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ƒ£ª!ÝÑ€.ÑÑ8€R¼»»d d 8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3 $¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€R¼»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€Hì»»d dÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€$¼F}»»$»ÔÑ8€.ìXXdê»»d 8ÑÑ  ÑÑ€%{I Ñà@ü ü ìàÔ‡$îR¼î»$¼F}ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@õõ%ìàAT€JACKSONÔ#†$¼F}»î$îR¼#ԈРÖ& ÐÓ  ÓSeptember€19,€2000€SessionÐ üL ÐÔ‡$XqX»$¼F}ÔÌò òÔ#†$¼F}»X$Xq#ÔTAYLOR€Ô_ÔMEHRHOFFÔ_Ô€COMPANY,€òòet€al.óó€v.€BARBARA€A.€Ô_ÔMCDANIELÔ_Ô,Ð úJ Ðòòet€alóó.Ô‡$XqX»$¼F}Ôó óÐ  ^ ÐÌà@@½½ìàò òA€Direct€Appeal€from€the€Chancery€Court€for€Ô_ÔFayetteÔ_Ô€CountyÐ  ^ Ðà@@øøìàNo.€11926€€€€€€The€Honorable€Dewey€C.€Ô_ÔWhitentonÔ_Ô,€ChancellorÐ ú J ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<½` AßÐ ¾  ÐÌà@@TTìàNo.€W1999„00413„Ô_ÔCOAÔ_Ô„R3„CV€„€November€21,€2000Ð ¹  ÐÌßA€V) °°` dE<` AßÐ ‘á  Ðó óÌÓ  ÓPlaintiffs,€Landowners,€sued€adjoining€landowners,€seeking€a€judgment€determining€the€location€ofÐ ŒÜ Ða€disputed€boundary€line.€€The€trial€court€found€that€Defendants€had:€(1)€established€record€title€toÐ xÈ Ðthe€disputed€property;€(2)€established€the€boundary€line€in€recorded€deeds€and€trust€deeds,€and€by€theÐ d´ Ðconduct,€implied€agreement,€acquiescence€and€recognition€of€adjoining€property€owners;€and€(3)Ð P  Ðproven€title€by€adverse€possession€of€the€disputed€property.€€Plaintiffs„Landowners€have€appealed.Ô#†$¼F}»X$Xqê#ÔÔ‡$XqX»$¼F}ÔÐ <Œ ÐÓbÓÌò òÔ_ÔTenn.R.App.P.Ô_Ô€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€andÐ d ÐRemandedó óÐ P ÐÌòòÓ  ÓÔ#†$¼F}»à$XqÑ#ÔÔ‡$XqX.$¼F}ÔW.€Frank€Crawford,€Ô_ÔP.J.Ô_Ô,€Ô_ÔW.S.Ô_Ôóó,€delivered€the€opinion€of€the€court,€in€which€òòAlan€E.€Ô_ÔHighersÔ_Ô,Ð Ø( ÐJ.óó€and€òòDavid€R.€Farmer,€J.óó,€joined.Ð Ä ÐÌLee€S.€Saunders,€Somerville,€For€Appellants,€Taylor€Ô_ÔMehrhoffÔ_Ô€Company,€John€B.€Taylor,€and€StanÐ œì ÐÔ_ÔMehrhoffÔ_ÔÐ ˆØ ÐÌJoel€Porter,€Memphis,€For€Appellees,€Barbara€A.€Ô_ÔMcDanielÔ_Ô€and€Kenneth€Ô_ÔMcDanielÔ_ÔÐ `!°  ÐÓÂÓÌò òOPINIONó óÔ#†$¼F}»X$Xqñ#ÔÔ‡$XqX»$¼F}ÔÐ 8#ˆ" ÐÌòòóóÔ#†$¼F}»X$XqÝ #ÔÔ‡$XqX»$¼F}ÔÓ  ÓÑ8€ †P  XdæXXdê8ÑÔ‡ XqXX$XqÔà  àThis€is€a€boundary€line€dispute€tried€on€complaint€and€counter„complaint.€€Plaintiffs,€TaylorÐ %` $ ÐÔ_ÔMehrhoffÔ_Ô€Company,€John€B.€Taylor€and€Stan€Ô_ÔMehrhoffÔ_Ô,€appeal€the€judgment€of€the€trial€court€sittingÐ ü%L!% Ðwithout€a€jury€in€favor€of€Defendants,€Barbara€A.€Ô_ÔMcDanielÔ_Ô€and€Kenneth€Ô_ÔMcDanielÔ_Ô.€€The€courtÐ è&8"& Ðfound€that:€(1)€Defendants€have€record€title€to€the€disputed€property;€(2)€the€disputed€boundary€lineÐ Ô'$#' Ðwas€established€by€acquiescence;€and€(3)€Defendants€established€common€law€adverse€possessionÐ À($( Ðby€their€occupation€of€the€disputed€property€in€conjunction€with€that€of€their€predecessors€for€a€totalÐ ¬)ü$) Ðof€more€than€thirty€(30)€years.Ð ˜*è%* ÐÌà  àThe€land€involved€is€located€in€Ô_ÔRossvilleÔ_Ô,€Tennessee.€€The€area€in€dispute€is€a€strip€of€landÐ p,À', Ðapproximately€twenty„five€(25)€feet€wide€and€one„hundred€(100)€feet€long€which€is€situated€on€theÐ \-¬(-ý÷ Ðeastern€side€of€Defendantsðð€property.€€Plaintiffs€claim€a€lot€approximately€50'€by€100'€in€size,Ð ° Ðwhereas€Defendants€claim€the€westernmost€25'€of€that€lot€is€part€of€their€property.€€Ð œì ÐÌà  àBecause€the€placement€of€the€surrounding€properties€is€essential€to€determining€ownershipÐ tÄ Ðof€the€disputed€area,€we€will€attempt€to€describe€the€block€on€which€the€property€is€located.€€TheÐ `° Ðproperties€referred€to€below€are€located€on€a€block€of€Front€Street€which€is€bounded€by€Second€StreetÐ L œ Ðto€the€west€and€Main€Street€to€the€east.€€All€of€the€lots€have€frontage€on€Front€Street.€€In€order€fromÐ 8 ˆ Ðwest€to€east,€we€will€refer€to€the€lots€as€the:€Reed€Property;€Ô_ÔMcDanielÔ_Ô€Property;€Taylor„Ô_ÔMehrhoffÔ_ÔÐ $ t ÐProperty;€Hurdle€Grocery€Store€Property;€and€Ô_ÔRossvilleÔ_Ô€Savings€Bank€Property.Ð  ` ÐÌà  àThe€disputed€boundary€line€was€first€set€out€in€a€description€contained€in€a€warranty€deedÐ è 8  Ðdated€January€8,€1901,€from€Ô_ÔR.B.Ô_Ô€Ô_ÔNebhutÔ_Ô€and€wife,€Mrs.€Ô_ÔG.W.Ô_Ô€Ô_ÔNebhutÔ_Ô€to€Ô_ÔW.S.Ô_Ô€Pearson.€€ThatÐ Ô$  Ðdescription€reads,Ð À  ÐÌà8  àà8` Ð Ð àBeginning€at€the€northeast€corner€of€Mrs.€Susie€Pearsonððs€lot€andÐ ˜è  Ðrunning€east€118€feet€to€within€20€feet€of€Ô_ÔR.B.Ô_Ô€Ô_ÔNebhutÔ_Ô€store€house,€hisÐ „Ô  ÐÔ_ÔN.W.Ô_Ô€corner.€.€.€.ÐpÀ` x` x ÐÌThomas€Reed€now€owns€what€was€Mrs.€Pearsonððs€lot.Ð H˜ ÐÌà  àPrior€to€1900,€the€Ô_ÔNebhutsÔ_Ô€owned€the€entire€block€of€property€at€issue€in€this€case.€€In€1900,Ð  p Ðthe€Ô_ÔNebhutsÔ_Ô€transferred€a€lot€with€114'€of€frontage€on€Front€Street€to€Mrs.€Susie€Pearson€(the€ReedÐ  \ ÐProperty).€€In€1901,€the€Ô_ÔNebhutsÔ_Ô€transferred€118'€of€frontage€to€Ô_ÔW.S.Ô_Ô€Pearson€(the€Ô_ÔMcDanielÔ_ÔÐ øH ÐProperty).€€Although€the€Ô_ÔNebhutsÔ_Ô€transferred€property€subsequent€to€the€1901€transfer,€the€laterÐ ä4 Ðtransfers€are€not€necessary€to€the€resolution€of€this€case.Ð Ð  ÐÌà  àSeveral€facts€complicate€this€case.€€The€first€is€that,€with€the€exception€of€the€1990€surveyÐ ¨ø ÐDefendants€had€made€at€the€time€they€purchased€their€lot,€all€of€the€descriptions€of€their€property€areÐ ”ä Ðmade€with€reference€to€the€surrounding€properties€or€to€a€non„existent€building.€€The€second€is€thatÐ €Ð Ðthe€descriptions€both€parties€use€to€situate€their€properties€are€dependent€upon€where€one€places€theÐ l¼ Ðð ðpoint€of€beginningðð€in€the€description€of€the€corner€lot,€now€owned€by€Thomas€Reed.€€TheÐ X ¨ Ðdescription€of€the€Reed€Property€from€the€original€1901€deed€from€the€Ô_ÔNebhutsÔ_Ô€is€as€follows:Ð D!” ÐÌà8  àBeginning€at€the€Ô_ÔN.W.Ô_Ô€corner€of€road€leading€to€Church€east€114€feet€with€street,Ð #l! Ðthence€288€feet€S.€to€Street,€thence€west€114€feet€to€road.€€Thence€north€to€beginningÐ $X" Ð288€ft.Ðô$D #Ð Ð  ÐÌà  àPlaintiffs€argue€that€the€phrase€ð ðBeginning€at€the€Ô_ÔN.W.Ô_Ô€corner€of€road€leading€to€Church€eastÐ Ì&"% Ð114€feet€with€streetò òó óðð€means€ð ðbeginning€in€the€center€line€of€Second€Street.ðð€Defendants,€on€the€otherÐ ¸'#& Ðhand,€appear€to€be€claiming€that€the€point€of€beginning€is€located€at€the€curb€on€the€southeast€cornerÐ ¤(ô#' Ðof€Front€and€Second€Streets€and€the€northwest€corner€of€the€described€lot.€€The€dispute€over€whereÐ )à$( Ðthe€beginning€point€should€be€located€is€further€compounded€by€the€fact€that€both€Second€Street€andÐ |*Ì%) ÐFront€Street€were€apparently€widened€in€the€late€1960's.Ð h+¸&* Їà  àThe€trial€court€filed€an€extensive€and€detailed€trial€opinion€incorporated€in€the€final€decree.€Ð ° ÐIt€sets€forth€findings€of€fact€and€conclusions€of€law.€€We€quote€in€pertinent€part€the€trial€courtððsÐ œì Ðfindings.Ð ˆØ ÐÌà8  àà8` Ð Ð àà ¸ àThis€lawsuit€was€filed€on€July€21,€1997,€and€it€involves€theÐ `° Ðownership€of€a€25€feet€by€100€feet€strip€of€land€in€the€Town€ofÐ L œ ÐÔ_ÔRossvilleÔ_Ô€and€includes€a€request€for€the€determination€of€the€correctÐ 8 ˆ Ðboundary€line€between€the€parties.€€Mark€Ward,€the€Property€AssessorÐ $ t Ðof€Ô_ÔFayetteÔ_Ô€County,€was€joined€as€a€party€because€of€the€alleged€errorsÐ  ` Ðin€the€maps€in€his€office.Ðü L ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€defendant,€Barbara€A.€Ô_ÔMcDanielÔ_Ô,€acquired€title€to€theÐ Ô$  Ðhouse€and€lot€on€which€she€and€her€husband,€Kenneth€Ô_ÔMcDanielÔ_Ô,Ð À  Ðpresently€reside€in€the€Town€of€Ô_ÔRossvilleÔ_Ô,€by€a€warranty€deed€fromÐ ¬ü  Ðthe€J.€B.€Rives€heirs,€dated€July€19,€1990.€€The€property€had€beenÐ ˜è  Ðconveyed€to€J.€B.€Rives€by€T.€W.€Bowling€on€December€8,€1910,€andÐ „Ô  Ðhad€been€occupied€as€a€family€residence€by€the€Rives€family€sinceÐ pÀ Ð1910.Ð\¬` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€legal€description€contained€in€the€Ô_ÔMcDanielÔ_Ô€deed€is€asÐ 4„ Ðfollows:Ð p` x` x ÐÌà8  àà8` Ð Ð àParcel€01400,€Map€166J,€Group€A:ÐøH` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xà€Beginning€at€an€iron€pipe€in€the€south€margin€ofÐ Ð  ÐFront€Street,€being€the€northeast€corner€of€the€ThomasÐ ¼  ÐReed€property,€runs€thence€with€the€south€margin€ofÐ ¨ø Ðsaid€street€East€118€feet€to€an€iron€pipe,€being€theÐ ”ä Ðnorthwest€corner€of€the€H.€H.€Farley€property;€thenceÐ €Ð Ðwith€the€west€boundary€line€of€same€South€139€feet€toÐ l¼ Ðan€iron€in€the€north€boundary€line€of€the€ElizabethÐ X ¨ ÐMorrison€property;€being€the€southwest€corner€of€saidÐ D!” ÐFarley€property;€thence€with€said€north€boundary€lineÐ 0"€  ÐWest€118€feet€to€an€iron,€being€the€southeast€corner€ofÐ #l! Ðsaid€Reed€property;€thence€with€east€boundary€line€ofÐ $X" Ðsaid€Reed€property,€North€139€feet€to€the€point€ofÐ ô$D # Ðbeginning,€containing€16,402€square€feet.Ðà%0!$¸ ¸  ÐÌà8  àà8` Ð Ð àà ¸ àThe€plaintiff,€Taylor€Ô_ÔMehrhoffÔ_Ô€Company,€received€title€toÐ ¸'#& Ðtheir€property€by€warranty€deed€from€the€heirs€of€H.€H.€Farley,Ð ¤(ô#' ÐDeceased,€dated€January€7,€1994.€€The€legal€description€to€the€lot€inÐ )à$( Ðquestion€as€contained€in€the€Taylor€Ô_ÔMehrhoffÔ_Ô€deed€is€as€follows:Ð|*Ì%)` x` x ÐÐ h+¸&* Ðà8  àà8` Ð Ð àà8¸ ` x` xàTRACT€NO.€1:€A€certain€lot€or€parcel€of€land€situatedÐ ° Ðin€the€Town€of€Ô_ÔRossvilleÔ_Ô,€Civil€District€No.€10,Ð œì ÐÔ_ÔFayetteÔ_Ô€County,€Tennessee,€and€being€bounded€on€theÐ ˆØ Ðnorth€by€Front€Street;€on€the€east€and€south€byÐ tÄ ÐMorrison€and€on€the€west€by€Rives.Ð`°¸ ¸  ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàMap€166J,€Group€A,€parcel€15.00Ð8 ˆ¸ ¸  ÐÌà8  àà8` Ð Ð àH.€H.€Farley€acquired€title€to€a€substantial€portion€of€the€city€block€inÐ  ` Ðquestion€between€1927€and€1930.€€By€a€deed€dated€January€1930,€H.Ð ü L  ÐH.€Farley€conveyed€to€A.€W.€Morrison€a€portion€of€the€property€heÐ è 8  Ðhad€previously€acquired.€€This€deed€contained€the€following€call:Ð Ô$  Ðò òòòð ðBeginning€20€feet€east€of€J.€B.€Rives€northeast€corner€of€hisÐ À  Ðresidence€lot€and€running€east€76€feet€to€a€stake.ððóóó ó€€(EmphasisÐ ¬ü  Ðsupplied).€Ðœì ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€1956,€Mr.€Morrison€conveyed€back€to€Mr.€Farley€a€five€footÐ tÄ Ðstrip€which€was€described€as:€€ð ðBeginning€at€the€northeast€corner€ofÐ `° Ðthe€Farley€lot€and€running€thence€east€five€feet.€.€.€.ðð€€The€defendantsÐ Lœ Ðcontend€that€Mr.€Farley€was€only€left€with€a€25€foot€lot€which€wasÐ 8ˆ Ðdescribed€by€reference€to€the€Rives€property€on€the€west€and€theÐ $t ÐMorrison€property€on€the€east.Ð`` x` x ÐÌà8  àà8` Ð Ð àà ¸ àOn€April€24,€1990,€the€Morrison€heirs€conveyed€their€lot€to€E.Ð è8 ÐJ.€Hurdle€and€used€the€same€call:€ò òòòð ðBeginning€20€feet€east€of€theÐ Ô$ ÐRives€northeast€corner.€.€.€.ððó óóó€€(Emphasis€supplied).€€ÐÄ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àH.€H.€Farley€executed€a€deed€of€trust€in€1964€and€in€1968Ð  ð Ðusing€the€legal€descriptions€of€two€tracts,€one€with€20€feet€of€frontageÐ ŒÜ Ðand€the€second€with€5€feet€of€frontage,€making€a€total€of€25€feet€ofÐ xÈ Ðfrontage,€as€contended€by€the€defendants.Ðd ´` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€recorded€deed€of€trust€dated€March€6,€1968,€and€executedÐ <"Œ  Ðby€H.€H.€Farley€and€Nettie€P.€Farley,€contained€the€following€legalÐ (#x! Ðdescriptions€of€the€strip€of€property€in€question:Ð$d"` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àTRACT€ELEVEN:€Situated€in€the€Town€ofÐ ì%