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Ðsum€of€One€Hundred€Fifty€Thousand€and€No/100€($150,000.00)€Dollars.ðð€(#Ã$òòÚ  Ú0Ú  Úóó îÝ ƒRÿn$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôå ò»»ÔÝ  ÝÔ_Ô€On€May€28,€1999,€the€chancery€court€entered€a€Decree€for€Partition€of€Land,€finding€that€owners€of€fractionalÐ ° Ðinterests€in€both€Parcels€I€and€II€desired€that€the€land€be€sold€for€partition€and€that€it€was€in€the€best€interests€of€the€partiesÐ qÁ Ðthat€both€parcels€be€sold€as€one€tract.€The€court€ordered€that€the€land€be€surveyed€by€the€Fayette€County€Surveyor€withinÐ 2‚ Ðsixty€days€and€ð ðsold€...€as€soon€as€lawful€and€practicable.ðð€On€July€12,€2000,€the€chancery€court€entered€an€OrderÐ óC ÐGranting€Plaintiffððs€Motion€to€Allow€Engaging€an€Auctioneer€and/or€Real€Estate€Agent€to€Assist€the€Clerk€and€MasterÐ ´ Ðin€Conducting€and€Consummating€the€Sale€as€Special€Commissioner.€On€August€4,€2000,€the€chancery€court€enteredÐ uÅ Ðan€Order€Approving€Auctioneerððs€Contract.(|G2¢Û$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€ʼn»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôþò»»Ô6hö0˜Cê:i¢×+00 FOSSETTFayetteWhitenton COAHighersGrandersonGrandberryHeirshipBurrellKillisHuddlestonTenn.R.Civ.P.relat[esGuinnWhalleyBancsharesTenn.Ct.Appc]ourtsTruehartCoakleyMcKinneyTenn.AppScarbrough T]heHeirigsExide Casthat thatT.C.A.MyintShaeffersCases— StateDorganSchaeffers W.S. ~11Ï  d3|x(|3w$££Ý ƒ£ª!ÝÑ€.ÑÑ8€ʼn»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó ^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3w$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€ʼn»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÿU‹ÿÀÀÀ˜\\IB01S02\CLERKJACÈÈ,,,,ÈÈ0Ý ƒ£ª!ÝÑ€.ÑÑ8€ʼn»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼ʼn»»»ÔÑ8€_XXdé»»d8ÑÑ  Ñà@ò ò ìàÔ‡î)~ʼnÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@òò%ìàAT€JACKSONÔ#†¼ʼn»îî)~ #ԈРÓ# ÐÓ  ÓJuly€21,€2004€SessionÐ öF ÐÔ‡X_X»¼ʼnÔÌò òÔ#†¼ʼn»XX_ð#ÔMARY€E.€FOSSETT,€òòet€al.óó€v.€DOROTHY€GRAY,€òòet€alóó.Ô‡X_X»¼ʼnÔó óÐ ï? ÐÌà@@½½ìàò òA€Direct€Appeal€from€the€Chancery€Court€for€Fayette€CountyÐ é 9 Ðà@@øøìàNo.€9581€€€€€€The€Honorable€Dewey€C.€Whitenton,€ChancellorÐ Ó # ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<` AßÐ ‘á  ÐÌà@@TTìàNo.€W2003„00973„COA„R3„CVññ€„€Filed€September€16,€2004ññÐ ŠÚ  ÐÌßA€V) °°` dE<]` AßÐ ^®  Ðó óÌÓ  ÓÔ‡X,LXXX_Ôà  àNumerous€heirs€to€property€in€Fayette€County€sought€to€sell€two€parcels€of€land€for€partition.Ð V¦  ÐDefendants/Appellees€opposed€the€partition€of€one€of€the€tracts.€The€trial€court€ordered€that€bothÐ ? Ðtracts€be€sold€for€partition€by€auction,€which€was€held€on€September€30,€2000.€During€the€pendencyÐ (x Ðof€the€partition€suit,€an€investor€bought€the€fractional€interests€in€the€property€from€numerous€heirs,Ð a Ðand€intervened€as€a€defendant€in€the€case.€The€interest€of€the€intervening€defendant€was€foreclosedÐ úJ Ðupon€by€the€individual€who€had€loaned€him€funds€to€purchase€the€fractional€interests€in€the€land.Ð ã3 ÐAfter€the€foreclosure,€first€intervening€defendant€brought€a€cross„claim€against€second€interveningÐ Ì Ðdefendant/appellant.€The€trial€court€entered€a€judgment€against€second€intervening€defendant€for€theÐ µ Ðamount€of€overbid€at€foreclosure,€$150,000.€Second€intervening€defendant/appellant€appeals€andÐ žî Ðalso€appeals€the€final€judgment€in€the€partition€case.€We€affirm€in€part,€reverse€in€part,€and€remand.€Ð ‡× ÐÔ#†X_XXX,L€#ÔÔ#†¼ʼn»XX_q#ÔÔ‡X_X»¼ʼnÔÌÓtÓÌò òTenn.€R.€App.€P.€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€in€Part,Ð B’ ÐReversed€in€Part,€and€Remandedó óÐ ,| ÐÌòòÓ  ÓÔ#†¼ʼn»àX_œ #ÔÔ‡X_X.¼ʼnÔW.€Frank€Crawford,€P.J.,€W.S.óó,€delivered€the€opinion€of€the€court,€in€which€òòAlan€E.€Highers,Ð ÿO ÐJ.óó€and€òòHolly€M.€Kirby,€J.óó,€joined.Ð è 8  ÐÌJohn€W.€Harris,€Jr.,€Intervening€Defendant/Appellant,€òòPro€SeóóÐ º" " ÐÌJames€F.€Schaeffer,€Jr.,€of€Memphis,€For€Appellees,€Mary€Fossett€and€James€F.€Schaeffer,€Sr.Ð Œ$Ü$ ÐÌRandall€J.€Fishman,€of€Memphis,€For€Appellee,€American€Logistical€Properties,€Inc.Ð ^&®!& ÐÓw ÓÌò òOPINIONó óÔ#†¼ʼn»XX_¦ #ÔÔ‡X_X»¼ʼnÔÐ 0(€#( ÐÌòòóóÔ#†¼ʼn»XX_ï #ÔÔ‡X_X»¼ʼnÔÓ  Óò òó óÑ8€,LXXdéXXdé8Ñà  àThis€appeal€involves€a€partition€suit€to€two€tracts€of€land€in€Fayette€County,€Tennessee.Ð *S%* ÐNumerous€heirs€of€the€subject€property€sought€to€have€it€sold€for€partition.€The€trial€court€decreedÐ ì*<&+ Ðthat€both€tracts€be€sold€for€partition.€Intervening€defendant,€Dr.€John€W.€Harris,€Jr.€(ð ðDr.€Harrisðð),Ð Õ+%', Ðappealed€from€the€chancery€courtððs€final€judgment€and€presents€numerous€issues€for€review.ò òó óÐ ¾,(- Ðòòóóò òÓ  ÓÐ §-÷(.ýÀ ÐI.€€FACTUAL€AND€PROCEDURAL€HISTORYÐ ° Ðòòó óÌThe€Partition€LawsuitóóÐ Ñ ÐÔ‡X.üXXXŠÔÓËÓÌà  àThis€appeal€concerns€a€suit€to€partition€two€tracts€of€land,€comprising€approximately€130Ð Q¡ Ðacres,€in€Fayette€County,€Tennessee.€Parcel€I€(also€known€as€the€ð ðGranderson€Grandberry€tractðð)Ð : Š Ðconsisted€of€approximately€116.5€acres€of€land;€Parcel€II€(also€known€as€the€ð ðCassie€GrandberryÐ # s Ðtractðð)€consisted€of€approximately€13.8€acres€of€land.€Both€tracts€originally€belonged€to€GrandersonÐ  \ ÐGrandberry,€who€died€intestate€in€1910.€Granderson€Grandberry€was€survived€by€nine€children€whoÐ õ E Ðinherited€his€interest€in€the€tracts€of€land€at€issue€in€this€litigation.€However,€it€appears€that€no€actionÐ Þ .  Ðwas€taken€to€determine€the€status€of€the€title€to€the€property€until€1978,€when€Mary€Fossett,€one€ofÐ Ç   Ðthe€heirs€of€Granderson€Grandberry,€contacted€attorney€James€Schaeffer,€Sr.,€to€discuss€theÐ °  Ðpossibility€of€determining€the€heirs€to€the€property.Ð ™é  ÐÌà  àMr.€Schaeffer€investigated€the€status€of€title€to€the€property€and€conducted€extensive€researchÐ k»  Ðto€determine€the€heirs€to€the€property.€In€1991,€numerous€heirs€to€the€property€contracted€with€Mr.Ð T¤  ÐSchaeffer€to€bring€an€action€to€quiet€title,€determine€the€heirs,€and€partition€the€land.€In€1992€Mr.Ð = ÐSchaeffer€filed€the€Complaint€to€Determine€Heirship,€to€Quiet€Title,€and€to€Sell€Land€for€Partition,Ð &v Ðin€the€chancery€court€of€Fayette€County.€In€June€of€1996€the€chancery€court€entered€its€first€OrderÐ _ Ðon€Complaint€to€Determine€Heirship,€to€Quiet€Title,€and€to€Sell€Land€for€Partition.Ð øH ÐÓ  ÓòòÌThe€Dispute€Over€Parcel€IIÐ È ÐÓfÓóóÌà  àShortly€after€the€chancery€court€entered€its€order,€Granville€Grandberry€and€Wilma€Buckley,Ð ˜è Ðtwo€heirs€to€the€Grandberry€property,€petitioned€the€court€to€set€aside€its€order€of€June,€1996.€TheyÐ Ñ Ðasserted€that€their€contract€with€Mr.€Schaeffer,€Sr.,€had€only€pertained€to€Parcel€I,€the€larger€of€theÐ jº Ðtwo€tracts,€and€that€the€court€had€improperly€ordered€the€sale€of€Parcel€II.€The€resolution€of€theÐ S£ Ðpartition€suit€was€delayed€by€these€objections,€as€well€as€€by€other€complications,€including€the€deathÐ <Œ Ðof€some€heirs,€the€discovery€of€other€heirs,€and€other€€difficulties€occasioned€in€partitioning€landÐ %u Ðamong€such€a€large€number€of€heirs.òòÐ ^ ÐÓ  ÓÌThe€Intervention€of€American€Logistical€Properties,€Inc.óóÐ Þ . ÐÓÒÓÌà  àThomas€Burrell,€through€his€company,€American€Logistical€Properties,€Inc.€(ALP),€contactedÐ ®"þ! Ða€number€of€the€heirs€to€the€Grandberry€estate€and€purchased€their€fractional€interests€in€the€land.Ð —#ç" ÐUltimately,€a€large€number€of€heirs€sold€their€fractional€interests€in€the€land€to€ALP,€which€was€thenÐ €$Ð# Ðallowed€to€intervene€in€the€litigation.€ALP€opposed€the€sale€for€partition€of€Parcel€II€on€the€groundÐ i%¹ $ Ðthat€it€had€acquired€all€the€fractional€interests€in€Parcel€II;€however,€the€purported€conveyance€toÐ R&¢!% ÐALP€by€one€heir,€Jerry€Cotton,€was€later€revoked€by€Cotton€on€the€basis€of€his€minority€at€the€timeÐ ;'‹"& Ðof€the€conveyance.€Ð $(t#' ÐÌà  àALP's€purchase€of€the€fractional€shares€in€the€land€was€made€possible,€in€part,€by€a€loan€ofÐ ö)F%) Ðapproximately€$100,000€made€by€Dr.€Harris,€who€in€turn€received€promissory€notes€in€the€amountÐ ß*/&* Ðof€$375,000€secured€by€a€deed€of€trust€on€the€fractional€interests€in€the€property€acquired€by€ALP.Ð È+'+ ÐòòÓ  ÓThe€Property€Interest€Acquired€by€Plaintiff's€AttorneyóóÐ ° ÐÓ®ÓÌà  àWhile€the€partition€suit€was€pending,€one€of€the€plaintiffs€and€Grandberry€heirs,€KillisÐ €Ð ÐTruehart,€became€ill€and€asked€the€plaintiffsðð€attorney,€James€F.€Schaeffer,€Sr.,€to€advance€him€hisÐ i¹ Ðshare€of€the€proceeds€from€the€anticipated€sale€for€partition.€Mr.€Schaeffer€advanced€him€the€funds,Ð R¢ Ðand€Killis€Truehart€transferred€his€ownership€interest€in€the€property€to€Mr.€Schaeffer.€Upon€learningÐ ; ‹ Ðthat€Mr.€Schaeffer€held€an€ownership€interest€in€the€subject€property,€ALP€filed€a€motion€toÐ $ t Ðdisqualify€Mr.€Schaeffer,€asserting€that€Mr.€Schaefferððs€acquisition€of€the€interest€in€the€propertyÐ  ] Ðconstituted€a€violation€of€numerous€Ethical€Considerations€and€Disciplinary€Rules€of€the€TennesseeÐ ö F ÐCode€of€Professional€Responsibility.€Noting€that€Mr.€Schaeffer,€Sr.,€had€agreed€to€convey€theÐ ß /  Ðfractional€share€of€the€land€to€the€Clerk€and€Master€of€the€Fayette€County€chancery€court€pendingÐ È   Ðfurther€orders€of€the€court,€the€court€denied€the€motion€to€disqualify€Mr.€Schaeffer.Ð ±  ÐòòÓ  ÓÌThe€Foreclosure€by€Dr.€John€W.€Harris,€Jr.óóÐ Ñ  ÐÓ»$ÓÌà  àIn€November€1999,€Dr.€Harris€(who€had€helped€finance€ALPððs€acquisition€of€the€fractionalÐ Q¡  Ðinterests€in€the€Grandberry€property€by€loaning€funds€to€ALP)€learned€that€Burrell€had€failed€to€payÐ :Š Ðthe€property€taxes€on€the€property,€in€violation€of€the€loan€agreement€between€ALP€and€Harris.€Dr.Ð #s ÐHarris€immediately€instituted€foreclosure€proceedings€on€the€property.€The€Court€then€permitted€Dr.Ð  \ ÐHarris€to€intervene€as€defendant€in€the€lawsuit.€Dr.€Harris€has€acted€pro€se€during€his€involvementÐ õE Ðin€this€litigation.€Dr.€Harris,€who€stepped€into€the€shoes€of€ALP€when€he€foreclosed€upon€theÐ Þ. Ðproperty€and€intervened€in€this€litigation,€was€bound€by€ALPððs€admissions€as€to€the€identity€of€theÐ Ç Ðheirs€and€the€fractional€interests€owned€by€the€heirs€of€the€subject€property.Ð ° ÐòòÓ  ÓÌThe€Cross„Claim€by€ALPóóÐ €Ð ÐÓÊ(ÓÌà  àWhen€Dr.€Harris€loaned€approximately€$100,000€to€ALP,€he€received€a€promissory€note€inÐ P  Ðthe€amount€of€$375,000.€At€the€foreclosure€sale€of€the€fractional€interests€acquired€by€ALP,€Dr.Ð 9‰ ÐHarris€placed€a€winning€bid€of€$250,000€for€the€property,€$150,000€more€than€he€had€actuallyÐ "r Ðadvanced€to€ALP.€ALP€filed€a€cross„claim€against€Harris€for€the€excess€funds.€At€a€hearing€held€onÐ  [ ÐMay€23,€2002,€the€Court€awarded€a€judgment€against€Dr.€Harris€in€the€amount€of€$150,000.Ð ôD ÐÓ  ÓòòÌThe€Chancery€Courtððs€Final€DecreeóóÐ Ä!  ÐÓW+ÓÌà  àOn€January€28,€2003,€the€Fayette€County€Chancery€Court,€Dewey€C.€Whitenton,€Chancellor,Ð ”#ä" Ðentered€its€final€decree€in€this€matter.€The€decree€reads,€in€relevant€part:Ð }$Í# ÐÌà8  àà ` àIT€IS€...€ORDERED,€ADJUDGED€AND€DECREED€by€the€Court€that€theÐ O&Ÿ!% Ðprior€Orders€of€this€Court€concerning€partition€by€sale€of€the€subject€lands€and€theÐ 8'ˆ"& Ðâ âapproval€of€the€sale€of€the€lands€as€a€result€of€the€auction€of€the€land€held€onÐ !(q#' ÐSeptember€30,€2000€are€incorporated€herein€by€reference€and€made€a€part€of€this€finalÐ ° Ðdecree.׃P×Ý ƒO#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×ЙéÐ Ð  Ðâ âà8  àà ` àIT€IS€FURTHER€ORDERED€by€the€Court€that€the€Order€awarding€damagesÐ ‚Ò Ðin€the€amount€of€$150,000.00€to€American€Logistical€Properties,€Inc.€and€against€Dr.Ð k» ÐJohn€W.€Harris,€Jr.,€Trustee,€is€incorporated€herein€by€reference€and€made€a€part€ofÐ T¤ Ðthis€final€decree.׃N××Ý ƒO#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×Ð= Ð Ð  Ðà8  àà ` àIT€IS€FURTHER€ORDERED€by€the€Court€that€the€attorneys€are€awardedÐ & v Ðtheir€reasonable€and€necessary€expenses€in€the€amount€of€$18,500.00€which€shall€beÐ  _ Ðpaid€out€of€the€common€fund€created€by€the€sale€of€the€land€and€being€held€pursuantÐ ø H Ðto€orders€in€trust€by€the€clerk€of€this€Court.Ðá 1 Ð Ð  Ðà8  àà ` àIT€IS€FURTHER€ORDERED€by€the€Court€that€said€attorneys€shall€beÐ Ê   Ðawarded€their€reasonable€and€necessary€attorneys€fees€in€the€amount€of€$100,000.00Ð ³  Ðlikewise€out€of€the€common€fund€created€by€the€sale€of€the€land€and€being€held€byÐ œì  Ðthe€clerk€of€this€Court.Ð…Õ Ð Ð  Ðà8  àà ` àIT€IS€FURTHER€ORDERED€by€the€Court€that€the€attorneys€are€awardedÐ n¾  Ðadditional€attorneys€fees€in€the€amount€of€$56,850.00€which€fees€shall€be€paidÐ W§  Ðexclusively€from€the€undivided€shares€and€interests€of€Dr.€John€W.€Harris,€Jr.€andÐ @ Ðwhich€the€Court€found€above€were€the€result€of€the€delay€and€unnecessary€expenseÐ )y Ðcaused€by€Dr.€Harris€in€this€cause.ÐbÐ Ð  Ðà8  àà ` àThe€costs€of€this€cause€are€adjudged€against€the€common€fund€created€by€theÐ ûK Ðsale€of€the€land€and€being€held€by€the€clerk€of€this€Court€for€which€execution€mayÐ ä4 Ðissue€as€necessary.Ó@ÓÐÍÐ Ð  ÐÓM6Óà  àOn€April€2,€2003,€the€Court€entered€an€Order€on€Plaintiffsðð€Motion€to€Alter€or€AmendÐ Ÿï ÐJudgment,€awarding€Plaintiffsðð€counsel€ð ðto€recover€pre„judgment€interest€on€their€expenses€incurredÐ ˆØ Ðprior€to€01„01„98€in€the€amount€of€$9,673.73€to€accrue€at€the€rate€of€10%€simple€interest€from€andÐ qÁ Ðafter€January€1,€1998€to€the€date€of€the€Final€Decree€entered€on€January€29,€2003€....ððÐ Zª ÐÌà  àDr.€Harris€filed€his€Notice€of€Appeal€on€April€21,€2003.Ð ,| Ðò òÓ  ÓÌâ âII.€STANDARD€OF€REVIEWó óÐ ÿO ÐÓÑ8ÓÔ#†XŠXXX.ü[#Ôà  àOur€standard€of€review€in€this€non„jury€case€is€òòde€novoóó€upon€the€record€of€the€proceedingsÐ ° Ðâ âbelow€and€there€is€no€presumption€of€correctness€with€respect€to€the€trial€court's€conclusions€of€law.€Ð ™é Ðò òòòCampbell€v.€Florida€Steel€Corp.óó,€919€S.W.2d€26€(Tenn.€1996)€ó óand€Tenn.€R.€App.€P.€13(d).€€TheÐ ‚Ò Ðtrial€court's€factual€findings€are,€however,€presumed€to€be€correct€and€we€must€affirm€such€findingsÐ n¾ Ðabsent€evidence€preponderating€to€the€contrary.€€òòò òUnion€Carbide€Corp.€v.€Huddlestonóó,€854€S.W.2dÐ W§ Ð87€(Tenn.€1993)ó ó.Ô‡X.üXXXŠÔÐ C “ ÐÔ#†XŠXXX.üÕ;#Ôò òÓ  ÓÌIII.€€ISSUES€FOR€REVIEWó óà @h àà @À àà @ àà @p àà @È àÐ  i ÐÓ/<ÓÌà  àThis€case€consolidates€two€separate€appeals,€one€involving€the€cross„claim€of€AmericanÐ ì <  ÐLogistical€Properties,€Inc.,€against€Dr.€Harrisò ò€ó óarising€from€the€purchase€of€the€interest€in€the€propertyÐ Õ %  Ðby€ALP,€Inc.,€and€the€subsequent€default€and€foreclosure;€and€the€other€arising€from€the€partitionÐ ¾  Ðlawsuit€in€which€Dr.€Harris€was€Intervening€Defendant.€In€each€appeal,€Dr.€Harris€raises€multipleÐ §÷  Ðissues.Ð à  ÐòòÓ  ÓÌAppeal€IÐ `°  ÐÓ¿>Óò òÌIssue€1óó:à0 ` àDid€the€court€err€by€allowing€ALP€and€Thomas€Burrell€to€remain€in€the€lawsuitÐ / Ðafter€Dr.€Harris€foreclosed€on€ALP?ó óÐi` (#` (# ÐÌà  àHarris€asserts€that€the€chancery€court€erred€in€permitting€ALP€to€remain€in€the€lawsuit€afterÐ ì< Ðhe€foreclosed€on€ALPððs€interest€in€the€property€at€issue.€ALPððs€continued€involvement€in€the€lawsuitÐ Õ% Ðwas€premised€on€ALPððs€cross„claim€against€Harris€arising€out€of€the€foreclosure.€Tenn.R.Civ.P.Ð ¾ Ð13.07€governs€when€a€party€may€bring€a€cross„claim€against€a€co„party:Ð §÷ ÐÌà8  àA€pleading€may€state€as€cross„claim€any€claim€by€one€party€against€a€co„party€arisingÐ yÉ Ðout€of€the€transaction€or€occurrence€that€is€the€subject€matter€either€of€the€originalÐ b² Ðaction€or€of€a€counterclaim€therein€or€relating€to€any€property€that€is€the€subjectÐ K› Ðmatter€of€the€original€action.Ð4„Ð Ð  ÐÌALP€was€the€original€defendant€in€this€matter€until€the€appellant,€Dr.€Harris,€foreclosed€upon€ALPððsÐ  V Ðinterest€in€the€property.€The€chancery€court€found€that€Harris€bought€the€property€at€the€foreclosureÐ ï ? Ðsale€for€$250,000,€an€amount€that€was€$150,000€in€excess€of€the€consideration€he€advanced€to€ALP.Ð Ø!(  ÐIn€its€cross„claim,€ALP€alleges€that€Dr.€Harrisððs€loan€was€usurious€and€that€Dr.€Harris€should€beÐ Á"! Ðliable€for€the€$150,000€overbid.€Without€question,€ALPððs€cross„claim€against€Mr.€Harris€ð ðrelat[es]Ð ª#ú" Ðto€...€property€that€is€the€subject€matter€of€the€original€action.ðð€€Therefore,€we€find€no€error€in€theÐ “$ã# Ðchancery€courtððs€decision€to€allow€ALP€to€remain€in€the€lawsuit€to€litigate€its€cross„claim€againstÐ |%Ì $ ÐMr.€Harris.Ð e&µ!% Ðòòò òÌIssue€2óó:à0 ` àDid€the€court€err€by€awarding€ALP/Burrell€a€$150,000€judgment€at€the€end€ofÐ 6(†#' Ðthe€trial?ó óÐ )p$(` (#` (# ÐÌà  àThe€second€issue€Dr.€Harris€raises€in€this€appeal€is€whether€the€chancery€court€erred€inÐ ó*C&* Ðawarding€ALP€a€judgment€against€Dr.€HarrisÔÿÝEÔ€ÔÿÜGÔin€the€amount€of€$150,000€as€a€result€of€Dr.€HarrisððsÐ Ü+,'+ Ðoverbid€at€the€foreclosure€sale€of€the€property.€In€his€brief,€Dr.€Harris€alleges€that€the€chanceryÐ ° Ðcourtððs€ruling€ð ðamounted€to€an€improper€modification€of€the€contract€between€the€parties.ðð€Dr.Ð ™é ÐHarris€further€maintains€that€he€is€òòowed€óó$125,000,€since€the€amount€on€the€face€of€the€note€wasÐ ‚Ò Ð$375,000,€and€he€bid€$250,000€on€the€land€at€the€foreclosure€sale.Ð k» ÐÌà  àThe€implicit€basis€for€the€chancery€courtððs€award€of€the€$150,000€judgment€against€Dr.Ð =  ÐHarris€was€that€the€terms€of€the€loan€were€usurious.€In€its€trial€opinion,€the€court€wrote:Ð & v ÐÌà8  à...€Dr.€Harris€loaned€American€Logistical€the€sum€of€approximately€$100,000.00€andÐ ø H Ðreceived€promissory€note(s)€in€an€amount€substantially€in€excess€of€the€actualÐ á 1  Ðamount€loaned€and€the€notes€were€secured€by€a€Trust€Deed€on€the€interests€of€theÐ Ê   Ðheirs€acquired€by€American€Logistical.ÓX/Óг Ð Ð  ÐÓdLÓThe€promissory€notes€had€a€value€of€$375,000,€and€were€given€in€exchange€for€consideration€ofÐ …Õ  Ð$100,000.€They€were€therefore€usurious€on€their€face.€Under€Tennessee€law,€courts€look€to€theÐ n¾  Ðsubstance,€not€the€form,€of€a€transaction€in€determining€whether€the€terms€of€a€loan€are€usurious.€AsÐ W§  Ðthis€court€explained€inò ò€òòAdams€v.€Schwartzóó,€356€S.W.2d€597,€600€(1960)ó ó,€ð ðIf€the€contract€is€in€truthÐ @ Ðand€fact€a€loan€of€money€at€usurious€rates,€it€matters€not€what€devices€may€be€resorted€to€for€theÐ ,| Ðpurpose€of€concealing€its€true€character,€the€law€will€strip€from€it€these€devices,€and€adjudge€it€byÐ e Ðwhat€it€is€in€fact,€rather€than€by€what€it€may€in€its€terms€appear€to€be.ðð€Therefore,€the€chancery€courtÐ þN Ðcould€correctly€have€found€that€the€contract€was€usurious€and€that€Appellant,€Dr.€Harris,€was€onlyÐ ç7 Ðowed€$100,000,€the€amount€of€consideration€he€extended€to€ALP.Ð Ð  ÐÌà  àSince€the€chancery€court€found€that€Dr.€Harris€was€owed€$100,000€by€ALP,€the€court€wasÐ ¢ò Ðcorrect€in€awarding€ALP€a€judgment€for€$150,000,€as€the€surplus€from€the€foreclosure€sale.€AÐ ‹Û Ðcreditor€is€entitled€only€to€the€balance€owed€to€him€out€of€the€proceeds€of€the€foreclosure€sale;€anyÐ tÄ Ðsurplus€goes€to€the€debtor.€òòò òSee€Guinn€v.€Lockeóó,€1858€WL€2865€(Tenn.€1858),€at€*2ó ó.Ð ]­ ÐÓ—#ÓòòÓ  ÓÌAppeal€IIóóÐ g ÐÓ½RÓÓ¤RÓòòò òIssue€1óó:à0 ` àDid€the€court€err€by€allowing€plaintiffsðð€attorney,€James€F.€Schaeffer,€Sr.,€toÐ å 5 Ðremain€as€plaintiffsðð€attorney€after€he€purchased€an€interest€in€the€property€thatÐ Ï!  Ðis€the€subject€of€this€dispute?й" !` (#` (# ÐÌó óà  àDr.€Harris€contends€that€the€chancery€court€erred€in€permitting€plaintiffsðð€attorney,€James€F.Ð $Ý# ÐSchaeffer,€Sr.,€to€continue€representing€plaintiffs€after€he€purchased€an€interest€in€the€property€atÐ v%Æ $ Ðissue€in€this€dispute.€As€the€basis€for€this€assignment€of€error,€Dr.€Harris€alleges€that€Mr.€SchaefferððsÐ _&¯!% Ðacquisition€of€this€property€interest€was€in€violation€of€numerous€provisions€of€the€Tennessee€CodeÐ H'˜"& Ðof€Professional€Responsibility,€particularly€Ethical€Consideration€5„2,€which€reads,€in€relevant€part:Ð 1(#' ÐÌÔ_Ôà8  àAfter€accepting€employment,€a€lawyer€carefully€should€refrain€from€acquiring€aÐ *S%) Ðproperty€right€or€assuming€a€position€that€would€tend€to€make€the€lawyerððs€judgmentÐ ì*<&* Ðless€protective€of€the€interests€of€his€client.ÐÕ+%'+Ð Ð  ЇWhether€Mr.€Schaefferððs€action€in€purchasing€the€land€should€have€disqualified€him€from€continuedÐ ° Ðrepresentation€of€the€Plaintiffs€is€a€matter€for€the€sound€discretion€of€the€chancery€court.€We€noteÐ ™é Ðat€the€outset€that€this€Court€has€stated€in€the€past€that€ð ðcourts€should€be€reluctant€to€disqualify€aÐ ‚Ò Ðlitigantððs€counsel€of€choice€and€should€grant€disqualification€motions€sparingly.ðð€òòò òWhalley€Dev.Ð k» ÐCorp.€v.€First€Citizens€Bancshares,€Inc.óó,€834€S.W.2d€328,€331„2€(Tenn.Ct.App.€1992)ó ó.Ð U¥ ÐFurthermore,€ð ð[c]ourts€should€disqualify€counsel€with€considerable€reluctance€and€only€when€noÐ A ‘ Ðother€practical€alternative€exists.ðð€òòò òIn€re€Ellisóó,€822€S.W.2d€602,€605€(Tenn.Ct.App.€1992)ó ó.€KeepingÐ * z Ðin€mind€that€disqualification€of€an€attorney€is€a€drastic€option€to€be€used€only€when€strictlyÐ  f Ðwarranted,€we€must€determine€whether€the€chancery€court€abused€its€discretion€in€refusing€toÐ ÿ O Ðdisqualify€Mr.€Schaeffer€under€the€circumstances€of€this€case.€The€record€shows€that,€in€DecemberÐ è 8  Ð1997,€Mr.€Schaeffer€informed,€by€letter,€approximately€twenty„five€heirs€that€a€settlement€agreementÐ Ñ !  Ðhad€been€reached€and€that€they€would€€be€paid€for€their€fractional€interests€in€the€land€at€the€priceÐ º  Ðof€$2,500€per€acre.€Soon€after€agreeing€to€this€settlement,€one€of€the€heirs,€Killis€Truehart€IV,Ð £ó  Ðcontacted€Mr.€Schaeffer€and€explained€that€he€was€in€desperate€need€of€the€funds€due€to€a€medicalÐ ŒÜ  Ðcondition€that€required€Mr.€Truehartððs€immediate€return€to€California.€Mr.€Truehart€asked€Mr.Ð uÅ  ÐSchaeffer€to€advance€him€the€funds€for€the€sale€of€Mr.€Truehartððs€fractional€interest€in€the€land;€inÐ ^®  Ðconsideration,€Mr.€Truehart€would€convey€his€fractional€interest€in€the€land€to€Mr.€Schaeffer.€Mr.Ð G— ÐSchaeffer€agreed€to€this€arrangement€and€advanced€the€funds€to€Mr.€Truehart.€There€is€evidence€inÐ 0€ Ðthe€record€that€Mr.€Schaeffer€intended€to€transfer€the€deed€to€Mr.€Burrell€upon€the€conclusion€of€theÐ i Ðsettlement,€but€the€settlement€fell€through,€and€Mr.€Schaeffer€did€not€transfer€the€deed€to€Mr.€BurrellÐ R Ðat€the€expected€time.€However,€he€did€divest€himself€of€the€interest€by€conveying€the€property€to€theÐ ë; Ðclerk€and€master€of€the€chancery€court,€as€trustee,€pursuant€to€an€order€of€the€chancery€court€andÐ Ô$ Ðpending€further€orders€by€the€court.ÔÿNbÔÐ ½  ÐÔÿhbÔÌà  àUnder€the€circumstances€of€this€case,€we€find€that€the€chancery€court€did€not€abuse€itsÐ ß Ðdiscretion€in€refusing€to€disqualify€Mr.€Schaeffer.€The€chancery€court€could€reasonably€have€foundÐ xÈ Ðthat€Mr.€Schaeffer,€in€advancing€the€funds€to€Mr.€Truehart€in€exchange€for€a€quitclaim€deed€to€theÐ a± Ðproperty,€was€only€trying€to€help€Mr.€Truehart€and€did€in€fact€intend€to€transfer€the€title€to€Mr.Ð Jš ÐBurrell€upon€the€consummation€of€the€settlement.€The€fact€that€Mr.€Schaeffer€transferred€theÐ 3ƒ Ðproperty€to€the€clerk€and€master€removes€any€suggestion€of€impropriety€from€Mr.€SchaefferððsÐ l Ðconduct.€We€therefore€find€this€issue€to€be€without€merit.Ð  U Ðòòò òÌà0  àà ° àIssue€2óó:€€Did€the€court€err€by€allowing€the€13.8€acre€tract€to€be€sold€when€it€was€not€included€Ð Ö!&  Ѐ€€€in€the€original€partition€contract€of€Plaintiffsðð€attorney?ÐÀ"!(#(# ÐÌó óà  àAppellant,€Dr.€Harris,€next€alleges€that€the€chancery€court€erred€in€ordering€Parcel€II,€€theÐ ”$ä# Ð13.8€acre€tract,€to€be€sold€when€it€was€not€included€in€the€plaintiffsðð€original€partition€contract€withÐ }%Í $ Ðtheir€attorneys.€Dr.€Harris€argues€that€only€the€larger€of€the€two€tracts€should€have€been€partitioned.Ð f&¶!% ÐWe€must€first€point€out€that€Dr.€Harris€has€no€rights€under€the€plaintiffsðð€contract€with€their€attorney.Ð O'Ÿ"& ÐDr.€Harris€cannot€be€heard€to€base€his€appeal€on€the€plaintiffsðð€contract€with€their€counsel.Ð 8(ˆ#' ÐÌà  àWe€will€therefore€construe€Dr.€Harrisðð€second€assignment€of€error€in€more€general€terms,€asÐ  *Z%) Ðâ âa€challenge€to€the€chancery€courtððs€legal€authority€to€partition€the€second,€smaller€tract€of€land.Ð ó*C&* Ðà  àWe€concede€that€plaintiffs€must€meet€a€high€burden€to€sell€land€for€partition,€when€any€tenantÐ ° Ðâ âin€common€opposes€the€sale.€ð ðA€sale€for€division€will€be€ordered€only€if€the€premises€are€so€situatedÐ ™é Ðthat€the€partition€thereof€cannot€be€made€or€where€the€premises€are€of€such€description€that€it€wouldÐ ‚Ò Ðbe€manifestly€for€the€advantage€of€the€parties€that€the€same€be€sold€instead€of€partitioned.€If€eitherÐ k» Ðof€the€foregoing€conditions€exist,€a€sale€is€justified....€The€burden€of€proof€is€on€him€who€seeks€theÐ T¤ Ðsale.ðð€òòò òGlenn€v.€Greshamóó,€602€S.W.2d€256,€258€(Tenn.Ct.App.€1980)ó ó.€ò òó óThe€chancery€court€found,Ð =  Ðupon€hearing€expert€testimony,€that€the€land€was€not€suitable€for€partition€in€kind.€The€court,€in€itsÐ ) y Ðtrial€opinion,€wrote:Ð  b ÐÌà8  àAfter€the€action€was€filed€in€1994€....€James€Thompson,€an€experienced€FayetteÐ ä 4  ÐCounty€real€estate€broker,€was€employed€to€appraise€the€property€and€to€evaluateÐ Í   Ðwhether€or€not€the€land€could€be€partitioned€in€kind.ж Ð Ð  ÐÌà8  àà ` àAt€the€hearing€of€the€cause€in€May,€1996€...€Mr.€Thompson€testifiedÐ ˆØ  Ðconcerning€the€partitioning€of€the€land€in€kind.€The€Court€found€that€the€land€was€notÐ qÁ  Ðsuited€to€be€equitably€partitioned€in€kind.€This€finding€was€based€upon€the€locationÐ Zª  Ðand€topography€of€the€property,€the€number€of€acres,€and€the€large€number€of€heirs.Ó2PÓÐC“Ð Ð  ÐÓˆpÓNo€transcript€of€the€May,€1996€hearing€was€included€in€the€record€on€appeal.€In€òòò òCoakley€v.€Danielsóó,Ð e Ð840€S.W.2d€367€(Tenn.Ct.App.1992)ó ó,€this€Court€noted:€Ð Q ÐÌà8  àWhere€the€issues€raised€go€to€the€evidence,€there€must€be€a€transcript.€In€the€absenceÐ Ö& Ðof€a€transcript€of€the€evidence,€there€is€a€conclusive€presumption€that€there€wasÐ ¿ Ðsufficient€evidence€before€the€trial€court€to€support€its€judgment,€and€this€Court€mustÐ ¨ø Ðtherefore€affirm€the€judgment.€òòMcKinney€v.€Educator€and€Executive€Insurers,€Inc.óó,Ð ‘á Ð569€S.W.2d€829,€832€(Tenn.Ct.App.1977).€This€rule€likewise€applies€where€there€isÐ zÊ Ða€statement€of€the€evidence€which€is€incomplete.€The€burden€is€upon€the€appellantÐ c³ Ðto€show€that€the€evidence€preponderates€against€the€judgment€of€the€trial€court.Ð Lœ ÐòòCapital€City€Bank€v.€Bakeróó,€59€Tenn.App.€477,€493,€442€S.W.2d€259,€266€(1969).Ð 5… ÐThe€burden€is€likewise€on€the€appellant€to€provide€the€Court€with€a€transcript€of€theÐ n Ðevidence€or€a€statement€of€the€evidence€from€which€this€Court€can€determine€if€theÐ  W Ðevidence€does€preponderate€for€or€against€the€findings€of€the€trial€court.€Ðð @Ð Ð  ÐÌò òId.€at€370.€ó óòòSee€also€ò òScarbrough€v.€Scarbroughóó,€752€S.W.2d€94,€97€(Tenn.Ct.App.1988)€ó ó("WhenÐ Â"! Ðthe€trial€court€hears€the€evidence,€but€the€evidence€is€not€included€in€the€record€on€appeal,€it€isÐ ®#þ" Ðpresumed€that€the€evidence€supports€the€ruling€of€the€trial€court.").€We€must€presume,€therefore,€thatÐ —$ç# Ðthe€evidence€does€not€preponderate€against€the€chancery€courtððs€ruling€that€the€property€could€notÐ €%Ð $ Ðbe€partitioned€in€kind.€We€find€no€error€in€the€chancery€courtððs€order€to€sell€for€partition€both€tractsÐ i&¹!% Ðof€land,€Parcels€I€and€II.€This€assignment€of€error€is€without€merit.òòò òÐ R'¢"& ÐÌà0  àà ° àIssue€3óó:€Did€the€court€err€by€awarding€a€$56,850€punitive€award€to€the€plaintiffsðð€attorney€€€Ð #)s$( Ѐ€€resulting€from€the€intervention€of€John€W.€Harris,€Jr.,€Trustee?Ð *]%)(#(# Ðâ âÐ ÷*G&* Ðó óà  àDr.€Harris€next€contends€that€the€chancery€court€erred€in€ordering€that€he€pay€$56,850.00€inÐ ° Ðâ âattorney€fees€to€plaintiffsðð€attorneys,€Mr.€James€Schaeffer,€Sr.€and€Mr.€James€Schaeffer,€Jr.,€due€toÐ ™é Ðthe€delay€that€was€caused€by€his€intervention€in€this€litigation.€In€its€trial€opinion,€the€court€stated:Ð ‚Ò ÐÌà8  à[T]he€Court€finds€that€it€is€reasonable€that€Dr.€Harris€should€pay,€in€addition€to€hisÐ T¤ Ðpro„rata€part€of€the€$100,000.00€fee€and€the€expenses,€for€a€substantial€portion€of€theÐ =  Ðfees€of€the€attorneys€for€the€plaintiffs€incurred€since€the€intervention€of€Dr.€Harris€inÐ & v Ðthis€cause.€Dr.€Harris,€of€course,€now€is€the€owner€of€the€undivided€interests€of€Mr.Ð  _ ÐBurrell€and€American€Logistical€as€a€result€of€the€foreclosure€sale.€It€is€the€additionalÐ ø H Ðlitigation€time€created€by€Dr.€Harris€in€his€attempt€to€re„litigate€settled€issues,€and€toÐ á 1  Ðunduly€delay€this€matter,€that€the€Court€finds€should€be€compensated€by€him€out€ofÐ Ê   Ðthe€sale€funds€due€him.г Ð Ð  ÐÌà8  àà ` àTherefore,€the€Court,€after€reviewing€all€of€the€credible€evidence,€finds€it€isÐ …Õ  Ðequitable€that€Dr.€Harris€should€pay,€in€addition€to€his€pro„rata€part€of€theÐ n¾  Ð$100,000.00€attorneys€fee€and€the€expenses,€attorneysðð€fees,€for€the€extraordinaryÐ W§  Ðlitigation€and€trial€preparation€time€required€as€a€result€of€his€intervention€in€thisÐ @ Ðcase.Ð)yÐ Ð  ÐÌIt€is€a€general€rule€in€this€State€that€litigants€must€pay€their€own€attorney€fees.ò òòò€Howard€G.€LewisÐ ûK ÐConst.€Co.,€Inc.€v.€Leeóó,€830€S.W.2d€60,€64€(Tenn.Ct.App.1991)ó ó.€In€the€absence€of€a€statutoryÐ å5 Ðprovision€or€a€contractual€agreement€between€the€parties,€attorney€fees,€incurred€by€a€litigant,€areÐ Ñ! Ðnot€a€proper€element€of€damages.€òòò òJohn€J.€Heirigs€Const.€Co.,€Inc.€v.€Exideóó,€709€S.W.2d€604,€609Ð º  Ð(Tenn.Ct.App.1986)ó ó;€òòò òGoings€v.€Aetna€Cas.€&€Sur.€Co.óó,€491€S.W.2d€847,€848Ð ¦ö Ð(Tenn.Ct.App.1972)ó ó.€Such€an€award€is€contrary€to€the€public€policy€of€Tennessee.ò òòò€Howard€G.Ð ’â ÐLewis€Const.€Co.,€Incóó.,€830€S.W.2d€at€64ó ó.Ð ~Î ÐÌà  àIn€the€case€at€bar,€the€chancery€court€cited€no€statutory€authority€for€its€award€of€attorneyÐ S£ Ðfees€as€damages.€We€note€that€Rule€11€of€the€Tennessee€Rules€of€Civil€Procedure€permits€the€awardÐ <Œ Ðof€attorney€fees€as€a€sanction€against€a€party,€when€a€court€finds€that€that€party€has€presentedÐ %u Ðpleadings,€motions,€or€other€papers€to€the€court€ð ðfor€any€improper€purpose,€such€as€to€harass€or€toÐ  ^ Ðcause€unnecessary€delay€or€needless€increase€in€the€cost€of€litigation.ðð€This€basis€for€sanctions€underÐ ÷ G ÐRule€11€is€similar€to€the€chancery€courtððs€stated€reason€for€awarding€additional€attorney€fees€in€theÐ à!0  Ðcase€at€bar.€However,€there€is€no€indication€in€the€record€that€a€party€made€a€motion€for€sanctionsÐ É"! Ðunder€Rule€11.02,€or€that€the€court€followed€the€procedure€prescribed€by€Rule€11€when€the€courtÐ ²#" Ðinitiates€sanctions€on€its€own€initiative.Ð ›$ë# ÐÌà  àBecause€we€find€no€authority,€other€than€Rule€11,€for€awarding€attorney€fees€as€a€sanction,Ð m&½!% Ðand€because€there€is€no€indication€that€the€procedure€required€by€Rule€11€was€followed€by€theÐ V'¦"& Ðchancery€court,€we€vacate€the€award€of€$56,850.00€attorney€fees€as€a€sanction,€and€we€will€remandÐ ?(#' Ðthis€issue€to€the€trial€court€for€further€proceedings€for€the€purpose€of€considering€whether€Rule€11Ð ()x$( Ðsanctions€against€Dr.€Harris€are€merited.Ð *a%) Ðâ âòòò òÐ ú*J&* ÐIssue€4óó:à0 ` àDid€the€court€err€by€refusing€to€appoint€commissioners€to€partition€the€disputedÐ ° Ðâ âland?Кê` (#` (# ÐÌó óà  àDr.€Harris€next€alleges€that€the€chancery€court€erred€in€refusing€to€appoint€commissionersÐ n¾ Ðto€partition€the€land€at€issue€in€this€litigation,€pursuant€to€T.C.A.€29„27„114€(2001).€The€statute€inÐ W§ Ðquestion€reads,€in€relevant€part:Ð @  ÐÌà8  àWhenever€the€judgment€of€partition€is€rendered,€the€court€will€appoint€three€(3)€orÐ  b Ðmore€respectable€freeholders,€any€three€(3)€of€whom€may€perform€the€duty,€to€makeÐ û K Ðthe€partition€so€adjudged,€according€to€the€respective€rights€and€interests€of€theÐ ä 4  Ðparties,€as€the€same€are€ascertained€and€determined.ÓÞkÓÐÍ  Ð Ð  ÐÓOÓIn€this€case,€the€chancery€court€found€that€the€land€was€not€amenable€to€partition€in€kind,€andÐ Ÿï  Ðordered€that€the€land€be€sold€for€partition.€The€chancery€court€refused€to€appoint€commissioners,Ð ˆØ  Ðexplaining€that€the€statute€only€required€the€appointment€of€commissioners€when€land€is€to€beÐ qÁ  Ðpartitioned€in€kind.€Dr.€Harris€contends€that€the€court€should€have€appointed€commissioners€evenÐ Zª  Ðthough€the€land€was€to€be€sold€for€partition.Ð C“ ÐÌà  àA€close€reading€of€T.C.A.€29„27„114€(2001)€and€related€statutes€reveals€that€the€appointmentÐ e Ðof€commissioners€is€contemplated€only€when€a€court€has€ordered€land€to€be€partitioned€in€kind.€ItÐ þN Ðis€implicit€in€the€phrase,€ð ðmake€the€partition€so€adjudged,ðð€that€the€commissioners€will€be€makingÐ ç7 Ða€physical€partition€of€the€land;€i.e.,€a€partition€in€kind.€This€reading€is€borne€out€by€a€reading€ofÐ Ð  ÐT.C.A.€29„27„116€(2001),€in€which€the€role€of€the€commissioners€is€described€only€in€the€contextÐ ¹  Ðof€a€partition€in€kind:€Ð ¢ò ÐÌà8  àIn€making€partition,€the€commissioners€shall€divide€the€premises€and€allot€the€severalÐ tÄ Ðshares€to€the€respective€parties,€quality€and€quantity€relatively€considered,€accordingÐ ]­ Ðto€the€respective€rights€and€interests€of€the€parties€as€adjudged€by€the€court,Ð F– Ðdesignating€the€several€shares€by€posts,€stones,€marked€trees,€or€other€permanentÐ / Ðmonuments;€and€they€may€employ€a€surveyor,€with€the€necessary€assistants,€to€aidÐ h Ðtherein.ÓtnÓÐ QÐ Ð  ÐÓV”ÓThis€description€of€the€procedure€the€commissioners€are€to€follow,€ð ðdesignating€the€several€sharesÐ Ó!#  Ðby€posts,€stones,€marked€trees,€or€other€permanent€monuments,ðð€clearly€contemplates€theirÐ ¼" ! Ðinvolvement€only€in€a€partition€in€kind.€Such€procedure,€performed€ð ðaccording€to€the€respectiveÐ ¥#õ" Ðrights€and€interests€of€the€parties€as€adjudged€by€the€court,ðð€would€have€no€purpose€in€a€sale€forÐ Ž$Þ# Ðpartition.€Clearly,€the€only€role€contemplated€for€these€commissioners€is€pursuant€to€a€partition€inÐ w%Ç $ Ðkind.€Therefore,€we€find€no€error€in€the€chancery€courtððs€refusal€to€appoint€commissioners.Ð `&°!% Ðòòò òÌIssue€5óó:à0 ` àDid€the€court€err€by€awarding€Plaintiffsðð€attorney€$18,500€for€expenses€and€inÐ 1(#' Ðawarding€pre„judgment€interest€on€$9,673.73€of€the€$18,500?Ð)k$(` (#` (# Ðâ âÐ *U%) Ðó óà  àDr.€Harris€contends€that€the€chancery€court€erred€in€awarding€plaintiffsðð€attorneys€$18,500.00Ð ° Ðfor€expenses,€and€further€erred€in€awarding€the€plaintiffsðð€counsel€pre„judgment€interest€onÐ ™é Ð$9,673.73€of€that€amount,€at€the€rate€of€10%€simple€interest€from€January€1,€1998.Ð ‚Ò Ðâ âÌà  àThe€amount€of€expenses€to€which€plaintiffsðð€attorneys€are€entitled€is€a€question€of€fact.€AÐ T¤ Ðpresumption€of€correctness€attaches€to€the€chancery€courtððs€factual€findings,€and€will€be€reversedÐ =  Ðonly€if€the€evidence€preponderates€against€the€chancery€courtððs€factual€finding.€Having€reviewed€theÐ & v Ðrecord,€including€the€record€of€expenses€submitted€by€plaintiffsðð€attorneys,€we€do€not€find€that€theÐ  _ Ðevidence€preponderates€against€the€chancery€courtððs€award€of€$18,500.00€in€expenses€to€plaintiffsððÐ ø H Ðcounsel.Ð á 1  ÐÌà  àThe€Tennessee€prejudgment€interest€statute,€T.C.A.€47„14„123€(2001),€states,€in€relevant€part:Ð ³  Ðà8  àPrejudgment€interest,€i.e.,€interest€as€an€element€of,€or€in€the€nature€of,€damages,€asÐ œì  Ðpermitted€by€the€statutory€and€common€laws€of€the€state€as€of€April€1,€1979,€may€beÐ …Õ  Ðawarded€by€courts€or€juries€in€accordance€with€the€principles€of€equity€....Ðn¾ Ð Ð  ÐÌThe€statuteððs€definition€of€prejudgment€interest€as€an€ð ðelement€of,€or€in€the€nature€of,€damages,ððÐ @ Ðsuggests€that€an€award€of€prejudgment€interest€is€available€only€to€òòparties€óóto€a€case„„„not€to€theirÐ )y Ðattorneys.€An€attorney€is€not€a€party€to€a€case€and€cannot€be€awarded€damages€for€delay€caused€byÐ b Ða€partyððs€intervention,€however€vexatious€it€may€have€been.€This€conclusion€is€supported€by€theÐ ûK Ðreasoning€of€our€supreme€court,€in€the€case€ofò ò€òòMyint€v.€Allstate€Insurance€Co.óó,€970€S.W.2d€920Ð ä4 Ð(Tenn.€1998)ó ó,€in€which€the€court€explains€the€rationale€underlying€prejudgment€interest:Ð Ð  ÐÌà8  àSimply€stated,€the€court€must€decide€whether€the€award€of€prejudgment€interest€isÐ ¥õ Ðfair,€given€the€particular€circumstances€of€the€case.€In€reaching€an€equitable€decision,Ð ŽÞ Ða€court€must€keep€in€mind€that€ò òthe€purpose€of€awarding€the€interest€is€to€fullyÐ wÇ Ðcompensate€a€plaintiff€for€the€loss€of€the€use€of€funds€to€which€he€or€she€wasÐ c³ Ðlegally€entitledó ó,€not€to€penalize€a€defendant€for€wrongdoing.ÐMÐ Ð  ÐÌò òId.€at€927.ó ó€Prejudgment€interest,€then,€is€not€properly€awarded€to€counsel€for€the€costs€incurred€inÐ "r Ðrepresenting€a€client.€In€this€case,€the€plaintiffsðð€attorneys€have€been€awarded€their€costs€and€a€fairÐ  ^ Ðattorney€fee.€We€therefore€reverse€the€chancery€courtððs€award€of€prejudgment€interest€on€the€amountÐ ÷ G Ðof€$9,673.73,€and€order€that€the€plaintiffsðð€attorneys€be€awarded€$18,500.00€for€their€costs,€€withoutÐ à!0  Ðinterest.Ð É"! Ðòòò òÌIssue€6óó:à0 ` àDid€the€court€err€in€requiring€Intervening€Defendant€pay€a€pro€rata€share€of€theÐ š$ê# Ð$100,000€attorney€fee€in€this€cause?Є%Ô $` (#` (# Ðó óÌà  àDr.€Harris€contends€that€chancery€court€erred€in€ordering€that€the€attorney€fee€awarded€to€theÐ W'§"& ÐShaeffers€be€paid€from€the€common€fund€of€proceeds€from€the€sale€of€the€land,€with€the€effect€thatÐ @(#' ÐDr.€Harris€must€pay€a€pro€rata€share€of€the€$100,000€attorney€fee€in€this€case.€The€Tennessee€statuteÐ ))y$( Ðgoverning€the€award€of€attorney€fees€in€partition€cases€is€T.C.A.€29„27„121€(2001),€which€reads,€inÐ *b%) Ðrelevant€part:Ð û*K&* ÐÐ ä+4'+ Ðà8  àThe€court€may,€in€its€discretion,€order€the€fees€of€the€attorneys€for€the€complainantÐ ° Ðand€defendant€to€be€paid€out€of€the€common€fund,€where€the€property€is€sold€forÐ ™é Ðpartition€....ЂÒÐ Ð  ÐÌÓÒÓWe€review€the€chancery€courtððs€decision€for€abuse€of€discretion.€Ð T¤ ÐÓ©Óà  àWe€begin€our€analysis€by€noting€that€the€ð ðcommon€fund€doctrineðð€rests€on€the€equitableÐ & v Ðprinciple€that€all€individuals€who€have€ð ðreceived€a€benefit€should€bear€some€of€the€cost€of€obtainingÐ  _ Ðthat€benefit.ðð€òòMethod€of€Calculating€Attorneysðð€Fees€Awarded€in€Common„Fund€or€Common„BenefitÐ ø H ÐCasesð— ðState€Casesóó.€56€A.L.R.5th€107€(1998).€The€common„fund€doctrine€is€commonly€invokedÐ á 1  Ðin€the€context€of€class„action€lawsuits,€but€it€is€also€widely€applied€in€partition€cases.€We€areÐ Ê   Ðpersuaded€by€the€reasoning€of€the€Alabama€Supreme€Court€which€stated€that€ð ðwhen€attorneyððs€feesÐ ³  Ðare€allowed€[to€be€paid€from€the€common€fund€in€partition€cases],€it€is€on€the€basis€of,€and€solely€for,Ð œì  Ðthe€benefits€inuring€to€the€common€estate€and€to€the€tenants€in€common€....ðð€òòò òGodwin€v.€Dorganóó,€811Ð …Õ  ÐSo.2d€503,€506€(Ala.€2001)€(quoting€òòEx€parte€Martinóó,€775€So.2d€202,€206€[Ala.2000]).Ð qÁ  Ðó óÌà  àThe€chancery€court,€in€making€its€determination€that€a€sale€for€partition€is€necessary,€mustÐ D” Ðdo€so€in€light€of€what€is€most€beneficial€to€all€tenants€in€common.€Therefore,€this€court€must€presumeÐ -} Ðthat€the€efforts€of€the€plaintiffsðð€attorneys,€the€Schaeffers,€in€seeking€the€partition€of€the€land,Ð f Ðredounded€to€the€benefit€of€all€parties€with€an€interest€in€the€land,€Dr.€Harris€as€well€as€theÐ ÿO ÐSchaeffersðð€clients.€In€light€of€the€fact€that€all€parties€enjoyed€the€benefits€of€the€SchaeffersððÐ è8 Ðrepresentation,€it€is€equitable€that€all€the€parties,€including€Dr.€Harris,€should€pay€their€share€of€theÐ Ñ! Ðattorney€fees€in€proportion€to€their€interest€in€the€land€at€issue€in€this€litigation.€We€therefore€findÐ º  Ðthat€the€chancery€court€did€not€abuse€its€discretion€in€ordering€that€Dr.€Harris€pay€a€pro€rata€shareÐ £ó Ðof€the€attorney€fees.Ð ŒÜ Ðòòò òÌIssue€7óó:à0 ` àDid€the€court€err€in€disbursing€from€the€general€fund€the€auctioneerððs€fee€ofÐ ]­ Ð$60,000.00?ó óà  àà h àà À àà  àà p àà È àà  àà x àà Ð àà @Ð àÐG—` (#` (# ÐÌà  àDr.€Harrisððs€final€assignment€of€error€concerns€the€disbursement€of€the€auctioneerððs€fee€ofÐ j Ð$60,000€from€the€general€fund.€The€court,€in€its€Order€Approving€Auctioneerððs€Contract€entered€onÐ  S ÐAugust€4,€2000,€directed€that€the€auctioneer€should€receive€a€6%€commission€from€the€sale€of€theÐ ì < Ðland€and€should€be€allowed€expenses€incurred€in€connection€with€the€sale€not€to€exceed€$7,000.€Ð Õ!%  ÐÌà  àUnder€T.C.A.€35„5„112€(2001),€the€chancery€court€has€discretion€to€appoint€and€fix€theÐ §#÷" Ðcompensation€of€an€auctioneer€in€a€public€sale€of€property:Ð $à# ÐÌà8  àAuctioneer€services€and€fee.€(a)€Whenever€real€or€personal€property€is€to€be€sold€atÐ b&²!% Ðpublic€sale€under€any€order€or€decree€of€any€court€in€this€state,€the€court,€judge,€orÐ K'›"& Ðchancellor€under€whose€jurisdiction€such€sale€is€to€be€made€has€the€discretionaryÐ 4(„#' Ðauthority€to€secure€the€services€of€an€auctioneer€licensed€in€this€state€to€conduct€suchÐ )m$( Ðpublic€sale€and€to€fix€the€auctioneerððs€fee,€such€fee€to€be€not€more€than€six€percentÐ *V%) Ð(6%)€of€the€sale€price€of€real€property.Ðï*?&*Ð Ð  ÐÐ Ø+('+ ÐAs€we€explained€in€our€discussion€of€Appeal€II,€Issue€6,€òòsupraóó,€we€believe€that€the€sale€for€partitionÐ ° Ðbenefitted€all€parties,€including€Dr.€Harris.€Under€such€circumstances,€it€is€appropriate€to€order€suchÐ ™é Ðfees€to€be€paid€out€of€the€common€fund,€so€that€they€are€paid€on€a€pro€rata€basis,€proportionately€toÐ ‚Ò Ðthe€amount€of€benefit€a€party€derived€from€the€sale.€We€therefore€find€that€the€chancery€court€didÐ k» Ðnot€abuse€its€discretion€when€it€ordered€that€the€auctioneerððs€fee€be€paid€out€of€the€common€fund.Ð T¤ ÐThis€assignment€of€error€is€without€merit.Ð =  Ðò òÓ  ÓÌIV.€€CONCLUSIONÐ  ` Ðó óÓáºÓÌà  àThe€judgment€of€the€chancery€court€ordering€that€Dr.€Harris€pay€$56,850€in€additionalÐ ã 3  Ðattorney€fees€to€plaintiffsðð€attorneys€out€of€his€share€of€the€sale€proceeds€is€reversed;€we€remand€thisÐ Ì   Ðcase€to€the€trial€court€for€further€proceedings€under€Tenn.€R.€Civ.€P.€11€to€determine€whether€RuleÐ µ  Ð11.02€sanctions€against€Dr.€Harris€are€warranted.€We€also€reverse€the€chancery€courtððs€award€toÐ žî  ÐPlaintiffsðð€attorneys€of€prejudgment€interest€on€the€amount€of€$9,673.73.€The€chancery€courtððsÐ ‡×  Ðjudgment€is€affirmed€in€all€other€respects.€Costs€of€this€appeal€are€assessed€to€Dr.€John€W.€Harris,Ð pÀ  ÐJr.€and€his€surety.ò òó óÔ#†¼Û»XXŠm #ÔÔ€XŠX»¼ÛÔÐ Y©  ÐÌÌÌà  àà ` àà ¸ àà  àà h à__________________________________________Ð ýM Ðà  àà ` àà ¸ àà  àà h àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€W.S.