WPCNV q`+H!k~—G9 Vo;}wZ{[bSyhoU&nѐ /N#g$>O&>, b4r ? 5E@ sI^tW{3tԫY܋yև.蠔+7Uy[ O*y 1F eR X1x> +IމqX2XˣL>(Rt i+ 0v+ 0`, 0`}, 0`, 0`=- 0`- 08- 05. 02/ 09/ 0:50 0Yo0 0_0 0 '1 0j12 03 B*5 D/I5 0x5 D/6 0+7 067 0/8 0:79 0q9 0^\: 0<: 0;N: BD;U6a; 0; D3;< D-n< 0K<UO>< AS$=w= 0=> 0D> A%?U*??@VAB BB tCC6D DDE TFhFGGrH  I4II JJRKLLLLM|NTO:PQQRS>TTUHP LaserJet 4050 Series PCL 6,,,,0ao,-s (`$.8dd8    ("  Z6Times New Roman Regular9,+00 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 U(5hCEKQW]cioAutoList1I.I.I.I.I.I.I.I.Level 1Level 2Level 3Level 4Level 5Level 1Level 2Level 3Level 4Level 5Level 1Level 2Level 3Level 4Level 5Level 1Level 2Level 3Level 4Level 5 I.3#37=CIQYag1.a.i.(1)(a)(i)1)a)i)(;3$2#  0  .3  0    RF$      1     _Althoughtheunopenedstreethasbeenreferredtoindeedsinthechainoftitleoftheownersofeachadjoining  property,thereisnothingintherecordtoindicatethatitwaseveracceptedbythecityofFranklin.ThecityofFranklin t wasjoinedasapartyinthisaction.PriortotrialthecityofFranklin,byresolution,abandonedanyinterestitmighthave 8 hadintheunopenedstreet,exceptforanydrainageorutilityeasements,noneofwhichwereidentified.Thecityof L Franklindidnotparticipateinthetrial.(#$  0  *+ (_2623  ..*G+M (_25   /%` ` hp x /23  ..  5+ ` hp x 5  *D+M (_24   ," hp x ,23  ..  5+ ` hp x 5  *A+M (_23  ` ) hp x )23  ..  5+ ` hp x 5  *>+M (_22   &hhp x &23  ..  5+ ` hp x 5  *;+M (_21   #p x #23  ..  5+ ` hp x 5  *8+M (_20  h  p x 23  ..  5+ ` hp x 5  *5+M (_19   pp x 23  ..  5+ ` hp x 5  *2+M (_18    x 23  ..  5+ ` hp x 5  * (_1723  Ԁ*GM (_16   /%` ` hp x /23  Ԁ  5+ ` hp x 5  *DM (_15   ," hp x ,23  Ԁ  5+ ` hp x 5  *AM (_14  ` ) hp x )23  Ԁ  5+ ` hp x 5  *>M (_13   &hhp x &23  Ԁ  5+ ` hp x 5  *;M (_12   #p x #23  Ԁ  5+ ` hp x 5  *8M (_11  h  p x 23  Ԁ  5+ ` hp x 5  *5M (_10   pp x 23  Ԁ  5+ ` hp x 5  (2M &_9    x 23  Ԁ  5+ ` hp x 5  ( &_823  (GM &_7   /%` ` hp x /23   5+ ` hp x 5  - -(DM &_6   ," hp x ,23   5+ ` hp x 5  (AM &_5  ` ) hp x )23   5+ ` hp x 5  (>M &_4   &hhp x &23   5+ ` hp x 5  (;M &_3   #p x #23   5+ ` hp x 5  (8M &_2  h  p x 23   5+ ` hp x 5  (5M &_1   pp x 23   5+ ` hp x 5  &2M $_    x 23   5+ ` hp x 5  0.Normal<:Definition T<AA:Definition L , 5+ ` hp x 5  5+ ` hp x 586Definition(''&H1      (&H2  (&H3  (&H4 XXX (&H5  (&H6  20Address8MM6Blockquote , , 5+ ` hp x 5   5+ ` hp x 5,*CITE,dl*CODEKW<6X9`(Courier NewKS\\  `&Times New RomanS42Emphasis64Hyperlink    <:FollowedHype    4go2Keyboard KW<6X9`(Courier NewKS\\  `&Times New RomanS <:Preformatted/%  ,Kk %#/KW<6X9`(Courier NewKS\\  `&Times New RomanS/%  ,Kk %#/<:zBottom of 7K(X7  ?b%2A`Arial?  S\\  `&Times New RomanS7Z(X7&  d dJ)1dxd<:zTop of For7M(X7  ?b%2A`Arial?  S\\  `&Times New RomanS7Z(X7J)2dxd0KS.SampleKW<6X9`(Courier NewKS\\  `&Times New RomanS0.Strong 8dl6TypewriterKW<6X9`(Courier NewKS\\  `&Times New RomanS42Variable(|G2F$ !.8Eudd8         0  : 8HTML MarkupB      2 0CommentB  (O$ d<6X9`(Courier New(|3$ !.8Eudd8     VVVV'dxd)!dxdx( $ Figure  1  \  `&Times New Roman^_X`YE<<CLevel 1Level 2Level 3Level 4Level 5(|3$ !.8Eudd8     ($$   1  X[Z&OLE 2.0 Box <=8C HKKKK%2A`Arial/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b05b/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b04b/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b05d/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b05fLPHit16/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b061LPHit17/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b065/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b067LPHit18/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b069/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b067LPHit19/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b06b/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b06d/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=85fb/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=85fdLPHit20/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=7fcd/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=7fcfLPHit21/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b06f/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b071/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=1a065c12.37f050fc.0.0&nid=b073   /mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=53%20tenn.%20433&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=96%20tenn.%20378&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=36%20s.w.%201040&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=17%20tenn.%20app.%20497&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=68%20s.w.2d%20960&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=3e626d2f.4f6316af.0.0&nid=11761/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=382%2F96%20tenn.%20378&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=17088a&d=1041%2F36%20s.w.%201040&sid=3e626d2f.4f6316af.0.0/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=3e626d2f.4f6316af.0.0&nid=1417b/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=3e626d2f.4f6316af.0.0&nid=3b37/mb/lpext.dll?f=FifLink&t=document-frame.htm&l=jump&iid=3e626d2f.4f6316af.0.0&nid=279 RF$      2     _ԀExhibit27attachedtoopinionasAppendixI. !.8\dd8     _  \8 IXXdd8  {OY@ OT\INTHECOURTOFAPPEALSOFTENNESSEE  @kk$ATNASHVILLE#\OT#Ԉ &   March21,2002Session L X IX\ #\XX I#DAVIDG.OGILVIE,etal.v.RONALDS.LIGON,etal.X IX\  J @@ AppealfromtheChanceryCourtforWilliamsonCounty  J @@No.26948RussHeldman,Chancellor  6 @@*AV) ` dE<` A   @@TTNo.M200101686_COA_ԄR3CVFiledSeptember12,_2002_   AV) ` dE<|` A }     Inthisboundarylinedisputecase,theappellee,whomovedtoherpropertyin1967,usedan x  unopenedstreetandagarageontheunopenedstreetlocatedbetweenherlandandtheadjacent d property,whichtheappellantsacquiredin1987.Theappelleestoreditemsinthegarage,#\XX I#X IX\ P maintainedtheunopenedstreet,andmadeimprovementstothegarageovertheyears.Later,a < disputearosebetweenthepartiesandtheappellantsfiledsuittoestablishtheboundarylinebetween (x thetwoproperties,theirownershipofhalftheunopenedstreet,thegarageandcertainlandbehind d thegarage.#\XX I?#X IX\Thetrialcourtconcludedthattheappelleehadacquired:1)aperpetualeasementtouse P thewesthalfofthegarage;2)aperpetualeasementbyprescriptionfortheuseoftheentiredriveway < ontheunopenedstreet;3)feesimpletitletoallofthelandintheunopenedstreetwestofthejoint ( driveway;and4)easementandfeesimpletitletolandtothenorthorrearofthegarageenclosed  withinandunderneathherfence.Thetrialcourtfoundtheappellantsentitledtoaneasementforthe  useoftheeasterlyhalfofthegarageandaneasementbyprescriptionfortheuseofentiredriveway  locatedonunopenedstreet.Forthereasonssetoutinthisopinion,weaffirm,asmodified,the  judgmentofthetrialcourt. t  Tenn.R.App.P.3;JudgmentoftheChanceryCourtAffirmedasModified  L    JamesL.Weatherford,sr.,#\X I#X IX.\J.,deliveredtheopinionofthecourt,inwhichBenH.Cantrell,P.J, $"t! andPatriciaJ.Cottrell,J.,joined. #`" E.L.EdwardsIII,andJohnD.Kitch,Nashville,Tennessee,fortheappellants,DavidG.Ogilvieand $8 $ wifeMarciaE.Williams. %$!% DouglasFisher,Nashville,Tennessee,fortheappellees,RonaldS.LigonandwifeMarthaP.Ligon. '"'   OPINION #\XX Ic #X IX\ )$) #\XX I#X IX\  0   (#(#   OnMarch31,2000,theappellants,Mr.DavidOgilvie#\XX I#X IX\ԀandMrs.MarciaE.Williamsfiled H,', suitagainsttheappellees,Mr.Ronald.S.Ligon#\XX I#X IX\ԀandMrs.MarthaLigon,todeterminetherightsand 4-(-  ownershipofcertainlandinbetweentheirrespectiveproperties.Thepartiesownrealestatelocated  sidebysideonWestMainStreetinFranklin,Tennessee,thatisseparatedbyan unopenedstreet. #  1      ׀  Thepropertyindisputeinthiscaseisallwithintheunopenedstreetandincludesatwodoorgarage  andarectangularareabehindthegarage.Asurveyoftheunopenedstreetd #  2      ׀indicatesitis45.92feet t wide.Whenthestreetisdivideddownthemiddleintwo22.96feetsegments,thegarageonthe ` unopenedstreetsitsmostlyontheeasterly(Williams)sideoftheline,butaboutfiveinchesofitsits L  onthewesterly(Ligon)side. 8  Ѐ   $ t   Thesurveyshowsafencebetweenthepropertyownedbythepartiesbehindthegaragewhich  ` runsfromthebackofthewesternedgeofthegaragetowardFairStreetbacktothelimitsofthe  L  properties.Thisfencerunsapproximatelydownthemiddleoftheunopenedstreet.The_Ligon_s  8  haveplantedsometreesontheeastern(Williams)sideofthelandbehindthegarage,butthe $  appellantshavebeenresponsibleformowingthegrass.   #\XX IC#X IX\  Mrs.MarthaLigonrentedherhousefortwoyearsbeforeherfatherboughtthepropertyfor   herin1969.TheOctober1,1969deedconveyingthepropertytoMrs.Ligondescribestheproperty   as beingboundedgenerally...ontheeastbyanunopenedstreet.Thereislanguageattheendof p thelegaldescriptionwhichquitclaims allofourright,title,claimandinterestinandtothe \ unopenedstreetadjoiningtheabovedescribedpropertyontheEastfortheconsiderationofone H dollar. 4   IntheLigonchainoftitle,thereisa1933deedfromI.S.HousetoCarolineC.Housewhich  \ describesthenowLigonpropertyas continuingnortheasttothecenteroftheunopenedstreet.The H 1961deedtothenowLigonpropertyfromCarolineC.HousetoPeggyIngoldconveyed allofmy 4 right,title,claimandinterestinandtotheunopenedstreetadjoiningtheabovedescribedproperty   ontheEast,saidstreethavingbeenusedbymyselfandtheownerofthepropertyadjoiningitonthe   Eastformanyyears.    OnJuly1,1987,theappellantsboughtthepropertyknownas _Mapledene_locatednextto  Mrs.Ligonspropertyandontheothersideoftheunopenedstreet.Alloftheconveyanceintheir l deediswarrantied,andthelegaldescriptionincludesthefollowinglanguage: X  #\XX I#X IX\8  TOGETHERwithwhatisreferredtoasanunopenedstreetadjoiningtheabove 0"  describedpropertyontheWestandtogetherwiththatportionofthelandWestofthe #l! abovedescribedMapledenetractwhichincludesthedrivewayusedbyMapledene $X" tenants,togetherwiththegarageandportionoflandbehindsaidgarageusedbysaid $D # tenants.SubjecttotherightsofothersintheJointDrivewayorunopenedstreet  adjoiningthepropertyontheWest.   #\XX I#X IX\  In1989,afteracountywidereappraisal,20feetoftheunopenedstreetwasaddedtoeach t propertyandsincethatdatetaxeshavebeenpaidaccordingtothisincreasedfrontage.In1993,the ` taxassessorsofficeaddedagaragetotheLigonpropertyfortaxassessmentpurposes,andsincethat L  timetheLigonshavebeenpayingtaxesontheaddedgarage.Thetaxassessorsrecordsshowno 8  garageontheLigonpropertyotherthantheoneontheunopenedstreet. $ t #\XX IY #X IX\#\XX I"#  X IX\Since1967,Mrs.Ligon,herfamilyandguests,haveusedthedrivewayontheunopened  L  street.Mrs.Ligonhasrepavedandsealedthedrivewayseveraltimes.Sincetheappellantshavebeen  8  attheirproperty,startingin1987,Mrs.Ligonhaspaidfortheasphalting,sealingandallexpenses $  forthemaintenanceofthedriveway.Theappellantsvoicednoobjectionsandmadenocontributions   whenMrs.Ligonrepavedthedriveway.#\XX I1##X IX\     #\XX In%#  X IX\From1967to1987,Mrs.Ligonmaintainsshemadecontinuoususeofthegarage.Shehas  storedaMercedes,childrensridingtoys,bicycles,andaspeedboatinthegarage.AccordingtoMrs.  Ligon,noneofthepreviousownersoftheadjacentpropertyobjectedtoheruseormaintenanceof n thegarage! From1967untilnowwealwayshadsharedthegarage.TheyusedonehalfandIused Z theotherhalf.SometimesIusedbothhalves.Shealsousedthegaragenumeroustimesin F connectionwithaHalloweeneventshehostseachyear,andhasstoreditemsinthegaragerelated 2 totheHalloweenevent. n   Mr._Ligon_ԀstatedtheyhadstoredanantiqueCadillacaswellasanotherCadillacinherited F fromMrs.Ligonsmotherinthegarage. 2 Ѐ      Mr.FultonGreer,Mrs.Ligonsson,rememberstoysandbicyclesstoredinthegarage,along   withhismotorcycle,aMercedes,ayellowskiboat,bicycles: Iremembertherealwaysbeing  somethingofoursinthegarage.Imeantherewasalwaysacar,therewasalwayssomething,and  therewaslumberstoredinit...therealwayshasbeenbicyclesandthingsstoredinthegarage. ~  #\XX I%#X IX\    AccordingtoMrs.Ligonthegaragewasin badshapewhenshefirstmovedintoherhouse V"  in1967.Electricitytothegaragehadbeenhooked#\XX I+#ԀX IX\uptohermeterbeforeshemovedtothehouse B#! in1967,andMrs.Ligonhaspaidforelectricitywhichservesthegarage.#\XX I,#X IX\ T$" #\XX I-#X IX\#\XX I.#X IX\  Shepaintedandroofedthegarage.Shehasdonethisseveraltimesovertheyearstomaintain ,&|!$ thegarage.#\XX I].#X IX\ԀWhentermitesinfestedthegarageshehaditsprayedandhadthetermiteinfestedboards 'h"% replaced.Mrs.Ligonalsohadanoverheadautomaticgaragedoorputinthewesterlysideofthe (T#& garageandstillanotherdooronthewesterlysideofthegaragethatopenstohersideofthedriveway. (@$' #\XX I(/#X IX\ԀMr.OgilvieandMrs.WilliamsnevervoicedanyobjectiontoanyoftherepairstothegarageMrs. ),%( Ligonmadeatherexpense. *&) #\XX I0#X IX\ +'*   Mrs._Ligon_Ԁreferredtothelandinquestionas nomansland.Whenaskedabouther  testimonythatshealwaysaskedthepermissionoftheownerof_Mapledene_Ԁtousethegarage,Mrs.  _Ligon_Ԁrespondedasfollows: IcantellyouIwasalwayscourteousbecauseIdidntthinkeitherone  ofusownedit.AccordingtoMrs._Ligon_, [_W]e_Ԁdidntknowwho...builtthegarageandsoIalways t assumeditwassharedandfrom1967untilnowwealwayssharedthegarage.Theyusedonehalf ` andIusedtheotherhalf.SometimesIusedbothhalves. L    Mrs._Ligon_Ԁdidntrememberanyoneelseusingthegaragefrom1967to1987orthatanyof $ t thepriorownersof_Mapledene_Ԁhadstoredavehicleinthegarage.AccordingtoMrs._Ligon_,the  ` appellantsneverusedthewestsideofthegarage.  L  Ѐ#\XX I1#  8    X IX\ԀIndescribingheruseofthegarageas offandon,Mrs.Ligonexplainedthatshewouldput $  theMercedesinthegarageandleaveittherefortwoyearsbutdidadmitthattherewerecertain very   shortperiodsoftimethattherewasnothingofhersinthegarage.Shedidnotrecallwhethershe   wasusingthegaragein1987whenthe#\XX I!7#ԀX IX\appellantsmovedin,butdidnotdisputetheappellantsword   thatthegaragewasemptywhentheappellantsmovedintotheirhome.     Mr.OgilviestatedthatMrs.LigoncamearoundinJuneof1993andaskedifshecouldstore  somethingsinthewesterlyhalfofthegarage.WhenMr.Ogilviediscussedthiswithhiswife,Ms. n Williamsresponded, Getaletter. Z   Mrs.LigonsignedaletterdatedNovember9,1993,authoredbyherhusbandandaddressed 2 toMrs.Williamswhichprovided: n 8   ` Asperyourrequest,Iamwritingyouthisletterpertainingtothegaragethat F sitsontheoldcityalleythatdividesourproperties.Iappreciateyourlettingmeuse 2 halfthegaragewhichIhaveenjoyedtheuseoffromallpreviousownerssince  acquiringmypropertyin1967.Ihavealwaysmaintainedthedrivewayandhave   blacktoppeditseveraltimesanddesiringtobeagoodneighborwanttograntyou  andyourfamilytherighttousetheasphaltdriveway.     Mrs.WilliamstestifiedthatsherecalledthatMrs.Ligonfirststartedusingthegaragesome j! monthspriortothedateoftheletter. V"    Mrs.Ligonmaintainedshehadusedthegaragefrom1967untilthislitigation.Mrs.Ligon .$~" statedshewassureshehadusedthegaragefrom1987until1993.Shehaduseditforstorage %j # becausetheoldgaragedoorswerehardtoopen.SheproducedchecksdatingfromApril1993to &V!$ March3,1994forrepairwork,painting,andinstallationofanautomaticdoorforthegarage.She &B"% didnottelltheappellantsthatthereweretermitesinthegaragebeforearrangingfortreatmentand '.#& repair" youunderstand,Ithoughtthiswasanunopenedstreetandthiswasnomanslandthatwe ($' bothowned.Andwebothshared. )%(    +&* {OY { {      OnOctober31,1999,theappellantsrequestedthatthe_Ligons_Ԁremovetheirbelongingsfrom  thegarage.The_Ligons_Ԁrefusedtodosowithoutreservingtheirrighttoclaimaninterestinthe  garage,andthislitigationsoonfollowed. t   Attheconclusionofthetrial,thetrialcourtgranted:1)bothpartiesaperpetualeasement L  byprescriptionfortheuseoftheentiredrivewaylocatedontheunopenedstreet;2)Mrs._Ligon_Ԁa 8  perpetualeasementfortheuseofthewesthalfofthegarage;and3)theappellantsaneasementfor $ t theuseoftheeasterlyhalfofthegarage.Thetrialcourtfoundthattheappellantswereequitably  ` _estopped_Ԁtoassertshehadnorighttouseanypartofthegarage.  L    ThetrialcourtalsofoundthatMrs._Ligon_Ԁhadfeesimpletitletoallofthelandinthe $   unopenedstreetwestofthejointdrivewayandbothaneasementandfeesimpletitletotheland   tothenorthorrearofthegaragewhichisenclosedwithinandunderneathherfence.Thecourt   concludedthattheappellantshadfeesimpletitleintheareaoflandintheunopenedstreettotheeast   ofthedriveway.     Thetrialcourtbaseditsrulingson1)thelanguageintheappellantsdeedregardingMrs. \ _Ligon_srightsintheunopenedstreet;2)thedoctrineofestoppelbydeed;3)thehistoryofMrs. H _Ligon_suseandmaintenanceofthedriveway,garageandareaNorthofthegarage;and4) 4 TennesseeCodeAnnotated282101103regardingadversepossession.  p   CitingTennesseeCodeAnnotated282102,thetrialcourtfoundthatitdidnothavethe H authoritytograntthereliefsoughtintheappellantscomplaint.Thetrialcourtfoundthat atthe 4 timethatMr._Ogilvie_ԀandMrs.Williamspurchasedtheproperty[July1,1987],theirpredecessorin   interestwasalreadybarredfrombringinganactiontostopMrs._Ligon_Ԁfromdoingwhatshenormally   hadbeendoing;and,therefore,Mr._Ogilivie_ԀandMs.Williamsweresubsequentlybarredbecause  thestatutehadalreadyrun.TheCourtfindsthattherewasabarbecauseofthesevenyearstatute.    ThetrialcourtconcludedthatMrs._Ligon_Ԁ hadadversepossessionrightstotheentiretyofthegarage,  thedriveway,andtheareabehindthegaragewherethetreeswereplantedingeneral.  p    Theappellantsmotiontoalterandamendthejudgmentwasdeniedandthisappealfollowed. H!   ANALYSIS  #p! |O  \X IXXX I  SK% $H TennesseeRuleofAppellateProcedure13(d)provides: S#X IXX\X IO#\X IXXX I Unlessotherwiserequiredby K% # statute,reviewoffindingsoffactbythetrialcourtincivilactionsshallbedenovouponthe 7&!$ recordofthetrialcourt,accompaniedbyapresumptionofthecorrectnessofthefinding,unless #'s"% thepreponderanceoftheevidenceisotherwise. S#X IXX\X IyP#\X IXXX IԀ#X IXX\X I%R#  4nd UO  5  6  S6R  E  6qRUOR#  7nd R\X IXXX ITenn.R.App.P.13(d).Forissuesoflaw,the (_#& standardofreviewisdenovo,withnopresumptionofcorrectness.#X IXX\X IS#\X IXXX I_Ridings_Ԁv.RalphM.Parsons (K$' Co. #X IXX\X IdT# \X IXXX I,914S.W.2d79,4nd UO  5  #X IXX\X IU#E  61UUOEU#  7nd sU\X IXXX IԀ80(Tenn.1996).6RR݌ )7%(   S#X IXX\X I(V#Ԁ   &+v&)  (5h83"3"    3{W25h  I  .3  0 `   Whetherthedisputedproperty,allofwhichlieswithintheeasternhalfofthe   unopenedstreet,isthepropertyoftheAppellantsbydeed. 3{WW݌` (#` (# Ќ    Accordingtothesurveyoftheunopenedstreet,thegaragesitsmostlyontheeasterly t (Williams)sideoftheline,butaboutfiveinchesofitsitsonthewesterly,or_Ligon_Ԁside.The ` fencebehindthegaragethatseparatesthetwoproperties,runsdownthemiddleoftheunopened L  street. 8  Ѐ\X IXXX I $ t   Theappelleeconcedesthattheappellantsownthefeesimpletitletothemiddle(or  ` easternhalf)oftheunopenedstreetsubjecttotheeasementrightsofMrs._Ligon_.  L    S'w $  S#X IXX\X IZ#\X IXXX IItisageneralrulethatagrantoflandboundedonaroadconveystothegranteetitlein 'w  feetothemiddlelineorcenteroftheroad,subjecttotheeasement,ifthegrantorownedsofar c  andexpressednocontraryintent.Walkerv.Tanner,275S.W.2d958,959(Tenn.1954). O   S#X IXX\X I2\#\X IXXX IԀ >    In_Knierim_Ԁv.Leatherwood,542S.W.2d806,810811(Tenn.1976),ourSupremeCourt *z reviewedalandownersrightsandinterestinanroadthatborderedthelandownersproperty: f Ѐ R 8   ` Anabuttingownerhasagreaterinterestthanthegeneralpublic,#X IXX\X I]# 4c UO  5  6  S6`  E  6_UO_'.#  7`\X IXXX Iandhas > aneasementofaccessovertheroadtohispremises,evenafterapublicroadis * abandoned#X IXX\X I`# 4dh UO  5  E  6aUOa'.#  7h a\X IXXX I.(citationsomitted)6`@`݌   Ќ  \ X\X I#  \潍b#\  6  8  SXU6ec  #\X IX \c##X IXX\X IFc#\X IXXX IԀIn#X IXX\X Id# \X IXXX I Current,etal.,v.Stevenson,etal. , 173Tenn.250,116S.W.2d1026 X  #X IXX\X IZd# 4eUO  5  E  6 eUOe'.#  7Le4fUO  5  E  6eUOe'.#  7 f% g %gf\X IXXX I(1938),thisCourt,speakingthroughthelateJustice_McKinney_,quotedwith H approvalfrom29C.J.,547n.34hUO  5  #X IXX\X If#E  6gUOg'.#  7g\X IXXX IԀasfollows:6ecc݌4   Ќ  \ X\X I#  \潅h#\  6  8  Ss6Ui  #\X IX \h##X IXX\X I6i#\X IXXX IԀ Anabuttingownerhastwodistinctkindsofrightsinahighway,apublic  rightwhichheenjoysincommonwithallothercitizens,andcertainprivaterights  whicharisefromhisownershipofpropertycontiguous#X IXX\X Ii#% i %iGk\X IXXX Itothehighway,andwhich  arenotcommontothepublicgenerally,andthisregardlessofwhetherthefeeof  thehighwayisinhimornot....Theyincludetheeasementofaccess....173 v  Tenn.at25455,116S.W.2dat1028.4j(UO  5  #X IXX\X Ihk#E  6lUOl'.#  7(l4k(UO  5  E  6mUOm'.#  7(m% l %lun\X IXXX IԀ6Uii݌b!   Ќ  S8  #X IXX\X In# S"D"Ԁ S\X IXXX IAgainquotingfromanearlierTennesseecase,the#X IXX\X Ivo# \X IXXX I CurrentCourtdeclared :\ X\X I#  \o#\  "D    6  8  S$7$6p  #\X IX \0p##X IXX\X Irp#\X IXXX IԀ Buttheownersoflotsborderinguponapublicstreet,haveaneasementof $ wayinthestreet,inadditiontotheuseofitincommonwiththepeoplegenerally. v%  Thisadditionalrightofway,isprivateproperty...173Tenn.at255,116S.W.2d b&!! at1028.4m UO  5  #X IXX\X ITq#E  6rUOr'.#  7 s4n UO  5  E  6sUOs'.#  7 s% o %ot\X IXXX IԀ6pp݌N'""   Ќ  \ X\X I#  \潧t#\  6  8  S(0$(#6ku  #\X IX \ u##X IXX\X ILu#\X IXXX IԀMoreover,ourcourtshavelongheldthat"personswhobuylotsaccording (0$# toplatsorplanswhereonstreetsaremarkedorexistacquireirrevocablerightsto )%$  suchstreets."#X IXX\X I v# 4pZ UO  5  E  69wUOMw'.#  7Z {w4qZ UO  5  E  6 xUO!x'.#  7Z Ox4rZ UO  5  E  6xUOx'.#  7Z #y4sZ UO  5  E  6yUOy'.#  7Z y% t %tz 4uZ UO  5  E  6zUOz'.#  7Z z4vZ UO  5  E  6~{UO{Ќ  7Z {% w %wR|\X IXXX I(Citationsomitted).6kuu݌*&%   Ќ  \ X\X I#  \p|#\  6  8  SS6H}  #\X IX \|##X IXX\X I)}#\X IXXX IԀButhiseasementislimitedtothestreetorwayuponwhichhislotis S  situatedandinsuchotherstreetsorwaysasarenecessaryorconvenienttohis ? ingressoregress.#X IXX\X I}# 4x UO  5  E  6UO)and  7 W4y UO  5  E  6UOand  7 + 4z UO  5  E  6UOԀand  7 \X IXXX I(Citationsomitted).6H}}݌+   Ќ  ݀_Knierim_Ԁv.Leatherwood,542S.W.2dat810811. j   #X IXX\X I#\X IXXX IAfterreviewingtherecordinthiscaseandinaccordancewiththeabovecaselaw,we Y  findthateachpartyownstitleinfeetothemiddlelineorcenteroftheunopenedstreetsubjectto E  theeasementrightsofingressandegressoftheotherparty. 1  Ѐ#X IXX\X I#  p  "3"  3725h  II  .3  0     ` Whetherthetrialcourtcommittedreversibleerrorwhenitheldthatthe   Appelleeswereentitledtoaneasementtoanyofthedisputedpropertybyadverse   possession.37d݌ (#(# Ќ    \X IXXX IInBradleyv._McLeod_,984S.W.2d929(Tenn.Ct.App.1998),thiscourtstatedtherules   regardingeasementsasfollows:   8   ` Aneasementisaninterestinpropertythatconfersonitsholderan A  enforceablerighttouseanother'spropertyforaspecificpurpose.#X IXX\X I#\X IXXX ISeeBrewv.Van - _Deman_ ,#X IXX\X I# \X IXXX IԀ53Tenn.433,4}UO  5  #X IXX\X I?#6  6ۈ  E  6lUOand  75,\X IXXX IԀ436,6_Heisk_.433(1871);#X IXX\X I#\X IXXX IClaytonv.Wise ,#X IXX\X I# \X IXXX I1Tenn.Civ.  App.620,63839(1910).Partiesmaycreateaneasementbyexpressgrantor   reservationbyincludinglanguageintheirdeedreservingforcertainidentified  partiesalimitedrighttousesomeorallofthelandconveyed.#X IXX\X Iu#\X IXXX ISeeLongv.    _Mayberry_ , 96Tenn.378#X IXX\X I#4~5,UO  5  E  6UOand  75,Ԍ\X IXXX I,382,36S.W.1040,45,UO  5  #X IXX\X If#E  6UOand  75,ڍ\X IXXX I1041(1896);#X IXX\X I#\X IXXX I_Reider_Ԁv._Orme_ , 17 } Tenn.App.497 ,#X IXX\X Iގ# 45, UO  5  E  6UOand  75, \X IXXX IԀ50001,68S.W.2d96045,UO  5  #X IXX\X I|#E  6UOŐand  75,\X IXXX I,962(1933).6ۈ݌m   Ќ  \ X\X I#  \潨#\  6  8  SS6y  #\X IX \##X IXX\X IZ#\X IXXX IEasementsmayalsobecreatedbyimplication,prescription,estoppel,oreminent S domain.#X IXX\X I#\X IXXX ISee_Pevear_Ԁv.Hunt ,#X IXX\X Iɓ# \X IXXX I924S.W.2d114,45,tUO  5  #X IXX\X IK#E  6yUOand  75,t\X IXXX IԀ11516(Tenn.Ct.App.1996).6y݌?   Ќ  S8  #X IXX\X Ip#  `     h   ***2   8  \X IXXX IAneasementbyprescription(or,atitissometimescalled,byadversepossession) n alsodiffersfromanexpresseasementinthatitisnotbasedonthelanguageina  Z deedbutratherontheuseoftheproperty.Aneasementbyprescriptionarises F whenaperson,actingunderanadverseclaimofright,makesuninterrupted,open  2 andvisibleuseofanother'spropertyforatleasttwen#X IXX\X I# \X IXXX Ityyearswiththeowner's ! knowledgeandacquiescence.#X IXX\X I#\X IXXX ILongv._Mayberry_,#X IXX\X IG#\X IXXX IԀ#X IXX\X I#\X IXXX I96Tenn.at382,36_S.W._Ԁat  "   1041 #X IXX\X I#45,UO  5  6  S6  E  6UOand  74UO  5  E  6ƛUOڛand  7\X IXXX I;#X IXX\X I#\X IXXX I _Pevear_Ԁv.Hunt , 924S.W.2dat116. .#X IXX\X Iޜ#4,UO  5  E  6tUOand  7,\X IXXX IԀ6݌#   Ќ  S#X IXX\X IH# 984S.W.2dat934. %%!    Thepartyclaimingaprescriptiveeasementhastheburdenofprovingbyclearand '"" convincingevidencethefactsrequiredtoestablishaprescriptiveeasement._McCammon_Ԁv. (## Meredith,830S.W.2d577,580(Tenn.Ct.App.1991). )$$   q*%%   Whereapartyisrequiredtoestablishfactsbyclearandconvincingevidence,onappeal,   thiscourtmustreviewtheevidencedenovotodeterminewhetherornotthatpartycarriedits  burden;i.e.,whethertheevidencemakesthefactualconclusion highlyprobableorleavesno  substantialdoubtaboutthecorrectnessoftheconclusion._Vinyard_Ԁv.Betty,No.M200100642 t _COA_ԄR3CV,2002Tenn.App.LEXIS301at6(citingWaltonv.Young,950S.W.2d956,960 ` (Tenn.1997)andEstateof_Acuff_Ԁv._OLinger_,56S.W.3d527,537(Tenn.Ct.App.2001)). L     TherecordestablishesthatMrs._Ligon_Ԁmadeuninterrupteduseofthewesthalfofthe $ t garagefortherequiredtwentyyearsbeginningin1967.Sheusedthegarageforstorageofcars,  ` speedboats,bicyclesandotherthings.Theelectricityforthegaragewashookeduptohermeter  L  whenshecametotheproperty.AccordingtoMrs._Ligon_,noneofthepreviousownersofthe  8  adjacentpropertyobjectedtoheruseormaintenanceofthegarage! From1967untilnowwe $  alwayshadsharedthegarage.TheyusedonehalfandIusedtheotherhalf.SometimesIused   bothhalves.Shehadthegaragepainted,roofed,repairedandtreatedfortermites.Sheinstalled   agaragedoorandasidedoorinthegarage.     WefindthatMrs._Ligon_Ԁhasestablishedaprescriptiveeasementfortheuseofthewest p halfofthegarage. \ Ѐ  H   Thelandsurveyestablishesthatthefencebetweenthepartiespropertyrunsfromthe 4 backofthewesternedgeofthegaragebacktothelimitsoftheproperty!ordownthemiddleof  p theunopenedstreet.Theonlyusethe_Ligons_Ԁcontendthattheymadeofthisareawastoplant  \ sometrees.The_Ligons_Ԁconcedethattheappellantsmowedthisarea.Wefindtheevidence H insufficienttoestablishaprescriptiveeasementfortheportionofland tothenorthorrearofthe 4 garagewhichlieswithintheeastern(appellantsside)oftheunopenedstreet.          Theappellantalsoraisedtheissuesofwhetherthetrialcourtcommittedreversibleerror  whenitappliedthedoctrinesofestoppelbydeed,equitableestoppelandTennesseeCode  Annotated282101regardingadversepossession.WefindthattheTennesseeCodeAnnotated  282101andthesevenyearstatuteoflimitationsdonotapplyinthiscaseasMr.andMrs. l _Ligon_Ԁdidnothave conveyance,devise,grant,orotherassuranceoftitleforthepropertyin X  questionasrequiredbythestatute.Thelanguageattheendoftheappelleesdeedconveying D!  right,title,claimandinterestinandtotheunopenedstreetadjoiningtheabovedescribed 0"  propertyontheEastisquitclaimlanguageanddoesnotgrantassuranceoftitle. S\X IXXX I #l!  S#X IXX\X Iq#  Wealsofindthedoctrinesofestoppelbydeedandequitableestoppeldonotapplytothis [$" case.However,aswehavesustainedthetrialcourtsrulingonothergroundswedonotfindthe G% # trialcourtsrelianceonthesedoctrinesorthestatutesregardingadversepossessiontobe 3&!$ reversibleerror.  'o"%   CONCLUSION  (G$' w  W\X IXXX Iefindthateachpartyownstitleinfeetothemiddlelineorcenteroftheroadsubjectto *&) theeasementrightsofingressandegressoftheotherparty.#X IXX\X Iɱ# WefindthatMrs._Ligon_Ԁhasa + '* prescriptiveeasementtousethewesthalfofthegarageandaffirmthetrialcourtsrulingonthat  basis.WefindthatMrs._Ligon_Ԁdoesnothaveanypropertyrightstotheland tothenorthorrear  ofthegaragewhichlieswithintheeastern(appellantsside)oftheunopenedstreet________________Ԁandmodify  thetrialcourtsrulingtoreflectthesame. x   Aswehavesustainedthetrialcourtsruling,theissueraisedbytheappelleeofwhether P  thetrialcourterredinfailingtofindthatMrs._Ligon_Ԁhadalicensefortheuseofthewesterlyhalf <  ofthegarageis_pretermitted_.Costsaretaxedtotheappellant  ( x     h     `     h     ___________________________________ ,     `     h     JAMESL._WEATHERFORD_,SR.J.