ÿWPCØ" IÞ3wʲ G ÛÆU înwFB  BEê²8Ph±Ë§Xƒ»°Ì¡Y,¸Cç®·‡¡ÄD–öWÜ2sÖ.ÑÉÓÌNxÆl\hE[­ì'õžÕݳO7"ÐrÒjÔÃ=ˆÜ-˜F‡ÀŽ w”¦]Ûß–è?»À³ñvþfK¿[ÖíÔâZFßÞt^²+éî©øÊý´"#À8ôûø -ìýþ½WB€$ŸÐ${j43pk†aÌ^÷´üHã#9¶#^A ×TY,[P*&½°Žêç'¡æ4Î7›«UAfð7C–6UË>Î×øÛÞ^Ôbü¢{#_׋$ÃVfMÑ ÷Ç+çu?ZøÄ39M.W×ø¥÷¨Z‰n!ö1æÍ&}¦ˆ½Æô2 Ÿ–nòçHÍY,מ~Páö[¾. ¹«BÕ?ß[,©ö÷”°(¸wëcušÜsÈã!-; D1ÉF½…g%ÁM¸yRt䣤M^$v°ïЃµždÜ‘Ì0Æ_ ‘Â~S ·ãW»¥7½Äô !7U5݆Jbiêc–!%0.è_ÊÔ¦à{pN5o;÷]=b9¿@"H˜›:åþxÝ›ànFÊÍkô<ìå('R+"ù‡Cpšb#Á\ % ^ # 0ˆ/ UJN· w 4 z Ò— i x mz U*N‘ Æß Æ¥ Æk Æ11N÷ 0 DùùE=???????bGáOOå00UNÓccð66UN&[ttt"ÏÏÏšññJ‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹‹ 0 ëÕÕÕÕ BÀÀ 0¤Ý D3 D-´ 0Káá AS, Æ 0¤E! 0Dé! A«-"˜HP LaserJet 4050 Series PCL 6ÈÈ,,,,ÈÈ0»:q…-s (`o$¡¡Ñ€.ÑÑ8€EI»»d»»d8ÑÑ ýý ÑÓ  Ó(í€"  Z6Times New Roman Regularš‚,-ingPn¥ ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|x ÿU‹ÿÀÀÀ(ÈhH  Z‹6Times New Roman RegularLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 (#Ã$òòÚ  Ú0Ú  Úóó - ù- ×Ý ƒRŠw$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔThere€was€apparently€also€a€federal€tax€lien€on€the€property€in€the€amount€of€$27,165.15. ÛÝ ƒRŠw$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔÔ‡#ôómòòôómÔThe€1994€sale€of€the€home€is€not€at€issue€in€this€case.Ô#†ôómòò#ôóm~#Ô€Ô‡#ôómòòôómÔ€Ô#†ôómòò#ôómø#ÔIn€addition,€Ô‡#ôómòòôómÔin€1990€and€1991,€the€Halls€executed€twoÐ ° Ðadditional€Deeds€of€Trust€on€the€property€to€Ô_ÔSovranÔ_Ô€Bank€in€amounts€of€$60,000.00€and€$10,000.00.€Ô#†ôómòò#ôómH#Ô€That€bank€had€aÐ tÄ Ðlien€on€the€property€at€the€time€of€the€foreclosure€and€was€paid€with€the€proceeds€of€the€foreclosure€sale.€€(ÈhH  Z‹6Times New Roman Regular ÉÝ ƒRŠw$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔIn€their€briefs,€the€parties€appear€to€take€differing€positions€on€whether€Mrs.€Hall€attended€the€meeting.€€TheÐ ° Ðrecord€supports€the€Hallsðð€position€that€only€Mr.€Hall€attended€the€meeting.€€Determination€of€this€factual€question,Ð tÄ Ðhowever,€is€not€necessary€to€the€resolution€of€the€appeal. æÝ ƒRŠw$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔÔ‡(ôómòòôómÔ€Mrs.€Hall€did€not€sign€this€document.Ô#†ôómòò(ôóm~#Ô(ÈhH  Z‹6Times New Roman Regular QÝ ƒRŠw$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔFrom€the€record,€we€were€able€to€ascertain€that€the€Halls€procured€several€loans€from€TWCU€from€1981Ð ° Ðonward,€including€two€(2)€automobile€loans€and€the€mortgage€at€issue€in€the€case€herein.€€ Ý ƒRŠw$ÝÓ  Óà  àòòÚ  Ú6Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔThere€is€no€explanation€in€the€record€for€the€difference€between€the€Fifty€Thousand€Dollars€($50,000)Ð ° Ðrequested€on€the€Ô_ÔLoanlinerÔ_Ô€Credit€Application€and€the€Sixty€Thousand€Dollars€($60,000)€on€the€Deed€of€Trust€and€theÐ tÄ ÐTruth„in„Lending€Disclosure€given€the€Halls€in€1989.€€Neither€party,€however,€disputes€the€amount€of€the€loan€on€appeal. Ý ƒRŠw$ÝÓ  Óà  àòòÚ  Ú7Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔFurther,€it€is€a€general€rule€of€construction€that€a€deed€of€trust€and€a€note€secured€by€it€are€deemed€to€be€partsÐ ° Ðof€one€transaction€and€are€to€be€construed€together€as€such,€with€the€intention€of€the€parties€to€be€determined€from€anÐ tÄ Ðexamination€of€both€unless€there€is€an€irreconcilable€difference€between€the€two€documents.€€òòÔ_ÔFergesonÔ_Ô€v.€Peoples€Ô_ÔNatððlÔ_ÔÐ 8ˆ  ÐBankóó,€800€S.W.2d€181,€183€(Tenn.€1990). @Ý ƒRŠw$ÝÓ  Óà  àòòÚ  Ú8Ú  ÚóóÔ€ôómò»»ÔÝ  ÝÔ_ÔIn€determining€that€the€Halls€were€required€to€pay€the€attorneyððs€fees,€the€trial€court€quoted€the€language€fromÐ ° Ðthe€Note€signed€on€March€14,€1989,€by€Mr.€and€Mrs.€Hall.€€(|G2Šw$¤¤Ý ƒo!ÝÑ€ÑÑ8€D¥»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôómò»»Ô d(|3Y'$££Ý ƒo!ÝÑ€ÑÑ8€D¥»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Y'$¢¢Ý ƒo!ÝÑ€ÑÑ8€D¥»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒo!ÝÑ€ÑÑ8€D¥»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼D¥»»»ÔÑ8€¹XXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡îUÔD¥ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@kk$ìàAT€NASHVILLEÔ#†¼D¥»îîUÔ #ԈРÖ& ÐÓ  ÓFebruary€14,€2002€SessionÐ üL ÐÔ‡X¹X»¼D¥ÔÌò òÔ#†¼D¥»XX¹ö#ÔRAY€C.€HALL,€òòet€al.óó€v.€TENNESSEE€WORKERS€CREDIT€UNIONÔ‡X¹X»¼D¥Ôó óÐ úJ ÐÌà@@½½ìàò òAppeal€from€the€Chancery€Court€for€Davidson€CountyÐ ú J Ðà@@øøìàNo.€98„3798„III€€€€€€Ellen€Ô_ÔHobbsÔ_Ô€Lyle,€ChancellorÐ æ 6 ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<©` AßÐ ªú  ÐÌà@@TTìàNo.€M2001„01346„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€December€5,€Ô_Ô2002Ô_ÔÐ ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í  Ðó óÌÓ  ÓHusband€and€Wife€obtained€a€loan€from€a€credit€union€and€pledged€their€home€as€security€for€theÐ xÈ  Ðnote€under€a€Deed€of€Trust.€€The€Deed€of€Trust€required€Husband€and€Wife€to€maintain€propertyÐ d´ Ðtaxes€and€insurance€on€the€property.€€The€credit€union€foreclosed€on€the€property€after€Husband€andÐ P  ÐWife€continuously€failed€to€maintain€the€taxes€and€insurance.€€Husband€and€Wife€filed€suit€againstÐ <Œ Ðthe€credit€union,€arguing€that€the€agreement€between€the€partiesÔ#†¼D¥»XX¹w#ÔÔ‡X¹X»¼D¥Ô€did€not€provide€the€remedy€ofÐ (x Ðforeclosure€for€mere€nonpayment€of€taxes€and€insurance.€€The€trial€court€granted€summary€judgmentÐ d Ðfor€the€credit€union.€€Because€we€find€that€the€agreement€between€the€parties€provides€the€remedyÐ P Ðof€foreclosure€for€breach€of€any€promise€made€under€the€agreement,€including€the€promise€to€payÐ ì< Ðproperty€taxes€and€insurance,€we€find€that€the€trial€court€was€correct€in€granting€summary€judgmentÐ Ø( Ðfor€the€credit€union€and€affirm€that€decision.Ð Ä ÐÓâÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right:€Judgment€of€the€Chancery€CourtÐ œì ÐAffirmed€and€Remandedó óÐ ˆØ ÐÌòòÓ  ÓÔ#†¼D¥»àX¹&#ÔÔ‡X¹X.¼D¥ÔPatricia€J.€Cottrell,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòWilliam€B.€Cain,€J.óó€andÐ `° ÐòòVernon€Neal,€Sp.€J.óó,€joined.Ð L œ ÐÌHarry€W.€Miller,€III,€Nashville,€Tennessee,€for€the€appellants,€Ray€C.€Hall€and€Jacqueline€S.€Hall.Ð $"t! ÐÌL.€Gino€Ô_ÔMarchettiÔ_Ô,€Jr.,€A.€Allen€Smith,€III,€Nashville,€Tennessee,€for€the€appellee,€TennesseeÐ ü#L# ÐWorkers€Credit€Union.Ð è$8 $ ÐÓ2 Óò òÌOPINIONó óÔ#†¼D¥»XX¹a #ÔÔ‡X¹X»¼D¥ÔÐ À&"& ÐÌÓ  Óà  àRay€and€Ô_ÔJaquelineÔ_Ô€Hall€(ð ðHallsðð),€the€debtors,€sued€their€creditor,€Tennessee€Workers€CreditÐ ˜(è#( ÐUnion€(ð ðÔ_ÔTWCUÔ_Ôðð),€because€Ô_ÔTWCUÔ_Ô€foreclosed€on€the€debtorsðð€house.€€The€complaint€alleged€theÐ „)Ô$) Ðforeclosure€was€improper€and€made€in€bad€faith€because€it€was€in€breach€of€the€Deed€of€Trust.€Ð p*À%* ÐÔ_ÔTWCUÔ_Ô€foreclosed€on€the€property€covered€by€the€Deed€of€Trust€because€of€the€debtorsðð€repeated€andÐ \+¬&+ Ðcontinuing€failure€to€maintain€insurance€on€the€house€and€to€pay€taxes€on€it,€both€of€which€wereÐ H,˜', Ðobligations€set€out€in€the€Deed€of€Trust.Ð 4-„(-ý ÐÔ_ Ô‡à  àThe€debtorsðð€argument€is€that€the€Deed€of€Trust€did€not€authorize€acceleration€of€the€loanÐ ° Ðamounts€due,€a€declaration€of€default,€or€foreclosure€for€failure€to€maintain€insurance€and€pay€taxesÐ œì Ðon€the€property.€€The€trial€court€granted€summary€judgment€to€TWCU€and€considered€otherÐ ˆØ Ðdocuments€which€TWCU€contends€are€part€of€the€financial€arrangement€between€it€and€the€debtors.Ð tÄ ÐThe€debtors€argue€that€the€trial€court€could€not€have€considered€documents€outside€the€Deed€of€Trust.Ð `° ÐÌà  àÔ‡ X¹XXX¹ÔThe€facts€are€undisputed.€€In€March€of€1989,€the€Halls€obtained€a€loan€from€TWCU€forÐ 8 ˆ Ðapproximately€Sixty€Thousand€Dollars€($60,000.00).€€Their€personal€residence€at€One€BreckenridgeÐ $ t Ðwas€pledged€as€security€for€performance€of€their€contractual€obligations.€€The€loan€was€secured€byÐ  ` Ða€Deed€of€Trust€which€was€duly€recorded.€€The€Halls€signed€various€documents€during€the€initialÐ ü L  Ðloan€application€process.€€In€addition,€other€documents€had€been€executed€by€Mr.€Hall€a€number€ofÐ è 8  Ðyears€earlier€when€the€relationship€with€the€credit€union€was€established.Ð Ô$  ÐÌà  àThe€Halls€made€an€arrangement€with€TWCU€wherein€the€mortgage€amounts€would€beÐ ¬ü  Ðdeducted€semi„monthly€from€their€checking€account€in€the€amount€of€$432.50.€€The€Deed€of€TrustÐ ˜è  Ðrequired€the€Halls€to€keep€insurance€on€the€property€and€to€pay€all€taxes€and€assessments€when€due.Ð „Ô  ÐIn€the€event€that€the€Halls€failed€to€fulfill€these€requirements,€the€Deed€of€Trust€allowed€TWCU€toÐ pÀ Ðsecure€insurance€and/or€pay€taxes€and€assessments€and€charge€the€Halls€for€the€amount€expendedÐ \¬ Ðas€part€of€the€debt.Ð H˜ ÐÌÔ#† ¼D¥»X X¹« #ÔÔ‡ X¹X» ¼D¥Ôà  àThe€Halls,€by€their€own€admissions,€failed€to€maintain€insurance€and€pay€taxes€on€theÐ  p Ðproperty.€€They€did€not€pay€their€county€property€taxes€for€1992€and€1993,€which€resulted€in€liensÐ  \ Ðon€the€property€in€the€amounts€of€$5,725.43€and€$7,004.34.׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Ô#† ¼D¥»X X¹È#ÔÔ#†¼D¥»» ¼D¥y#ÔÔ‡ ¼D¥»»¼D¥ÔÔ‡ X¹X» ¼D¥Ô€€Ô#† ¼D¥»X X¹Æ#ÔÔ‡ X¹X» ¼D¥ÔAs€a€consequence€of€their€failure€to€payÐ øH Ðtaxes,€the€house€was€sold€in€1994,€but€the€Halls€were€able€to€redeem€or€repurchase€the€home.׃!T×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×Ð ä4 ÐÌà  àBecause€of€the€Hallsðð€failure€to€pay€taxes,€TWCU€determined€that€the€Halls€were€in€default.€Ð ¼  ÐOn€September€27,€1994,€TWCU€Trustee€Paul€White€met€with€Mr.€Hall,׃$h×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€and€the€parties€discussedÐ ¨ø Ðoptions€in€lieu€of€foreclosure.€€Mr.€Hall€assured€TWCU€that€he€would€be€receiving€a€substantialÐ ”ä Ðdistribution€from€the€estate€of€Hobart€Hall€that€would€permit€him€to€extinguish€the€debt€owed€toÐ €Ð ÐTWCU.€€Mr.€White€sent€Mr.€Hall€a€letter€confirming€the€agreements€reached€at€the€meeting:€inÐ l¼ Ðexchange€for€TWCUððs€commitment€to€stay€foreclosure,€the€Halls€agreed€to€do€several€things:€(1)Ð X ¨ Ðprovide€a€copy€of€the€recorded€release€of€the€federal€tax€lien;€(2)€provide€proof€of€insurance€for€allÐ D!” Ðautomobiles€currently€financed€through€TWCU;€(3)€provide€evidence€of€payment€of€delinquentÐ 0"€  Ðproperty€taxes;€(4)€provide€a€confirmation€of€the€tax€sale€on€the€Breckenridge€property;€(5)€provideÐ #l! Ða€letter€from€attorney€Gary€Temple€regarding€the€amount€of€Mr.€Hallððs€share€in€the€estate€of€HobartÐ ° ÐHall;€and,€(6)€keep€insurance€on€the€residence€and€retire€all€debts€with€TWCU€upon€receipt€of€Mr.Ð œì ÐHallððs€distribution€from€the€estate.€€October€15,€1994,€was€set€as€the€date€for€compliance.Ð ˆØ ÐÌà  àOn€March€20,€1995,€and€April€21,€1995,€Mr.€White€again€wrote€to€Mr.€Hall€regarding€theÐ `° ÐHallsðð€failure€to€fulfill€all€of€the€commitments€made€at€the€September€meeting.€€TWCU€received€noÐ L œ Ðresponse€to€either€of€these€letters.€€TWCU€then€contacted€attorney€Gary€Temple€to€inquire€about€theÐ 8 ˆ Ðdistribution€of€Hobart€Hallððs€estate€and€learned€that€no€distribution€to€Ray€Hall€would€be€made€inÐ $ t Ðthe€near€future.€€During€this€time,€the€1994€and€1995€county€property€taxes€went€unpaid.€€Ð  ` ÐÌà  àOn€May€1,€1995,€Mr.€White€wrote€to€Mr.€Hall€providing€notice€that€TWCU€intended€to€beginÐ è 8  Ðforeclosure€proceedings€on€May€31,€1995.€€The€day€the€foreclosure€proceedings€were€to€begin,€Mr.Ð Ô$  ÐHall€wrote€to€TWCU€CEO,€Kenneth€Wiggins,€asking€for€time€to€sell€the€property€at€OneÐ À  ÐBreckenridge€in€order€to€satisfy€the€debt€owed€to€TWCU€and€conceding€that€the€1995€property€taxesÐ ¬ü  Ðwere€not€paid.Ð ˜è  ÐÌà  àOn€June€9,€1995,€Mr.€White€wrote€a€letter€to€Mr.€Hall.€€The€letter€set€ninety€(90)€days€as€aÐ pÀ Ðdeadline€to€either€produce€a€contract€of€sale€or€refinance€the€home.€€The€letter€contained€anÐ \¬ Ðacknowledgment€for€Mr.€Hall€to€sign€and€return€to€TWCU.€€The€acknowledgment€was€executed€byÐ H˜ ÐMr.€Hall€and€returned€to€TWCU€on€June€18,€1995.€€At€some€point,€the€Halls€listed€their€home€withÐ 4„ Ða€real€estate€agent€for€a€list€price€in€excess€of€$800,000.00.€Ð  p ÐÌà  àIn€late€August€1995,€TWCU€learned€that€the€insurance€on€the€property€was€set€to€expire€onÐ øH ÐSeptember€9,€1995.€€Upon€learning€this€information,€Mr.€White€wrote€a€letter€to€Mr.€Hall€on€AugustÐ ä4 Ð30,€1995,€notifying€him€of€the€impending€breach€of€the€agreement€for€failure€to€maintain€insuranceÐ Ð  Ðon€the€property.€€The€Halls€did€not€respond€to€this€letter.€€On€September€13,€1995,€Mr.€White€againÐ ¼  Ðwrote€a€letter€to€Mr.€Hall€notifying€him€of€the€default€for€failure€to€maintain€insurance€on€theÐ ¨ø Ðproperty.€€TWCU€began€the€foreclosure€process€at€that€time.€€Ð ”ä ÐÌà  àOn€December€4,€1995,€the€property€at€One€Breckenridge€was€sold€at€a€foreclosure€sale€forÐ l¼ Ð$425,000.00.€€At€the€time€of€the€foreclosure,€the€1994€and€1995€taxes€were€overdue€and€the€1995Ð X ¨ Ðinsurance€on€the€property€had€not€been€paid.€€The€balance€on€the€TWCU€mortgage€was€$29,966.37.€Ð D!” ÐAfter€satisfaction€of€their€debts,€the€Halls€were€issued€a€check€for€the€proceeds€of€the€sale€in€theÐ 0"€  Ðamount€of€$290,783.46.€Ô#†X¹XX X¹§#ÔÔ#†¼D¥»XX¹ #ÔÔ‡X¹X»¼D¥ÔÔ‡ X¹XXX¹Ô€The€Halls€were€current€on€their€loan€payments€to€TWCU.€€The€last€paymentÐ #l! Ðwas€deducted€from€their€bank€account€on€November€30,€1995,€just€a€few€days€prior€to€the€foreclosureÐ $X" Ðsale.€€Ô#†X¹XX X¹p,#ÔÔ#†¼D¥»XX¹Q,#ÔÔ‡X¹X»¼D¥ÔÐ ô$D # ÐÔ‡ X¹XXX¹ÔÔ#† ¼D¥»X X¹²-#ÔÔ‡ X¹X» ¼D¥ÔÌà  àThe€Halls€filed€suit€against€TWCU€in€December€of€1995.€€The€original€complaint€allegedÐ Ì&"% Ðbreach€of€contract,€bad€faith,€breach€of€fiduciary€duty,€and€outrageous€conduct.€€The€Halls€voluntarilyÐ ¸'#& Ðnon„suited€their€complaint€after€the€trial€court€denied€a€petition€for€a€temporary€injunction.€€Ð ¤(ô#' Ðâ âÐ )à$( Ðà  àThe€Halls€filed€a€second€verified€complaint€in€Davidson€County€Chancery€Court€onÐ ° ÐDecember€28,€1998,€against€TWCU.€€The€Hallsðð€claims€were€based€on€the€foreclosure€andÐ œì Ðsubsequent€sale€of€their€property€by€TWCU€in€1995.Ð ˆØ Ðâ âÌà  àTWCU€and€the€Halls€both€filed€motions€for€summary€judgment€with€the€trial€court.€€AfterÐ `° Ða€hearing,€the€trial€court€granted€TWCUððs€motion€for€summary€judgment€and€issued€a€final€order€onÐ L œ ÐJuly€9,€2001,€awarding€$9,022.32€in€attorneyððs€fees€and€costs€to€TWCU€based€on€the€terms€of€theÐ 8 ˆ Ðcontract€between€the€parties.€Ô#†X¹XX X¹æ-#ÔÔ‡ X¹XXX¹ÔÔ#† ¼D¥»X X¹(.#ÔÔ‡ X¹X» ¼D¥ÔThe€Halls€appeal€that€judgment.€Ð $ t ÐÌà  àIn€ruling€on€the€motion€for€summary€judgment,€the€trial€court€concluded€that€there€was€noÐ ü L  Ðgenuine€issue€of€material€fact€and€that€as€a€matter€of€law€TWCU€did€not€breach€the€partiesðð€contract.Ð è 8  ÐThe€trial€court€additionally€concluded€that:€(1)€the€partiesðð€contract€permitted€foreclosure€forÐ Ô$  Ðnonpayment€of€taxes€and€insurance;€and,€(2)€Mr.€Hall€conceded€that€he€was€in€default,€assented€toÐ À  Ðacceleration,€and€made€an€agreement€with€TWCU€that€he€would€pay€off€his€obligation€or€submit€toÐ ¬ü  Ðforeclosure.€€Ô#†X¹XX X¹¨2#ÔÐ ˜è  ÐÌÓ  ÓI.€€Standard€of€ReviewÐ pÀ ÐÓß5ÓÌà  àThe€standards€for€reviewing€summary€judgments€on€appeal€are€well€settled.€SummaryÐ H˜ Ðjudgments€are€proper€in€virtually€any€civil€case€that€can€be€resolved€on€the€basis€of€legal€issues€alone.€Ð 4„ ÐòòFruge€v.€Doeóó,€952€S.W.2d€408,€410€(Tenn.€1997);€òòByrd€v.€Hallóó,€847€S.W.2d€208,€210€(Tenn.€1993);òòÐ  p ÐChurch€v.€Peralesóó,€39€S.W.3d€149,€156€(Tenn.€Ct.€App.€2000)òò.€óó€However,€a€summary€judgmentÐ  \ Ðshould€be€granted€only€when€the€undisputed€facts,€and€the€inferences€reasonably€drawn€from€theÐ øH Ðundisputed€facts,€support€one€conclusion€„€that€the€party€seeking€the€summary€judgment€is€entitledÐ ä4 Ðto€a€judgment€as€a€matter€of€law.òò€€Webber€v.€State€Farm€Mut.€Auto.€Ins.€Co.óó,€49€S.W.3d€265,€269Ð Ð  Ð(Tenn.€2001);€òòBrown€v.€Birman€Managed€Care,€Inc.óó,€42€S.W.3d€62,€66€(Tenn.€2001);òò€Goodloe€v.Ð ¼  ÐState,€óó36€S.W.3d€62,€65€(Tenn.€2001).òòÐ ¨ø ÐÌóóà  àBecause€summary€judgment€involves€only€questions€of€law€or€the€application€of€the€law€toÐ €Ð Ðcertain€facts,€summary€judgments€enjoy€no€presumption€of€correctness€on€appeal.€€òòScott€v.€AshlandÐ l¼ ÐHealthcare€Ctr.,€Inc.óó,€49€S.W.3d€281,€285€(Tenn.€2001);€òòPenley€v.€Honda€Motor€Co.óó,€31€S.W.3dÐ X ¨ Ð181,€183€(Tenn.€2000).€€Accordingly,€appellate€courts€must€make€a€fresh€determination€that€theÐ D!” Ðrequirements€of€Tenn.€R.€Civ.€P.€56€have€been€satisfied.€€òòHunter€v.€Brownóó,€955€S.W.2d€49,€50„51Ð 0"€  Ð(Tenn.€1997);€€òòMason€v.€Seatonóó,€942€S.W.2d€470,€472€(Tenn.€1997).€€Ô‡ X¹XXX¹ÔThis€courtððs€role€in€review€ofÐ #l! Ðthe€grant€of€summary€judgment€is€to€review€the€record€and€determine€whether€the€requirements€ofÐ $X" ÐTenn.€R.€Civ.€P.€56€have€been€met.€€òòStaples€v.€CBL€&€Assoc.óó,€15€S.W.3d€83,€88€(Tenn.€2000).€€OurÐ ô$D # Ðperspective€is€the€same€as€that€of€the€trial€court.€òò€Gonzales€v.€Alman€Const.€Co.óó,€857€S.W.2d€42,€44„Ð à%0!$ Ð45€(Tenn.€Ct.€App.€1993)Ô#†X¹XX X¹Õ<#ÔÔ‡ X¹XXX¹Ôòòóó.€€Ð Ì&"% ÐÌà  àThere€are€no€material€facts€in€dispute€in€this€case,€and€the€question€is€purely€one€of€law.Ð ¤(ô#' ÐQuestions€relating€to€the€interpretation€of€written€contracts€involve€legal€rather€than€factual€issues,Ð )à$( ÐòòBrandt€v.€Bib€Enters.,€Ltd.óó,€986€S.W.2d€586,€592€(Tenn.€Ct.€App.€1998);€òòRapp€Constr.€Co.€v.€JayÐ |*Ì%) ÐRealty€Co.óó,€809€S.W.2d€490,€491€(Tenn.€Ct.€App.€1991);€òòWoodmen€of€the€World€Life€Ins.€Socððy€v.Ð h+¸&* ÐBank€of€Waynesboroóó,€826€S.W.2d€915,€918€(Tenn.€Ct.€App.€1991)€(citing€88€C.J.S.€Trial€ðð€217Ð ° Ð(1955)),€and€the€courtððs€role€is€to€interpret€the€contract€according€to€its€plain€terms.€€òòHardemanÐ œì ÐCounty€Bank€v.€Stallingsóó,€917€S.W.2d€695,€699€(Tenn.€Ct.€App.€1995)€(citing€òòóó€òòPearsall€Motors,€Inc.Ð ˆØ Ðv.€Regal€Chrysler„Plymouthóó,€òòInc.òòóóóó,€521€S.W.2d€578,€580€(Tenn.€1975);€òòMalone€&€Hyde€Food€Serv.Ð tÄ Ðv.€Parsonóó,€642€S.W.2d€157,€159€(Tenn.€Ct.€App.€1982));€Ô#†X¹XX X¹Ô>#ÔÔ#†¼D¥»XX¹ê2#ÔÔ‡X¹X»¼D¥ÔÔ‡ X¹XXX¹ÔòòEstate€of€Haynes€v.€Bradenóó,€835€S.W.2dÐ `° Ð19,€21€(Tenn.€Ct.€App.€1992)€(citations€omitted).òòóóÔ#†X¹XX X¹›C#ÔÔ#†¼D¥»XX¹|C#ÔÔ‡ ¼D¥»»¼D¥ÔÔ‡ X¹X» ¼D¥ÔÐ L œ Ðà  àà ` àÌà  àThe€courtsðð€task€in€resolving€contract€disputes€is€to€ascertain€the€intent€of€the€parties€basedÐ $ t Ðupon€the€language€of€the€agreement.€€òòGuilliano€v.€Cleo,€Incóó.€995€S.W.2d€88,€95€(Tenn.€1999).€€ThisÐ  ` Ðdetermination€of€the€intention€of€the€parties€is€generally€treated€as€a€question€of€law€because€theÐ ü L  Ðwords€of€the€contract€are€definite€and€undisputed,€and€the€legal€effect€of€those€words€requires€noÐ è 8  Ðresolution€of€a€factual€dispute.€€òòPlanters€Gin€Co.€v.€Federal€Compress€&€Warehouse€Co.,€Inc.óó,€78Ð Ô$  ÐS.W.3d€885,€890€(Tenn.€2002).Ð À  Ðà  àà ` àà ¸ àà  àÔ#†X¹XX X¹xD#ÔÔ#†¼D¥»XX¹—D#ÔÔ‡X¹X»¼D¥ÔÌÓ  ÓII.€€The€DocumentsÐ ˜è  ÐÓHÓÌà  àAlthough€the€parties€do€not€explicitly€or€entirely€concede€the€point,€our€interpretation€of€theirÐ pÀ Ðarguments€is€that€the€answer€to€the€question€of€whether€TWCU€had€a€right€to€foreclose€depends€uponÐ \¬ Ðwhich€documents€are€considered€part€of€the€agreement€between€the€parties.€€We€agree.Ð H˜ ÐÌà  àIn€granting€summary€judgment€for€TWCU,€the€trial€court€stated:Ð  p ÐÌà8  àThe€Court€concludes€that€the€partiesðð€contract€does€permit€foreclosure€forÐ øH Ðnonpayment€of€taxes€and€insurance.€€In€arriving€at€this€conclusion€the€Court€hasÐ ä4 Ðconsidered€the€partiesðð€contract€to€consist€of€not€only€the€Deed€of€Trust€but€the€creditÐ Ð  Ðagreement€and€the€Loanliner€application.€€When€the€provisions€of€those€documentsÐ ¼  Ðare€read€together,€the€Court€concludes€that€the€defendant€[TWCU]€was€entitled€toÐ ¨ø Ðforeclose€for€nonpayment€of€taxes€and€insurance.€Ô#†¼D¥»XX¹öG#ÔÔ‡X¹X»¼D¥ÔÔ‡ X¹XXX¹ÔДäÐ Ð  ÐÌà  àThe€Halls€contend€that€only€the€Deed€of€Trust€and€the€Deed€of€Trust€Note€constitute€theÐ l¼ Ðmortgage€contract€or€the€agreement€of€the€parties.€€TWCU,€on€the€other€hand,€asserts€that€the€writtenÐ X ¨ Ðagreement€between€the€parties€includes€other€documents,€specifically€the€two€other€documentsÐ D!” Ðreferenced€by€the€trial€court.€The€record€contains€a€series€of€documents,€which€we€will€examineÐ 0"€  Ðindividually.€Ð #l! Ðò òÔ#†X¹XX X¹L#ÔÔ#†¼D¥»XX¹~L#Ôòòó óóóÔ‡X¹X»¼D¥Ôà  àà ` àÔ#†¼D¥»XX¹(O#ÔÔ‡X¹X»¼D¥ÔÔ‡ X¹XXX¹Ô¹Ó  ÓA.€€The€Credit€Agreement€and€Truth„in„Lending€DisclosuresÐ ô$D # ÐÓÁOÓÌà  àOn€June€12,€1981,€Mr.€Hall€signed€a€document€titled€ð ðCredit€Agreement€and€Truth„in„Ð Ì&"% Ðâ âLending€Disclosuresðð€with€TWCU.׃&×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€Ô#† ¼D¥»X X¹‚O#ÔÔ‡ ôómò» ¼D¥Ô€Ô#† ¼D¥»ò ôómFQ#ÔÔ€ X¹X» ¼D¥ÔThis€document€essentially€establishes€the€terms€and€conditionsÐ ¸'#& Ðof€the€relationship€between€the€parties€and€of€any€future€transactions.׃)×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€€The€terms€set€out€in€theÐ ° Ðâ âdocument€are€referred€to€as€ð ðthe€Planðð€and€specify€that€ð ðeach€person€who€signs€the€Plan€isÐ œì Ðresponsible€for€any€advances€made€under€it.€.€.€.ðð€€In€pertinent€part,€the€document€also€states:Ð ˆØ ÐÌà8  àAfter€the€credit€union€has€approved€your€Loanliner€Credit€application,€the€creditÐ `° Ðunion€may€lend€you€money€from€time€to€time.€€You€promise€to€repay,€to€the€creditÐ L œ Ðunion,€all€money€loaned€to€you€under€this€Plan€.€.€.€.Ð8 ˆÐ Ð  ÐÌà  à€The€document€describes€the€computation€methods€for€finances€charges,€minimum€payments,Ð  ` Ðand€payment€allocation.€€The€Planððs€provision€on€default€provides:€Ð ü L  ÐÌà8  àYou€are€in€default€if€you€are€late€in€making€any€minimum€payment,€if€you€break€anyÐ Ô$  Ðpromise€you€made€under€this€Plan,€or€if€anyone€garnishes€your€share€and/or€depositÐ À  Ðaccount.€€You€are€also€in€default€if€you€break€any€promise€you€made€under€a€SecurityÐ ¬ü  ÐAgreement€for€an€advance.€€When€you€are€in€default:€The€credit€union€may€requireÐ ˜è  Ðimmediate€payment€of€all€you€owe.€€That€means€you€will€have€to€pay€your€entireÐ „Ô  Ðunpaid€balance€plus€any€FINANCE€CHARGE€earned.€€The€credit€union€need€notÐ pÀ Ðnotify€you€that€immediate€payment€is€being€required€unless€state€law€requires€noticeÐ \¬ Ðto€be€given.€€State€or€federal€law€gives€the€credit€union€a€lien€on€all€present€and€futureÐ H˜ Ðshares€and€the€right€to€freeze€in€your€share€and/or€deposit€account(s)€the€amount€youÐ 4„ Ðare€in€default.€€You€are€not€permitted€to€withdraw€money€that€is€frozen€in€yourÐ  p Ðaccount(s).€€You€authorize€the€credit€union€to€use€the€money€you€gave€as€securityÐ  \ Ðunder€the€paragraph€ð ðPledge€of€Sharesðð€to€pay€off€what€you€owe.€€à8@´Ð Ð àÐ øH ÐÌà  àBy€the€terms€of€the€Credit€Agreement€and€Truth€in€Lending€Disclosures,€TWCU€is€given€theÐ Ð  Ðright€to€accelerate€payment€of€any€amount€due€when€the€debtor€is€in€default.€€Default€includesÐ ¼  Ðð ðbreaking€any€promise€made€under€this€Planðð€as€well€as€any€promise€ð ðmade€under€a€SecurityÐ ¨ø ÐAgreement€for€an€advance.ðð€€We€note€again€that€the€Plan€includes€a€Ô#†X¹XX X¹¡O#ÔÔ‡ X¹XXX¹Ôrequirement€of€insurance€onÐ ”ä Ðtangible€property.Ô#†X¹XX X¹r\#ÔÔ‡ X¹XXX¹Ô€Ô#†X¹XX X¹ö\#ÔÔ‡ X¹XXX¹ÔÐ €Ð ÐÓ  ÓÌB.€€Loanliner€Credit€Application€for€First€MortgageÐ X ¨ ÐÓm]ÓÌà  àThe€mortgage€which€is€the€subject€of€this€lawsuit€began€with€an€application.€€Mr.€and€Mrs.Ð 0"€  ÐHall€applied€for€joint€credit€from€TWCU€in€March€of€1989€by€requesting€an€advance€of€$50,000€forÐ #l! Ða€first€mortgage€on€the€property€located€at€One€Breckenridge.€€The€application€was€signed€by€Mr.Ð $X" Ðand€Mrs.€Hall.€€Mr.€Hall€signed€as€ð ðapplicantðð€and€Mrs.€Hall€did€not€check€the€box€as€to€whether€sheÐ ô$D # Ðsigned€as€ð ðco„applicantðð€or€ð ðguarantor.ðð€Ð à%0!$ ЀÌà  àThis€credit€application,€specifically€for€the€mortgage€at€issue,€stated€ð ðYou€apply€for€credit€Ð ¸'#& Ðunder€the€terms€disclosed€in€the€Loanliner€Credit€Agreement€and€Truth„in„Lending€Disclosures.ðð€Ð ¤(ô#' ÐÔ#†X¹XX X¹9]#ÔÔ‡ X¹XXX¹ÔThus,€the€credit€application€specifically€incorporated€the€terms€and€conditions€set€out€in€the€creditÐ ° Ðagreement€previously€signed€by€Mr.€Hall.€€This€conclusion€is€unavoidable€due€to€the€language€of€theÐ œì Ðapplication.€€We€also€note€that€the€earlier€agreement€was€intended€to€establish€terms€and€conditionsÐ ˆØ Ðfor€all€future€transactions€between€the€parties.€€Although€Mrs.€Hall€did€not€sign€the€original€creditÐ tÄ Ðagreement,€she€signed€the€Loanliner€Credit€Application€for€the€mortgage€and€agreed,€therefore,€thatÐ `° Ðthe€loan€would€be€subject€to€the€terms€in€the€credit€agreement.Ð L œ ÐÌÓ  ÓC.€€Deed€of€Trust€€Ð $ t ÐÌÔ#†X¹XX X¹a#ÔÓðcÓÔ‡ X¹XXX¹Ôà  àThe€Deed€of€Trust€was€signed€March€14,€1989€by€Mr.€and€Mrs.€Hall.€€The€stated€purpose€ofÐ ü L  Ðthe€Deed€of€Trust€was€to:Ð è 8  ÐÌà8  àsecure€the€payment€of€one€note€of€even€date€herewith€in€the€original€principalÐ À  Ðmonthly€installments€of€$432.50€each,€the€first€of€which€is€due€and€payable€on€theÐ ¬ü  Ð16th€day€of€April,€1989,€and€thereafter.€.€.€.Иè Ð Ð  ÐÌThe€Deed€of€Trust€further€stated:Ð pÀ ÐÌà8  àIf€we€fail€to€pay€the€said€sum€of€money€when€due€as€aforesaid,€or€any€part€of€saidÐ H˜ Ðsum,€according€to€the€terms€above€expressed,€then€all€of€the€indebtedness€herebyÐ 4„ Ðsecured€shall,€at€the€option€of€the€owner€thereof,€and€without€notice,€becomeÐ  p Ðimmediately€due€and€payable,€and€upon€such€default€.€.€.€the€said€Trustee€.€.€.€isÐ  \ Ðhereby€authorized€and€empowered€.€.€.€to€sell€said€property€at€the€Court€house€doorÐ øH Ð.€.€.€to€the€highest€bidder€.€.€.€.€€And€we€agree€to€keep€all€the€buildings€on€said€propertyÐ ä4 Ðinsured€in€some€reliable€fire€insurance€company€.€.€.€for€the€sum€of€insurable€valueÐ Ð  Ðuntil€the€sum€herein€secured€is€fully€paid,€.€.€.€and€to€pay€all€taxes€and€assessments,Ð ¼  Ðand€to€pay€them€when€due;€and€in€case€we€fail€to€do€either;€then€said€Trustee,€or€theÐ ¨ø Ðcreditor€herein€secured,€may€do€either,€and€charge€and€treat€the€amount€so€expendedÐ ”ä Ðas€a€part€or€the€debt€herein€secured.€€Ð€ÐÐ Ð  ÐÌà  àThe€Deed€of€Trust,€therefore,€requires€the€Halls€to€maintain€insurance€and€pay€taxes€on€theÐ X ¨ Ðproperty€pledged€as€security€for€the€mortgage.€€They€admit€that€they€failed€to€pay€the€insurance€andÐ D!” Ðtaxes€on€the€property.Ð 0"€  ÐÌà  àThe€Halls€assert€that€the€Deed€of€Trust€did€not€give€TWCU€the€right€to€accelerate€paymentÐ $X" Ðor€foreclose€for€failure€to€pay€taxes€or€maintain€insurance.€€They€assert€the€Deed€of€Trust€only€gaveÐ ô$D # ÐTWCU€the€option€to€obtain€insurance€and€pay€the€taxes€on€the€property€and€then€charge€that€amountÐ à%0!$ Ðto€the€principal€owed€by€the€Halls€under€the€note.€Ô#†X¹XX X¹Xd#ÔÐ Ì&"% ÐÓ  ÓÌD.€€NoteÐ ¤(ô#' ÐÓØmÓÌÔ‡ X¹XXX¹Ôà  àThe€note€was€signed€on€March€14,€1989,€by€Mr.€and€Mrs.€Hall.€€The€note€refers€internallyÐ |*Ì%) Ðto€the€Deed€of€Trust,€which€is€the€ð ðinstrument€securing€this€note.ððÔ#†X¹XX X¹n#ÔÔ‡ X¹XXX¹Ô€€The€note€states:Ð h+¸&* Їà8  àDemand,€notice€and€protest€are€expressly€waived;€and€if€not€paid€in€full€at€the€timeÐ ° Ðand€in€the€manner€above€specified,€then€all€principal€and€accrued€interest€shall,€at€theÐ œì Ðoption€of€the€legal€holder€hereof,€become€at€once€due€and€payable€without€notice,€.Ð ˆØ Ð.€.€.ÐtÄÐ Ð  ÐÌà  àThe€note€provides€for€acceleration€as€a€result€of€default€for€failure€to€pay€principal€andÐ L œ Ðinterest€and€does€not€specifically€grant€that€right€for€failure€to€pay€insurance€and€taxes.€€The€HallsÐ 8 ˆ Ðwere€not€in€default€on€the€principal€and€interest€payments.€€Ô#†X¹XX X¹o#ÔÐ $ t ÐÔ‡ X¹XXX¹ÔÓ  ÓÌE.€€Truth€in€Lending€Disclosure€Statement€of€1989Ð ü L  ÐÓWrÓÓ  ÓÌÓ  Óà  àThe€Truth„in„Lending€Disclosure€Statement€signed€March€14,€1989€lists€Mr.€Hall€and€WifeÐ Ô$  Ðas€borrowers€of€Sixty€Thousand€Dollars€($60,000.00)׃,×Ý ƒ#ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€and€states€that€the€interest€rate€is€12%€and€thatÐ À  Ð240€payments€in€the€amount€of€$432.50€will€be€made€beginning€on€April€16,€1989,€and€due€on€theÐ ¬ü  Ð1st€and€16th.€€The€document€states€that€ð ðthis€obligation€has€a€demand€featureðð€and€in€the€sectionÐ ˜è  Ðentitled€property€insurance€states:€ð ðI€may€obtain€property€insurance€from€anyone€I€want€that€isÐ „Ô  Ðacceptable€to€the€credit€union.€€If€I€get€the€insurance€from€the€credit€union,€I€will€pay€$€_____.ðð€€InÐ pÀ Ðthe€blank€space€on€the€form,€the€words€ð ðSee€DOT€[Deed€of€Trust]ðð€are€handwritten.€€The€securityÐ \¬ Ðsection€and€the€late€charge€section€of€the€Truth„in„Lending€Statement€also€refer€to€the€DOT.€€Ð H˜ ÐÌà  àThe€Truth„in„Lending€Disclosure€Statement€also€reads:€ð ðSee€your€contract€documents€for€anyÐ  p Ðadditional€information€about€nonpayment,€default,€any€required€repayment€in€full€before€theÐ  \ Ðscheduled€date€and€prepayment€refunds€and€penalties.ðð€€The€Truth„in„Lending€Disclosure€StatementÐ øH Ðwas€signed€by€both€Mr.€and€Mrs.€Hall.Ô#†X¹XX X¹8r#Ô€€The€Truth„in„Lending€Disclosure€Statement€explicitlyÐ ä4 Ðreferences€all€other€ð ðcontract€documents.ðð€€Ð Ð  ÐÌÓ  ÓIII.€€The€Agreement€Between€the€PartiesÐ ¨ø ÐÌÓ,yÓà  àThe€terms€of€separate€agreements€forming€integral€parts€of€a€single€transaction€may€beÐ €Ð Ðconsidered€together.€€òòóóWhere€several€documents€are€integral€parts€of€the€same€transaction,€we€willÐ l¼ Ðconstrue€each€of€them€in€light€of€the€other€documents€memorializing€the€transaction.òò€€McCall€v.Ð X ¨ ÐTowne€Square,€Incóó.€503€S.W.2d€180,€182„83€(Tenn.€1973);€òòOman€Constr.€Co.€v.€Tennessee€Cent.Ð D!” ÐRyóó.,€212€Tenn.€556,€573„74,€370€S.W.2d€563,€570„71€(1963);€òòThe€Realty€Shop,€Inc.€v.€RRÐ 0"€  ÐWestminster€Holding,€Inc.óó,€7€S.W.3d€581,€599€(Tenn.€Ct.€App.€1999);€òòStovall€v.€Dattelóó,€619€S.W.2dÐ #l! Ð125,€127€(Tenn.€Ct.€App.€1981).׃/Ü×Ý ƒ#ÃÝòòÚ  Ú7Ú  ÚóóÝ  Ý×  ×€€In€addition,€the€Tennessee€Supreme€Court€has€adopted€theÐ $X" Ðfollowing€statement€regarding€the€question€of€construing€separate€instruments€together€to€establishÐ ° Ðthe€total€contract:Ð œì ÐÌà8  àOther€writings,€or€matters€contained€therein,€which€are€referred€to€in€a€writtenÐ tÄ Ðcontract€may€be€regarded€as€incorporated€by€reference€as€a€part€of€the€contract€andÐ `° Ðtherefore,€may€be€properly€considered€in€the€construction€of€the€contract.€€Where€aÐ L œ Ðwritten€contract€refers€to€another€instrument€and€makes€the€terms€and€conditions€ofÐ 8 ˆ Ðsuch€other€instrument€a€part€of€it,€the€two€will€be€construed€together€as€the€agreementÐ $ t Ðof€the€parties.Ð `Ð Ð  ÐÌòòMcCallóó,€503€S.W.2d€at€180.Ð è 8  ÐÌÔ‡ X¹XXX¹Ôà  àTherefore,€courts€may€consider€several€documents€together€in€order€to€define€the€agreementÐ À  Ðbetween€the€parties,€even€if€those€documents€are€not€signed€at€the€same€time,€if€those€documents€areÐ ¬ü  Ðintegral€to€the€transaction.€Ð ˜è  ÐÌà8  àIn€many€instances,€however,€the€terms€of€agreement€may€be€expressed€in€two€or€moreÐ pÀ Ðseparate€documents,€some€of€these€containing€promises€and€statements€as€toÐ \¬ Ðconsideration,€and€others,€such€as€deeds,€mortgages€and€trust€indentures,€embodyingÐ H˜ Ðperformances€agreed€upon€rather€than€a€statement€of€terms€to€be€performed.€€In€everyÐ 4„ Ðsuch€case,€these€documents€should€be€interpreted€together,€each€one€assisting€inÐ  p Ðdetermining€the€meaning€intended€to€be€expressed€by€the€others.€€Ð \Ð Ð  ÐÌà8  àThe€Restatement€(Second)€of€Contracts,€after€declaring,€ð ðA€writing€is€interpreted€asÐ ä4 Ða€whole,ðð€adds€in€the€same€sentence,€ð ðand€all€writings€that€are€part€of€the€sameÐ Ð  Ðtransaction€are€interpreted€together.ððм Ð Ð  ÐÌÓ  Ó.€.€.€.€Ð ”ä ÐÌÓ …Óà8  àOf€course,€additional€documents€and€other€circumstances€should€also€be€used€in€thisÐ l¼ Ðprocess€[determining€the€agreement€between€the€parties],€so€far€as€they€are€relevantÐ X ¨ Ðto€the€issue,€even€though€they€are€not€included€within€the€boundaries€of€a€singleÐ D!” Ðtransaction.€€Ð0"€ Ð Ð  ÐÌà8  àInternal€references€in€one€document€to€another€are€often€helpful€in€the€processes€ofÐ $X" Ðinterpretation€and€adjudication,€but€the€absence€of€such€a€reference€does€not€make€aÐ ô$D # Ðdocument€unusable€in€these€processes€or€inadmissible€in€evidence.€Ðà%0!$Ð Ð  ÐÌÓ  Ó.€.€.€.€Ð ¸'#& ÐÐ ¤(ô#' ÐÓ÷‡Óà8  àneither€an€accurate€interpretation€nor€a€just€determination€of€legal€effects€[of€aÐ ° Ðcontract]€can€be€reached€without€giving€due€consideration€to€all€the€parts€of€aÐ œì Ðcontract€and€to€all€the€elements€of€the€transaction€of€which€the€contract€is€a€part.€...€ÐˆØÐ Ð  ÐÌòòMargaret€N.€Kniffin,€5€Corbin€on€Contractsóó,€ðð€24.21€(Joseph€M.€Perillo,€ed.,€rev.€ed.€1998).Ô#†X¹XX X¹1€#ÔÔ‡ X¹XXX¹ÔÐ `° ÐÔ#†X¹XX X¹ Š#ÔÌà  àUnder€these€principles,€we€find€that€the€entire€agreement€between€the€parties€is€reflected€inÐ 8 ˆ Ða€series€of€documents€starting€with€the€1981€credit€agreement.€€The€continuing€relationship€betweenÐ $ t Ðthe€Halls€and€TWCU€began€with€that€document,€and€it€establishes€the€terms€and€conditions€for€futureÐ  ` Ðloans.€€The€initial€Credit€Agreement€and€Truth„in€Lending€Disclosures€was€a€standard€documentÐ ü L  Ðused€by€TWCU€and€its€members€to€evidence€their€agreement€regarding€their€future€dealings.€€TheÐ è 8  ÐLoanliner€Credit€Application€signed€by€both€Halls€was€specific€to€the€loan€secured€by€their€houseÐ Ô$  Ðand€was€certainly€integral€to€that€transaction.€€That€document€specifically€incorporates€the€earlierÐ À  Ðcredit€€agreement.€€By€signing€the€application,€the€Halls€acknowledged€that€the€loan€would€be€subjectÐ ¬ü  Ðto€the€terms€of€the€credit€agreement€and€agreed€to€those€terms.Ð ˜è  ÐÌà  àHaving€defined€the€scope€of€the€partiesðð€agreement,€TWCUððs€right€to€foreclose€for€the€HallsððÐ pÀ Ðfailure€to€pay€taxes€and€maintain€insurance€on€the€property€is€determined€by€the€language€of€thatÐ \¬ Ðagreement.€€Ô‡ X¹XXX¹ÔThe€cardinal€rule€for€interpreting€contracts€is€to€ascertain€the€intention€of€the€parties,€andÐ H˜ Ðto€give€effect€to€that€intention,€consistent€with€legal€principles.€€òòÔ#†X¹XX X¹‘#ÔÔ‡ X¹XXX¹ÔBob€Pearsall€Motors,€Inc.óó€òòv.€RegalÐ 4„ ÐChrysler„Plymouth,€Inc.óó,€521€S.W.2d€578,€580€(Tenn.€1975).€€The€partiesðð€intention€is€found€in€theÐ  p Ðlanguage€of€the€agreement,€and€the€words€within€the€contract€must€be€given€their€usual,€natural€andÐ  \ Ðordinary€meaning.òòóó€òò€Guilianoóó,€995€S.W.2d€at€95;€òòAmerican€Natððl€Prop.€&€Cas.€Co.€v.€Grayóó,€803Ð øH ÐS.W.2d€693,€696€(Tenn.€Ct.€App.€1990).Ô#†X¹XX X¹Ž#ÔÔ‡ X¹XXX¹Ô€€Ô#†X¹XX X¹­’#ÔÔ‡ X¹XXX¹ÔThe€rights€and€obligations€of€the€parties€to€a€writtenÐ ä4 Ðcontract€are€governed€by€the€terms€of€the€contract,€òòHillsboro€Plaza€Enters.€v.€Moonóó,€860€S.W.2d€45,Ð Ð  Ð47€(Tenn.€Ct.€App.€1993).€€Ô#†X¹XX X¹ñ’#ÔÔ‡ X¹XXX¹ÔThus,€a€court's€role€is€to€enforce€an€unambiguous€contract€as€it€is€writtenÐ ¼  Ðunless€the€contract€is€being€challenged€based€on€fraud€or€mistake.€òò€Wills€&€Wills,€L.P.€v.€Gillóó,€54Ð ¨ø ÐS.W.3d€283,€286€(Tenn.€Ct.€App.€2001).€Ô#†X¹XX X¹”#ÔÐ ”ä ÐÌà  àThe€initial€credit€agreement€provides€that€the€loan€may€be€accelerated€for€default,€whichÐ l¼ Ðincludes€the€breaking€of€any€promise€made€in€that€agreement€or€in€any€specific€security€agreementÐ X ¨ Ðfor€a€future€loan.€€The€credit€agreement€includes€a€promise€to€maintain€insurance€on€tangibleÐ D!” Ðproperty€used€to€secure€a€loan.€€In€addition,€the€Deed€of€Trust€securing€the€loan€at€issue€requires€theÐ 0"€  ÐHalls€to€maintain€insurance€and€to€pay€taxes€on€the€house.€€Consequently,€we€interpret€the€entireÐ #l! Ðagreement€of€the€parties€as€authorizing€TWCU€to€accelerate€the€loan€herein€and€foreclose€onÐ $X" Ðproperty€securing€that€loan€if€the€insurance€and€taxes€provisions€were€breached.€€It€is€undisputed€theyÐ ô$D # Ðwere€breached.€Ð à%0!$ ÐÌà  àWe€also€agree€with€the€trial€courtððs€conclusions€regarding€the€interpretation€of€the€agreementÐ ¸'#& Ðto€the€effect€that:Ð ¤(ô#' ÐÌà8  àUnder€the€default€provisions€the€credit€union€is€entitled,€without€advance€notice,€toÐ |*Ì%) Ðrequire€immediate€payment€of€any€outstanding€loan€balance€and€take€possession€ofÐ h+¸&* Ðthe€property.€€The€agreement€entitles€the€credit€union,€once€it€has€possession€of€theÐ ° Ðproperty,€to€sell€it€and€apply€the€money€received€to€any€amounts€owed€to€the€creditÐ œì Ðunion.ЈØÐ Ð  ÐÌÓ  ÓIV.€€Other€ClaimsÐ `° ÐÓW›ÓÌà  àThe€trial€court€also€found€that€TWCU€acted€properly€when€it€held€the€Halls€in€default€andÐ 8 ˆ Ðmet€with€Mr.€Hall€in€September€of€1994€to€determine€how€the€default€should€be€handled.€€BasedÐ $ t Ðupon€the€parties€correspondence€after€that€meeting,€the€trial€court€found€that€Mr.€Hall€ð ðconceded€thatÐ  ` Ðhe€was€in€default,€assented€to€acceleration€and€made€an€agreement€with€the€defendant€that€plaintiffÐ ü L  ÐHall€would€pay€off€the€obligation€or€submit€to€foreclosure.ðð€€As€the€trial€court€found,€the€June€9,Ð è 8  Ð1995€correspondence€established€that€Mr.€Hall€agreed€that€TWCU€would€continue€to€deductÐ Ô$  Ðmortgage€payments€from€his€account€because€the€letter€stated,€ð ðyou€should€be€further€advised€thatÐ À  Ðeither€of€those€90€day€options€presupposes€that€you€will€keep€the€installment€payments€current€onÐ ¬ü  Ðthis€loan€as€you€have€done€in€the€immediate€past.ðð€€Ð ˜è  ÐÌà  àOn€appeal,€the€Halls€make€several€arguments€about€the€correspondence€between€them€andÐ pÀ ÐTWCU.€€First,€they€argue€that€the€correspondence€did€not€modify€or€amend€the€agreement€betweenÐ \¬ Ðthe€parties€so€as€to€create€a€right€to€foreclosure€which€did€not€exist€in€the€original€agreement,€whichÐ H˜ Ðthe€Halls€assert€consists€only€of€the€Deed€of€Trust€and€Note.€€We€have€determined€that€the€entireÐ 4„ Ðagreement€between€the€parties€includes€other€documents€and€that€the€right€to€foreclose€for€failureÐ  p Ðto€pay€taxes€or€maintain€insurance€is€established€in€that€agreement.€€Ð  \ ÐÌà  àThe€Halls€also€assert€they€were€not€given€notice€of€acceleration€of€the€debt€secured€by€theÐ ä4 ÐDeed€of€Trust.€€They€describe€the€correspondence€after€the€September€1994€meeting€as€forbearanceÐ Ð  Ðagreements.€€The€also€assert€that€even€if€TWCU€gave€notice€of€acceleration,€the€acceleration€wasÐ ¼  Ðundone€by€TWCUððs€actions€in€accepting,€actually€withdrawing€from€the€Hallsðð€account,€principalÐ ¨ø Ðand€interest€payments.€€The€Halls€assert€that€because€TWCU€continued€to€accept€payments€until€aÐ ”ä Ðfew€days€before€the€foreclosure,€TWCU€was€obligated€to€continue€to€accept€payments€and€notÐ €Ð Ðforeclose.€€Ð l¼ ÐÌà  àThe€agreement€between€the€parties€allows€TWCU€to€ð ðrequire€immediate€payment€of€all€youÐ D!” Ðoweðð€in€the€event€of€default.€€Acceleration€clauses€are€generally€valid€and€will€by€enforced€accordingÐ 0"€  Ðto€their€terms.€€òòSee€Lively€v.€Drakeóó,€329€S.W.2d€900,€904€(Tenn.€1982).€€The€record€demonstratesÐ #l! Ðthat€the€Halls€were€given€notice€of€TWCUððs€acceleration€of€the€payments€due€under€the€loan.€€TheÐ $X" ÐSeptember€27,€1994,€letter€sets€out€conditions,€agreed€to€at€the€meeting,€for€waiving€the€default€andÐ ô$D # Ðreinstating€the€installment€loan€payments.€€The€letter€concludes€that€if€the€conditions€were€not€met,Ð à%0!$ Ðproceedings€would€be€instituted€to€foreclose.€€By€letter€dated€June€9,€1995,€after€Mr.€Hallððs€requestÐ Ì&"% Ðfor€additional€time€to€ð ðsell€the€house€and€pay€off€the€mortgage€held€by€the€TWCU,ðð€he€was€informedÐ ¸'#& Ðthat€he€had€ninety€(90)€days€to€pay€the€mortgage€in€full€by€either€selling€or€refinancing€the€house€orÐ ¤(ô#' Ðelse€TWCU€would€proceed€with€foreclosure.€€Mr.€Hall€signed€the€acknowledgment€on€that€letter€Ð )à$( Ðâ âwhereby€he€indicated€ð ðacceptance€of€the€additional€ninety€(90)€day€extension€afforded€by€theÐ |*Ì%) ÐTennessee€Workers€Credit€Union€for€payment€in€full€on€this€mortgage.ðð€€Thus,€we€conclude€that€theÐ ° ÐHalls€were€well€aware€that€TWCU€had€accelerated€the€loan€and€that€the€total€amount€was€due.€€Ð œì Ðâ âÌà  àWith€regard€to€the€Hallsðð€argument€that€TWCUððs€continued€acceptance€of€regular€monthlyÐ tÄ Ðpayments€constituted€waiver€of€the€default,€we€conclude€TWCU€did€not€waive€its€right€to€proceedÐ `° Ðupon€the€Hallsðð€default.€€Acceptance€of€a€partial€payment€after€default€does€not€generally€precludeÐ L œ Ðforeclosure.€€òòLivelyóó,€629€S.W.2d€at€904.€€As€the€trial€court€found,€TWCU€granted€the€Halls€additionalÐ 8 ˆ Ðtime€to€pay€their€full€indebtedness,€but€an€express€condition€of€these€extensions€was€that€the€HallsÐ $ t Ðcontinue€making€regular€payments€on€the€principal€and€interest.€€There€is€nothing€about€the€courseÐ  ` Ðof€dealing€between€the€parties€or€their€express€agreement€which€would€justify€a€departure€from€theÐ ü L  Ðgeneral€rule€that€partial€payments€do€not€constitute€a€waiver€of€default.Ð è 8  ÐÌà  àThe€Halls€also€made€claims€of€bad€faith,€stating€that€TWCU€should€have€exercised€its€optionÐ À  Ðto€pay€the€taxes€and€insurance€and€add€that€amount€to€the€Hallsðð€indebtedness.€€The€Halls€assert€thatÐ ¬ü  ÐTWCU,€instead,€made€a€deliberate€decision€to€proceed€with€acceleration€and€foreclosure€and,€in€soÐ ˜è  Ðdoing,€breached€the€Deed€of€Trust.€€Given€the€fact€that€TWCU€had€the€right€to€foreclose,€and€givenÐ „Ô  Ðthe€lengthy€efforts€of€TWCU€to€seek€the€Hallsðð€voluntary€compliance€with€the€terms€of€theÐ pÀ Ðagreements€and€its€extensions€of€time€for€the€Halls€to€secure€other€financing€or€sell€the€house,€weÐ \¬ Ðagree€with€the€trial€court€that€there€was€no€evidence€of€breach€of€contract,€outrageous€conduct,Ð H˜ Ðbreach€of€fiduciary€duty,€or€bad€faith.Ð 4„ Ðòòóóà  àà ` àà ¸ àà  àÌÓ  ÓV.€€Attorneyððs€Fees€and€CostsÐ  \ ÐÌÓÔ²Óà  àFinally,€the€Halls€contest€the€award€of€attorneyððs€fees€and€costs€to€TWCU€by€the€trial€courtÐ ä4 Ðwhich€found€that€the€partiesðð€agreement€required€the€Halls€to€pay€ð ðall€expenses€and€costs,€includingÐ Ð  Ðreasonable€attorneyððs€fees,€incident€to€collection,€or€enforcement€or€protection€of€any€rightsÐ ¼  Ðpertaining€to€or€growing€out€of€the€instruments€securing€this€note.ðð׃1×Ý ƒ#ÃÝòòÚ  Ú8Ú  ÚóóÝ  Ý×  ×€€The€Halls€argue€that€becauseÐ ¨ø ÐTWCU€breached€its€agreement€with€the€Halls€and€acted€in€bad€faith€by€wrongfully€foreclosing€onÐ ”ä Ðthe€house,€ð ðit€cannot€reasonably€be€argued€that€the€Appellee€is€entitled€to€attorneyððs€fees€and€costsÐ €Ð Ðto€defend€itself€in€litigation€spawned€by€its€wrongful€acts.ðð€€We€have€previously€determined€that€theÐ l¼ ÐTWCU€acted€consistently€with€the€agreement€and€not€in€bad€faith.€€Consequently,€the€factualÐ X ¨ Ðpredicate€of€the€Halls€objection€to€attorneyððs€fees€is€inaccurate.€€We€affirm€the€portion€of€the€trialÐ D!” Ðcourtððs€decision€ordering€the€Halls€to€pay€$30.32€in€expenses€and€$8,992.00€in€attorneyððs€fees€toÐ 0"€  ÐTWCU.€€Ð #l! ÐÓ  ÓÌÌÌÌÌÐ ¤(ô#' ÐVI.€€ConclusionÐ ° ÐÓ^¸Óà  àà ` àà ¸ àÌà  àAfter€a€thorough€review€of€the€record,€we€affirm€the€trial€courtððs€decision€granting€summaryÐ ˆØ Ðjudgment€for€TWCU.€€Costs€of€the€appeal€are€taxed€to€the€Halls,€for€which€execution€may€issue€ifÐ tÄ Ðnecessary.€€Ð `° ÐÌÌòòóóÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð ü L  Ðà  àà ` àà ¸ àà  àà h àà À àà  àPATRICIA€J.€COTTRELL,€JUDGEÐ è 8  ÐÌÌà  àÌÌÔ‡ X¹XXX¹ÔÌÌÌÔ#†X¹XX X¹»#Ôà  àÌÌ