’WPC˜" ĪĘa5:Ct_uK֋æņ§ZėP4ų”.eeėaé?6YąŁ—EVę«3uŅ+&Ф½¦ˆķbŌÕ^\³.Xbģnń7ķ‹Ųy¢9A2—\»¢źC(‡É5¤ūT/K–]\–MŽ ķŪ'0ˆūšŻŒŪ_NäVך°S·Ž×6\ø>·źˆ7€6rf`pGČ—økŠ\µxõ ®ę‘}RŪ="šæ;BĻø7z¢w½ćļ·óZ༄ļ7Róɰ?ˆshęHeY~/¤Q@f ä:Sz²du|oĄś½gźFµƒÅŖ×Šžz³Āź’£<:rÕŁ-–Élmž²ēĄ€}Ó )sˆŲŚh#ŃCĒżķėĄ›½S¹Å]¤źWb•OEõH_ żŠA KW‡¶Ćo ģŃ”SM(óÅć÷v¶³ß÷9vɌ·”ųĄdćŖ#ŻV<Ś hU)Qī‰;+ąŗMw‘¶&žŌ2|EPiķ(ׁɣĒ*ȼ²ŗļgŻ»¾šz%%p Qo'RO!ž”ŠoüM& ņ”uą”›yR˜GŠE 3[ēg©³åāŌ°@Ż/¢P^÷ ƒ ‰ˆž/¾1NĪ‘ĒNw„CfsisŽĆ0O?ó"¾µb %\^ b 0ˆnUNöwD4H\ zkŅå· m¹ UNŠ č ĘĘĢʒĘX 0DNb#Įd3%EXXX‚ZZZÜ©äääääääääääääääääb 0ė•••• B€€ 0¤ D3A D-t 0K”” ASģĘ? 0¤! 0D©! A«ķ! »é…m+ā (`£Ŗ$””Ń€.ŃŃ8€½­»»d»»d8ŃŃ ż ŃÓ  Ó(ķ€"  Z6Times New Roman Regularm~g+(”„ 3|x ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt ’U‹’ĄĄĄ(ÖĆ9 Z‹6Times New Roman Regular ŽŻ ƒRȁ$ŻÓ  Óą  ąņņŚ  Ś2Ś  ŚóóŌ€ ōŒg ņ» »ŌŻ  ŻŌ_Ō€€The€Trial€Court,€in€its€Order,€addressed€a€portion€of€plaintiff€R.L.€McNabbššs€affidavit€in€which€he€stated€thatŠ ° ŠPlaintiff€Roberta€McNabb€Poteet€had€been€diagnosed€with€paranoid€schizophrenia€and€characterized€her€condition€asŠ tÄ Ša€disability.€€The€Trial€Court€held€that,€although€Tenn.€Code€Ann.€šš€28„2„110(b)€provides€an€exception€for€those€š šofŠ 8ˆ Šunsound€mind€.€.€.,šš€Plaintiffs€did€not€allege€Robertaššs€disability€in€any€of€their€pleadings€and€in€fact,€submitted€RobertaššsŠ üL Šexecuted€General€Power€of€Attorney€to€the€Trial€Court.€€In€addition,€the€Trial€Court,€citing€ņņHallmark€v.€Tidwellóó,€849Š Ą ŠS.W.2d€787,€792€(Tenn.€Ct.€App.€1992),€held€that€it€was€not€Defendantsšš€burden€to€prove€that€Roberta€did€not€have€aŠ „Ō Šdisability.Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(#Ć$ņņŚ  Ś0Ś  Śóó˜HP LaserJet 8000 Series PSŲŚŲŚŚŲŲŚ0 )Ż ƒRȁ$ŻÓ  Óą  ąņņŚ  Ś1Ś  ŚóóŌ€ ōŒg ņ» »ŌŻ  ŻŌ_Ō€€Edwardsšš€Quitclaim€deed€(š šDefendantsšš€Deedšš)€stated,€in€pertinent€part,€the€following:Š ° ŠĢą0  ąą8` (#(#ąI,€MARY€R.€EDWARDS,€Grantor,€declaring€that€this€property€was€formerly€owned€by€myŠ 8ˆ Šmother,€Vina€McNabb,€who€died€intestate€in€or€about€1977,€and€that€at€the€time€of€her€death,Š üL Šshe€was€survived€by€her€two€children,€myself€and€my€brother,€and€as€a€result€of€the€intestateŠ Ą Špassage,€own€an€undivided€one„half€interest€in€the€below„described€property,€do€hereby€sell,Š „Ō Štransfer€and€convey€unto€STEVEN€R.€HATFIELD€AND€ALMEDA€HATFIELD,€Grantees,Š H ˜ Šall€of€my€right,€title€and€interest€in€and€to€the€following€described€real€estate€to„wit:Š \` Š ` Š  ŠĢą@OOģąņņAN€UNDIVIDED€ONE„HALF€(šš)€INTEREST€IN€THE€FOLLOWING€PROPERTY,€TO€WIT:ó󀈩 ” ä  Š.€.€.€. xŻ ƒRȁ$ŻÓ  Óą  ąņņŚ  Ś4Ś  ŚóóŌ€ ōŒg ņ» »ŌŻ  ŻŌ_Ō€€In€their€brief,€Defendants€argue€that€the€Trial€Court€š šcorrectly€decided€that€[Defendants]€have€gained€titleŠ ° Što€the€Property€by€virtue€of€adverse€possession€.€.€.€.šš€€This€is€an€incorrect€statement€of€the€Trial€Courtššs€holding€sinceŠ tÄ Šit€specifically€held€that€the€only€effect€of€its€Order€was€to€declare€that€š šPlaintiffs€have€no€legal€interest€in€the€subject€realŠ 8ˆ Šestate€.€.€.€šš€and€granted€Defendants€judgment€as€a€matter€of€law€only€as€to€Plaintiffs.€€Due€to€the€absence€of€EdwardsŠ üL Šas€a€party,€who€the€Trial€Court€held€has€a€claim€to€the€Property,€the€Trial€Court€did€not€hold€that€Defendants€were€theŠ Ą Šsole€and€exclusive€owners€of€the€Property.  ŸŻ ƒRȁ$ŻÓ  Óą  ąņņŚ  Ś3Ś  ŚóóŌ€ ōŒg ņ» »ŌŻ  ŻŌ_Ō€It€should€be€noted€that€Defendants€did€not€raise€laches€as€a€defense,€nor€did€the€Trial€Court€specifically€stateŠ ° Šin€its€Order€that€it€was€relying€upon€the€doctrine€of€laches.€€The€Trial€Court,€however,€did€find€in€its€Order€that€PlaintiffsŠ tÄ Šwere€not€aware€of€their€claims€to€the€Property€until€after€their€mother€died€in€1999€and€as€discussed,€stated€thatŠ 8ˆ Šš š[Plaintiffsšš]€claims€are€filed€too€late€.€.€.€[,][and]€knowledge€of€their€parents€are€[sic]€imputed€to€the€Plaintiffs.šš- ł-(|G2ȁ$¤¤Ż ƒ£Ŗ!ŻŃ€.ŃŃ8€L»»d d 8ŃŃ ż ŃÓ  ÓŻ  Żą  ąņņŚ  Ś0Ś  ŚóóŌ€ōi ņ»»Ō d(|3ä$££Ż ƒ£Ŗ!ŻŃ€.ŃŃ8€L»»d d 8ŃŃ ż ŃÓ  ÓŻ  ŻVVVV'’’dxd)!ČČČČdxdx( ±ž$’’ņ ņFigure€Ś  Ś1Ś  Śó ó^_X`YEž’<<C’’ƒLevel 1Level 2Level 3Level 4Level 5(|3ä$¢¢Ż ƒ£Ŗ!ŻŃ€.ŃŃ8€L»»d d 8ŃŃ ż ŃÓ  ÓŻ  Ż($$””ņ ņŚ  Ś1Ś  Śó óX[Z&OLE 2.0 Box <=8’’’’’’’’’’C’’ HKKKKŻ ƒ£Ŗ!ŻŃ€.ŃŃ8€T»»d dČ8ŃŃ ż ŃÓ  ÓŻ  ŻŌ_ŌŃ  ŃŌ€ ¼-’»» »ŌŃ8€uŌXXdź»»d 8ŃŃ  Ńą@ü ü ģąŌ‡ ī4Žī» ¼-’ŌIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆŠ ° Šą@WW$ģąAT€KNOXVILLEˆą0 Č ąŌ#† ¼-’»ī ī4Ž #ŌŠÖ&Č(#Č(# ŠÓ  ÓAugust€28,€2001€SessionŠ üL ŠŌ‡ XycX» ¼-’ŌĢņ ņŌ#† ¼-’»X Xyc #ŌROBERT€LEE€McNABB,€ņņet€al.óó€v.€STEVE€HATFIELD,€ņņet€alóó.Ō‡ XycX» ¼-’Ōó óŠ śJ ŠĢą@@½½ģąņ ņ€Appeal€from€the€Chancery€Court€for€Hamilton€CountyŠ ś J Šą@@ųųģąNo.€00„0185€€€€€€W.€Frank€Brown,€III,€ChancellorŠ ę 6 ŠĢFILED€NOVEMBER€€9,€2001Š ¾   Šą@@ģģ*ģąßA€V) °°` d€÷E<©` Aߊ Ŗś  ŠĢą@@TTģąNo.€E2000„02511„COA„R3„CVŠ „õ  ŠĢßA€V) °°` dE<|` Aߊ }Ķ  Šó óĢÓ  ÓÓÓÓÓRobert€Lee€McNabb€and€Roberta€McNabb€Poteet€(š šPlaintiffsšš)€brought€a€partition€action€againstŠ xČ  ŠSteve€Hatfield€and€Almeda€Hatfield€(š šDefendantsšš)€and€Mary€R.€Edwards,€concerning€propertyŠ d“ Šlocated€in€Chattanooga,€Tennessee€(š šPropertyšš).Ō#† ¼-’»X Xyc#ŌŌ‡ XycX» ¼-’Ō€€The€Property€originally€was€owned€by€the€partiesššŠ P  Šgrandparents.€€During€the€pendency€of€this€matter€at€the€trial€level,€Plaintiffs€voluntarily€dismissedŠ <Œ ŠMary€R.€Edwards€from€this€suit.€€Defendants,€who€had€possessed€the€PropertyŌ#† ¼-’»X Xyc!#ŌŌ‡ XycX» ¼-’Ō€and€paid€taxes€on€itŠ (x Šsince€1977,€filed€a€counterclaim€in€which€they€requested€the€Trial€Court€quiet€title€in€their€favor.Š d ŠDefendants€filed€a€Motion€for€Summary€Judgment,€arguing€they€were€the€true€owners€of€the€PropertyŠ P Šunder€the€theories€of€adverse€possession€and€title€by€prescription.€€Defendants€also€argued€in€theirŠ ģ< Šmotion€that€they€were€entitled€to€the€statutory€presumption€under€Tenn.€Code€Ann.€šš€28„2„109Ō#† ¼-’»X Xyct#ŌŌ‡ XycX» ¼-’Ō€thatŠ Ų( Šthey€were€the€ņņprima€facieóó€owners€of€the€Property€because€they€paid€property€taxes€for€more€thanŠ Ä Štwenty€years,€and€that€Plaintiffsšš€claim€of€ownership€was€barred€by€Tenn.€Code€Ann.€šš€28„2„110€dueŠ ° Što€Plaintiffsšš€failure€to€pay€property€taxes€for€more€than€twenty€years.€€The€Trial€Court€partiallyŠ œģ Šgranted€Defendantsšš€motion,€holding€that€Defendants€were€entitled€to€judgment€as€a€matter€of€lawŠ ˆŲ Šas€to€PlaintiffsŌ#† ¼-’»X Xyc§ #ŌŌ‡ XycX» ¼-’Ō.€€The€Trial€Court€held€that€Mary€R.€EdwardsŌ#† ¼-’»X Xycż #ŌŌ‡ XycX» ¼-’Ō€had€a€claim€of€ownership€to€the€PropertyŠ tÄ Šbut€was€no€longer€a€party€to€the€partition€action.€€The€Trial€Court€concluded€that€the€only€effect€ofŠ `° Šits€judgment€was€to€hold€that€Plaintiffs€have€no€legal€interest€in€the€Property.€€Plaintiffs€appeal.€€WeŠ L œ Šreverse,€in€part,€and€affirm,€in€part.€Š 8!ˆ  ŠÓ¬ÓĢņ ņTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Š #`" ŠReversed,€in€part,€and€Affirmed,€in€part;€Case€Remanded.ó óŠ ü#L# ŠĢņņÓ  ÓŌ#† ¼-’»ą Xyck #ŌŌ‡ XycX. ¼-’ŌD.€Michael€Swiney,€J.óó,€delivered€the€opinion€of€the€court,€in€which€ņņHerschel€P.€Franks,€J.,óó€andŠ Ō%$!% ŠņņCharles€D.€Susano,€Jr.,€J.óó,€joined.Š Ą&"& ŠĢBarrett€T.€Painter,€Cleveland,€Tennessee,€for€the€Appellants,€Robert€Lee€McNabb€and€RobertaŠ ˜(č#( ŠMcNabb€Poteet.Š „)Ō$) ŠĢHallie€H.€McFadden,€Chattanooga,€Tennessee,€for€the€Appellees,€Steve€Hatfield€and€AlmedaŠ \+¬&+ ŠHatfield.Š H,˜', ŠŠ 4-„(-ż ŠÓŹÓą@66'ģąņ ņOPINIONˆŠ ° Šą@ŪŪ%ģąņņBackgroundóóó óˆŠ ˆŲ ŠÓ¾ÓŌ#† ¼-’»X Xycķ#ŌŌ‡ XycX» ¼-’ŌÓÓĢņņóóŌ#† ¼-’»X Xyc¶#ŌÓ  ÓŌ€ XycX» ¼-’Ōą  ąą ` ąThis€lawsuit€involves€a€dispute€between€family€members€over€the€Property€locatedŠ L œ Šin€Chattanooga,€Tennessee.€€The€Property€originally€was€owned€by€Jessie€and€Vina€McNabb.€€JessieŠ 8 ˆ Šand€Vina€McNabb€had€two€children,€Robert€McNabb€and€Ruth€McNabb€Tidwell,€also€known€asŠ $ t ŠMary€R.€Edwards€(š šEdwardsšš).€€Jessie€McNabb€died€intestate€in€1955,€and€Vina€McNabb€diedŠ  ` Šintestate€in€1977.€€The€defendant,€Almeda€Hatfield,€is€Edwardsšš€child,€while€the€other€defendant,Š ü L  ŠSteve€Hatfield,€is€Almedaššs€spouse.€€Plaintiffs,€Robert€Lee€McNabb€(š šR.€L.€McNabbšš)€and€RobertaŠ č 8  ŠMcNabb€Poteet,€are€the€children€of€Robert€McNabb€and€his€wife,€Thelma€McNabb,€who€wereŠ Ō$  Šdivorced€in€1963.€€Robert€McNabb€died€intestate€in€1980,€and€Thelma€McNabb€died€intestate€inŠ Ą  Š1999.€€Š ¬ü  ŠĢą  ąą ` ąThe€record€shows€that€Plaintiffsšš€father,€Robert€McNabb,€lived€on€the€Property€untilŠ „Ō  Šshortly€before€the€death€of€his€mother,€Vina€McNabb,€in€1977.€€In€its€Memorandum€Opinion€andŠ pĄ ŠOrder€(š šOrderšš),€the€Trial€Court€found€that€after€Vina€McNabb€died€in€1977,€Defendants€moved€ontoŠ \¬ Šthe€Property.€€The€Trial€Court€stated€in€its€Order€that€š šthere€is€some€question€about€whetherŠ H˜ Š[Edwards]€also€lived€[on€the€Property].šš€€The€Trial€Court€specifically€found€that€Defendants€hadŠ 4„ Šbeen€in€physical€possession€of€the€Property€since€1977.€€The€Trial€Court€also€found€that€DefendantsŠ  p Špaid€all€the€real€estate€taxes€on€the€Property€since€1977.€€After€Vina€McNabbššs€death,€EdwardsŠ  \ Šplaced€some€personal€property€on€the€front€porch€belonging€to€Plaintiffsšš€father€who€later€picked€itŠ ųH Šup.€€Although€the€record€is€somewhat€unclear,€Plaintiffs€contend€their€father€was€supposed€to€receiveŠ ä4 Šfurniture€or€proceeds€from€the€sale€thereof€from€Edwards€but€that€their€father€never€received€either.€Š Š  ŠThe€Trial€Court€found,€in€its€Order,€that€Plaintiffsšš€father,€Robert€McNabb,€did€not€return€to€live€onŠ ¼  Šthe€Property€from€1977€to€his€death€in€1980.€€Š Øų ŠĢą  ąą ` ąThe€proof€in€the€record€shows€that€Plaintiffsšš€mother,€Thelma€McNabb,€died€intestateŠ €Š Šin€1999.€€After€her€death,€Plaintiffs€discovered€a€letter€(š šStrickland€Letteršš),€dated€November€1981,Š l¼ Šaddressed€to€their€mother€from€her€attorney,€Donald€W.€Strickland.€€Enclosed€with€the€letter€was€anŠ X Ø ŠAffidavit€of€Heirship€regarding€the€heirs€of€Jessie€and€Vina€McNabb€and€a€quitclaim€deedŠ D!” Š(š šPlaintiffsšš€Deedšš)€which€transferred€the€Property€from€plaintiff€R.L.€McNabb€and€his€wife,€whoŠ 0"€  Šis€not€a€party€to€this€matter,€to€his€sister,€plaintiff€Roberta€McNabb€Poteet.€€According€to€hisŠ #l! Šaffidavit,€Attorney€Strickland€prepared€both€the€Affidavit€of€Heirship€and€Plaintiffsšš€Deed.€€NeitherŠ $X" Šthe€Affidavit€of€Heirship€nor€Plaintiffsšš€Deed€was€executed€or€recorded.€€Plaintiffs€contend€they€didŠ ō$D # Šnot€realize€they€had€an€ownership€interest€in€the€Property€until€they€discovered€these€documents.€Š ą%0!$ ŠPlaintiffs,€thereafter,€unsuccessfully€sought€to€negotiate€with€Defendants€their€ownership€interest€inŠ Ģ&"% Šthe€Property.Š ø'#& ŠĢą  ąą ` ąIn€February€2000,€Plaintiffs€filed€a€Complaint€for€partition€against€Defendants€andŠ )ą$( ŠEdwards€in€which€they€alleged€they€own€a€one„half€interest€in€the€Property,€as€tenants€in€commonŠ |*Ģ%) Šwith€Defendants€and€Edwards.€€Plaintiffs€alleged€in€their€Complaint€that€they€were€unlawfully€oustedŠ h+ø&* Šfrom€the€Property€in€1977,€upon€the€death€of€Vina€McNabb,€and€requested€that€the€Trial€Court€holdŠ ° Ša€partition€sale€of€the€Property.€€Plaintiffs€also€alleged€in€their€Complaint€that€Defendants€andŠ œģ ŠEdwards€had€been€in€continuous,€sole€possession€of€the€Property€since€1977,€and€had€paid€propertyŠ ˆŲ Štaxes€and€made€improvements€to€the€Property.€Plaintiffs€also€asked€the€Trial€Court€to€awardŠ tÄ ŠPlaintiffs€the€rents€and€profits€from€the€Property€beginning€from€the€date€that€Plaintiffs€were€oustedŠ `° Šin€1977.€Š L œ ŠĢą  ąą ` ąDefendants€filed€an€Answer€and€Counter„Claim€in€which€they€requested€the€TrialŠ $ t ŠCourt€to€quiet€title.€€Defendants€alleged€that€in€1999,€Edwards,€by€quitclaim€deed,€transferred€herŠ  ` Šone„half€interest€in€the€Property€to€Defendants.׃ׯ ƒ#ĆŻņņŚ  Ś1Ś  ŚóóŻ  Ż×  ׀€This€deed€(š šDefendantsšš€Deedšš)€was€recorded€inŠ ü L  Šthe€Register€of€Deeds€office.€€The€Trial€Court€found,€in€its€Order,€that€Defendantsšš€Deed€conveyedŠ č 8  Šonly€š šEdwardššs€[sic]€one„half€(šš)€interest€in€a€part€of€the€subject€property€to€[Defendants]šš€insteadŠ Ō$  Šof€the€entire€parcel€of€Property.€€Defendants€alleged€in€their€Counter„Claim€that,€since€takingŠ Ą  Špossession€of€the€Property€in€1977,€they€paid€all€property€taxes,€the€total€sum€of€which€was€$3,620,Š ¬ü  Šand€made€improvements€to€the€Property€at€a€cost€of€$45,€675.€€Defendants€requested€the€Trial€CourtŠ ˜č  Šquiet€title€to€the€Property€in€favor€of€Defendants,€or€alternatively,€if€the€Trial€Court€grantedŠ „Ō  ŠPlaintiffsšš€request€for€partition,€that€Plaintiffsšš€recovery€be€offset€by€the€amount€Defendants€paid€forŠ pĄ Šproperty€taxes€and€improvements.€Š \¬ ŠĢą  ąą ` ąThereafter,€upon€Plaintiffsšš€motion,€the€Trial€Court€entered€an€Order€of€DismissalŠ 4„ Šallowing€Plaintiffsšš€to€voluntarily€dismiss€Edwards€as€a€defendant.€€By€Agreed€Order,€Plaintiffs€filedŠ  p Šan€Amended€Complaint€which€did€not€name€Edwards€as€a€defendant.Š  \ ŠĢņ ņó óą  ąą ` ąDefendants€filed€a€Motion€for€Summary€Judgment€in€which€they€argued€they€wereŠ ä4 Šentitled€to€judgment€as€a€matter€of€law€because€the€undisputed€material€facts€showed€they€wereŠ Š  Šowners€of€the€Property€under€three€theories:€(1)€adverse€possession;€(2)€title€by€prescription;€and€(3)Š ¼  ŠTenn.€Code€Ann.€šš€28„2„109,€which€Defendants€argued€established€that€they€were€the€ņņprima€facieóóŠ Øų Šowners€of€the€Property€due€to€their€payment€of€property€taxes€for€more€than€twenty€years.€€InŠ ”ä Šaddition,€Defendants€argued€that€Plaintiffsšš€claim€to€the€Property€was€barred€by€Tenn.€Code€Ann.Š €Š Ššš€28„2„110€by€Plaintiffsšš€failure€to€pay€property€taxes€for€a€twenty„plus„year€period.€€In€their€Tenn.Š l¼ ŠR.€Civ.€P.€56.03€statement,€Defendants€cited€Plaintiffsšš€Response€to€Defendantsšš€Request€forŠ X Ø ŠAdmissions€in€which€Plaintiffs€admitted€the€following:€(1)€Defendants€took€possession€of€theŠ D!” ŠProperty€in€1977€and€have€continuously€resided€at€the€Property€ever€since;€(2)€Defendants€have€paidŠ 0"€  Šthe€property€taxes€since€1977€for€the€Property€and€have€made€improvements€to€the€Property;€(3)Š ° ŠPlaintiffs€paid€no€property€taxes€nor€made€any€improvements€to€the€Property€since€Defendantsšš€tookŠ œģ Špossession€in€1977;€(4)€Defendants€have€withheld€possession€of€the€Property€from€Plaintiffs;€and€(5)Š ˆŲ Šafter€the€death€of€Vina€McNabb,€š šdue€to€the€nature€of€the€ššcleaning€outšš€of€all€the€belongings€ofŠ tÄ Š[Plaintiffsšš€father]€Robert€McNabb,€Plaintiffs€feel€that€they€were€ousted€.€.€.€.ššŠ `° ŠĢą  ąą ` ąIn€response,€Plaintiffs€argued€that€summary€judgment€was€not€appropriate€in€thisŠ 8 ˆ Šmatter€because€there€were€factual€disputes€regarding€Defendantsšš€adverse€possession€and€title€byŠ $ t Šprescription€claims.€€In€support€of€their€position,€Plaintiffs€filed€the€affidavit€of€plaintiff€R.L.Š  ` ŠMcNabb,€the€Strickland€Letter,€an€affidavit€executed€by€Attorney€Strickland,€and€the€unexecutedŠ ü L  ŠAffidavit€of€Heirship€and€Plaintiffsšš€Deed.€€Plaintiffs€did€not,€however,€file€a€Tenn.€R.€Civ.€P.€56.03Š č 8  Šstatement€of€facts€in€response€to€Defendantsšš€statement€of€facts.Š Ō$  ŠĢą  ąą ` ąIn€turn,€Defendants€filed€a€Reply€to€Plaintiffsšš€Response€brief.€€Defendants€arguedŠ ¬ü  Šthat€the€documents€Plaintiffs€filed€in€support€of€their€response€brief€were€inadmissible.€€DefendantsŠ ˜č  Šalso€filed€a€Motion€to€Strike€regarding€these€documents.Š „Ō  Šą  ąą ` ąĢą  ąą ` ąThe€Trial€Court,€in€its€Order€entered€August€2000,€partially€granted€DefendantsššŠ \¬ ŠMotion€to€Strike.€€The€Trial€Court€held€that€paragraphs€6,€7,€8€and€9€of€plaintiff€R.L.€McNabbššsŠ H˜ Šaffidavit€did€not€comply€with€Tenn.€R.€Civ.€P.€56.02€because€they€contained€hearsay€and€mayŠ 4„ Šš šviolate€the€Dead€Manššs€Rule.šš€€The€Trial€Court,€however,€denied€Defendantsšš€Motion€to€StrikeŠ  p Šregarding€the€remaining€documents€relied€on€by€Plaintiffs.Š  \ Šą  ąĢą  ąą ` ąIn€addition,€the€Trial€Court€held€in€its€Order€that€when€Plaintiffsšš€father€died€in€1980,Š ä4 ŠPlaintiffs€jointly€owned€a€one„half€interest€in€the€Property,€or€each€Plaintiff€owned€25%€of€theŠ Š  ŠProperty,€through€intestacy.€€The€Trial€Court€also€found€that€Plaintiffs€did€not€learn€of€theirŠ ¼  Šownership€interest€in€the€Property€until€they€found€the€Strickland€Letter€and€its€enclosures€after€theirŠ Øų Šmotherššs€death€in€1999.€€Nevertheless,€the€Trial€Court€held€that€Plaintiffsšš€š šclaims€are€filed€too€lateššŠ ”ä Šand€that€š š[t]he€knowledge€of€their€parents€are€[sic]€imputed€to€the€Plaintiffs.ššŠ €Š ŠĢą  ąą ` ąAlso,€the€Trial€Court,€in€its€Order,€partially€granted€Defendantsšš€Motion€for€SummaryŠ X Ø ŠJudgment.€€The€Trial€Court€granted€Defendantsšš€motion€insofar€as€the€undisputed€material€factsŠ D!” Šestablished€that€Plaintiffs€have€no€ownership€interest€in€the€property€under€the€three€theoriesŠ 0"€  Šproffered€by€Defendants:€€(1)€adverse€possession;€(2)€title€by€prescription;€and€(3)€DefendantsššŠ #l! Špayment€of€taxes€for€more€than€twenty€years€under€Tenn.€Code€Ann.€šš€28„2„109.€€The€Trial€CourtŠ $X" Šheld€that€Defendants€met€the€elements€of€these€three€theories€as€to€Plaintiffs.€€The€Trial€Court€alsoŠ ō$D # Šheld€that€Plaintiffs€were€prohibited€from€making€any€claim€to€the€Property€by€Tenn.€Code€Ann.€šš€28„Š ą%0!$ Š2„110.€€The€Trial€Court,€however,€stated€in€its€Order€that€it€could€not€hold€that€Defendants€were€theŠ Ģ&"% Šexclusive€owners€of€the€Property€since€Edwards,€who€was€no€longer€a€party€to€the€proceedings,€stillŠ ø'#& Šhad€a€claim€to€the€Property.€€The€Trial€Court€stated,€in€its€Order,€š š[t]herefore,€the€only€effect€of€thisŠ ¤(ō#' ŠOrder€is€to€declare€that€the€Plaintiffs€have€no€legal€interest€in€the€subject€real€estate.ššŠ )ą$( Šā āŠ |*Ģ%) Šą  ąą ` ąWith€respect€to€Defendantsšš€adverse€possession€claim,€the€Trial€Court€held€that€theŠ ° Šā āundisputed€facts€established€Defendants€were€entitled€to€judgment€as€a€matter€of€law€under€thisŠ œģ Štheory€as€to€Plaintiffs.€€The€Trial€Court€recognized€that,€if€the€parties€were€co„tenants,€DefendantsŠ ˆŲ Šwould€have€to€show€ouster€of€Plaintiffs€to€establish€title€by€adverse€possession.€€The€Trial€Court,Š tÄ Šhowever,€held€that€Defendants€were€not€co„tenants€with€Plaintiffs€because€Defendants€had€no€legalŠ `° Šclaim€to€the€Property€at€the€time€they€obtained€possession€of€the€Property€in€1977,€and€becauseŠ L œ ŠPlaintiffsšš€ownership€interest€was€based€upon€their€inheritance€of€their€fatherššs€one„half€interest€inŠ 8 ˆ Šthe€Property€upon€their€fatherššs€death€which€was€not€until€1980.€€Š $ t ŠĢą  ąą ` ąThe€Trial€Court,€nevertheless,€found€that€if€the€parties€were€co„tenants,€the€undisputedŠ ü L  Šfacts€showed€that€Defendants€had€ousted€Robert€McNabb,€Plaintiffsšš€father.€€The€Trial€Court€foundŠ č 8  Šsignificant€Plaintiffsšš€Response€to€Defendantsšš€Request€for€Admissions€in€which€Plaintiffs€€admittedŠ Ō$  Šthey€were€ousted€when€their€fatherššs€personal€belongings€were€cleaned€out€of€the€Property€€in€1977.€Š Ą  ŠIn€addition,€the€Trial€Court€held€that€Plaintiffsšš€non„payment€of€property€taxes€and€Plaintiffsšš€failureŠ ¬ü  Što€pay€for€any€improvements€made€to€the€Property€established€ouster.€€Š ˜č  ŠĢą  ąą ` ąWith€respect€to€Defendantsšš€second€claim€to€the€Property€under€the€theory€of€title€byŠ pĄ Šprescription,€the€Trial€Court€held€that€Defendants€were€entitled€to€judgment€as€a€matter€of€law€as€toŠ \¬ Šthe€Plaintiffs€under€this€theory€for€the€š šsame€facts€and€legal€principlesšš€as€adverse€possession.Š H˜ ŠĢą  ąą ` ąFinally,€the€Trial€Court€held€that€Defendants€were€entitled€to€judgment€as€a€matterŠ  p Šof€law€based€upon€Defendantsšš€payment€of€property€taxes€for€over€twenty€years€under€Tenn.€CodeŠ  \ ŠAnn.€šš€28„2„109.€€Moreover,€the€Trial€Court€held€that€according€to€Tenn.€Code€Ann.€šš€28„2„110,Š ųH ŠPlaintiffs€were€barred€from€asserting€their€ownership€claim€because€they€failed€to€pay€property€taxesŠ ä4 Šfor€more€than€twenty€years.׃ ׯ ƒ#ĆŻņņŚ  Ś2Ś  ŚóóŻ  Ż×  ׀€Plaintiffs€appeal.€€We€reverse,€in€part,€and€affirm,€in€part.Š Š  ŠĢą@))%ģąņņņ ņDiscussionó óóóˆŠ Øų ŠĢą  ąą ` ąOn€appeal€and€although€not€stated€exactly€as€such,€Plaintiffs€raise€the€following€issuesŠ €Š Šfor€our€review:€(1)€whether€the€Trial€Court€erred€in€holding€that€Defendants€were€entitled€toŠ l¼ Šjudgment€as€a€matter€of€law€due€to€Defendantsšš€payment€of€taxes€for€more€than€twenty€years€underŠ X Ø ŠTenn.€Code€Ann.€šš€28„2„109,€when€Defendants€did€not€have€recorded€color€of€title€for€this€timeŠ D!” Šperiod;€(2)€whether€the€Trial€Court€erred€in€granting€partial€summary€judgment€to€Defendants€on€theŠ 0"€  Šbasis€of€adverse€possession€and€title€by€prescription;€(3)€whether€the€Trial€Court€erred€in€dismissingŠ #l! Šā āPlaintiffsšš€claim€for€partition€due€to€the€doctrine€of€lachesņ ņó ó;€and€(4)€whether€the€Trial€Court€erred€inŠ $X" Šstriking€portions€of€the€affidavit€of€plaintiff€R.L.€McNabb,€which€Plaintiffs€filed€in€opposition€toŠ ° ŠDefendantsšš€Motion€for€Summary€Judgment.׃ׯ ƒ#ĆŻņņŚ  Ś3Ś  ŚóóŻ  Ż×  ׊ œģ Šā āĢą  ąą ` ąDefendants€argue€on€appeal€that,€due€to€Plaintiffsšš€admissions€in€their€Response€toŠ tÄ ŠDefendantsšš€Request€for€Admissions,€there€is€no€genuine€issue€of€material€fact€which€would€precludeŠ `° Ša€grant€of€summary€judgment.׃ ׯ ƒ#ĆŻņņŚ  Ś4Ś  ŚóóŻ  Ż×  ׀€Defendants€also€contend€that€the€Trial€Court€correctly€held€thatŠ L œ ŠPlaintiffs€were€barred€from€pursing€this€action€by€Tenn.€Code€Ann.€šš€28„2„110,€due€to€PlaintiffsššŠ 8 ˆ Šnon„payment€of€taxes€on€the€Property€for€more€than€twenty€years.Š $ t ŠĢą  ąą ` ąOur€Supreme€Court€outlined€the€standard€of€review€of€a€motion€for€summaryŠ ü L  Šjudgment€in€ņņStaples€v.€CBL€&€Assoc.óó,€15€S.W.3d€83€(Tenn.€2000):Š č 8  ŠĢą8  ąą0` Š Š ąThe€standards€governing€an€appellate€court's€review€of€a€motion€for€summaryŠ Ą  Šjudgment€are€well€settled.€€Since€our€inquiry€involves€purely€a€question€ofŠ ¬ü  Šlaw,€no€presumption€of€correctness€attaches€to€the€lower€court's€judgment,Š ˜č  Šand€our€task€is€confined€to€reviewing€the€record€to€determine€whether€theŠ „Ō  Šrequirements€of€Tenn.€R.€Civ.€P.€56€have€been€met.€€ņņSeeóó€ņņHunter€v.€Brownóó,Š pĄ Š955€S.W.2d€49,€50-51€(Tenn.1997);€ņņCowden€v.€Sovran€Bank/Central€Southóó,Š \¬ Š816€S.W.2d€741,€744€(Tenn.1991).€€Tennessee€Rule€of€Civil€Procedure€56.04Š H˜ Šprovides€that€summary€judgment€is€appropriate€where:€(1)€there€is€no€genuineŠ 4„ Šissue€with€regard€to€the€material€facts€relevant€to€the€claim€or€defenseŠ  p Šcontained€in€the€motion,€ņņseeóó€ņņByrd€v.€Hallóó,€847€S.W.2d€208,€210€(Tenn.1993);Š  \ Šand€(2)€the€moving€party€is€entitled€to€a€judgment€as€a€matter€of€law€on€theŠ ųH Šundisputed€facts.€€ņņSeeóó€ņņAnderson€v.€Standard€Register€Co.óó,€857€S.W.2d€555,Š ä4 Š559€(Tenn.1993).€€The€moving€party€has€the€burden€of€proving€that€its€motionŠ Š  Šsatisfies€these€requirements.€€ņņSee€Downen€v.€Allstate€Ins.óó€ņņCo.óó,€811€S.W.2dŠ ¼  Š523,€524€(Tenn.1991).€€When€the€party€seeking€summary€judgment€makes€aŠ Øų Šproperly€supported€motion,€the€burden€shifts€to€the€nonmoving€party€to€setŠ ”ä Šforth€specific€facts€establishing€the€existence€of€disputed,€material€factsŠ €Š Šwhich€must€be€resolved€by€the€trier€of€fact.€€ņņSee€Byrd€v.€Hallóó,€847€S.W.2d€atŠ l¼ Š215.€€ŠX Ø` Š ` Š  Šā āą0  ąą0` (#(#ąņņóóŠD!”` (#` (# Šą8  ąą0` Š Š ąTo€properly€support€its€motion,€the€moving€party€must€either€affirmativelyŠ ° Šā ānegate€an€essential€element€of€the€non-moving€party's€claim€or€conclusivelyŠ œģ Šestablish€an€affirmative€defense.€€ņņSee€McCarley€v.€West€Quality€Food€Serv.óó,Š ˆŲ Š960€S.W.2d€585,€588€(Tenn.1998);€ņņRobinson€v.€Omeróó,€952€S.W.2d€423,€426Š tÄ Š(Tenn.1997).€€If€the€moving€party€fails€to€negate€a€claimed€basis€for€the€suit,Š `° Šthe€non-moving€party's€burden€to€produce€evidence€establishing€the€existenceŠ L œ Šof€a€genuine€issue€for€trial€is€not€triggered€and€the€motion€for€summaryŠ 8 ˆ Šjudgment€must€fail.€€ņņSee€McCarley€v.€West€Quality€Food€Servóó.,€960€S.W.2dŠ $ t Šat€588;€ņņRobinson€v.€Omeróó,€952€S.W.2d€at€426.€€If€the€moving€partyŠ  ` Šsuccessfully€negates€a€claimed€basis€for€the€action,€the€non-moving€party€mayŠ ü L  Šnot€simply€rest€upon€the€pleadings,€but€must€offer€proof€to€establish€theŠ č 8  Šexistence€of€the€essential€elements€of€the€claim.ŠŌ$ ` Š ` Š  ŠĢą8  ąą0` Š Š ąThe€standards€governing€the€assessment€of€evidence€in€the€summaryŠ ¬ü  Šjudgment€context€are€also€well€established.€€Courts€must€view€the€evidenceŠ ˜č  Šin€the€light€most€favorable€to€the€nonmoving€party€and€must€also€draw€allŠ „Ō  Šreasonable€inferences€in€the€nonmoving€party's€favor.€€ņņSee€Robinson€v.€Omeróó,Š pĄ Š952€S.W.2d€at€426;€ņņByrd€v.€Hallóó,€847€S.W.2d€at€210-11.€€Courts€should€grantŠ \¬ Ša€summary€judgment€only€when€both€the€facts€and€the€inferences€to€be€drawnŠ H˜ Šfrom€the€facts€permit€a€reasonable€person€to€reach€only€one€conclusion.€€ņņSeeŠ 4„ ŠMcCall€v.€Wilderóó,€913€S.W.2d€150,€153€(Tenn.1995);€ņņCarvell€v.€Bottomsóó,€900Š  p ŠS.W.2d€23,€26€(Tenn.1995).Š \` Š ` Š  ŠĢņņStaplesóó,€15€S.W.3d€at€88„89;€€ņņsee€alsoóó€ņņMadison€v.€Loveóó,€No.€E2000„01692„COA„RM„CV,€2000€WLŠ ä4 Š1036362,€at€*€2€(Tenn.€Ct.€App.€July€28,€2000),€ņņno€appl.€perm.€app.€filedóó,€(holding€that€š š[m]aterialŠ Š  Šsupporting€a€motion€for€summary€judgment€must€do€more€than€ššnip€at€the€heelsšš€of€an€essentialŠ ¼  Šelement€of€a€cause€of€action;€it€must€negate€that€elementšš).€€€A€fact€is€š šmaterialšš€for€summaryŠ Øų Šjudgment€purposes,€if€it€must€be€decided€in€order€š što€resolve€the€substantive€claim€or€defense€atŠ ”ä Šwhich€the€motion€is€directed.šš€€ņņLuther€v.€Comptonóó,€5€S.W.3d€635,€639€(Tenn.€1999)€(citing€ņņByrd€v.Š €Š ŠHallóó,€847€S.W.2d€at€211).Š l¼ ŠĢą  ąą ` ąAlthough€Plaintiffs€do€not€raise€any€issues€on€appeal€regarding€their€responses€toŠ D!” ŠDefendantsšš€Request€for€Admissions,€Defendantsšš€Motion€for€Summary€Judgment€was€based,€inŠ 0"€  Šlarge€part,€upon€these€responses.€€Accordingly,€we€first€address€the€significance€of€these€responses.€Š #l! ŠĢą  ąą ` ąAs€discussed,€Plaintiffs€admitted€in€their€responses€to€Defendantsšš€Request€forŠ ō$D # ŠAdmssions€that€Defendants€had€continuous€possession€of€the€Property€since€1977.€€Plaintiffs€alsoŠ ą%0!$ Šadmitted€€Defendants€had€paid€the€property€taxes€since1977€and€made€improvements€to€the€Property,Š Ģ&"% Šand€that€Plaintiffs€had€paid€for€neither€property€taxes€or€improvements.€€Plaintiffs€also€admitted€theyŠ ø'#& Šbelieved€they€were€ousted€from€the€Property€in€1977€when€their€fatherššs€belongings€were€cleanedŠ ¤(ō#' Šout€of€the€Property.€€Neither€at€the€trial€level€nor€on€appeal€do€Plaintiffs€contend€that€their€responsesŠ )ą$( Što€Defendantsšš€Tenn.€R.€Civ.€P.€36€Request€for€Admissions€are€incorrect€or€should€be€amended€orŠ |*Ģ%) Šset€aside.€€Moreover,€we€note€that€Plaintiffsšš€Complaint€alleged€the€same€matters.€Š h+ø&* Їą  ąą ` ą€€Our€Supreme€Court€held€that€š š[u]nlike€other€forms€of€discovery,€requests€to€admitŠ ° Šunder€Rule€36€primarily€involve€the€elimination€of€undisputed€matters.€.€.€.šš€€ņņState€Dept.€of€HumanŠ œģ ŠServ.€v.€Barbeeóó,€714€S.W.2d€263,€266€(Tenn.€1986).€€Tenn.€R.€Civ.€P.€36€provides€for€this€discoveryŠ ˆŲ Šmechanism,€and€Tenn.€R.€Civ.€P.€36.02€states,€in€pertinent€part,€š š[a]ny€matter€admitted€under€thisŠ tÄ Šrule€is€conclusively€established€unless€the€court€on€motion€permits€withdrawal€or€amendment€of€theŠ `° Šadmission.šš€€A€party€who€has€obtained€admissions€through€Rule€36€may€bring€these€admissions€toŠ L œ Šthe€trial€judgeššs€attention€through€a€motion€for€summary€judgment.€€ņņNeely€v.€Velsicol€Chem.€Corp.óó,Š 8 ˆ Š906€S.W.2d€915,€917€(Tenn.€Ct.€App.€1995).€€Accordingly,€Tenn.€R.€Civ.€P.€56.04€provides,€inŠ $ t Špertinent€part,€as€follows:Š  ` ŠĢą8  ąą8` Š Š ąSubject€to€the€moving€partyššs€compliance€with€Rule€56.03,€judgment€Š č 8  Šsought€shall€be€rendered€forthwith€if€the€pleadings,€depositions,Š Ō$  Šanswers€to€interrogatories,€and€ņņadmissions€on€fileóó,€together€with€the€Š Ą  Šaffidavits,€if€any,€show€that€there€is€no€genuine€issue€of€material€factŠ ¬ü  Šand€that€the€moving€party€is€entitled€to€judgment€as€a€matter€of€law.Š˜č ` x` x ŠĢ(emphasis€added).€€Accordingly,€we€hold€that€Plaintiffsšš€Response€to€Defendantsšš€Request€forŠ pĄ ŠAdmissions€conclusively€established€that€since€1977,€Defendants€had€continuous€possession€of€theŠ \¬ ŠProperty€to€the€exclusion€of€Plaintiffs;€Defendants€paid€the€property€taxes€and€made€improvementsŠ H˜ Što€the€Property€since€1977;€Plaintiffs€never€paid€the€property€taxes€or€made€improvements€to€theŠ 4„ ŠProperty;€and€Plaintiffs€were€ousted€in€1977.€€ņņSeeóó€Tenn.€R.€Civ.€P.€36.02.€Š  p ŠĢą  ąą ` ąIn€response€to€Defendantsšš€Motion€for€Summary€Judgment,€Plaintiffs€filed€a€brief€andŠ ųH Šsupporting€documents,€including€the€affidavit€of€plaintiff€R.L.€McNabb.€€Plaintiffs€raise€as€an€issueŠ ä4 Šon€appeal€the€Trial€Courtššs€exclusion€of€parts€of€the€affidavit€of€plaintiff€R.L.€McNabb.€€AlthoughŠ Š  ŠPlaintiffs€raise€this€matter€as€an€issue€on€appeal,€Plaintiffs€fail€to€provide€any€argument€in€supportŠ ¼  Šof€their€position€that€the€Trial€Court€erred€in€striking€portions€of€this€affidavit.€€In€fact,€the€onlyŠ Øų Šreference€to€this€issue€found€in€Plaintiffsšš€brief€is€in€the€š šIssues€Presented€for€Reviewšš€section€whichŠ ”ä Šstates:€š š[s]hould€the€Trial€Court€have€allowed€the€portion€of€Mr.€R.L.€McNabbššs€Affidavit€whichŠ €Š Šcontained€material€facts€based€upon€his€own€personal€knowledge?šš€€We€hold€that€Plaintiffsšš€briefŠ l¼ Šdoes€not€comply€with€Tenn.€Ct.€App.€R.€6,€and,€therefore,€this€issue€will€not€be€considered€by€theŠ X Ø ŠCourt.€€ņņSee€Forde€v.€Fisk€Univ.,€óó661€S.W.2d€883,€886€(Tenn.€Ct.€App.€1983);€ņņThomas€v.€Thomasóó,Š D!” ŠE1999„00563„COA„R3„CV,€2000€WL€276886,€at€*€1€(Tenn.€Ct.€App.€Mar.€15,€2000),€ņņno€appl.€perm.Š 0"€  Šapp.€filed.óóŠ #l! ŠĢą  ąą ` ąWe€now€turn€our€attention€to€the€issues€raised€by€the€parties€on€appeal€regardingŠ ō$D # ŠDefendantsšš€payment€of€property€taxes€and€Plaintiffsšš€failure€to€do€so€for€a€period€of€more€thanŠ ą%0!$ Štwenty€years.€€€Plaintiffs€contend€on€appeal€that€the€Trial€Court€erred€in€determining€that€DefendantsŠ Ģ&"% Šwere€entitled€to€judgment€as€a€matter€of€law€as€to€Plaintiffs€under€Tenn.€Code€Ann.€šš€28„2„109Š ø'#& Šwhich€provides€as€follows:Š ¤(ō#' ŠĢą8  ąą8` Š Š ąAny€person€holding€any€real€estate€or€land€of€any€kind,€or€any€legalŠ |*Ģ%) Šor€equitable€interest€therein,€who€has€paid,€or€who€and€those€throughŠ h+ø&* Šwhom€such€person€claims€have€paid,€the€state€and€county€taxes€on€theŠ ° Šsame€for€more€then€[sic]€twenty€(20)€years€continuously€prior€to€theŠ œģ Šdate€when€any€question€arises€in€any€of€the€courts€of€this€stateŠ ˆŲ Šconcerning€the€same,€ņņand€who€has€had€or€who€and€those€throughŠ tÄ Šwhom€such€person€claims€have€had,€such€personššs€deed,€conveyance,Š `° Šgrant€or€other€assurance€of€title€recorded€in€the€registerššs€office€ofŠ L œ Šthe€county€in€which€the€land€lies,€for€such€period€of€more€than€twentyŠ 8 ˆ Š(20)€years,€óóshall€be€presumed€prima€facie€to€be€the€legal€owner€ofŠ $ t Šsuch€land.Š `` x` x ŠĢ(emphasis€added).€€Š č 8  ŠĢą  ąą ` ąPlaintiffs€contend€on€appeal€that€the€undisputed€material€facts€do€not€establish€thatŠ Ą  ŠDefendants€had€a€š šdeed,€conveyance,€grant€or€other€assurance€of€title€.€.€.šš€recorded€in€the€RegisterŠ ¬ü  Šof€Deeds€office€for€the€twenty„plus„year€period€as€required€by€Tenn.€Code€Ann.€šš€28„2„109.€€WeŠ ˜č  Šagree,€and€we€hold€that€the€proof€in€the€record€on€appeal€does€not€show€that€Defendants€or€theirŠ „Ō  Špredecessor,€Edwards,€met€this€requirement.€€Although€Defendants€have€possessed€this€Property€andŠ pĄ Špaid€taxes€on€it€since€1977,€the€proof€in€the€record€shows€that€Defendants€did€not€obtain€and€recordŠ \¬ Šany€deed,€conveyance,€grant€or€other€assurance€of€title€until€June€1999.€€Defendantsšš€Deed€states€thatŠ H˜ ŠEdwards€received€her€share€of€the€Property€by€š šintestate€passage.šš€€Nothing€in€the€record€before€usŠ 4„ Šshows€that€Edwards€had€recorded€any€ownership€interest€in€the€Property€before€she€gave€this€deedŠ  p Što€Defendants€in€1999.€€We€hold€that€the€undisputed€material€facts€do€not€support€the€Trial€CourtššsŠ  \ Šdetermination€that€Defendants€were€entitled€to€the€presumption€of€ownership€provided€by€Tenn.Š ųH ŠCode€Ann.€šš€28„2„109€for€their€payment€of€property€taxes€for€more€than€twenty€years,€and,€therefore,Š ä4 Šwe€reverse€the€portion€of€the€Trial€Courtššs€Order€which€grants€Defendants€judgment€as€a€matter€ofŠ Š  Šlaw€on€this€basis.€€ņņSeeóó€ņņMeals€v.€Lucasóó,€No.02A01„9404„CH„00085,€1995€WL€318467,€at€*€3€(Tenn.Š ¼  ŠCt.€App.€May€26,€1995),€ņņappl.€perm.€app.€deniedóó;€ņņWelch€v.€A.B.C.€Coal€Co.,€Inc.óó,€293€S.W.2d€44,Š Øų Š50€(Tenn.€Ct.€App.€1956).€€Š ”ä ŠĢą  ąą ` ąWe€next€review€Defendantsšš€issue€on€appeal€regarding€Plaintiffsšš€non„payment€ofŠ l¼ Šproperty€taxes€for€a€twenty„plus„year€period.€€Defendants€contend€that€the€Trial€Court€correctly€heldŠ X Ø Šthat€Plaintiffsšš€lawsuit€was€barred€by€Tenn.€Code€Ann.€šš€28„2„110,€due€to€Plaintiffsšš€failure€to€payŠ D!” Šproperty€taxes€for€a€twenty„plus„year€period.€€Applying€the€ņņStaplesóó€standards€to€this€grant€ofŠ 0"€  Šsummary€judgment,€we€agree€with€Defendants€on€this€issue.€€Tenn.€Code€Ann.€šš€28„2„110€provides,Š #l! Šin€pertinent€part,€as€follows:Š $X" ŠĢą8  ąąHąˆą8` Š Š ą(a)€Any€person€having€any€claim€to€real€estate€or€land€of€any€kind,€orŠ ą%0!$ Što€any€legal€or€equitable€interest€therein,€the€same€having€been€subjectŠ Ģ&"% Što€assessment€for€state€and€county€taxes,€who€and€those€throughŠ ø'#& Šwhom€such€person€claims€have€failed€to€have€the€same€assessed€andŠ ¤(ō#' Što€pay€any€state€and€county€taxes€thereon€for€a€period€of€more€thanŠ )ą$( Šā ātwenty€(20)€years,€shall€be€forever€barred€from€bringing€any€action€inŠ |*Ģ%) Šlaw€or€in€equity€to€recover€the€same,€or€to€recover€any€rents€or€profitsŠ ° Štherefrom€in€any€of€the€courts€of€this€state.Šœģ` x` x Šā āĢą8  ąą8` Š Š ą(b)€This€section€does€not€apply€to€persons€under€eighteen€(18)€yearsŠ tÄ Šof€age€or€to€persons€of€unsound€mind€if€suit€shall€be€brought€by€them,Š `° Šor€any€one€claiming€through€them,€within€three€(3)€years€after€theŠ L œ Šremoval€of€such€disability.€.€.€.Š8 ˆ` x` x ŠĢThis€Court€has€interpreted€Tenn.€Code€Ann.€šš€28„2„110€as€completely€barring€a€claim€to€propertyŠ  ` Šwhere€the€claimant€failed€to€pay€property€taxes€for€more€than€twenty€years.€€ņņTidwell€v.€Van€Deventeróó,Š ü L  Š686€S.W.2d€899,€903€(Tenn.€Ct.€App.€1984).€Š č 8  ŠĢą  ąą ` ąAs€discussed,€it€is€undisputed€that€Defendants€paid€the€property€taxes€since€1977€andŠ Ą  Šthat€Plaintiffs€have€made€no€such€payments.€€Since€Plaintiffs€admitted€that€Defendants€paid€theŠ ¬ü  Šproperty€taxes€since€1977,€it€follows€that€Plaintiffsšš€predecessor„in„interest,€their€father,€did€not€payŠ ˜č  Šany€property€taxes€from€the€time€he€moved€out€of€the€Property€in€1977€until€his€death€in€1980.€Š „Ō  ŠĢą  ąą ` ąMoreover,€the€Trial€Court€correctly€held€that€Defendants€š šdid€not€have€a€legal€claimŠ \¬ Što€the€property€in€1977€and€therefore€were€not€co„tenants€with€the€Plaintiffs€or€their€father€[,]šš€andŠ H˜ Šneither€party€disputes€this€finding.€€The€earliest€Plaintiffs€and€Defendants€could€arguably€be€co„Š 4„ Štenants€is€1999€when€Defendants€received€their€deed€from€Edwards.€€Since€the€parties€were€not€co„Š  p Štenants€from€at€least€1977€until€1999,€Defendantsšš€payment€of€property€taxes€could€not€have€beenŠ  \ Šfor€the€benefit€of€Plaintiffs€as€co„tenants.€€Additionally,€Plaintiffs€admitted,€and€in€fact€contended,Š ųH Šthat€Defendants€ousted€them€in€1977.Š ä4 ŠĢą  ąą ` ąIn€their€response€brief€to€Defendantsšš€Motion€for€Summary€Judgment,€Plaintiffs,Š ¼  Šapparently€relying€upon€the€exception€provided€by€Tenn.€Code€Ann.€šš€28„2„110(b),€raised€the€issueŠ Øų Šof€the€disability€of€plaintiff€Roberta€McNabb€Poteet.€€In€paragraph€six€of€his€affidavit€filed€in€supportŠ ”ä Šof€Plaintiffsšš€response€brief,€plaintiff€R.L.€McNabb€states€š šMy€sister,€Roberta€McNabb€Poteet,€hasŠ €Š Šbeen€disabled€for€a€number€of€years€and€is€diagnosed€as€paranoid€schizophrenic.šš€As€discussed,Š l¼ Šparagraph€six,€along€with€paragraphs€seven€through€nine,€were€stricken€as€inadmissible€by€the€TrialŠ X Ø ŠCourt.€€Since€Plaintiffs€failed€to€comply€with€Tenn.€Ct.€App.€R.€6,€we€will€not€address€thisŠ D!” Šdetermination€by€the€Trial€Court,€and€the€issue€of€whether€there€is€proof€contained€in€the€record€onŠ 0"€  Šappeal€to€support€Plaintiffsšš€contention€that€the€exception€provided€by€Tenn.€Code€Ann.€šš€28„2„Š #l! Š110(b)€applies€to€this€matter€is€not€properly€before€this€Court.€€ņņSee€Forde€v.€Fisk€University,€óó661Š $X" ŠS.W.2d€at€886;€ņņThomas€v.€Thomasóó,€2000€WL€276886,€at€*€1.€Š ō$D # ŠĢą  ąą ` ąAccordingly,€the€undisputed€material€facts€in€the€record€before€us€show€that€the€TrialŠ Ģ&"% ŠCourt€correctly€held€that€Plaintiffsšš€Complaint€is€barred€by€Tenn.€Code€Ann.€šš€28„2„110€becauseŠ ø'#& ŠPlaintiffs€did€not€pay€property€taxes€for€more€than€twenty€years.€€We,€therefore,€affirm€the€TrialŠ ¤(ō#' ŠCourtššs€determination€that€Plaintiffsšš€Complaint€should€be€dismissed€and€that€š šPlaintiffs€areŠ )ą$( Šprohibited€from€making€any€claim€to€the€[Property].€.€.€šš€due€to€Plaintiffsšš€failure€to€pay€taxes€on€theŠ |*Ģ%) ŠProperty€for€more€than€twenty€years.Š h+ø&* Їą  ąą ` ąTwo€of€the€remaining€issues€on€appeal€concern€Plaintiffsšš€argument€that€the€TrialŠ ° ŠCourt€erred€in€determining€that€Defendants€were€entitled€to€judgment€as€a€matter€of€law€as€toŠ œģ ŠPlaintiffs€under€the€theories€of€adverse€possession€and€title€by€prescription.€€In€light€of€the€TrialŠ ˆŲ ŠCourtššs€holding€that€the€only€effect€of€its€Order€š šis€to€declare€that€the€Plaintiffs€have€no€legal€interestŠ tÄ Šin€the€[Property]šš€and€our€determination€that€the€Trial€Court€properly€held€that€Plaintiffsšš€claim€toŠ `° Šthe€Property€was€barred€by€Tenn.€Code€Ann.€šš€28„2„110,€these€two€issues€are€pretermitted.€Š L œ ŠPlaintiffsšš€remaining€issue€on€appeal,€albeit€unclear,€concerns€the€claimed€Trial€CourtššsŠ 8 ˆ Šdetermination€that€Plaintiffsšš€claim€of€ownership€was€barred€by€the€doctrine€of€laches.€€This€matterŠ $ t Šis€likewise€pretermitted€in€light€of€our€holding€concerning€Tenn.€Code€Ann.€šš€28„2„110.€Š  ` ŠĢą  ąą ` ąą@  %ģąņņņ ņConclusionó óóóˆŠ č 8  ŠĢą  ąą ` ąThe€summary€judgment€of€the€Trial€Court€regarding€Defendantsšš€claim€to€theŠ Ą  ŠProperty€under€Tenn.€Code€Ann.€šš€28„2„109€is€reversed.€€The€Trial€Courtššs€summary€judgment€thatŠ ¬ü  ŠPlaintiffsšš€claim€to€the€Property€is€barred€by€Tenn.€Code€Ann.€šš€28„2„110€is€affirmed.€€TheŠ ˜č  Šremaining€issues€addressed€by€the€Trial€Courtššs€summary€judgment€are€pretermitted€in€light€of€ourŠ „Ō  ŠOpinion.€€This€cause€is€remanded€to€the€Trial€Court€for€such€further€proceedings€as€may€be€required,Š pĄ Šif€any,€consistent€with€this€Opinion,€and€for€collection€of€the€costs€below.€€The€costs€on€appeal€areŠ \¬ Šassessed€against€the€Appellants,€Robert€Lee€McNabb€and€Roberta€McNabb€Poteet,€and€their€surety.Š H˜ ŠĢĢĢĢĢĢą@ģģ*ģąˆą0  ą___________________________________€Š¼ (#(# Šą  ąą ` ąą ø ąą  ąą h ąą Ą ąą  ąD.€MICHAEL€SWINEY,€JUDGEņ ņņņóóó ó