WPC uUFjNn&u:I卥,7M.:z˩f%io:>gE_9xK<&9I. )gw":K1z+zށޔ,f _HkEZqEE7/gާ]Az# F UFQ % 0@ 4  U: : w@B U: 0 0D@  U:s s s s s s s s s s s s s s s s s B D3 0D AOA 0DV D/ BHP LaserJet 4SiHPPCL5MS,,,,,,0nL(<Q 9Z .Courier New RegularX($    w#% 3|x{ <6X9`+"Courier 10cpi h i Pj Dk Ul m n Po Dp Pq Ӏ<6X9`("Courier 10cpi(4(3DX$ !         0  (#$  0   XzXXXLXXz Ad   FILEDL   November24,1998  CecilCrowson,Jr.AppellateCourtClerk ,cAZ"Arial Regular d'dxd(3$ !  -C<< CLevel 1Level 2Level 3Level 4Level 5($$   1  ' dxdP Pd !     o o l         l TR[A' Legal3'A' Legal3'T    7YXXdXXd7XXXXl @ Il n   n n  ` n n  n n   n m Im NTHECOURTOFAPPEALS    ATKNOXVILLEp p q q p p q l *6&"h 8 `EAtt06H@l HH(#(#q p    `     h      p   p '8X` XX'DANNYDEANLINDSEYandRUTH  )  MONROECIRCUIT  @ Ѐ+ X8X` Xo+MICHELLENOVISKILINDSEY,)  C.A.NO.03A01     (#(#HH9612CV00397̀)̀PlaintiffsAppellants)   (  Ѐ)   `     h   )   `     h   )vs.)̀)  HON.JOHNB.HAGLER  Ѐ)JUDGÈ)   P МMACKCOULTERd/b/aCOULTER)REALTYANDAUCTIONCOMPANY,  ) 0    `     h   )̀   `     h   ) p ЀDefendantAppellee)VACATEDandREMANDED  8 ̜̀R.D.HASH,Maryville,forAppellants.JOHNCARSONIII,White,Carson&Alliman,Madisonville,forAppellee.  OPINION (#x'      `     h      p     McMurray,J.ӀThisappealinvolvesanactionbyDannyLindseyandRuthLindseyagainstMackCoulter,alicensedauctioneer,forallegednegligenceinadvertisingthesaleoftheirresidenceandinsellingitatauction.CoulterfiledacounterclaimagainsttheϜLindseys,allegingtheywrongfullyrefusedtopayhiscommissionforthesale.ThetrialcourtgrantedCoulter'smotionforsummaryjudgmentagainstMr.Lindsey,orderedMs.Lindsey'spleadingsstrickenfromtherecord,andentereddefaultjudgmentagainsther.WefindfromourreviewoftherecordthatgenuineissuesofmaterialfactexistregardingtheLindseys'claims,andCoulter'scounterclaim,suchthatthejudgmentsinfavorofCoultermustbevacatedandthecaseremandedfortrial.   `;6F   Onappeal,theLindseysraisetheissueofwhetherthetrial courterredingrantingsummaryjudgmenttoCoulter.Ourstandardofreviewofatrialcourt'sgrantofsummaryjudgmentiswellsettled:8   ` Tenn.R.Civ.P.56.03providesthatsummaryjudgmentisonlyappropriatewhere:(1)thereisnogenuineissuewithregardtothematerialfactsrelevanttotheclaimordefensecontainedinthemotion,Byrdv.Hall,847 `  S.W.2d208,210(Tenn.1993);and(2)themovingpartyisentitledtoajudgmentasamatteroflawontheundisputedfacts.Andersonv.StandardRegisterCo.,857 h  S.W.2d555,559(Tenn.1993).Themovingpartyhastheburdenofprovingthatitsmotionsatisfiestheserequirements.Downenv.AllstateIns.Co.,811S.W.2d  523,524(Tenn.1991).    8   ` Thestandardsgoverningtheassessmentofevidenceinthesummaryjudgmentcontextarealsowellestablished.Courtsmustviewtheevidenceinthelightmostfavorabletothenonmovingpartyandmustalsodrawallreasonableinferencesinthenonmovingparty'sfavor.Byrd,847S.W.2dat21011.Courtsshouldgranta P summaryjudgmentonlywhenboththefactsandtheconclusionstobedrawnfromthefactspermitareason&  ԅablepersontoreachonlyoneconclusion.Id.X   Carvellv.Bottoms,900S.W.2d23,26(Tenn.1995).' x      TheLindseysweredivorcedpursuanttoafinaldecreeofdivorceenteredbytheMonroeCountyCircuitCourtonAugust23,1993.Thecourt'sdecreeprovided:8      8   ` Thattheparties[']residenceshallbelistedforsalebyRealtorFayeHickmanatapricemutuallyagreeablebytheparties.Thatintheeventsaidresidencecannotbesoldwithin120daysfromthedateoflisting,therealpropertyshallbesoldatpublicauction.      Theresidencedidnotsellwithinthe120daysprovidedinthedecree.  InJuneof1994,theLindseyscontractedwithCoultertoadvertiseandselltheresidencebyauction.Theauctionagreement,signedbyMr.LindseyonJune18andMs.LindseyonJune28,providesthat"theAuctioneershalladvertisetheAuctionbydoing allsuchnewspaperwork,brochures,signs,etc.,asitmaydeem x72A necessary..."Theauctionagreementalsoprovidesthat"[t]hiscontractisirrevocable..."   Shortlyaftersigningtheagreement,Mr.Lindseyapparentlychangedhismindandmadeseveralattemptstostoptheauction 7,/ process.Mr.Lindsey'scomplaintallegesthathepersonallyvisitedwithCoulterathisofficeandadvisedhimofhisdecisiontorescindthecontract,andthereafternotifiedCoulterinwritingofhisdecisiontorescindandrevokethecontract.Mr.LindseyfurtherallegesthatCoulter"assured[him]thattheauctionwouldnottakeplaceandthat[he]reliedonthestatementsofMack^ ^ Coulter...concerning^ ^ thecancellationofsaidauction."  OnJuly12,1994,Mr.LindseysentalettertoCoulterwhich^ ^ states^ ^ inrelevantpart:^ 񜛜^ 8  This^ ^ isinregardtothe"AuctionAgreement"Ruth&(? h Danny^ ^ Lindsey)^ ^ ^ ^ [sic]signed^ ^ ^ ^ on       ` 6/28/94. ^ ^  H! ^ 񜛜^ 8  As^ ^ perourconversationinyourofficeon6/30/94 that (#p thisagreementwas null&void &[sic]Imadeitvery $` clearthat^ ^ their[sic]^ ^ wouldbe"NoAuction"ofsaidpropertyatthistime,becausewewerecomingtoanagreementbetweenourselves&their[sic]wouldbenoneedforyourservicesatthistime.Ialsosaidthatiftheir[sic]wasanycostatthistime,youwouldbecomposted[sic].Ileftyourofficewithgoodfaith,& )  feltthatthematterwasclosed.[allemphasisin *! original].      Inhisanswer,CoulterdeniesthathetoldMr.Lindseytheauctionwouldnottakeplace.Coulter'saffidavitstatesthefollowinginrelevantpart:^ 񜛜^ 8  ^ ^  ` Pursuant^ ^ tothetermsoftheauctioncontractIadvertisedthehomeforauctioninthenewspapersofgeneralcirculationinMonroeandsurroundingcounties,printedanddistributedapproximately1,000flyersandplacedsignsontheproperty.8-0   ^ ^ 8   ` Thereafter,^ ^ Mr.Lindseycalledmeravingabouthisattemptstobuyouthiswife's[sic]interestintheproperty.Hetoldmethathedidnotwanttohaveanauctionandtocomeandgetmysigns.Itold[him]thatbothheandhiswife[sic]hadsignedanirrevocablecontracttoauctionthepropertyandthatitwouldbenecessaryforhimtosettlehisdifferencesdirectlywithMrs.Lindsey,otherwise,Iwouldholdtheauctionasscheduled.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ As^ ^ timefortheauctiondrewnearIscheduledanopenhouseandcalledMr.Lindseywhowasthenoccupyingthepremisestoadvisehimofthesame.Mr.Lindseysaidthathewould"callhiswife"andgetbacktome.Mrs.LindseylatercalledmeandsaidshewouldmeetmefortheopenhouseandthatMr.Lindseywouldbegone.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ On^ ^ July17Iheldanopenhouseatthepremises.ThefrontdoorwasopenandMr.Lindseywasnotthere.Itappearedthathehadmovedpartofhisbelongingsfromtheresidence.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ On^ ^ July23Iheldanauctionatthepremises.Mrs.Lindseyattendedtheauction.Mr.Lindseydidnot,althoughhehadmovedtheremainderofhisbelongingsfromtheproperty.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ Both^ ^ ^ ^ the^ ^ openhouse^ ^ andauctionwere^ ^ wellattendedandconductedinamannersoastomaximizethesaleoftheproperty.      CoulterheldtheauctiononJuly23,1994,andthepropertywasstruckofftothehighestbidders(the^ ^ Millsaps^ ^ ).Coulterproduceda"contractforthesaleofrealestate,"whichwassignedbyMs.Lindsey.Mr.Lindseysubsequentlyrefusedtosignthecontractorotherwiseconsummatethesale.ThisactionbeganwhentheMillsapssuedCoulterandtheLindseys,whichsubsequentlyresultedinthepartiesinvolvedinthisappealfilingcrosscomplaintsagainsteachother.TheMillsapsandtheLindseysreachedasettlementagreementwhichwasapprovedbythetrial 8-0 court,andwhichresultedintheMillsaps'purchasingthepropertyattheauctionprice.Thesettlementagreementandtheresultingsaleofthepropertyarenotinvolvedinthisappeal,andthesalehasbecomefinalandunassailable.  ThereremainquestionsofmaterialfactregardingtheLindseys'allegationsofnegligenceonCoulter'spartinadvertisingandconductingtheauction,andregardingCoulter'scountercomplaintforhiscommission,however.Coulter,asanauctioneer,wasanagentfortheLindseys.Greenv.^ ^ Crye^ ^ ,11S.W.2d869,870  (Tenn.1928)("Apersonemployedasanauctioneeratthesaleofproperty,realorpersonal,isprimarilytheagentoftheownerorvendor.");InvestorsSyndicateofAmerica,Inc.v.Allen,279 8" S.W.2d497,501(Tenn.1955)^ ^ ("...the^ ^ auctioneer,andothersimilar^ ^ persons^ ^ employedeitherforasingletransactionorforaseriesof^ ^ transactionsare^ ^ ^ ^ agents,^ ^ ^ ^ although,^ ^ astotheirphysical^ ^ activities,^ ^ theyareindependentcontractors.");Lindseyv.Stein )  Bros.&Boyce,Inc.,433S.W.2d669,671(Tenn.1968). +" ^ ^   AsnotedbytheSupremeCourtinKnoxTennRentalCov. X/#& Jenkins^ ^ Insurance,Inc.,755^ ^ S.W.2d33,36(Tenn.1988): 81%( ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ An^ ^ agentisafiduciarywithrespecttothematterswithinthescopeofhisagency.Theveryrelationshipimpliesthattheprincipalhasreposedsometrustor confidenceintheagentandtheagentoremployeeis 6 +. boundtotheexerciseoftheutmostgoodfaith,loyalty,&   andhonestytowardhisprincipaloremployer.    Id.;Robertsv.^ ^ Iddins^ ^ ,797S.W.2d615,617(Tenn.App.1990).Our' 3 x courtshaverecognizedandheldthatanagentisliabletohisorherprincipalforanybreachofthisfiduciaryduty:^ 񜛜^ 8  ^ ^  ` ^ ^ It^ ^ isuniversallyrecognizedthatanagentstandsinafiduciaryrelationshiptohisprincipalandisunderadutytobecareful,skillful,diligentandloyalintheperformanceof^ ^ his^ ^ principal'sbusinessandthatforafailuresotoacthesubjectshimselftoliabilitytohisprincipalforanydamagesnaturallyandproximatelyflowingfromthebreachofduty.    ^ 񜛜^ @xx!****^ ^ ^ 񜛜^ 8  ^ ^  ` ^ ^ "Whenever^ ^ anagentviolateshisdutiesorobligationstohisprincipal,whetheritbebyexceedinghisauthorityorbypositivemisconduct,orbynegligenceoromissionintheproperfunctionofhisagency,orinanyothermanner,andanylossordamagetherebyfallsonhisprincipal,heisresponsibletherefor,andboundtomakefullindemnity.Thelossordamageneednotbedirectlyorimmediatelycausedbytheactwhichisdone,oromittedtobedone.Itwillbesufficientifitbefairlyattributabletoit,asthenaturalresultorjustconsequence."    Gay&Taylor,Inc.v.American^ ^ Cas^ ^ .Co.ofReading,Pa.,381S.W.2d +" 304,30506(Tenn.App.1963);Marshallv.SevierCounty,639 x-!$ S.W.2d440,446(Tenn.App.1982),quotingWalkerv.Walker,52 X/#& Tenn.(5^ ^ Heisk^ ^ .)^ ^ 425,4278^ ^ (1871).^ ^   Ithaslongbeenwellestablishedlawthat"[^ ^ i]t^ ^ istheprimarydutyofanagent,whoseauthorityislimitedbyinstructions,toadherefaithfullytothoseinstructionsinallcasesto 8-0 whichtheyoughtproperlytobeapplied."Walker,supraatp.^ ^ 428;^ ^    ^ ^ Corbitt^ ^ v.FederalKemper^ ^ Ins^ ^ .Co.,594S.W.2d728,737(Tenn.App.   1980).Thus,irrespectiveofwhetherthecontractwas"irrevocable,"Coulterhadadutytofaithfullyfollowtheinstructionsofhisprincipal.WhileCoulteradmitsMr.Lindseyapproachedhimandtoldhimhedidnotwanttosellthehouseimmediatelyandtostoptheauctionprocess,hedeniesagreeingtoMr.Lindsey'sinstructionsandassuringhimtheauctionwouldnottakeplace.  ThetrialcourtfoundthatMs.Lindseynevertookanyactioninoppositiontothesalepriortotheauction,andinfactactivelyencouragedtheauctiontotakeplace.Therecordfullysupportsthisposition.InnoneofherpleadingsdoesMs.LindseyassertthatshetoldCoultertostoporpostponethesale.̀  CoulterarguesthattheauctionagreementwasbyitstermsirrevocableandMr.Lindseyhadnopowerorrighttounilaterallyrevokethecontract,particularlywhenhiscoprincipal,Ms.Lindsey,wastryingtogoforwardwiththesale.Undertheseunusualcircumstances,weareoftheopinionthatCoultershouldhavemadecertainthattheLindseyshadreachedanagreementregardingthesalebeforeheproceededwiththeauction.Mr.Lindsey,acoprincipal,presentedCoulterwithaletterwhichwasunequivocalinitsdemandthatCoulterdiscontinuetheauctionsaleprocess.HealsomadeseveralsimilaroralrequeststoCoulter. 8-0 Underthesecircumstances,webelievethatCoulterproceededwiththesaleathisownpotentialrisk.  Thetrialcourtheldthat"Mrs.RuthLindseyshouldbeequitablyandjudiciallyestoppedfrommakinganyfilingsortakinganyactionsinconsistentwithclosingthesaleasshe,throughcounsel,indicatedtothisCourtandtheattorneysinvolvedthatshewantedthesaletoproceedforthelasttwoyears."Asnotedabove,acarefulreadingoftherecordindicatesthatMrs.Lindseyhasnotallegedthatshetookanyactionwhichwouldindicateorsuggestheroppositiontothesale.Inheranswertotheoriginalcomplaint,Mrs.Lindseystates:^ ^ ^ ^ 8  ^ ^ ^ ^  ` ^ ^ ^ ^ The^ ^ Defendant,RuthLindsey,aversthatattheauctionsale,theauctioneerwasincharge,thatshehadnocontroloverwhattranspired,andthatshewasawareherformerhusbandhadmadeappropriateeffortstostopthesale,includingverbalandwrittennoticetotheauctioneerthatthelistingagreementwasrevoked,terminatedandrescinded,buttheauctioneerproceeded.    ^ ^   In^ ^ heranswertoCoulter'scomplaint,Mrs.Lindseystatesthat"sheunderstoodherformerhusband,DanLindsey,hadadvisedMr.Coulternottocontinuewiththeauction.ShebelievesMr.LindseyterminatedandrescindedhisauthorityforMr.Coultertocontinuewiththesale."InhercrosscomplaintagainstCoulter,shealleges:^ ^ ^ ^ 8  ^ ^ ^ ^  ` CrossPlaintiff,RuthLindsey,previouslysignedalistingcontractfortheauctionsaleofpropertyof 8-0 whichshewaspartownerasatenantincommonwithherformerhusband,Dan^ ^ Lindsey...Thereafter,^ ^ DanLindseyrescinded,revoked,andterminatedsaidlistingagreementforthesaleof^ ^ saidproperty^ ^ atactionby[Coulter].^ ^ CrossPlaintiff^ ^ aversthatMr.LindseypersonallyvisitedwiththeCrossDefendant,MackCoulter,athisofficeonoraboutJune30,^ ^ 1994^ ^ andadvisedhimofhisdecision^ ^ to^ ^ rescind,^ ^ revoke,and^ ^ terminatethecontract.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ThatMack^ ^ Coulter...personally^ ^ assuredherformerhusbandthattheauctionwouldnottakeplaceandthatshealsoreliedonthestatementsof[Coulter]ascommunicatedtoherconcerningthecancellationofsaidauction.    ^ ^ ^ ^ 8  ^ ^ ^ ^  ` ThatCrossPlaintiff'sbeliefthatsaidauctionwas^ cancelled^ ^ canceled^ wasfurtherbolsteredby[Coulter's]failuretoproperlyshoworproperlyadvertisethepropertyinquestion.    ^ 񜛜^ 8  ^ 񛜛^  ` ThatCrossPlaintiffwenttothepropertyonJuly23,1994,notknowingwhattodo,itbeingherbeliefthatauthoritytoconducttheauctionhadbeen^ cancelled^ ^ canceled^ and/orterminated,andthatanyattemptedauctiononthatdatewasdonewithouthertenantincommon'sagreement,andalsoagainstherwishesanddesires.      Atthehearing,Ms.Lindseyadmittedthat,priortotheauction,shewantedthepropertysold,wasnotopposedtotheauction,andthatshetoldherformerattorney"todowhateverittooktogetitsold."HerformerattorneytestifiedtotheeffectthatMs.Lindseyconsistentlytookthepositionthatshewantedthesaletotakeplace.  Underthesecircumstances,weagreewiththetrialcourtthatMs.Lindseyshouldbeequitablyestoppedfromtakingtheposition thatsheopposedthesalepriortotheauction.TheSupremeCourt, 6 +. in^ ^ Baliles^ ^ v.CitiesServiceCo.,578S.W.2d621(Tenn.1979),has   noted^ ^ that:^ ^  8  8`    ` x` x ^ ^ ^ ^ V 8  V ^ ^ V  ` V ^ ^ "W EW X [e]X quitable^ ^ estoppel,inthemodernsense,arisesfromthe'conduct'oftheparty,usingthatwordinitsbroadestmeaning,asincludinghisspokenorwrittenwords,hispositiveacts,andhissilenceornegativeomissiontodoanything.^ ^ Itsfoundationisjusticeandgoodconscience.Its^ ^ objectistopreventtheunconscientiousandinequitableassertionorenforcementofclaimsorrightswhichmighthaveexisted,orbeenenforceablebyotherrulesoflaw,unlesspreventedbyanestoppel;anditspracticaleffectis,frommotivesofequityandfairdealing,tocreateandvestopposingrightsinthepartywhoobtainsthebenefitoftheestoppel."    Id.at624,quotingEvansv.BelmontLandCo.,21S.W.670,6734 x (Tenn.1893).^ ^ Thiscourthas^ ^ observedthat"likeallequitabledoctrines,equitableestoppelistobeusedtoachievefairnessindealingsbetweenparties."Metropolitan^ ^ Dev't^ ^ .andHousingAgency $` v.SouthCentralBellTel.Co.,562S.W.2d438,445(Tenn.App. %@ 1977).  CoulterhasallegedthathereliedontheassertionsofMs.Lindseyandherformerattorney"thatMr.Lindseywasveryemotionalbuttogoaheadwith[the]sale."NowhereinMs.Lindsey'scarefullyandcleverlydraftedpleadingsdoessheallegethatshetookanyactionorprovidedanyindication^ ^ toCoulterthat^ ^ shewasopposedtotheauction.Sheattendedandwitnessedtheauction,and,significantly,signedtherealestatesalescontractwithoutawordofprotest.Itisapparentfromtherecordthatthe 8-0 firsttimeMs.Lindseyexpressedanydissatisfactionwiththesalewasaftershehadsignedthecontractandreconciledwithherformerhusband.WeareoftheopinionthatunderthesecircumstancesitwouldbeunfairtoCoultertoallowMs.Lindseytoattempttotakethepositionorcreatetheimpressionattrialthatsheopposedtheauctionbeforeittookplace.However,wedonotbelievethetrialcourtshouldhavetakentheratherdrasticactionoforderingherpleadingsstrickenfromtherecordandenteringdefaultjudgmentagainsther.  TheplaintiffshaveallegedthatCoulterwasnegligentinpromotingandadvertisingtheauction.Thetrialcourtheld"asamatteroflawthatthepropertywasproperlyadvertised."Therecordcontainscopiesofelevenadvertisementsfortheauctionwhichwereruninlocalandregionalnewspapers.ItthusappearsthatCoulterranaconsiderablequantityofadvertisementsforthesale.However,Mr.Lindseystatesinhisaffidavitthat"[^ ^ t]he^ ^ advertisementscontainedwrongdates,wrongmonths,wrong^ ^ directionsY ...Y Y ...Y "^ ^ Thereisnotestimonyintherecordregardingthisallegationthattheadscontainederroneousinformation.Iftheydid,ajurycouldreasonablyconcludethatCoulterwasnegligentinhispromotionofthesale.WefindfromourreviewoftherecordthatagenuineissueofmaterialfactexistsregardingCoulter'spromotionandadvertisementoftheauction. 8-0   WenowturntoCoulter'scounterclaimforacommissionontheauctionsale.ThetrialcourtgrantedCoultersummaryjudgmentonhisclaimthattheLindseyswrongfullyrefusedtopayhimacommissionof$7,350forthesale.ThecourtawardedCoulter$7,350forhiscommission,$1,500forhisexpensesinadvertisingthesale,$2,655inprejudgmentinterest,and$6,630inattorney'sfees.  BothMr.andMs.LindseydeniedthatanycommissionisdueCoulterforthesale.Wehavecarefullysearchedtherecordforevidence,otherthanCoulter'sallegationinhiscountercomplaint,that^ ^ eitherofthe^ ^ LindseysagreedtopayCoulteracommission,andfoundnone.Thecontractforthesaleoftherealestateprovidesthat"[^ ^ o]n^ ^ thedateofclosing,SELLERagreestopayarealestatecommissionforListingAgent'sservicesasnegotiatedonListingContract."Thereisnolistingcontractintherecord.Theauctionagreementprovidesinrelevantpart:^ 񜛜^ 8  ^ ^  ` ^ ^ That^ ^ forandinconsiderationoftheservicesperformedbyCoulterRealty&AuctionCompany,theSellerdoesagreetopaythesaidAuctioneer$1500.00incash,tohelppaytheexpensesofconductingsaidAuction.Saidsumtobedueandpayableuponsettlementofthepropertyauctioned.Inadditiontotheabovementionedfee,CoulterRealtyandAuctionCompanywillchargeatenpercent(10%)Buyer'sPremiumtothepurchaser(s)ofsaidproperty.    ^ ^   It^ ^ isnotclearwhetherthepurchaserspaidCoulteratenpercentbuyer'spremium.^ ^ Theauctionagreementmakesnomentionof 8-0 acommissionpayabletoCoulter.In^ ^ anyevent,thereisagenuineissueofmaterialfactastowhethereitheroftheLindseyscontractuallyboundthemselvestopayCoultera^ ^ commission.^ ^   Fortheaforementionedreasons,thesummaryjudgmentanddefaultjudgmentofthetrialcourtinfavorofCoulterarevacatedandthecaseremandedfortrial.Costsonappealareassessedtotheappellee.   `     h      p __________________________   `     h      p DonT.McMurray,^ ^ Judge^ ^ CONCUR:^ ^ ^ ^ _______________________________HerschelP.Franks,Judge_______________________________CharlesD.Susano,Jr.,^ ^ Judge^ ^ ̜`  )  ` a a a X)XXXa b a a b a        7)XXdXXd7#XXXX)k#@INTHECOURTOFAPPEALS     ATKNOXVILLEl'8X` XX'DANNYDEANLINDSEYandRUTH  )  MONROECIRCUIT 8 + X8X` Xl+MICHELLENOVISKILINDSEY,)  C.A.NO.03A019612CV00397 (p  Ѐ)̀PlaintiffsAppellants)   P  Ѐ)   `     h   )   `     h   )vs.)̀)  HON.JOHNB.HAGLER  Ѐ)JUDGÈ)    MACKCOULTERd/b/aCOULTER)REALTYANDAUCTIONCOMPANY,  ) x    `     h   )̀   `     h   ) X  ЀDefendantAppellee)VACATEDandREMANDED  H! a c  XXXX@  & JUDGMENT  $`   ThisappealcameontobeheardupontherecordfromtheCircuitCourtofc e d mONd e f Monroef d c __________c d c County,briefsandargumentofcounsel.Uponconsiderationthereof,thisCourtisoftheopinionthattherewasreversibleerrorinthetrialcourt.c g g c #XXX Xsq#c h h i   i h h i Ti j h th j h hesummaryjudgmentanddefaultjudgmentofthetrialcourt h."% infavorofCoulterarevacatedandthecaseremandedfortrial.Costsonappealareassessedtotheappellee.h k k k k k   k k  ` k k  k k   k k  h k k   k k   k k PERCURIAMk