ÿWPCÞ& sýÎ=¿W°s·Ç‹\«sÌοp“ÇåuáùVÁâS¿²6cÕñM'X†Ïs““áÔÝ×7!1*%Ûš,ÑJΨ°ÇÖ|ÜêþöhÛÈ„©$£4SŠ=ì3sãà‚8£bEJ‹°¼À‡ ô†¯î§òËExb%fóÝÀ°çúü__è‘£ÞÅ;ù"€ä»UÇË:Íöôo „Ìû™×j§>‹¢Z7ûòö·¢[UûÌ¥šæ0ˆ§ò\ú”¦ªþQïb·™*õSÝã¡\Ä+c.UN§þǧlÇ$™ …n ,çwÒ9|¡äº|-L×0ÜÔ4&énî*ϸ÷nºâÅÝŸR…ó:ª+-yJ™’Ó!Êm­°ûnöËݨJ’¦\*à©ßX¤ø›j(Ë{ìG.ðd“ ½-j0Œu0'EEEƒUN…bÓ·5å ììììììììììììììììììììbÑ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ!Ñ! 0ëÙ!Ù!Ù!Ù! BÄ"Ä" 0¤á" D5…# D-º# 0Kç#ç# AS2$Æ…$ 0¤K% 0Dï% A«3&˜\\IB01S02\CLERKJACÈÈ,,,,ÈÈ0»I‚71Ï (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular6hö001s02 ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|xÿU‹ÿÀÀÀ(#Ã$òòÚ  Ú0Ú  ÚóóLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(ÖÃ9 Z ‹6Times New Roman Regularô\  `&Times New Roman(ÖÃ9 Z‹6Times New Roman Regular SHARIAlissandratos COAHighersRatnerOdelldetainerMcGaughGalbreath T]oarguendo a]nMirsaidiTenn.Ct.AppCatheyDealyBeattyMcGraw ­Ý ƒRb•$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ô«Tò»»ÔÝ  ÝÔ_ÔIn€òòHill€v.€Goodwinóó,€722€S.W.2d€668,€671„672€(Tenn.€Ct.€App.€1987),€we€noted,€ð ðwe€are€not€convinced€thatÐ ° Ðsubstantial€performance€of€a€contract€for€the€sale€of€real€estate€will€entitle€the€vendee€to€specific€performance€of€thatÐ qÁ Ðagreementðð€in€Tennessee.€ Û Ý ƒRb•$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôªlò»»ÔÝ  ÝÔ_ÔÔ‡ôªlòòôªlÔThis€Court€heard€oral€argument€of€this€appeal€on€April€19,€2004.€€During€the€course€of€oral€argument,€counselÐ ° Ðfor€the€Appellee/Defendant€informed€the€Court€and€counsel€for€the€Appellant/Plaintiff€that€Appellee€in€this€cause€hadÐ qÁ Ðdied€during€the€pendency€of€this€appeal.€€Counsel€for€Appellee€did€not€inform€either€this€Court€or€Appellant€ofÐ 2‚ ÐAppelleeððs€death€prior€to€her€statement€at€oral€argument.€€In€accordance€with€Tennessee€Rules€of€Appellate€ProcedureÐ óC Ð19(a),€this€Court€ordered€Appellant€Morrow€to€move€for€substitution€of€a€proper€party.€€Ð ´ ÐÌà  àOn€May€14,€2004,€Appellant€Morrow,€through€counsel,€moved€this€Court€for€an€order€of€substitution€of€party.€Ð 6 † ÐThe€motion€stated€that€counsel€had€searched€the€probate€records€for€Shelby€County,€Tennessee,€and€discovered€thereÐ ÷ G Ðwas€no€record€of€an€estate€in€the€name€of€the€Appellee,€Fay€A.€Jones,€deceased.€€The€motion€stated€that€Ô_ÔMovantÔ_Ô€wouldÐ ¸  Ðattempt€to€open€an€estate€and€asked€that€this€matter€be€held€in€abeyance.€€By€order€of€June€15,€2004,€this€Court€orderedÐ y É  Ðthat€the€matter€be€held€in€abeyance€pending€substitution€for€Fay€A.€Jones,€deceased.€€This€Court€ordered€counsel€forÐ : Š  ÐAppellant€to€provide€this€Court€with€a€status€report€within€fifteen€days€from€the€date€of€filing€of€the€order.€€Ð û K  ÐÌà  àOn€July€2,€2004,€Appellant€Morrow€filed€a€status€report€stating€that€a€petition€to€open€estate€was€filed€in€theÐ }Í  ÐShelby€County€Probate€Court€on€June€3,€2004.€€It€was€further€reported€that€counsel€for€the€Appellee€stated€that€she€wouldÐ >Ž  Ðattempt€to€locate€a€family€member€of€the€deceased€who€would€be€willing€to€serve€as€an€administrator€of€the€deceasedððsÐ ÿO  Ðestate.Ð À  ÐÌà  àOn€August€2,€2004,€Appellant€Morrow€filed€a€Notice€of€Appointment€of€Administrator€Ô#†ôªlòòôªl~#ÔòòÔ‡ôªlòòôªlÔAd€LitemÔ#†ôªlòòôªlÍ#ÔóóÔ‡ôªlòòôªlÔ€and€attachedÐ B’  Ða€copy€of€an€order€entered€in€the€probate€court€of€Shelby€County€appointing€Clary€Ô_ÔLunsfordÔ_Ô,€an€attorney,€as€administratorÐ S ÐÔ#†ôªlòòôªl #ÔòòÔ‡ôªlòòôªlÔad€litemÔ#†ôªlòòôªl/ #ÔóóÔ‡ôªlòòôªlÔ€of€the€estate€of€Fay€A.€Jones,€deceased.€€The€order€further€provided€that€said€administrator€Ô#†ôªlòòôªl| #ÔòòÔ‡ôªlòòôªlÔad€litemÔ#†ôªlòòôªl #ÔóóÔ‡ôªlòòôªlÔ€is€to€serveÐ Ä Ðin€the€place€and€stead€of€the€Defendant/Appellee€Fay€A.€Jones,€deceased.Ð …Õ ÐÌà  àThis€Court€granted€the€motion€for€substitution€of€party€on€August€19,€2004,€and€the€said€Clary€Ô_ÔLunsfordÔ_Ô,Ð W Ðadministrator€Ô#†ôªlòòôªll #ÔòòÔ‡ôªlòòôªlÔad€litemÔ#†ôªlòòôªlç #ÔóóÔ‡ôªlòòôªlÔ,€has€been€substituted€in€the€place€and€stead€of€Fay€A.€Jones,€deceased,€the€Appellee€in€this€matter.Ô#†ôªlòòôªl4 #Ô- ù-(|G2b•$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€‚¹»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ô«Tò»»Ô d(|3¿$££Ý ƒ£ª!ÝÑ€.ÑÑ8€‚¹»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3¿$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€‚¹»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€‡ù»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼‡ù»»»ÔÑ8€ÛÇXXdé»»d8ÑÑ  Ñà@ò ò ìàÔ‡îqÎ‡ùÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@òò%ìàAT€JACKSONÔ#†¼‡ù»îîqÎ #ԈРÓ# ÐÓ  ÓApril€19,€2004Ô‡¼ œ»»¼‡ùÔÔ‡XùRX»¼ œÔ׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Ô#†XÛÇXXXùRÔ#ÔÔ#†¼‡ù»XXÛÇó#Ô€SessionÐ öF ÐÔ‡XÛÇX»¼‡ùÔÌò òÔ#†¼‡ù»XXÛÇÈ#ÔSHARI€PARKER€MORROW,€òòet€al.óó€v.€FAY€A.€JONESòòóóÔ‡XÛÇX»¼‡ùÔó óÐ ï? ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Shelby€CountyÐ é 9 Ðà@@øøìàNo.€98„0885„11„1€€€€€€D.€J.€Alissandratos,€ChancellorÐ Ó # ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<` AßÐ ‘á  ÐÌà@@TTìàNo.€W2002„01088„COA„R3„CV€„€Filed€September€23,€2004Ð ŠÚ  ÐÌßA€V) °°` dE<]` AßÐ ^®  Ðó óÌÓ  ÓÔ‡XùRXXXÛÇÔPlaintiff/Buyer€brought€a€cause€of€action€alleging€breach€of€a€real€estate€contract€and€seekingÐ V¦  Ðspecific€performance.€€The€trial€court€entered€judgment€for€Defendant/Seller.€€We€affirm€in€part,Ð ? Ðmodify€in€part,€and€remand.Ð (x ÐÔ#†XÛÇXXXùRg#ÔÔ#†¼‡ù»XXÛÇE#ÔÔ‡XÛÇX»¼‡ùÔÓ[ÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€in€part;Ð úJ ÐModified€in€part;€and€Remandedó óÐ ä4 Ðâ âÐ Îý½ ÐòòÓ  ÓÔ#†¼‡ù»àXÛÇæ#ÔÔ‡XÛÇX.¼‡ùÔDavid€R.€Farmer,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòAlan€E.€Highers,€J.,óó€and€òòHollyÐ ° Ðâ âM.€Kirby,€J.óó,€joined.Ð ™é ÐÌMargaret€Barr„Myers€and€Susan€L.€Ratner,€Memphis,€Tennessee,€and€Norris€A.€Kessler,€II,Ð k» ÐWinchester,€Tennessee,€for€the€Appellant,€Shari€Parker€Morrow.Ð T¤ ÐÌPatricia€A.€Odell,€Memphis,€Tennessee,€for€the€Appellee,€Estate€of€Fay€A.€Jones.Ð & v ÐÓáÓÌò òOPINIONó óÔ#†¼‚¹»XXÏO#ÔÔ‡XÏOX»¼‚¹ÔÐ ø H ÐòòóóÔ#†¼‚¹»XXÏON #ÔÓ  ÓÔ€XÏOX»¼‚¹ÔÔ‡XûXXXÏOÔò òó óÌà  à€Plaintiffs/buyers€Shari€Parker€Morrow€(Ms.€Morrow)€and€Louie€Morrow€(Mr.€Morrow,Ð Ë   Ðcollectively,€ð ðthe€Morrowsðð)€commenced€this€cause€of€action€on€September€24,€1998,€€allegingÐ ´  Ðbreach€of€contract€for€the€sale€of€real€estate.€€They€prayed€for€specific€performance€of€the€contractÐ í  Ðand€for€an€order€enjoining€proceedings€under€a€forcible€entry€and€detainer€action€which€had€beenÐ †Ö  Ðbrought€against€them€by€Defendant/seller€Fay€A.€Jones€(Ms.€Jones).€€In€their€complaint,€the€MorrowsÐ o¿  Ðallege€that€in€July€1998,€they€and€€Defendant/seller€Fay€A.€Jones€(Ms.€Jones)€executed€a€contract€forÐ X¨  Ðthe€sale€of€real€estate€in€Shelby€County.€€They€further€allege€the€agreed€upon€sales€price€wasÐ A‘ Ð$110,000,€that€they€paid€$500€earnest€money,€and€that€the€contract€required€Ms.€Jones€to€makeÐ *z Ðseveral€repairs;€to€carry€a€second€mortgage€of€$11,000€amortized€for€360€months€at€8%€with€aÐ c Ðballoon€note€in€36€months;€to€pay€up€to€5%€of€the€sales€price€toward€the€Morrowsðð€closing€costs;Ð üL Ðand€to€give€the€Morrows€a€$2,000€decorating€allowance.€€Ð å5 ÐÌà  àThe€Morrowsðð€complaint€further€alleges€that€following€an€inspection€of€the€property,€theÐ · Ðparties€agreed€that€the€Morrows€would€make€and€pay€for€all€repairs€required€by€the€appraisal€of€theÐ  ð Ðproperty,€and€that€Ms.€Jones€would€reimburse€them€for€these€costs€at€closing.€€They€further€submitÐ ‰Ù Ðthat€in€reliance€on€this€agreement,€they€incurred€the€expense€of€the€required€repairs.€€The€MorrowsÐ r Ðadditionally€contend€that€on€or€about€August€6,€1998,€Ms.€Jones€delivered€the€property€to€them;€thatÐ [« Ða€closing€date€was€set€for€September€4,€1998;€and€that€on€or€about€September€1,€1998,€their€lenderÐ D” Ðtransmitted€an€authorization€to€close€to€the€closing€agent,€authorizing€Morrowsðð€loan€of€$89,600.€Ð -} ÐThe€Morrows€assert€they€appeared€for€the€closing€date€on€September€4,€1998,€with€the€$10,500Ð f Ðcashierððs€check€needed€to€close€the€loan.€€They€allege€Ms.€Jones€breached€the€contract€by€refusingÐ ÿO Ðto€complete€the€closing€or€to€reimburse€the€Morrows€for€the€repairs€they€made€to€the€property.€€Ð è 8 ÐÌà  àMs.€Jones€filed€her€amended€answer,€counter„complaint,€and€third„party€complaint€on€JuneÐ º" ! Ð24,€1999.€€In€her€amended€answer,€Ms.€Jones€contends€the€contract€called€for€a€sale€price€ofÐ £#ó" Ð$112,000.€€She€further€submits€that€the€original€closing€date€was€July€31,€but€that€the€closing€wasÐ Œ$Ü# Ðnot€held€because€the€Morrows€were€unable€to€obtain€the€necessary€financing.€€Further,€she€contendsÐ u%Å $ Ðthe€Morrows€were€unable€to€close€on€subsequent€closing€dates€scheduled€for€August€3€and€AugustÐ ^&®!% Ð24,€1998.€€She€asserts€that€she€had€agreed€to€carry€a€second€mortgage€of€$5,600,€that€the€MorrowsÐ G'—"& Ðwere€required€to€bring€$22,893€to€the€closing,€and€that€the€Morrows€brought€only€$10,500€to€theÐ 0(€#' ÐSeptember€closing.€€Ð )i$( ÐÌà  àIn€her€amended€answer,€Ms.€Jones€also€contends€the€Morrows€and€their€real€estate€agentÐ ë*;&* Ðfraudulently€told€her€that€they€had€obtained€financing,€and€that€in€reliance€on€their€statements€sheÐ Ô+$'+ Ðagreed€to€allow€the€Morrows€to€store€boxes€in€the€detached€pool€house€until€closing.€€Ms.€JonesÐ ° Ðasserts€she€did€not€consent€to€the€Morrows€moving€into€the€main€house.€€She€alleges€that€cross„Ð ™é Ðdefendant€Hurley€Lawrence,€the€Morrowsðð€real€estate€agent,€permitted€the€Morrows€to€move€intoÐ ‚Ò Ðthe€main€house€without€her€consent.€€She€further€asserts€the€Morrows€made€unauthorized€alterationsÐ k» Ðto€the€property.€€Ms.€Jones€counter„complained€against€the€Morrows€and€crossed„claimed€againstÐ T¤ Ðthe€mortgage€broker€and€the€real€estate€company€that€had€represented€the€Morrows.€€€€€€Ð =  ÐÌà  àIn€October€1998,€the€trial€court€issued€a€temporary€restraining€order€enjoining€the€forcibleÐ  _ Ðentry€and€detainer€action€until€a€trial€could€be€heard€in€the€cause.€€The€trial€court€further€ordered€theÐ ø H ÐMorrows€to€pay€rent€to€Ms.€Jones€of€$850€per€month€until€resolution€of€the€matter.€€The€orderÐ á 1  Ðprovided€rental€payments€would€be€applied€to€the€money€due,€if€any,€by€the€Morrows€to€Ms.€Jones.€Ð Ê   ÐÌà  àAfter€a€three€year€dispute,€including€much€ado€over€payment€of€rent€by€the€Morrows,Ð œì  Ðpayment€of€the€mortgage€on€the€property€by€Ms.€Jones,€and€several€contempt€hearings,€a€trial€wasÐ …Õ  Ðconducted€on€April€17,€2001.€€The€trial€court€found€the€Morrows€were€entitled€to€$8,595€in€creditsÐ n¾  Ðfor€repairs€to€the€property,€but€that€minus€the€cash€brought€to€the€closing€and€the€credits€they€wereÐ W§  Ðstill€$798€short€at€closing.€€The€trial€court€further€found€that€Ms.€Jones€had€suffered€an€economicÐ @ Ðhardship€because€the€Morrows€failed€to€bring€sufficient€funds€to€the€closing,€because€they€remainedÐ )y Ðin€the€house€while€pursuing€specific€performance,€and€because€of€their€late€and€missed€rentalÐ b Ðpayments.€€The€trial€court€also€found€that€the€Morrows€came€to€the€closing€unprepared€to€close,€andÐ ûK Ðthat€no€agreement€was€made€to€continue€the€closing€to€another€day.€€Additionally,€the€trial€courtÐ ä4 Ðfound€that€Ms.€Jones€had€given€the€Morrows€access€to€the€pool€house€before€closing,€that€theÐ Í ÐMorrows€had€moved€into€the€main€house,€and€that€the€Morrows€had€refused€to€vacate€the€propertyÐ ¶ Ðupon€the€request€of€Ms.€Jones.€€Ð Ÿï ÐÌà  àThe€trial€court€determined€the€Morrows€were€not€entitled€to€specific€performance.€€ItÐ qÁ Ðawarded€Ms.€Jones€a€judgment€for€damages€in€the€amount€of€$22,619.87.€€After€applying€credits€dueÐ Zª Ðto€the€Morrows,€the€trial€court€found€the€Morrows€owed€Ms.€Jones€$14,024,87.€€The€trial€court€alsoÐ C“ Ðawarded€Ms.€Jones€attorneyððs€fees€in€the€amount€of€$10,000€and€ordered€additional€attorneyððs€feesÐ ,| Ðof€$7,192.24€to€be€paid€from€the€$11,669.01€on€deposit€with€the€court.€€The€court€dismissed€Ms.Ð e ÐJonesðð€cross„complaints,€awarding€compensatory€damages€to€cross„defendant€Lawrence.€€Ms.Ð þN ÐMorrow€filed€a€timely€notice€of€appeal€on€May€3,€2002.Ð ç 7 ÐÌÓ  Óò òòòIssues€Presented€óóó óÐ ¹" ! ÐÓË%ÓÌà  àMs.€Morrow€presents€the€following€issues,€as€we€slightly€re„state€them,€for€review€by€thisÐ Š$Ú# ÐCourt:Ð s%à $ ÐÌà8  à(1)à0` Ð Ð àWhether€the€trial€court€erred€by€failing€to€grant€Ms.€Morrow€specificÐ E'•"& Ðperformance€of€the€real€estate€sales€contract.Ð.(~#'` Ð ` Ð  ÐÌà8  à(2)à0` Ð Ð àWhether€the€trial€court€erred€by€failing€to€find€Ms.€Morrow€had€substantiallyÐ *P%) Ðperformed€under€the€terms€of€the€contract.Ðé*9&*` Ð ` Ð  ÐÐ Ò+"'+ Ðà8  à(3)à0` Ð Ð àWhether€the€trial€court€erred€by€awarding€consequential€damages€to€Ms.Ð ° ÐJones.Йé` Ð ` Ð  ÐÌà8  à(4)à0` Ð Ð àWhether€the€trial€court€erred€by€failing€to€award€Ms.€Morrow€equitable€reliefÐ k» Ðunder€theories€of€unjust€enrichment€and€equitable€estoppel.ÐT¤` Ð ` Ð  ÐÌà8  à(5)à0` Ð Ð àWhether€the€trial€court€erred€by€failing€to€afford€Ms.€Morrow€a€full€and€fairÐ & v Ðhearing€and€conducting€a€proceeding€so€flawed€it€constituted€an€abuse€ofÐ  _ Ðdiscretion.Ðø H` Ð ` Ð  ÐÌÓ  Óò òòòStandard€of€Review€óóÐ Ê   Ðó óÓð*ÓÔ#†XÏOXXXûÖ #ÔÔ‡XûXXXÏOÔÌà  àOur€standard€of€review€of€the€issues€of€fact€of€a€trial€court€sitting€without€a€jury€is€òòde€novoÐ ›ë  Ðóóupon€the€record.òò€€Wright€v.€City€of€Knoxvilleóó,€898€S.W.2d€177,€181€(Tenn.€1995).€€There€is€aÐ „Ô  Ðpresumption€of€correctness€as€to€the€trial€courtððs€findings€of€fact,€unless€the€preponderance€ofÐ m½  Ðevidence€is€otherwise.€€Tenn.€R.€App.€P.€13(d).€€Ô#†XÏOXXXûc+#ÔÔ‡XûXXXÏOÔThus,€we€may€not€reverse€the€trial€court's€factualÐ V¦  Ðfindings€unless€they€are€contrary€to€the€preponderance€of€the€evidence.€€Ô#†XÏOXXXûL-#ÔÔ‡XûXXXÏOÔWe€review€the€trial€courtððsÐ ? Ðconclusions€on€matters€of€law€òòde€novoóó,€with€no€presumption€of€correctness.€€Tenn.€R.€App.€P.€13(d);Ð (x ÐòòBowden€v.€Wardóó,€27€S.W.3d€913,€916€(Tenn.€2000).€€Ð a ÐÌÓ  Óò òòòAnalysis€óóó óÐ ã3 ÐÓ