!@  Ðon€the€land.€€Mr.€Ellis€denies€that€he€encouraged,€or€asked€Mr.€Farley€to€move€from€Arkansas,€andÐ Ú"*! Ðtestified€that€he€had€no€intention€at€any€time€of€deeding€the€property€to€Mr.€Farley.€€Mr.€Ellis€statedÐ Ä#" Ðthat€the€only€thing€that€he€had€communicated€to€Mr.€Farley€regarding€the€land€was€that€ð ðwhile€heÐ ®$þ# Ðwas€living€there,€he€would€pay€the€taxes.€€Not€as€long€as€you€want€to€live€there,€no.ðð€€Mr.€EllisÐ ˜%è $ Ðtestified€that€he€conveyed€the€property€to€Ms.€Borders€in€April€of€1998,€for€the€consideration€ofÐ ‚&Ò!% Ð$10.00,€but€denies€that€the€conveyance€had€any€relation€to€a€court€order€mandating€that€Ms.Ð l'¼"& ÐBordersððs€daughter€not€reside€or€be€left€alone€with€Mr.€Ellis.€€Ms.€Borders€testified€that€she€is€theÐ V(¦#' Ðowner€of€the€5.62€acre€tract€and€although€she€has€no€plans€for€the€land,€she€wants€Mr.€Farley€toÐ @)$( Ðleave,€because€she€would€rather€have€the€land€vacant.€€Ð **z%) Ðâ âÐ +d&* Ðà S àOn€February€3,€2000,€the€trial€court€filed€its€decree€which€included€finding€of€facts€andÐ ° Ðâ âconclusions€of€law.€€The€court€found€that€in€the€summer€of€1993,€Mr.€Ellis€made€an€offer€to€plaintiffÐ šê Ðthat€he€would€deed€plaintiff€land€for€a€home€in€exchange€for€plaintiff€relocating€his€family€fromÐ „Ô ÐArkansas€to€Crockett€County,€Tennessee,€to€help€Mr.€Ellis€with€his€wife,€Dorothy€Ellis.€€The€trialÐ n¾ Ðcourt€found€that€after€one€year,€Mr.€Farley€accepted€the€offer,€began€improving€the€subject€land,€andÐ X¨ Ðrelocated€his€family.€€After€Mr.€Farley€fulfilled€his€part€of€the€agreement,€Mr.€Ellis€refused€to€deedÐ B ’ Ðthe€promised€property€to€him,€but€told€him€he€could€remain€on€the€property€for€as€long€as€he€paidÐ , | Ðthe€property€taxes.€€The€court€took€judicial€notice€that€Charles€Ellis€began€a€liaison€with€WandaÐ  f ÐBorders,€and€that€she€alleged€that€she€was€not€living€with€Mr.€Ellis,€but€staying€in€the€camper€trailerÐ  P Ðoutside€of€his€residence.€€The€trial€court€found€that€in€1998,€Charles€Ellis€told€Chris€Farley€that€heÐ ê :  Ðwould€have€to€move.€€Mr.€Ellis€subsequently€transferred€the€property€to€Wanda€Borders,€followingÐ Ô $  Ðthe€entry€of€an€order€forbidding€Wanda€Borders€to€bring€her€minor€daughter€on€to€the€property€ofÐ ¾  ÐCharles€Ellis.€€The€trial€court€found€that€Chris€Farley€had€testified€at€a€custody€hearing€that€WandaÐ ¨ø  ÐBorders€had€been€living€with€Charles€Ellis.€€That€court€found€a€lack€of€credibility€in€the€testimonyÐ ’â  Ðof€Charles€Ellis€and€Wanda€Borders.€€€Some€time€thereafter,€Charles€Ellis€married€Wanda€Borders,Ð |Ì  Ðand€Chris€Farley€continued€to€make€improvement€on€the€property.€€In€addition,€the€trial€court€foundÐ f¶  Ðthat€although€Charles€Ellis€denied€that€he€made€an€offer€to€induce€Chris€Farley€to€move€fromÐ P  ÐArkansas€to€Tennessee,€he€had€no€creditable€explanation€as€to€why€Chris€Farley€moved€to€thisÐ :Š Ðproperty,€and€expended€time€and€money€to€improve€the€land.€€The€court€found€that€Charles€EllisÐ $t Ðwas€not€a€credible€witness.Ð ^ ÐÌà S àThe€trial€court€found€that€plaintiff€relied€upon€the€promise€of€Mr.€Ellis€in€moving€his€familyÐ â2 Ðfrom€Arkansas€to€Tennessee,€and€in€spending€a€great€deal€of€money€on€the€subject€property,€andÐ Ì Ðthat€a€valid€contract€existed€between€plaintiff€and€Mr.€Ellis,€based€upon€the€theory€of€promissoryÐ ¶ Ðestoppel.€€The€trial€court€stated€in€pertinent€part:Ð  ð ÐÌà8 S àà8« SÐ SÐ àà8 « x« xàà [ àThe€agreement€between€Charles€Ellis€andÐ tÄ ÐChris€Farley€violates€the€statute€of€frauds;Ð ^® Ðnevertheless,€specific€performance€is€appropriateÐ H˜ Ðunder€the€equitable€estoppel€doctrine.€€At€thisÐ 2‚ Ðjuncture,€justice€and€good€conscience€dictate€that€theÐ  l Ðagreement,€which€Charles€Ellis€entered€into€withÐ !V ÐChris€Farley€should€be€enforced.€€The€conveyance€toÐ ð!@  ÐWanda€Borders€Ellis€is€set€aside€as€an€attempt€byÐ Ú"*! ÐCharles€Ellis€and€Wanda€Borders€to€fraudulentlyÐ Ä#" Ðevade€performing€his€contract€with€his€formerÐ ®$þ# Ðstepson.€€Charles€Ellis€is€ordered€to€deed€the€propertyÐ ˜%è $ Ðto€Chris€Farley€as€he€agreed€to€do€when€he€inducedÐ ‚&Ò!% Ðhim€to€move€to€Tennessee.Ðl'¼"&   Ðà S àÌÓÓà S àDefendants€have€appealed€and€present€five€issues€for€review.Ð @)$( ÐÓÓà S àSince€this€case€was€tried€by€the€trial€court€sitting€without€a€jury,€we€review€the€case€òòde€novoóóÐ +d&* Ðupon€the€record€with€a€presumption€of€correctness€of€the€findings€of€fact€by€the€trial€court.€€UnlessÐ þ+N'+ Ðthe€evidence€preponderates€against€the€findings,€we€must€affirm,€absent€error€of€law.€€Tenn.€R.€App.Ð ° ÐP.€13(d).Ð šê ÐÌà S àThe€first€issue€for€review€as€stated€in€defendantsðð€brief€is:Ð n¾ ÐÌà8 S àà8« SÐ SÐ àI.€€The€trial€court€erred€in€taking€judicial€notice€of€matters€notÐ B ’ Ðpresented€at€trial.Ð, |« x« x ÐÌÓÓà S àDefendants€complain€about€the€trial€courtððs€following€statements€in€the€findings€of€fact:€Ð  P ÐÓÓà8 S àà8« SÐ SÐ àà  àThe€court€takes€judicial€notice€that€at€sometime€between€thenÐ Ô $  Ðand€this€hearing€Charles€Ellis€began€a€liaison€with€Wanda€Borders.€Ð ¾  ÐAt€one€point€she€alleged€that€she€was€not€living€with€Charles€EllisÐ ¨ø  Ðbut€was€staying€in€the€camper€trailer€outside€of€his€residence.Ð’â « x« x ÐÌà8 S àà8« SÐ SÐ àà  àCharles€Ellis€told€Chris€Farley€that€he€would€have€to€removeÐ f¶  Ðhimself€from€the€property€in€1998.€€After€a€hearing€in€this€courtÐ P  Ðwhere€Wanda€Borders€was€ordered€not€to€take€her€minor€daughterÐ :Š Ðback€to€the€home€of€Charles€Ellis€where€the€court€found€she€hadÐ $t Ðbeen€living,€Charles€Ellis€testified€that€he€sold€this€property€toÐ ^ ÐWanda€Borders€for€ten€dollars.€€In€the€custody€hearing€of€WandaÐ øH ÐBorders,€Chris€Farley€had€testified€that€she€had€been€living€withÐ â2 ÐCharles€Ellis.€€The€court€found€a€lack€of€credibility€in€the€testimonyÐ Ì Ðof€Charles€Ellis€and€Wanda€Borders.ж« x« x ÐÌà S àð ðThe€court€cannot€take€judicial€knowledge€of€a€former€suit€in€the€same€court.€€It€must€beÐ ŠÚ Ðestablished€by€evidence.ðð€€(Citations€omitted.)€€ò òòòHudson€v.€Shouldersó óóó,€22€Tenn.App.€301,€122Ð tÄ ÐS.W.2d€817,€819€(1938).Ð ^® ÐÌà S àIn€ò òòòSutherland€v.€Sutherlandó óóó,€831€S.W.2d€283€(Tenn.€Ct.€App.€1991),€this€Court€said:Ð 2‚ ÐÌà8 S àà8« SÐ SÐ àà  àCourts€may€not€take€ð ðjudicial€noticeðð€of€testimony€in€priorÐ !V Ðunrelated€cases.€€Courts€must€decided€cases€on€competent€evidenceÐ ð!@  Ðintroduced€in€the€trial€of€the€case.€€However,€it€may€take€judicialÐ Ú"*! Ðnotice€of€certain€facts€which€are€common€knowledge€to€allÐ Ä#" Ðintelligent€men.€€29€Am.Jur.2d€òòEvidenceóó€Ô‡XŒ XXX"ÔððÔ#†X"X XXŒL#ÔÔ‡XüðXXX"Ô€14€(1967).€€ð ð[F]actsÐ ®$þ# Ðwhich€are€not€judicially€cognizable€must€be€proved,€even€thoughÐ œ%ì $ Ðknown€to€the€judge€or€to€the€court€as€an€individual.ðð€€ò òòòId.ó óóó€at€Ô#†X"XXXüðYL#ÔÔ‡XŒ XXX"ÔððÔ#†X"X XXŒiM#ÔÔ‡XüðXXX"Ô€15.€€Ðˆ&Ø!%« x« x ÐÌò òòòId.ó óóó€at€285.Ð `(°#' ÐÌà S àWhile€it€appears€that€the€trial€court€erroneously€took€judicial€notice€of€certain€facts€in€a€priorÐ 8*ˆ%) Ðcase€it€appears€from€the€record€as€a€whole€that€the€facts€which€the€trial€court€noticed€did€not€haveÐ $+t&* Ða€bearing€on€the€trial€courtððs€decision€in€this€case.€€Therefore,€this€issue€is€without€merit.Ð ,`'+ Їà S àThe€second€issue€presented€for€review,€as€stated€in€appellantsðð€brief,€is:Ð ° ÐÌà8 S àà8« SÐ SÐ àII.€€The€evidence€preponderates€against€the€trial€courtððs€finding€that€Ð ˆØ Ðdefendant€Charles€Ellis€had€no€credible€explanation€as€to€whyÐ tÄ Ðplaintiff€moved€to€the€property€at€issue€and€spent€time€and€moneyÐ `° Ðmaking€it€livable.ÐL œ« x« x ÐÌà S àThe€trial€court€merely€stated€in€its€findings€of€fact€that€ð ðhe€[Ellis]€had€no€credibleÐ $ t Ðexplanation€why€Chris€Farley€moved€to€this€property€and€spent€so€much€time€and€money€on€makingÐ  ` Ðit€livable.€€The€court€did€not€find€Charles€Ellis€a€credible€witness.ððÐ ü L  ÐÌà S àDefendants€point€out€in€their€brief€that€Ellis€testified€that€plaintiffððs€mother€wanted€him€toÐ Ô$  Ðmove€and€have€the€grandchild€there€and€also€that€the€plaintiff€wanted€to€move€to€be€with€his€mother.€Ð À  ÐÌ€à S àThe€transcript€shows€no€factual€basis€for€these€statements,€such€as€conversations€with€FarleyÐ ˜è  Ðand€similar€testimony.€€Perhaps,€the€trial€judge€felt€that€this€was€Ellisððs€impression.€€In€any€event,Ð „Ô  Ðthe€trial€court€considered€the€record€as€a€whole€and€as€the€trier€of€fact€must€give€the€testimony€theÐ pÀ Ðweight,€faith,€and€credit€which€it€deserves.€€The€trial€court€had€the€benefit€of€other€explanationsÐ \¬ Ðmade€by€Mr.€Ellis€concerning€his€dealings€with€plaintiff€and€was€charged€with€the€responsibilityÐ H˜ Ðof€weighing€that€evidence,€along€with€all€the€other€evidence,€to€determine€Mr.€Ellisððs€credibility.€Ð 4„ ÐWe€find€no€merit€in€this€issue.Ð  p ÐÌà S àThe€three€remaining€issues€presented€for€review,€as€stated€in€appellantsðð€brief,€are:Ð øH ÐÌà8 S àà8« SÐ SÐ àIII.€€The€trial€court€erred€in€setting€aside€the€conveyance€fromÐ Ð  Ðdefendant€Charles€Ellis€to€defendant€Wanda€Borders€Ellis.м « x« x ÐÌà8 S àà8« SÐ SÐ àIV.€€The€trial€court€erred€in€concluding€that€plaintiff€had€anÐ ”ä Ðenforceable€parol€contract€for€the€sale€of€land€in€violation€of€theÐ €Ð Ðstatue€of€frauds€and€ordering€defendant€Charles€Ellis€to€deed€theÐ l¼ Ðproperty€to€plaintiff.ÐX ¨« x« x ÐÌà8 S àà8« SÐ SÐ àV.€€The€trial€court€erred€in€refusing€to€grant€the€relief€sought€inÐ 0"€  Ðdefendantsðð€counter„complaint.Ð#l!« x« x ÐÌà S àWe€believe€these€three€issues€can€be€combined€into€a€single€issue:Ð ô$D # ÐÌà8 S àà8« SÐ SÐ àWhether€the€trial€court€erred€in€ordering€the€specific€performance€ofÐ Ì&"% Ðthe€alleged€oral€contract,€and,€if€so,€whether€plaintiff€is€entitled€toÐ ¸'#& Ðany€relief.Ф(ô#'« x« x ÐÌà S àCharles€and€Wanda€Ellis€contend€that,€assuming€that€there€existed€an€oral€contract,€as€Ð |*Ì%) Ðalleged€by€plaintiff,€such€contract€would€be€in€violation€of€the€statue€of€frauds,€and€thereforeÐ h+¸&* Ðunenforceable.€€Defendants€contend€that€under€Tennessee€law,€such€a€contract€is€voidable€at€theÐ ° Ðelection€of€either€party.€€Once€an€oral€contract€is€disaffirmed,€neither€specific€performance,€norÐ œì Ðdamages€are€available.€€They€further€argue€that€the€alleged€oral€contract€is€not€enforceable,€as€it€didÐ ˆØ Ðnot€contain€the€essential€terms€or€mutuality€of€obligation.€€Defendants€assert€that€Mr.€Farley€realizedÐ tÄ Ða€profit€of€$15,000.00€by€selling€his€property€and€moving€from€Arkansas€to€Tennessee€to€be€closerÐ `° Ðto€his€mother€at€her€request.€€Furthermore,€after€Charles€and€Dorothy€Ellis€divorced,€there€was€noÐ L œ Ðlonger€a€reason€for€Chris€Farley€to€live€on€the€property.€€Ð 8 ˆ ÐÌà S àThe€Tennessee€statute€of€frauds€prohibits€the€enforcement€of€contacts€for€the€sale€of€landÐ  ` Ðunless€the€promise€or€agreement€is€in€writing,€and€signed€by€the€party€to€be€charged.€€ò òòòSee€óóó óT.€C.A.Ð ü L  Ððð€29„2„101(5).€€Tennessee€appellant€courts€continuously€have€denied€enforcement€of€an€oralÐ è 8  Ðcontract€for€the€sale€of€land€on€the€basis€of€part€performance,€making€it€the€rule€in€this€state€that€partÐ Ô$  Ðperformance€of€an€oral€contract€for€the€sale€of€land€will€not€take€the€agreement€out€of€the€statute€ofÐ À  Ðfrauds.€€ò òòòBaliles€v.€Cities€Service€Co.,€óóó ó578€S.W.2d€621,€624€(Tenn.€1979)€(citing€ò òòòKnight€v.€Knight,Ð ¬ü  Ðóóó ó222€Tenn.€367,€436€S.W.2d€289€(1969);€ò òòòand€Goodloe€v.€Goodloeóóó ó,€116€Tenn.€252,€92€S.W.€767Ð ˜è  Ð(1905)).€The€statue€of€frauds€is€designed€ð ðto€reduce€contracts€to€a€certainty,€in€order€to€avoid€perjuryÐ „Ô  Ðon€the€one€hand€and€fraud€on€the€other.ðð€€òòò òPrice€v.€Tennessee€Products€&€Chemical€Corporation,Ð pÀ Ðó óóó53€Tenn.€App.€624,€385€S.W.2d€301€(1964).€€Therefore,€to€comply€with€the€statute€of€frauds,€suchÐ \¬ Ðagreement€€must€show,€with€reasonable€certainty,€the€material€terms€intended€by€the€parties€to€theÐ H˜ Ðsale.€€ò òòòSeeóóó ó€òòò òJohnson€v.€Haynesó óóó,€532€S.W.2d€561€(Tenn.€Ct.€App.€1975),€(ð ðThe€memorandum€mustÐ 4„ Ðcontain€the€essential€terms€of€the€contract€expressed€with€such€certainty€that€they€may€be€understoodÐ  p Ðfrom€the€memorandum€itself€or€some€other€writing€to€which€it€refers€or€with€which€it€is€connectedÐ  \ Ðwithout€resort€to€parol€evidence.ðð)€€ò òòòIdó óóó.€at€565.€€€To€comply€with€the€statute€of€frauds,€theÐ øH Ðmemorandum€agreement€to€sell€real€estate€must€show€with€reasonable€certainty€the€estate€intendedÐ ä4 Ðto€be€sold.€€ò òòòSee€Balilesó óóó€at€623.€€Ð Ð  ÐÌà S à€In€exceptional€cases,€the€application€of€the€doctrine€of€equitable€estoppel€has€been€used€toÐ ¨ø Ðmitigate€the€harshness€of€this€rule,€ð ðwhere€to€enforce€the€statute€of€frauds€would€make€it€anÐ ”ä Ðinstrument€of€hardship€and€oppression,€verging€on€actual€fraud.ðð€€ò òòòBaliles,€ó óóó578€S.W.€2d€624òòò ò€óóó ó(citingÐ €Ð Ðò òòòCovington€v.€McMurray,óóó ó€4€Tenn.€C.C.A.€378€(1913);€ò òòòand€Gheen€v.Osborn,€óóó ó58€Tenn.€61€(1872).€Ð l¼ Ðò òòòSee€also€Decherd€v.€Blanton,€óóó ó35€Tenn.€373€(1855);€ò òòòWilliams€v.€Conrad,€óóó ó30€Tenn.€412€(1850);Ð X ¨ Ðò òòòBloomstein€v.€Clees€Brothers,€óóó ó3€Cooperððs€Tenn.€Ch.€433€(1877);€ò òòòand€Interstate€Co.€v.€Bry„BlockÐ D!” ÐMercantile€Co.,€óóó ó30€F2d€172€(D.C.W.D.€Tenn.)€(1928)).€€òòò òó óóóÐ 0"€  ÐÌà S àThe€record€in€the€instant€case€is€devoid€of€proof€of€the€material€terms€of€any€agreement€toÐ $X" Ðconvey€the€real€estate,€including,€but€not€limited€thereto,€the€terms€of€the€performance,€price,€if€any,Ð ô$D # Ðand€the€specific€property€covered€by€the€alleged€agreement.€€Mr.€Farleyððs€own€testimony€tended€toÐ à%0!$ Ðnegate€a€certain€oral€agreement€for€conveyance€of€the€title€to€the€property.€€Under€the€state€of€thisÐ Ì&"% Ðrecord,€the€doctrine€of€equitable€estoppel€cannot€be€used€to€order€a€conveyance€of€the€property.€€ToÐ ¸'#& Ðdo€so€would€be€in€effect€making€a€contract€for€the€parties.€€Courts€do€not€make€contracts;€they€onlyÐ ¤(ô#' Ðinterpret€and€enforce€them.€€ò òòòSee€Turner€v.€Zageró óóó,€363€S.W.2d€512,€519€(Tenn.€Ct.€App.€1962).€Ð )à$( ÐHowever,€Mr.€Farley€is€not€without€relief.€€The€proof€demonstrates€that€Mr.€Farley€was€granted€aÐ |*Ì%) Ðlicense€to€enter€and€occupy€some€of€Ellisððs€property€for€as€long€as€he€wished€if€he€paid€the€propertyÐ h+¸&* Ðtaxes.€€We€distinguish€Mr.€Farleyððs€right€from€a€lease,€as€he€was€granted€permission€by€Mr.€EllisÐ ° Ðunder€their€agreement€which€was€not€a€leasehold.€€Ð œì ÐÌà S àð ðA€ððlicenseðð,€with€respect€to€real€estate,€is€an€authority€to€do€a€particular€act€or€series€€of€actsÐ tÄ Ðon€anotherððs€land€without€possessing€any€estate€therein.ðð€€òòò òBarksdale€v.€Marcumó óóó,€7€Tenn.€App.€697,Ð `° Ð708,€cert,€den.,€(1928).€€ò òòòóóó óÐ L œ ÐÌò òòòó óóóà S àIn€òòò òHeiskell€v.€Cobbó óóó,€58€Tenn.€638€(1872)€the€Court€held€an€oral€agreement€enforceable€thatÐ $ t Ðallowed€the€plaintiff€to€erect€a€milldam€which€flooded€a€section€of€the€adjacent€land€owned€by€theÐ  ` Ðdefendant,€where€the€defendant€not€only€encouraged€the€plaintiff€to€build€the€dam,€but€also€assistedÐ ü L  Ðin€its€construction,€and€acquiesced€in€the€use€of€the€dam€for€several€years.€€The€òòò òHeiskelló óóó€CourtÐ è 8  Ðstated:Ð Ô$  ÐÌà8 S àà8« SÐ SÐ àIf€one€enters€upon€the€land€of€another€by€virtue€of€a€parol€license,Ð ¬ü  Ðgiven€for€a€consideration,€and€erect€fixtures,€such€license€becomesÐ ˜è  Ðirrevocable.Ð„Ô « x« x ÐÌò òòòId.€óóó óat€639.€Ð \¬ ÐÌà S àIn€òòò òDaugherty€v.€Toomey,€óóó ó222€S.W.2d€195,€196€(Tenn.€Ct.€App.€1949)€the€parties€ownedÐ 4„ Ðadjoining€property€and€orally€agreed€to€build€a€wall€near€the€property€line€to€serve€as€a€sharedÐ  p Ðgarage€wall.€€The€wall,€and€part€of€the€defendantsðð€garage,€wereò òòò€óóó óon€the€plaintiffsðð€property,€a€factÐ  \ Ðof€which€the€plaintiffs€were€aware.€€ò òòòId.€óóó óSeveral€years€after€the€wall€was€built,€the€plaintiffs€soughtÐ øH Ðto€require€the€defendants€to€remove€that€part€of€their€garage€located€on€the€plaintiffsðð€property.€€ò òòòId.€Ð ä4 Ðóóó óThe€trial€court€decision,€denying€plaintiffsðð€request,€and€applying€the€doctrine€of€equitable€estoppelÐ Ð  Ðwas€affirmed€on€appeal.€€The€òòò òDaugherty€ó óóóCourt€quoted€the€following€from€53€C.J.S.,€Licenses€ðð€90:Ð ¼  ÐÌà8 S àà8« SÐ SÐ àWhere€the€licensee€has€acted€under€the€license€in€good€faith,€and€hasÐ ”ä Ðincurred€expense€in€the€execution€of€it,€by€making€valuableÐ €Ð Ðimprovements€or€otherwise,€it€is€regarded€in€equity€as€an€executedÐ l¼ Ðcontract€and€substantially€an€easement,€the€revocation€of€whichÐ X ¨ Ðwould€be€a€fraud€on€the€licensee,€and€therefore€the€licensor€isÐ D!” Ðestopped€to€revoke€it,€particularly€where€the€licensor€joins€in€theÐ 0"€  Ðenterprise€and€accepts€the€benefits€of€the€licenseeððs€labor€andÐ #l! Ðexpense;€and€the€rights€of€the€licensee€will€continue€for€as€long€aÐ $X" Ðtime€as€the€nature€of€the€license€calls€for.€€òòò òIt€has€also€been€held€thatÐ ô$D # Ðthe€license€cannot€be€revoked€without€reimbursing€the€licensee€forÐ à%0!$ Ðhis€expenditures€or€otherwise€placing€him€in€statu€quo.ÐÈ&"%« x« x Ðó óóóÌò òòòDougherty,€óóó ó222€S.W.2d€at€196€(emphasis€added).€€The€Court€also€stated€that€the€€plaintiffs€hadÐ œ(ì#' Ðacquired€an€estimate€of€the€cost€to€move€and€rebuild€defendants€garage,€yet€they€had€made€no€offerÐ ˆ)Ø$( Ðto€pay€the€expense,€or€to€reimburse€the€defendants.€€Therefore,€the€Court€reasoned,€it€would€be€aÐ t*Ä%) Ðmanifest€inequity€to€grant€the€plaintiffs€the€sought€relief.€€ò òòòId.€óóó óat€197.Ð `+°&* Ї€€€€€€€€€In€òòò òLee€Highway€&€Associates,€L.P.,€v.€€Pryor€Bacon€Company,€supra,€ó óóóthe€Eastern€SectionÐ ° Ѐof€this€Court€held€that€a€license€for€a€right€of€access€could€be€revoked€ð ðwithout€working€a€fraud€onÐ œì Ðthe€plaintiff€provided€the€defendant€fully€reimburses€the€plaintiff€for€the€monies€it€expended€inÐ ˆØ Ðbuilding€the€cut„through.ðð€€ò òòòId.€óóó óat€*5.Ð tÄ ÐÌà S àIn€the€instant€case,€the€record€indicates€that€Charles€Ellis€gave€Chris€Farley€permission€toÐ L œ Ðenter€and€occupy€the€subject€property€for€as€long€as€he€wished,€as€long€as€he€paid€the€taxes.€€WeÐ 8 ˆ Ðagree€with€the€trial€court€that€the€consideration€provided€by€Mr.€Farley€pursuant€to€his€agreementÐ $ t Ðwas€that€he€ð ðmove€his€home€in€Arkansas€to€Crockett€County,€Tennessee€to€help€Charles€Ellis€careÐ  ` Ðfor€Dorothy€Ellis.ðð€€However,€we€believe€the€evidence€preponderates€against€the€trial€courtððs€findingÐ ü L  Ðthat€the€agreement€was€an€oral€contract€for€the€sale€of€land.€€Instead,€we€believe€that€Mr.€Ellis€Ð è 8  Ðgranted€Mr.€Farley€a€license,€allowing€Mr.€Farley€to€occupy€the€property€in€exchange€for€theÐ Ô$  Ðconsideration€he€provided,€as€long€as€he€paid€the€taxes.€€The€record€shows€that€upon€Mr.€EllisððsÐ À  Ðrepresentations,€€Mr.€Farley€moved€his€family€to€Crockett€County,€taking€up€residence€on€theÐ ¬ü  Ðproperty€adjacent€to€the€home€of€Charles€and€Dorothy€Ellis.€€Mr.€Farley€paid€the€property€taxes€fromÐ ˜è  Ð1994€though€1997,€while€Charles€Ellis€owned€the€property.€€He€attempted€to€meet€the€condition€ofÐ „Ô  Ðhis€occupancy€by€mailing€a€check€to€Wanda€Ellis€for€the€1998€property€taxes,€however,€wasÐ pÀ Ðprevented€from€fulfilling€his€obligation€in€1998,€as€she€returned€the€check.€€Ð \¬ ÐÌà S àBased€on€the€trial€courtððs€findings€which€are€supported€by€the€record€and€under€the€aboveÐ 4„ Ðauthorities,€Mr.€Ellis€is€estopped€from€removing€Mr.€Farley€from€the€property€without€properÐ  p Ðreimbursement€for€the€damages€lawfully€due.€€When€parties€would€be€estopped,€their€heirs€andÐ  \ Ðprivies€in€estate€are€also€estopped.€€ò òòòSee€LaRue€v.€Greene€County€Bankó óóó,€179€Tenn.€394,€166€S.W.2dÐ øH Ð1044,€1052€(1942)€and€ò òòòHeiskell€v.€Cobbó óóó,€58€Tenn.€638€(1872).€€Therefore,€although€it€was€Mr.€EllisÐ ä4 Ðthat€granted€a€license€to€Mr.€Farley,€Wanda€Ellis,€as€the€present€owner€of€the€property,€is€estoppedÐ Ð  Ðto€revoke€Mr.€Farleyððs€license€without€tendering€reimbursement€to€Mr.€Farley€for€his€expendituresÐ ¼  Ðfor€permanent€improvements€on€the€land.Ð ¨ø ÐÌà S àIn€his€complaint,€Mr.€Farley€sought€the€alternative€relief€of€damages€to€reimburse€him€forÐ €Ð Ðhis€labor€and€the€material€purchased€in€making€permanent€improvements€to€the€property€as€well€asÐ l¼ Ðhis€moving€expenses.€€Although€Mr.€Farley€claims€that€he€spent€somewhere€between€$15,000€andÐ X ¨ Ð$16,000€in€improving€the€land,€the€record€does€not€establish€the€value€of€the€improvements€on€theÐ D!” Ðland.€€It€appears€that€Mr.€Farley€and€his€wife€did€much€of€the€work€themselves€and€were€able€toÐ 0"€  Ðtrade€some€of€the€materials.€€Mr.€Farley€should€not€receive€reimbursement€for€the€property€taxesÐ #l! Ðpaid€nor€for€his€relocation€expenses,€as€these€appear€to€be€part€of€the€licensing€agreement.€€Also,Ð $X" Ðno€additional€rent€is€due€Mr.€and€Mrs.€Ellis,€as€he€provided€the€consideration€agreed€to€and€whenÐ ô$D # Ðrequested€to€vacate€the€premises,€he€was€not€tendered€reimbursement€for€the€improvements€made.€Ð à%0!$ ÐThe€case€should€be€remanded€to€the€trial€court€for€a€determination€of€damages€based€upon€the€valueÐ Ì&"% Ðof€the€permanent€improvements€to€the€land.Ð ¸'#& ÐÌà S àThe€decree€of€the€trial€court€setting€aside€the€deed€of€the€property€to€defendant€Wanda€EllisÐ )à$( Ðis€reversed,€and€that€part€of€the€decree€ordering€Charles€Ellis€to€deed€the€property€to€Chris€FarleyÐ |*Ì%) Ðis€reversed.€€The€decree€is€modified€to€order€that€the€plaintiff€and€counter„defendant,€Chris€Farley,Ð h+¸&* Ðremove€his€mobile€home€and€vacate€the€property€upon€reimbursement€by€Wanda€Ellis€for€theÐ ° Ðpermanent€improvements€made€to€the€property€by€Mr.€Farley.€€The€case€is€remanded€to€the€trialÐ œì Ðcourt€for€further€proceedings€to€determine€the€value€of€the€permanent€improvements€made€to€theÐ ˆØ Ðproperty€by€Mr.€Farley.€€Costs€of€the€appeal€are€assessed€one„half€to€Chris€Farley€and€his€surety€andÐ tÄ Ðone„half€to€counter„plaintiffs,€Charles€Ellis€and€Wanda€Ellis,€and€their€surety.Ð `° ÐÌò òòòóóó óÒeûÒÔ#†X"XXXüð¯M#ÔÔ#†¼V¬»XX"Î #ÔÔ€X"X»¼V¬ÔÌà ½ àà  àà m àà Å àà  àà u à__________________________________________Ð " r Ðà ½ àà  àà m àà Å àà  àà u àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€W.S.