ÿWPCp  vŒ®«cE„Z(ŽzN†[U>§$'FDè |ˆfœM+OW¯³ª¼+òw߯hÆr?M48 ®}yçè ¬ðþú ðTI­cì°ZNMóÅ$&û&ý*Ë ‚]òLŸFa“,TÒ—i×Î<.ÚdTÄÐñ2õDÁÆÚÃÑñ¾þ —}m-µh[cµ “ºñåeqJH¤ÁáïÁP¶)øp}Ë–Ú9m°c³Lhþ9à5=å“@ ìþöuqC  èŠúGâ 4y²}CÛÍû¸#ÿÈ;Õ4Ug$ôHÍ& ú$- #Ò„o?Cj£g¶r,EðEQ@å6í¤Ä_ë¦ßƒ¤øà`MŽ>IžZñ@éPhÅ~ñ)½ÜcÁ`ü »ë]ê&“£ŠÌÞ6îO(æÈ´î^š’ª€ÐÝÙH)ëVM¹aÕg­oÏûhí–0MMâò]PPô*šŽM£ÀÚŽ< îzæ]ê©áV¦²Õ›·Â?èaÛx<,ìÔ®Ð#µí†]ó[;‰i FPÍ1Ù„_nõþERÂüÞžb¹òw+κîÉ”½­ÔÂÀ 쉤„[ø.ô'0Œ1¬R>Î2þƹªGÖz‰? ½–Íûb#Á\ % U@# 0ˆc U Në ^ 9 wE zI Òà 4• © ¸ mº ÆÑ Æ— Æ] Æ#n­éN–N˜ 1šE' 72) 1u[ 72Ð 0cbeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee 0ëmmmm BXX 0¤u D3 D-L 0Kyy ASÄÆ 0¤Ý 0D A«Å˜HP LaserJet 4050 Series PCL 5eÈÈ,,,,ÈÈ0»(ÆúI Z‹(Times New Roman (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regularkw)  ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wptõ}|)bk1øâŸ3|xÿU‹ÿÀÀÀLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5«<þ6X9`("Courier NewTTXXxþ6X@ÉDQX@(¦ÙCEMU]emu}AutoList1(1)(1)(1)(1)(1)(1)(1)(1)(1)3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)i)(;3£$´´Ô2#ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à- ù-(|G2û7$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€D½»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôôµò»»Ô d(|3Lj$££Ý ƒ£ª!ÝÑ€.ÑÑ8€D½»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Lj$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€D½»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€D½»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ8°ÑÑ8°ÑÑ  ÑÔ€¼D½»»»ÔÑ8€1XXdì»»d8ÑÑ  ÑÔ€¼D½»»¼D½Ôà@ü ü ìàÔ‡î›î»¼D½ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ 8 Ðà@kk$ìàAT€NASHVILLEÔ#†¼D½»îî›G#ԈР^& ÐÓ  ÓOctober€9,€2000€SessionÐ „L ÐÔ‡X1X»¼D½ÔÌò òÔ#†¼D½»XX1/#ÔAUDREY€J.€OWENòòóó€v.€WILLIAM€C.€MARTIN,€IIIòòóóÔ‡X1X»¼D½Ôó óÐ ‚J ÐÌà@@½½ìàò ò€Appeal€from€the€Chancery€Court€for€Davidson€CountyÐ ‚ J Ðà@@øøìàNo.€98„374„III€€€€€€Ellen€Ô_ÔHobbsÔ_Ô€Lyle,€ChancellorÐ n 6 ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<1` AßÐ 2ú  ÐÌà@@TTìàNo.€M1999„02305„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€December€13,€Ô_Ô2000Ô_ÔÐ -õ  ÐÌßA€V) °°` dE<` AßÐ Í  Ðó óÌÓ  ÓThe€trial€court€found€that€a€mother€and€her€adult€son€had€both€breached€an€oral€contract€whereby€theÐ È  Ðson€agreed€to€pay€off€the€mortgage€on€his€motherððs€home€and€to€permit€her€to€remain€there€for€theÐ ì´ Ðrest€of€her€life,€and€the€mother€agreed€to€give€the€son€her€equity€in€the€home€upon€her€death,€and€toÐ Ø  Ðallow€him€to€use€a€garage€apartment€in€the€home€until€that€time.€€We€reverse€the€trial€courtððs€findingÐ ÄŒ Ðthat€there€was€an€enforceable€contract€between€the€parties,€but€we€impress€a€resulting€trust€on€theÐ °x Ðsonððs€interest€in€the€home,€which€inures€to€his€motherððs€benefit.€Ô#†¼D½»XX1©#ÔÔ‡X1X»¼D½ÔÐ œd ÐÓÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€CourtÐ t< ÐReversed€in€Part;€Affirmed€in€Part;€and€Remanded€ó óÐ `( ÐÌòòÓ  ÓÔ#†¼D½»àX1î#ÔÔ‡X1X.¼D½ÔBen€H.€Cantrell,€P.J.,€M.S.óó,€delivered€the€opinion€of€the€court,€in€which€òòWilliam€B.€Cainóó€andÐ 8 ÐòòPatricia€J.€Cottrell,€JJ.óó,€joined.Ð $ì ÐÌB.€Lynn€Morton,€Clarksville,€Tennessee,€and€Branch€H.€Ô_ÔHenardÔ_Ô,€Nashville,€Tennessee,€for€theÐ üÄ Ðappellant,€William€C.€Martin,€III.Ð è° ÐÌR.€Price€Ô_ÔNimmoÔ_Ô€and€Rabin€P.€Ô_ÔNimmoÔ_Ô,€Nashville,€Tennessee,€for€the€appellee,€Audrey€J.€Owen.Ð À ˆ  ÐÓÝÓÌò òOPINIONó óÔ#†¼D½»XX1 #ÔÐ ˜"`" ÐÌò òÔ‡X1X»¼D½ÔI.ó óÔ#†¼D½»XX1µ #ÔÐ –$^ $ ÐÌÓ  Óà  àÔ‡X1X»¼D½ÔIn€1976,€Audrey€Owen€and€her€husband€Roy€purchased€a€three„bedroom,€two„bathroomÐ ”&\"& Ðhome€at€2800€Ô_ÔNoonanÔ_Ô€Drive€in€Davidson€County.€€They€eventually€paid€off€their€mortgage.€€In€1989,Ð €'H#' Ðthey€borrowed€over€$60,000€against€the€value€of€the€house.€€Ms.€Owen€used€$30,000€of€the€loanÐ l(4$( Ðproceeds€to€purchase€a€square€dance€apparel€business€knows€as€the€Flutter€Wheel.€€Shortly€thereafter,Ð X) %) ÐRoy€Owen€stopped€contributing€financially,€and€he€eventually€left€the€marital€home.€Ð D* &* ÐÔ#†¼D½»XX1* #ÔÓ ÓÌò òó óÔ€X1X»¼D½ÔÓ  Óà  àThe€Flutter€Wheel€did€not€prove€to€be€a€profitable€business.€€Ms.€Owen€developed€heartÐ B, (, Ðproblems,€and€she€found€herself€physically€unable€to€attend€square€dances€to€sell€her€products.€€AsÐ .-ö(- Ðher€financial€condition€worsened,€Ms.€Owen€stopped€paying€the€property€taxes€and€mortgageÐ .â).ý Ðpayments€on€her€home.€In€1992,€the€mortgage„holder€threatened€to€foreclose€on€the€property€if€past„Ð 8 Ðdue€payments€were€not€made.€€Ms.€Owen€decided€to€sell€the€property,€and€she€and€Roy€signed€aÐ $ì Ðcontract€to€have€it€auctioned€off.€€She€asked€to€be€released€from€the€contract€after€one€of€her€sons,Ð Ø ÐWilliam€Martin,€offered€to€help€her€with€the€mortgage€payments.Ð üÄ ÐÌà  àMr.€Martin€had€moved€to€Cincinnati€in€1988,€but€he€often€came€to€Nashville€to€exerciseÐ Ôœ Ðweekend€visitation€with€his€two€young€sons,€who€lived€in€the€area€with€his€ex„wife.€€When€heÐ À ˆ Ðreturned,€William€Martin€sometimes€stayed€with€his€children€in€a€motel,€sometimes€with€friends,€andÐ ¬ t Ðsometimes€in€his€motherððs€house.€€According€to€Mr.€Martin,€it€was€difficult€for€him€and€his€childrenÐ ˜ ` Ðto€stay€in€his€motherððs€home€because€of€her€difficult€and€demanding€personality.€€Mr.€Martin€wasÐ „ L  Ðexploring€the€possibility€of€purchasing€a€condominium€in€Nashville€for€the€purpose€of€visitation,Ð p 8  Ðwhen€he€learned€of€his€motherððs€dilemma.Ð \$  ÐÌà  àMr.€Martin€abandoned€his€plan€to€buy€the€condominium,€and€he€agreed€to€help€his€motherÐ 4ü  Ðwith€the€payments€on€her€home,€in€the€expectation€that€while€helping€her€he€could€also€create€aÐ  è  Ðprivate€and€comfortable€space€for€himself€and€his€children.€€He€planned€to€improve€and€furnish€anÐ  Ô  Ðapartment€in€the€Ô_ÔNoonanÔ_Ô€Drive€home€that€had€been€carved€from€a€two„car€garage€and€an€adjoiningÐ øÀ Ðbathroom€and€laundry€room.Ð ä¬ ÐÌà  àAfter€ascertaining€that€Ms.€Owenððs€equity€in€the€house€comfortably€exceeded€the€obligationÐ ¼„ Ðon€the€mortgage,€Mr.€Martin€allowed€the€home€to€go€into€foreclosure,€and€on€January€12,€1993,€Mr.Ð ¨p ÐMartin€purchased€it€from€the€mortgage€holder€at€a€foreclosure€sale.€€Mr.€Martin€paid€off€the€backÐ ”\ Ðtaxes,€made€a€$16,000€down€payment€against€the€purchase€price€of€$62,088,€and€financed€the€restÐ €H Ðthrough€a€new€mortgage.Ð l4 ÐÌà  àHe€allowed€his€mother€to€continue€living€in€the€home€as€he€made€the€mortgage€payments,Ð D  Ðbut€she€resisted€his€attempts€to€create€a€habitable€space€for€himself€and€his€children.€€Despite€herÐ 0ø Ðsupposedly€frail€physical€condition,€she€somehow€managed€to€move€desks,€a€tanning€bed,€a€treadmillÐ ä Ðand€surplus€furniture€into€the€apartment€while€Mr.€Martin€was€away€in€Cincinnati.€€She€kept€herÐ Ð Ðdogs,€who€were€not€house„trained,€in€the€laundry€room.€€She€also€stored€the€Flutter€Wheel€inventoryÐ ô¼ Ðof€shoes,€blouses,€shirts,€skirts€and€petticoats€in€the€apartment,€until€she€agreed€to€let€Mr.€Martin€sellРਠÐit,€so€he€could€finance€some€needed€improvements€to€the€home.€€He€realized€$3,000€by€selling€theÐ Ì ” Ðinventory€to€a€liquidator.Ð ¸!€  ÐÌà  àBy€1997,€Mr.€Martin€understood€that€the€space„sharing€arrangement€would€never€work,€andÐ #X" Ðhe€asked€his€mother€ò òó óto€begin€making€the€monthly€payments€on€the€mortgage.€€She€refused,€and€afterÐ |$D # Ða€heated€confrontation€with€his€mother€and€his€brother,€he€sent€her€a€letter€giving€her€the€option€ofÐ h%0!$ Ðmoving€into€the€garage€apartment€while€paying€$250€a€month€rent,€and€letting€him€rent€out€the€restÐ T&"% Ðof€the€house,€or€vacating€the€house€so€he€could€sell€it.€€She€did€not€respond.Ð @'#& ÐÌà@Q Q ìàò òII.òò€€Proceedings€in€the€Trial€Courtsóóó óˆÐ )à$( ÐÌà  àOn€January€21,€1998,€ò òó óMr.€Martin€filed€a€Ô_ÔdetainerÔ_Ô€warrant€against€his€mother€in€the€DavidsonÐ ð*¸&* ÐCounty€General€Sessions€Court.€€Ms.€Owen€responded€on€February€6,€1998,€by€filing€a€complaintÐ Ü+¤'+ Ðin€Chancery€Court,€ò òó óin€which€she€asked€the€court€to€issue€a€Temporary€Restraining€Order€to€preventÐ 8 ÐMr.€Martin€from€disturbing€her€possession€of€the€property.€€She€also€asked€the€court€to€declare€aÐ $ì Ðconstructive€or€resulting€trust€on€the€property€in€her€favor,€or€in€the€alternative,€to€order€it€sold,€withÐ Ø Ðher€to€receive€all€the€equity€plus€over€$23,000€for€the€value€of€the€Flutter€Wheel€inventory.€€€€Ð üÄ ÐÌà  àOn€February€27,€1998,€the€ò òó ógeneral€sessions€court€awarded€Mr.€Martin€possession€of€theÐ Ôœ Ðhome.€€Ms.€Owen€appealed€from€that€decision€to€the€circuit€court.€€The€ò òó ócircuit€court€subsequentlyÐ À ˆ Ðgranted€Ms.€Owenððs€motion€to€transfer€the€case€to€chancery€court,€where€it€was€consolidated€withÐ ¬ t Ðthe€action€pending€there.€€The€trial€of€the€case€began€on€August€2,€1999.€€After€hearing€testimonyÐ ˜ ` Ðfrom€Ms.€Owen,€Mr.€Martin,€Mr.€Martinððs€brother€and€five€other€witnesses,€the€trial€court€found€thatÐ „ L  Ðthe€parties€had€entered€into€an€enforceable€oral€contract,€which€both€had€breached.Ð p 8  ÐÌà  àThe€court€awarded€Mr.€Martin€possession€of€the€house,€and€ordered€Ms.€Owen€to€move€outÐ H  Ðon€or€before€September€15,€1999.€€Mr.€Martin€was€also€ordered€to€pay€a€money€judgment€of€$38,911Ð 4ü  Ðto€Ms.€Owen.€Three€thousand€dollars€of€that€judgment€represented€the€amount€that€Mr.€MartinÐ  è  Ðrealized€from€the€sale€of€the€square€dance€inventory,€and€$35,911€represented€her€equity€in€the€house,Ð  Ô  Ðcalculated€as€the€difference€between€the€appraised€value€of€the€house€in€1993,€and€the€amount€Mr.Ð øÀ ÐMartin€paid€for€the€house€following€foreclosure.€€On€November€17,€1999,€the€trial€cò òó óourt€denied€Mr.Ð ä¬ ÐMartinððs€Motion€to€Alter€or€Amend€the€Judgment.€€This€appeal€followed.РИ ÐÌà@II!ìàò òIII.€€òòOral€ContractóóˆÐ ¨p Ðà@ààìàòòa.€€A€Meeting€of€the€Minds?óóˆÐ ”\ Ðó óÌà  àWe€may€find€the€actions€of€a€son€who€evicts€his€mother€from€a€home€she€lived€in€for€moreÐ l4 Ðthan€twenty„one€years€to€be€deplorable,€but€the€responsibility€for€this€unfortunate€turn€of€events€doesÐ X  Ðnot€entirely€rest€upon€Mr.€Martinððs€shoulders.€€If€Ms.€Owen€had€been€willing€to€share€the€house€onÐ D  ÐÔ_ÔNoonanÔ_Ô€Drive€with€her€son€and€her€grandchildren,€in€a€manner€consistent€with€their€needs,€sheÐ 0ø Ðwould€probably€still€be€living€there.€€In€any€case,€our€job€is€not€to€intervene€in€a€complex€familyÐ ä Ðsituation€in€order€to€compel€human€beings€to€behave€better,€but€merely€to€review€the€actions€of€theÐ Ð Ðtrial€court€to€determine€if€it€has€applied€the€law€correctly.€€€Ð ô¼ ÐÌà  àThe€court€found€that€the€parties€had€formed€an€enforceable€oral€contract,€which€both€hadÐ Ì ” Ðbreached.€€Because€of€discrepancies€between€the€partiesðð€respective€accounts€of€the€nature€of€theirÐ ¸!€  Ðagreement,€the€court€had€to€piece€together€portions€of€their€testimony€and€to€add€at€least€oneÐ ¤"l! Ðprovision€of€its€own€devising€in€order€to€arrive€at€the€terms€of€the€purported€contract.Ð #X" ÐÌà  àAccording€to€the€court,€Mr.€Martin€agreed€to€permit€his€mother€to€remain€in€the€home€duringÐ h%0!$ Ðher€lifetime,€ð ðthat€she€would€have,€in€essence,€a€life€estate,ðð€and€that€he€would€pay€off€the€mortgage,Ð T&"% Ðand€not€allow€the€home€to€go€into€foreclosure.€€Ms.€Owen€purportedly€agreed€to€give€up€the€title€andÐ @'#& Ðequity€in€the€home€to€Mr.€Martin,€to€allow€him€to€remodel€the€garage€apartment€for€visitation€withÐ ,(ô#' Ðhis€children,€and€to€contribute€her€Flutter€Wheel€inventory€to€the€payoff€on€the€home,€as€a€quid€proÐ )à$( Ðquo€for€the€life€estate.Ð *Ì%) Ðâ âÐ ð*¸&* Ðà  àWhile€such€an€agreement€might€have€given€Ms.€Owen€and€Mr.€Martin€an€equitable€way€toÐ 8 Ðâ âshare€their€resources€in€order€to€meet€their€respective€needs,€the€testimony€of€both€parties€isÐ $ì Ðinconsistent€with€the€terms€of€the€contract€described€by€the€trial€court.€€Ms.€Owen€denied€that€sheÐ Ø Ðagreed€to€let€her€son€have€exclusive€use€of€the€garage€apartment.€€Instead,€she€testified€that€Mr.Ð üÄ ÐMartin€simply€promised€to€pay€off€the€mortgage€and€allow€her€to€live€in€the€house,€and€that€she€inÐ è° Ðreturn,€promised€to€give€him€the€inventory€of€the€Flutter€Wheel€and€her€equity€in€the€home€upon€herÐ Ôœ Ðdeath.€€Mr.€Martin€denied€that€the€equity€in€the€home€or€the€Flutter€Wheel€inventory€were€everÐ À ˆ Ðdiscussed€or€included€in€the€deal.€€Neither€party€testified€that€the€question€of€foreclosure€formed€anyÐ ¬ t Ðpart€of€their€agreement.€€Ð ˜ ` ÐÌà  àIt€is€an€axiom€of€contract€law€that€while€it€is€within€the€province€of€the€court€to€interpret€orÐ p 8  Ðconstrue€a€contract€entered€into€by€the€parties€before€it,€the€court€has€no€right€to€make€a€new€contractÐ \$  Ðfor€parties€that€they€did€not€make€for€themselves.€òò€Central€Adjustment€Bureau€v.€Ô_ÔIngramÔ_Ôóó,€678€S.W.2dÐ H  Ð28€(Tenn.€1984)òò;€Bob€Pearsall€Motors€Inc.,€v.€Regal€Chrysler„Plymouth,€Incóó.,€521€S.W.2d€578Ð 4ü  Ð(Tenn.€1975);€òòBank€of€Ô_ÔMaryvilleÔ_Ô€v.€Toppingóó,€393€S.W.2d€280€(Tenn.€1965);€òòPetty€v.€Sloanóó,€277Ð  è  ÐS.W.2d€355€(Tenn.€1955).Ð  Ô  ÐÌà  àAn€oral€contract€may€be€enforced€(unless€it€is€of€a€type€prohibited€by€law),€but€only€if€it€canÐ ä¬ Ðbe€shown€that€there€was€a€meeting€of€the€minds,€and€that€both€parties€have€mutually€assented€to€itsРИ Ðterms.€€òòÔ_ÔCastelliÔ_Ô€v.€Lienóó,€910€S.W.2d€420€(Tenn.€Ct.€App.€1995);€òòComputer€Ô_ÔShoppeÔ_Ô€v.€Stateóó,€780Ð ¼„ ÐS.W.2d€729€(Tenn.€Ct.€App.€1989).€€In€the€present€case,€there€is€no€showing€that€the€partiesðð€mindsÐ ¨p Ðever€met€on€the€terms€of€the€purported€contract,€or€that€they€gave€their€mutual€assent€to€theÐ ”\ Ðagreement€described€by€the€court.€€We€have€no€doubt€that€the€trial€court€was€well„intentioned€inÐ €H Ðdeclaring€the€€parties€to€have€reached€the€agreement€described€above,€but€it€exceeded€its€powers€inÐ l4 Ðtrying€to€create€a€contract€for€the€parties€that€they€did€not€create€for€themselves.Ð X  ÐÌà@FFìàò òòòb.€€The€Statute€of€Fraudsóóó óˆÐ 0ø ÐÌà  àEven€if€we€were€to€conclude,€however,€that€the€minds€of€the€parties€met€on€the€contractÐ Ð Ðdescribed€by€the€court,€such€a€contract€would€still€be€unenforceable,€because€it€was€not€evidencedÐ ô¼ Ðby€a€signed€memorandum,€as€required€by€the€Statute€of€Frauds.€€The€statute€is€a€law€of€venerableРਠÐorigins€which€is€found€in€our€legal€code€at€Tenn.€Code.€Ann.€ðð€29„2„101.€€The€relevant€portions€ofÐ Ì ” Ðthe€statute€read,Ð ¸!€  ÐÌÒ°ÒÒ°ÒÓ  ÓNo€action€shall€be€brought:Ð #X" ÐÓ  ÓÌà ` à.€.€.Ð h%0!$ Ðà0 ` à(4)€€Upon€any€contract€for€the€sale€of€lands,€tenements,€or€hereditaments,€orÐ T&"% Ðthe€making€of€any€lease€thereof€for€a€longer€term€than€one€(1)€year;Ð@'#&` Ð ` Ð  Ðà ` à.€.€.€€Ð ,(ô#' Ðunless€the€promise€or€agreement,€upon€which€such€action€shall€be€brought,€or€someÐ )à$( Ðmemorandum€or€note€thereof,€shall€be€in€writing,€and€signed€by€the€party€to€beÐ *Ì%) Ðcharged€therewith,€or€some€other€person€lawfully€authorized€by€such€party.Ð ð*¸&* Ðà ` à€Ð Ü+¤'+ ÐÓ/>ÓÒ°ÒÒ°ÒÓ  Óà  àThe€prohibition€against€enforcing€oral€contracts€for€the€ð ðsale€of€lands,€tenements€orÐ 8 Ðhereditamentsðð€actually€extends€to€many€types€of€transactions€involving€land,€including€mortgages,òòÐ $ì ÐLambert€v.€Home€Federal€Savings€&€Loan€Ô_ÔAssððnÔ_Ôóó,€481€S.W.2d€770€(Tenn.€1972),€and€options€to€sellÐ Ø Ðreal€property,òò€Ô_ÔGRWÔ_Ô€Enterprises€v.€Davis,óó€797€S.W.2d€606€(Tenn.€Ct.€App.€1990).òòóóòòóó€€More€relevant€forÐ üÄ Ðour€purposes,€a€life€estate€in€land€cannot€be€created,€reserved,€relinquished,€conveyed€or€sold€byÐ è° Ðparol.€òò€Webb€v.€Shultzóó,€198€S.W.2d€333€(Tenn.€1946).€€€€Ð Ôœ ÐÌà  àThe€trial€court€attempted€to€circumvent€the€Statute€of€Frauds€by€concluding€that€the€contractÐ ¬ t Ðwas€enforceable€because€it€had€been€partially€performed.€€It€appears€to€us,€however,€that€Mr.€MartinÐ ˜ ` Ðwas€the€only€party€who€performed€any€part€of€the€supposed€agreement,€and€he€is€not€the€one€who€isÐ „ L  Ðseeking€to€enforce€the€purported€contract.€€In€any€case,€it€has€long€been€the€rule€in€this€state€thatÐ p 8  Ðpartial€performance€will€not€prevent€the€application€of€the€Statute€of€Frauds€to€an€agreementÐ \$  Ðinvolving€interests€in€real€estate.€òòóó€òòKnight€v.€Knightóó,€436€S.W.2d€289€(Tenn.€1962);òò€Ô_ÔEslickÔ_Ô€v.Ð H  ÐFriedmanóó,€235€S.W.2d€808€(Tenn.€1951);€òòÔ_ÔGoodloeÔ_Ô€v.€Ô_ÔGoodloeÔ_Ôóó,€92€Ô_ÔS.W.Ô_Ô€767€(Tenn.€1905).Ð 4ü  ÐÌà@ËËìàò òIV.€òò€A€Resulting€Trustóóó óˆÐ  Ô  ÐÌà  àIn€order€to€support€its€theory€of€contract,€the€trial€court€found€that€Mr.€Martin€had€promisedÐ ä¬ Ðnot€to€allow€the€house€to€go€into€foreclosure.€€As€we€noted€above,€there€is€absolutely€no€testimony€Ð И Ðin€the€record€to€support€such€a€conclusion.€€We€do€not€impute€any€ill€motive€to€Mr.€Martinððs€decisionÐ ¼„ Ðto€buy€the€house€at€foreclosure€rather€than€making€payments€on€Ms.€Owenððs€current€mortgage,€asÐ ¨p Ðshe€assumed€he€would€do.€€We€believe€rather€that€he€wanted€to€make€sure€that€he€would€ultimatelyÐ ”\ Ðacquire€a€clear€title€to€the€house,€rather€than€one€encumbered€by€the€marital€interest€of€Ms.€OwenððsÐ €H Ðestranged€husband,€Roy.Ð l4 ÐÌà  àIn€acquiring€clear€legal€title€to€the€home,€however,€Mr.€Martin€did€not€thereby€erase€Ms.Ð D  ÐOwenððs€equitable€interest€in€the€property.€€That€interest€can€be€protected€by€the€use€of€a€resultingÐ 0ø Ðtrust.€€A€resulting€trust€arises€from€the€expressed€intent€of€the€parties.€€It€can€be€declared€by€the€courtÐ ä Ðin€situations€where€the€acts€or€expressions€of€the€parties€indicate€that€a€relationship€of€trust€arisesÐ Ð Ðfrom€their€transaction,€and€the€impression€of€a€trust€upon€the€property€they€have€been€dealing€withÐ ô¼ Ðfulfills€the€intent€they€have€expressed.€€A€resulting€trust€may€be€proven€by€parol€evidence,€thoughРਠÐproof€of€a€parol€trust€must€meet€a€higher€standard€than€a€mere€preponderance€of€the€evidence.€òò€SeeóóÐ Ì ” Ðòògenerallyóó,€72€Ô_ÔAm.JurÔ_Ô.2d€òòTrustsóó€ðð€163€(1992).€Ð ¸!€  ÐÌà  àIn€the€present€case,€Mr.€Martin€acknowledged€that€he€promised€his€mother€that€he€would€helpÐ #X" Ðher€keep€her€home,€and€that€he€would€deal€with€the€mortgagee,€who€was€threatening€to€foreclose€ifÐ |$D # Ðshe€did€not€pay€the€mortgage€arrearage.€€For€her€part,€Ms.€Owen€relinquished€control€of€that€portionÐ h%0!$ Ðof€her€financial€affairs€to€her€son,€in€the€belief€that€he€would€take€care€of€her€housing€needs.€€Ð T&"% ÐÌà  àThe€creation€of€what€appears€to€be€a€confidential€relationship€between€the€parties,€and€aÐ ,(ô#' Ðpromise€by€one€to€take€care€of€the€housing€needs€of€the€other€(in€this€respect,€their€testimony€isÐ )à$( Ðconsistent)€creates€an€appropriate€situation€for€the€€imposition€of€a€resulting€trust:€ð ðResulting€trustsÐ *Ì%) Ðare€those€which€arise€where€the€legal€estate€is€disposed€of,€or€acquired,€without€bad€faith,€and€underÐ ð*¸&* Ðsuch€circumstances€that€Equity€infers€or€assumes€that€the€beneficial€interest€in€said€estate€is€not€toÐ Ü+¤'+ Ðgo€with€the€legal€title,ððòò€€Roach€v.€Ô_ÔRenfroÔ_Ôóó,€989€S.W.2d€335,€340€(Tenn.€Ct.€App.€1998),€quotingÐ 8 ÐGibsonððs€Suits€in€Chancery€ðð€382€(6òòthóó€Ed.€1982).Ð $ì ÐÌà  àIt€thus€appears€to€us€that€Mr.€Martin€acquired€the€equity€in€the€house€on€Ô_ÔNoonanÔ_Ô€DriveÐ üÄ Ðsubject€to€the€beneficial€interest€of€Ms.€Owen,€and€that€the€equity€must€inure€to€her€benefit.€€TheÐ è° Ðrecord€indicates€that€Ms.€Owen€has€already€moved€from€the€Ô_ÔNoonanÔ_Ô€Drive€home,€so€Mr.€MartinððsÐ Ôœ Ðobligation€must€be€directed€towards€meeting€the€expenses€at€her€current€residence.Ð À ˆ ÐÌà  àIn€order€to€accomplish€the€purpose€of€the€trust€(providing€shelter€to€Ms.€Owen€from€theÐ ˜ ` Ðproceeds€of€her€interest€in€her€former€residence),€we€find€that€Mr.€Martin€must€make€monthlyÐ „ L  Ðpayments€to€Ms.€Owen€in€an€amount€measured€by€the€rental€value€of€the€house€on€Ô_ÔNoonanÔ_Ô€DriveÐ p 8  Ðwithout€the€garage€apartment.€€Mr.€Martin€has€already€testified€that€the€house,€if€undivided,€couldÐ \$  Ðrent€for€$750€or€$800€per€month,€but€we€have€seen€no€testimony€as€to€how€much€less€it€would€beÐ H  Ðlikely€to€bring€after€being€divided.€€We€remand€this€case€to€the€trial€court€for€further€proof,€toÐ 4ü  Ðdetermine€the€correct€amount.Ð  è  ÐÌò òà@± ± ìàV.ó ó€ò ò€òòThe€Flutter€Wheel€Inventoryóóó óˆÐ øÀ ÐÌà  àMr.€Martin€sold€the€square€dance€inventory€(which€from€his€point€of€view€might€moreÐ Ôœ Ðappropriately€be€called€ð ðthe€Clutter€Wheelðð)€partly€as€a€service€to€his€mother,€and€partly€to€createÐ Àˆ Ðsome€room€in€the€garage€apartment.€€He€has€asserted€no€claim€upon€the€proceeds.€€While€Ms.€OwenÐ ¬t Ðclaimed€that€the€inventory€was€worth€what€it€cost€her€to€acquire€it,€$23,000,€there€is€no€evidence€inÐ ˜` Ðthe€record€to€indicate€that€sale€of€the€assorted€blouses,€skirts,€petticoats,€shoes,€shirts,€and€otherÐ „L Ðsquare€dance€paraphernalia€could€have€produced€a€greater€return€than€Mr.€Martin€was€able€to€sellÐ p8 Ðthem€for.€€We€therefore€affirm€that€part€of€the€trial€courtððs€judgment€that€awarded€Ms.€Owen€$3,000Ð \$ Ðfor€her€interest€in€the€Flutter€Wheel.€€€Ð H ÐÌà@dd)ìàò òVI.ó óˆÐ  è ÐÌà  àThe€judgment€of€the€trial€court€is€reversed€in€part€and€affirmed€in€part.€€Remand€this€causeÐ øÀ Ðto€the€Chancery€Court€of€Davidson€County€for€further€proceedings€consistent€with€this€opinion.€€TaxÐ ä¬ Ðthe€costs€on€appeal€equally€between€the€appellant€and€appellee.€€Ð Ð ˜ ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À à_________________________________________Ð €$H # Ðà  àà ` àà ¸ àà  àà h àà À àBEN€H.€CANTRELL,€PRESIDING€JUDGE,€M.S.Ð l%4!$ Ðà  à