ÿWPC …# VUFa %§ 0@­4í U: J w@R 0ª’ 0„< 0DÀ 0J 0TN 0^¢ 0h 0rh 0|Ú 0†V 0Ü 1ul 0dá BEU 6bB)˜DCÁ AMU*Q D3{-®ôÛ 0@Ïv~vÓ AO`Ư 0Du D/¹ Bè˜HP LaserJet 4HPPCL5MS,ü,,,,,ü0nLdÒ<¾½Q 9Z ‹.Courier New RegularX(ù$¡¡Ó  ÓÓ  Óf|œ$¡Ó 3|xò<Ô6X9`+"Courier 10cpi Þ+ßàáâDãDäåæÓ€çÓ€<77DÁ:QuickFormat1Ô€XÔÔ€XÿÿXÔÔ  ÔÔ€XÔÔ€XÿÿXÔÔ  Ô(4(3DX$¤¤Ý ƒù!ÝÓ  ÓÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ d< Œ 9p`(Courier New% Line 7 d&&&&7Border 1dd€-'Cþÿ << Gÿÿ< Œ 9p`(Arial'ÿÿdxd #Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€%ÔÓ  ÓÓ  ÓÝ  ÝÔ€)ÔÔ€)ÔÓ  ÓÔ YYY ÔFILEDÔ€)XÔÌÌò òJune€25,€1998ÌÌCecil€Crowson,€Jr.ÌÔ€)ôÔAppellate€Court€Clerkó ó êÝ ƒ!ÝÑ#€d#ÑÔ€%ÔÓ  ÓÓ  ÓÝ  ÝÝ ƒ $Ýà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ€%ôÔT.C.A.€ðð€29„2„101(4).Ô€%XÔÌ("ÿÿ$££Ò  ÒÒ  ÒPtPtHHØ(ÿáÿâùFG(üHHØ(d'`Styl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  ellan Geneva ÒÒ  ellan Geneva Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€%ÔÓ  ÓÓ  ÓÝ  ÝÑ  ÑÑ  ÑÑ 0 ÑÑ  ÑÑ\R AØ'\ÑÑ7€ÃXXdÖXXdÖ7ÑÙ€€ÙßR€(+'A1-j| ` Å `€€@ÿRß›Þ ÞÌà@ àIN€THE€COURT€OF€APPEALSÌÓ  ÓAT€KNOXVILLEÌÓ  ÓÌÌÌÌÌÌÓ` è` ˜XÓBONNIE€ROACH,€€€€€€€€€€€€à à)à àKNOX€CHANCERYÌÓ ` °œXÓ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àC.A.€NO.€03A01„9711„CH„00517Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€Plaintiff„Appellant€€€)à àÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìvs.€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àHON.€FREDERICK€D.€œMcDONALD›Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)€€€€CHANCELLORÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àÌJAMES€V.€RENFRO€andà àà àà à)ÌTTI,€INC.,€€€€€€€€€€€à àà à)à àÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àà àÌ€€€€€€€€€Defendant„Appellee€€€)à à€€€€€€€€€€€€€€€€€€€€ÌÌÌ€andÌÌÌTTI,€œInc.,€€€›€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìà àà àPlaintiff€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìvs.€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)ÌDOYLE€MARTIN,€€€€€€€€€€€€€€€€€)€€AFFIRMED€IN€PART€AND€REMANDEDÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)€€WITH€INSTRUCTIONSÌ€à àà àDefendant€€€€€€€€€€€)Ì€ÌÌLEWIS€A.€COMBS,€JR.,€Knoxville,€for€Appellant.Ì€ÌÌDUDLEY€W.€TAYLOR,€The€Taylor€Law€Firm,€and€JIMMY€KYLE€DAVIS,ÏKnoxville,€for€Appellee.ÌÌ€ÌÌÇÓ  ÓòòO€P€I€N€I€O€NóóÌÌÓ  ÓÌÓ  Óà àà àà àà àà àà àà àà àà àà àMcMurray,€J.ÌÓ  ÓÌÌÌÓÓà àœThese›€consolidated€cases€œinvolves€a›€dispute€over€the€rightsÏto€possession€and€ownership€of€certain€real€estate€parcels€in€KnoxÏand€Loudon€Counties€and€for€damages€claimed€to€have€been€sufferedÏby€the€wrongful€cutting€of€timber.€€The€plaintiff,€Bonnie€Roach,Ïand€defendant,€James€V.€Renfro,€lived€together€for€over€a€decade,Ïduring€which€time€Renfro€was€legally€married€to€someone€else.€ÏSeveral€parcels€of€land€were€acquired€during€the€course€of€theÏparties'€cohabitation.€€All€but€one€of€the€parcels€were€titled€inÏthe€name€of€TTI,€Inc.,€a€company€owned€by€Renfro.€€In€1995,€ap…proximately€sixteen€years€after€the€parties€ceased€cohabitation,Ïduring€which€time€Roach€had€lived€on€and€maintained€the€propertyÏin€question,€she€filed€a€complaint€for€declaratory€judgment€seek…ing€a€declaration€that€she€owned€the€property.€€The€trial€courtÏheld€that:€(1)€Roach€had€no€interest€in€the€parcels€titled€inÏTTI's€name,€and€(2)€that€she€and€Renfro€owned,€as€tenants€inÏcommon,€the€parcel€titled€in€both€their€names.€€Roach€appeals€theÍfirst€part€of€the€judgment,€and€Renfro€appeals€the€second.€€WeÏaffirm€the€trial€court's€judgment.ÌÌà àThe€record€reveals€the€following€facts.€€Renfro€was€marriedÏto€Pearl€Leo€Renfro€in€1938.€€This€marriage€lasted€until€theirÏdivorce€on€April€16,€1984.€€Renfro€and€Roach€met€during€the€earlyÏœ1960s›,€and€began€living€together€in€1964€or€1965.€€Roach€testifiedÏthat€she€knew€then€that€Renfro€was€married€to€Pearl€Renfro.€€€OnÏJuly€12,€1965,€Renfro€acquired€a€twelve€acre€parcel€by€warrantyÏdeed€from€William€A.€Wise,€Jr.€(the€"Wise€parcel").€€It€is€undis…puted€that€Renfro€paid€for€the€Wise€parcel.€€The€deed€was€recordedÏon€July€13,€1965,€and€subsequently€title€was€transferred€fromÏRenfro€to€TTI€in€1966.€€Ìà àÌà àA€residence€was€constructed€on€the€Wise€parcel€at€Renfro'sÏexpense.€€Construction€was€completed€in€November€of€1967.€€RoachÏand€Renfro€lived€together€in€this€house€until€early€1979.ÌÌà àOn€April€22,€1967,€TTI€acquired€title,€by€warranty€deed,€to€aÏseven€acre€parcel€(the€"first€McAnally€parcel")€from€RuthÏMcAnally.€It€is€undisputed€that€either€Renfro€or€TTI€paid€for€theÏfirst€McAnally€parcel,€which€was€located€across€the€road€from€theÏWise€parcel.€€The€deed€to€the€first€McAnally€parcel€was€recordedÏon€April€25,€1967.ÌÌà àOn€December€15,€1973,€TTI€acquired€by€warranty€deed€a€37.3Ïacre€parcel€adjacent€to€the€Wise€parcel€(the€"Harvey€parcel")€fromÏClara€Harvey.€€As€with€the€first€McAnally€parcel,€either€Renfro€orÏTTI€paid€for€the€acquisition€of€the€Harvey€parcel.€€Title€wasÏplaced€in€TTI's€name€and€the€deed€was€recorded€on€December€19,Ï1973.ÌÌà àOn€October€22,€1969,€the€parties€entered€into€the€transactionÏabout€which€there€is€substantial€factual€controversy.€€A€35€acreÏparcel€(the€"second€McAnally€parcel"),€adjacent€to€the€firstÏMcAnally€parcel,€was€acquired€from€Ruth€and€Elmer€McAnally€byÏwarranty€deed.€€Renfro€testified€that€he€was€unable€to€attend€theÍclosing€because€of€business€engagements,€and€so€he€gave€RoachÏ$25,000.00€(the€purchase€price)€and€she€handled€the€transaction.€ÏRoach€testified€that€she€paid€the€$25,000.00€out€of€her€own€funds,Ïand€that€Renfro€was€to€pay€her€back€half€the€purchase€price.€€ÌÌà àOn€the€warranty€deed€to€the€second€McAnally€parcel,€theÏgrantees€are€listed€as€"Bonnie€Roach€Renfro€and€husband,€James€V.ÏRenfro."€€Renfro€testified€that€his€understanding€was€that€theÏproperty€would€be€titled€in€TTI's€name.€€Renfro€stated€that€whenÏhe€asked€Roach€whether€the€deed€had€been€recorded,€she€told€him€itÏhad€been€lost.€€The€deed€to€the€second€McAnally€parcel€was€notÏrecorded€until€August€26,€1996,€after€this€litigation€commenced.€ÏRoach€testified€that€she€kept€the€deed€in€her€safe€deposit€boxÏduring€the€period€between€the€transfer€and€the€time€it€was€record…ed.€€€ÌÌà àAs€noted€earlier,€the€parties€lived€together€in€the€residenceÏon€the€Wise€parcel€from€the€midœ„1960s›€until€1979.€€The€partiesÏstipulated€that€"[œt]he›€relationship€between€Roach€and€RenfroÍbecame€increasingly€volatile.€€This€volatility€included€the€shoot…ing€of€Renfro€by€Roach,€and€although€medical€attention€was€re…quired,€Renfro€was€not€seriously€injured."€€Renfro€subsequentlyÏleft€the€residence€on€the€Wise€parcel€in€early€1979,€taking€noth…ing€with€him.€€He€testified€that€he€left€because€he€feared€for€hisÏsafety.€€He€never€returned€to€the€residence€and€has€had€minimalÏcontact€with€Roach€since€he€left.ÌÌà àRoach€testified€that€after€the€parties€separated,€she€andÏRenfro€orally€agreed€that€she€could€have€the€Wise,€Harvey€andÏMcAnally€parcels,€as€long€as€she€would€agree€not€to€try€to€acquireÏany€interest€in€his€businesses.€€She€asserts€her€reliance€on€thisÏalleged€oral€agreement€in€support€of€her€insistence€that€sheÏrightfully€owns€the€properties€in€question.€€Renfro€denies€everÏmaking€an€agreement€of€any€kind.€€When€asked€why€he€continued€toÏlet€Roach€live€in€the€Wise€residence,€he€responded,€"I€didn't€needÏthe€house€for€anything.€€Just€left€it€that€way€for€the€time€be…ing."Ìà àÌà àRoach€continued€to€live€in€the€residence€following€the€end€ofÏthe€relationship.€€She€also€maintained€general€control€over€theÏHarvey€and€McAnally€parcels.€€Roach€provided€for€the€upkeep€andÏmaintenance€of€the€Wise€residence,€but€never€paid€any€rent.€ÏRenfro€paid€the€property€taxes€and€insurance€expenses€on€the€WiseÏparcel,€the€Harvey€parcel€and€the€first€McAnally€parcel.€€On€oneÏoccasion,€Roach€called€him€and€asked€him€to€put€a€new€roof€on€theÏWise€residence.€€Renfro€complied€with€this€request.€€Roach€testi…fied€that€she€paid€the€property€taxes€and€insurance€expenses€onÏthe€second€McAnally€parcel.€€€Ìà àÌ€€à àThe€relationship€continued€in€this€fashion€until€1994,€whenÏRenfro€discovered€that€Roach€had€contracted€to€have€timber€cutÏfrom€the€Harvey€parcel.€€Roach€contracted€with€Doyle€Martin€to€cutÏcertain€hardwood€trees€and€a€stand€of€pine€trees,€and€they€agreedÏto€split€the€profits€from€the€sale€of€the€hardwood€timber.€€MartinÏagreed€to€pay€her€$8.00€per€cord€of€the€pine€wood.€€Martin€cut€theÏpine€stand€and€between€50€and€60€hardwood€trees.€€ÌÌÝ‚ ÿÝÔ€%ÔÔ€%XÔÝ  Ýà àWhen€Renfro€discovered€the€logging,€he€told€Martin€"that's€myÏtimber€you're€cutting."€€Martin€did€not€thereafter€cut€any€moreÏtimber.€€Shortly€thereafter,€Renfro€filed€a€detainer€actionÏagainst€Roach€in€the€Knox€County€General€Sessions€Court.€€RoachÏfiled€her€complaint€for€declaratory€judgment€in€Knox€County€Chan…cery€Court,€and€the€two€actions€were€consolidated.€€Defendant€TTIÏfiled€a€counter„complaint€for€ejectment€against€Roach.€€€Ý‚ ÿÝÝ  ÝÌÌÝ‚ ÿÝÔ€%ÔÔ€%XÔÝ  Ýà àAt€trial,€Roach€argued€that€the€doctrines€of€laches€andÏequitable€estoppel€operated€to€preclude€TTI€and€Renfro€from€as…serting€ownership€of€the€property€at€issue.€€In€the€alternative,Ïshe€asserted€that€the€court€should€find€that€a€constructive€orÏresulting€trust€for€her€benefit€had€arisen€in€the€property.€€RoachÏalso€argued€that€the€applicable€statute€of€limitations€barred€TTIÏfrom€initiating€its€ejectment€action.€€Ý‚ ÿÝÝ  ÝÌÌà àRenfro€and€TTI€argued€that€Roach€had€no€interest€in€any€ofÏthe€parcels,€and€that€title€to€the€second€McAnally€parcel€in€theÏname€of€"Bonnie€Roach€Renfro€and€husband,€James€V.€Renfro"€wasÍfraudulently€obtained€by€Roach.€€In€the€alternative,€Renfro€andÏTTI€argued€that€the€court€should€find€a€constructive€trust€aroseÏin€the€second€McAnally€parcel€for€TTI's€benefit.Ìà àÌà àAfter€a€bench€trial,€the€trial€court€found€that€the€evidenceÏ"falls€far€short"€of€establishing€Roach's€laches,€equitable€estop…pel€and€constructive€trust€claims.€€The€court€found€that€TTI€ownedÏthe€Wise,€Harvey€and€first€McAnally€parcels.€€The€court€held€thatÏthe€ten„year€statute€of€limitations€applicable€to€ejectment€ac…tions€had€not€run,€and€therefore€did€not€bar€TTI's€ejectmentÏaction.€€The€court€granted€TTI's€counterclaim€for€ejectment€re…garding€the€Wise,€Harvey€and€first€McAnally€parcels.€€The€court,Ïnoting€that€title€to€the€second€McAnally€parcel€was€in€both€par…ties'€names,€and€finding€that€Renfro's€proof€did€not€establishÏfraud€on€Roach's€part,€held€that€the€parties€owned€that€parcel€asÏtenants€in€common.€€The€court€held€that€TTI€was€entitled€to€theÏsum€of€$4,201.78€for€the€timber€cut€on€the€Harvey€parcel,€whichÏamounted€to€Roach's€half€of€the€profits€from€the€sale€of€theÍhardwood€timber,€and€which€Martin€had€deposited€with€the€courtÏpending€its€final€decision.€€ÌÌà àBoth€parties€appeal€the€trial€court's€judgment.€€Roach€raisesÏthe€following€issues€for€our€review:ÌÓÓÌÒ  ÒÒ ° ÒÓ óý Óà8 àà0 àà à1.à àDid€the€court€err€in€refusing€to€invoke€the€doctrines€ofÏlaches€and€equitable€estoppel€on€Roach's€behalf?ÌÌà8 àà0 àà à2.à àDid€the€court€err€in€refusing€to€establish€a€con‚struc…tive€or€resulting€trust€for€Roach's€benefit?ÌÌà8 àà0 àà à3.à àDid€the€court€err€in€not€barring€TTI's€ejectment€actionÏwhen€it€was€initiated€more€than€ten€years€after€RoachÏchallenged€Renfro's€right€to€immediate€possession€of€theÏproperties?ÌÌÌÓÓRenfro€and€TTI€raise€these€additional€issues€on€appeal:ÌÓÓÌà8 àà0 àà à4.à àAre€all€of€Roach's€claims€barred€by€the€statute€ofÏlimitations€and/or€the€statute€of€frauds?ÌÌà8 àà0 àà à5.à àDid€the€court€err€in€determining€that€Roach€has€a€bene…ficial€interest€in€the€second€McAnally€parcel?ÌÌà8 àà0 àà à6.à àIs€Renfro€entitled€to€the€remedy€of€ejectment€in€theÏalternative€that€this€court€upholds€the€finding€that€theÏsecond€McAnally€parcel€is€held€by€Roach€and€Renfro€asÏtenants€in€common?ÌÌà8 àà0 àà à7.à àAre€Renfro€and€TTI€entitled€to€damages€for€the€timberÏcutting€in€excess€of€the€$4,201.78€awarded€by€the€trialÏcourt?ÌÌÌÒ û ÒÒ ° ÒÓ  ÓÓÓà àWe€first€address€Roach's€claims€of€laches€and€equitableÏestoppel.€€Roach€relies€on€the€same€facts€alleged€to€establishÏeither€or€both€of€these€equitable€doctrines,€which€are€quiteÏsimilar€in€nature.€€òòSeeóó€òòElvis€Presley€œInt'l›.€Memorial€FoundationÏv.€œCrowell›óó,€733€S.W.2d€89,€101€œ(Tenn.€App.›€1987)€("The€defense€ofÏlaches€is€based€upon€the€doctrine€of€equitable€estoppel.").€€ÌÌà àAs€noted€above,€Roach€asserts€that€the€parties€reached€anÏoral€agreement€whereby€Renfro€agreed€to€give€her€title€and€owner…ship€of€the€Wise,€Harvey€and€McAnally€parcels€in€exchange€for€herÏagreement€not€to€try€to€gain€an€interest€in€any€of€his€businessÏendeavors.€€Enforcement€of€this€alleged€agreement€is€probablyÏbarred€by€the€statute€of€frauds.× ƒ, ××  ×€€However,€"‚[œe]quitable›€estoppelÏis€an€exception€to€the€Statute€of€Frauds."€€òòœBeazley›€v.€œTurgeon›óó,Ï772€S.W.2d€53,€58€œ(Tenn.€App.›€1988).€€The€elements€of€equitableÍestoppel€were€set€forth€in€òòRobinson€v.€Tennessee€Farmers€œMut›.€œIns›.ÏCo.óó,€857€S.W.2d€559,€563€œ(Tenn.€App.›€1993),€as€follows:ÌÓÓÌà8 àThe€essential€elements€of€an€equitable€estoppel€asÏrelated€to€the€party€estopped€are€said€to€be€(1)€Con…duct€which€amounts€to€a€false€representation€or€conceal…ment€of€material€facts,€or,€at€least,€which€is€calculat…ed€to€convey€the€impression€that€the€facts€are€other…wise€than,€and€inconsistent€with,€those€which€the€partyÏsubsequently€attempts€to€assert;€€(2)€Intention,€or€atÏleast€expectation€that€such€conduct€shall€be€acted€uponÏby€the€other€party;€€(3)€Knowledge,€actual€or€construc…tive€of€the€real€facts.€€€As€related€to€the€partyÏclaiming€the€estoppel€they€are€(1)€Lack€of€knowledgeÏand€of€the€means€of€knowledge€of€the€truth€as€to€theÏfacts€in€question;€€(2)€Reliance€upon€the€conduct€ofÏthe€party€estopped;€€and€(3)€Action€based€thereon€ofÏsuch€a€character€as€to€change€his€position€prejudicial…ly,€19€œAm.Jur.Estoppel›€Sec.€42,€pp.€642„643.ÌÌÌÓÓòòIdóó.€€€€ÌÌà àUnder€the€facts€of€this€case,€we€find€that€a€person€inÏRoach's€position€could€not€have€reasonably€reached€a€conclusionÏother€than€that€Renfro€was€allowing€her€to€stay€on€the€propertyÏand€live€in€the€Wise€residence€without€rent,€but€that€ownership€ofÏthe€Wise,€Harvey€and€first€McAnally€parcels€remained€with€RenfroÏand€TTI.€€In€other€words,€the€evidence€preponderates€in€favor€of€aÍfinding€that€Roach€knew€she€was€a€tenant€at€will€on€these€parcels.€ÏThe€existence€of€the€alleged€oral€agreement€is€a€controvertedÏquestion€of€fact,€heavily€dependent€on€determinations€of€credibil…ity,€which€is€the€province€of€the€trial€court.€€ÌÌà àIt€is€undisputed€that€Roach€knew€that€Renfro€and/or€TTIÏprovided€the€entirety€of€the€purchase€price€for€these€parcels.€ÏRoach€knew€that€Renfro€was€paying€the€property€taxes€and€insuranceÏexpenses€during€the€time€she€lived€in€the€Wise€residence€andÏmaintained€the€other€properties,€and€she€requested€that€he€put€aÏnew€roof€on€the€residence,€which€he€did.€€Finally,€she€made€noÏattempt€to€have€title€transferred€to€her€name,€even€after€theÏalleged€agreement,€although€she€was€aware€that€the€warranty€deedsÏto€these€parcels€listed€TTI€as€the€owner.€€Her€actions€were€whollyÏinconsistent€with€a€position€or€understanding€that€she€owned€theÏproperties€outright.€€Under€these€facts,€we€agree€with€and€affirmÏthe€trial€court's€holding€that€laches€and€equitable€estoppel€areÏinapplicable€to€this€case.ÌÌà àWe€now€turn€to€Roach's€resulting€and€constructive€trustÏtheories.€€Tennessee€courts€have€stated€the€following€regardingÏthe€doctrine€of€resulting€trust:ÌÓÓÌà8 à"Resulting€trusts€are€those€which€arise€where€the€legalÏestate€is€disposed€of,€or€acquired,€without€bad€faith,Ïand€under€such€circumstances€that€Equity€infers€orÏassumes€that€the€beneficial€interest€in€said€estate€isÏnot€to€go€with€the€legal€title.€€These€trusts€areÏsometimes€called€òòpresumptiveóó€trusts,€because€the€lawÏpresumes€them€to€be€intended€by€the€parties€from€theÏnature€and€character€of€their€transactions.€€They€are,Ïhowever,€generally€called€òòresulting€trustsóó,€because€theÏtrust€is€the€result€which€Equity€attaches€to€the€partic…ular€transaction.€€Gibson's€Suits€in€Chancery,€ðð€382Ï(œ6th›€Ed.1982).ÌÌà8 àà àAs€a€tool€of€equity,€the€resulting€trust€will€beÏdecreed€when€necessary€"to€prevent€a€failure€of€jus…tice."€€€76€œAm.Jur›.2d€òòTrustsóó€ðð€196€(1975).€€In€òòWells€v.ÏWellsóó,€556€S.W.2d€769,€771€œ(Tenn.€App.€1977),›€thisÏcourt€stated€that€such€"trusts€are€judge„created€trustsÏor€doctrines€which€enable€a€court,€without€violatingÏall€rules€of€logic,€to€reach€an€interest€in€propertyÏbelonging€to€one€person€yet€titled€in€and€held€byÏanother."òòà8 àœWardell›€v.€Daileyóó,€674€S.W.2d€293,Ï295€(Tenn.€App.€1983)€(emphasis€inÏoriginal).ÌÌÌà8 à"Resulting€trusts€arise:€1.,€When€property€is€conveyed,Ïor€devised,€on€some€trust€which€fails€in€whole€or€inÏpart;€2.,€When€land€is€conveyed€to€a€stranger€withoutÏany€consideration,€and€without€any€use,€or€trust,Ïdeclared;€3.,€òòWhere€the€property€is€purchased€and€theÍtitle€taken€in€the€name€of€one€person,€but€the€purchaseÏprice€is€paid€by€anotheróó;€and€4.,€òòWhere€the€purchaserÏpays€for€the€land€but€takes€the€title,€in€whole€or€inÏpart,€in€the€name€of€anotheróó."Ì€€Ìòòà8 àœBrowder›€v.€œHite›óó,€602€S.W.2d€489,€492€(Tenn.€App.€1980),Ïquoting€òòGibson's€Suits€in€Chanceryóó€(œ5th›€ed.),€ðððð€976„977€(emphasis€in€original).ÌÌÌÓÓà àA€resulting€trust€may€be€proved€by€parol€evidence;€however,Ï"any€oral€statement€purporting€to€create€a€resulting€trust€inÏproperty€€must€have€been€made€prior€to€or€contemporaneously€withÏthe€transaction."€€òòIn€re€estate€of€œRoark›óó,€829€S.W.2d€688,€692Ïœ(Tenn.€App.›€1991).€€Proof€of€a€parol€trust€must€meet€a€higherÏstandard€than€a€mere€preponderance€of€the€evidence.€€The€courtsÏhave€enunciated€this€standard€as€requiring€proof€"of€the€clearestÏand€most€convincing€character,"€òòIdóó.€at€693,€and€"by€the€mostÏconvincing€and€irrefragable€character."€€òòœWardell›óó,€674€S.W.2d€atÏ295.€Ìà à€Ìà àRoach€has€offered€no€proof€tending€to€show€that,€at€the€timeÏof€the€transfers€of€the€Wise,€Harvey€and€first€McAnally€parcels€toÏTTI,€Renfro€evinced€any€intent€to€set€up€a€trust€for€her€benefit.€ÍRegarding€payment,€she€stipulated€that€she€did€not€provide€anyÏpayment€for€these€tracts€of€land.€€It€follows€that€her€resultingÏtrust€theory€is€without€merit.ÌÌà àIt€is€well„established€that€a€constructive€trustÌÓÓÌÒ û ÒÒ û Òà8 àarises€contrary€to€intention€and€òòin€invitumóó€[against€anÏunwilling€party],€against€one€who,€by€fraud,€actual€orÏconstructive,€by€duress€or€abuse€of€confidence,€byÏcommission€of€wrong,€or€by€any€form€of€unconscionableÏconduct,€artifice,€concealment,€or€questionable€means,Ïor€who€in€any€way€against€equity€and€good€conscience,Ïeither€has€obtained€or€holds€the€legal€right€to€proper…ty€which€he€ought€not,€in€equity€and€good€conscience,Ïhold€and€enjoy.ÌÌÌÓÓòòCentral€Bus€Lines€v.€Hamilton€Nat.€Bankóó,€239€S.W.2d€583,€585Ïœ(Tenn.€App.›€1951);€òòSanders€v.€œForcum›„œLannom›,€Inc.óó,€475€S.W.2dÏ172,€174€(Tenn.€1972).€€In€òòœIntersparex›€œLeddin›€KG€v.€Al„œHaddad›óó,Ï852€S.W.2d€245€œ(Tenn.€App.›€1992),€the€court€noted:ÌÓÓÌÒ F ÒÒ û Òà8 àTennessee€has€imposed€constructive€trusts€in€fourÏtypes€of€cases.€€€They€are:€€1)€where€a€person€pro…cures€the€legal€title€to€property€in€violation€of€someÏduty,€express€or€implied,€to€the€true€owner;€€2)€whereÏthe€title€to€property€is€obtained€by€fraud,€duress€orÏother€inequitable€means;€€3)€where€a€person€makes€useÏof€some€relation€of€influence€or€confidence€to€obtainÍthe€legal€title€upon€more€advantageous€terms€thanÏcould€otherwise€have€been€obtained;€€and€4)€where€aÏperson€acquires€property€with€notice€that€another€isÏentitled€to€its€benefits.€òòGibson's€Suits€in€Chanceryóó€ððÏ383€(7€ed.€1988).€ÌÌÌÒ û ÒÒ û ÒÓÓòòIdóó.€at€249.ÌÌà àRoach€has€not€alleged€that€TTI€or€Renfro€acted€fraudulently,Ïin€bad€faith€or€in€other€fashion€which€would€trigger€the€con…structive€trust€doctrine.€€She€relies€only€upon€the€alleged€oralÏagreement,€which€occurred,€if€at€all,€more€than€a€decade€afterÏthe€transactions.€€We€concur€with€the€trial€court€that€Roach€hasÏfailed€to€prove€such€circumstances€as€would€warrant€the€applica…tion€of€a€constructive€trust€in€her€favor.ÌÌà àRoach€argued€at€trial€that€TTI's€ejectment€action€was€time„barred€by€the€ten„year€statute€of€limitations€found€at€T.C.A.€ððÏ28„3„110(3).€€The€right€to€maintain€an€ejectment€action€is€pro…vided€at€T.C.A.€ðð€29„15„101€òòet€seq.óó€€The€ejectment€statute€con…tains€no€applicable€statute€of€limitations,€and€thus€Roach€arguedÏfor€the€application€of€T.C.A.€ðð€28„3„110(3),€which€states:€"TheÍfollowing€actions€shall€be€commenced€within€ten€(10)€years€afterÏthe€cause€of€action€accrued:€...€(3)€All€other€cases€not€express…ly€provided€for."€€The€trial€court€found€the€following€regardingÏthis€argument:ÌÓÓÌà8 àà àBonnie€Roach€asserts€the€10€year€statute€ofÏlimitations€in€defense€of€the€ejectment€action€broughtÏagainst€her.€€She€was€in€possession€of€the€property€inÏquestion€for€over€10€years€before€this€suit€began;Ïhowever,€her€possession€for€most€of€that€time€was€withÏthe€permission€of€the€owner.€€Not€until€she€had€treesÏcut€on€the€premises,€much€less€than€10€years€before€theÏejectment€action€was€asserted,€was€her€permissiveÏholding€treated€as€ended€and€ejectment€sought.€€Thus,Ï10€years€not€having€elapsed€before€the€cause€of€actionÏarose,€the€statute€of€limitations€did€not€run,€and€herÏdefense€is€not€good.€€Accordingly,€the€claim€for€eject…ment€is€meritorious,€and€will€be€granted.ÌÌÌÓÓà àRenfro€and€TTI€argue€on€appeal€that€there€should€not€be€aÏstatute€of€limitations€for€ejectment€actions,€or€in€the€alterna…tive,€the€limitations€period€should€not€be€shorter€than€the€20„year€period€necessary€to€establish€an€adverse€possession€claim.€ÏòòSeeóó,€òòe.g.óó,€òòœPreston›€v.€Smithóó,€293€S.W.2d€51,€53€(Tenn.€App.€1956).€ÏWe€need€not€decide€this€question€in€the€present€case,€becauseÏassuming€òòarguendoóó€that€the€ten„year€statute€of€limitations€foundÍat€T.C.A.€ðð€28„3„110(3)€applies,€the€trial€court€was€correct€inÏreasoning€that€it€could€not€have€commenced€running€until€RoachÏwas€requested€to€vacate€the€land€after€Renfro€discovered€thatÏtimber€had€been€cut.€€Until€that€point,€Roach€was€living€in€theÏWise€residence€and€maintaining€the€other€parcels€with€Renfro'sÏacceptance€and€permission.€€The€unauthorized€cutting€of€timber€isÏthe€earliest€action€taken€by€Roach€which€would€arguably€triggerÏthe€ten„year€limitations€period.€€ÌÌà àRenfro€and€TTI€argue€that€the€court€erred€in€not€establish…ing€a€resulting€or€constructive€trust€for€TTI's€benefit€in€theÏsecond€McAnally€parcel.€€Regarding€the€resulting€trust€issue,€weÏnote€that€there€was€a€factual€controversy€at€trial€over€who€paidÏfor€this€parcel.€€The€trial€court€held€that€TTI's€proof€fellÏshort€of€the€"clear€and€convincing"€standard€required€to€prove€anÏoral€resulting€trust€in€the€face€of€a€written€deed€to€the€con…trary.€€The€trial€court€also€held€that€TTI€did€not€present€suffi…cient€proof€to€establish€fraud€on€Roach's€part,€precluding€theÏapplication€of€the€constructive€trust€doctrine.€€ÌÌà àRoach€testified€that€she€paid€for€the€property€taxes€andÏinsurance€expenses€on€the€second€McAnally€parcel.€€Although€itÏwas€stipulated€that€Renfro€paid€these€expenses€on€the€other€threeÏparcels,€he€did€not€specifically€testify€regarding€payment€on€theÏsecond€McAnally€parcel.€€The€trial€court€noted€that€althoughÏRoach€told€Renfro€the€deed€was€lost,€he€took€no€action€to€acquireÏa€replacement€deed,€or€to€inquire€about€the€state€of€title€to€theÏsecond€McAnally€parcel,€for€over€27€years.€€Given€these€facts,Ïthe€evidence€does€not€preponderate€against€the€trial€court'sÏrefusal€to€hold€a€resulting€or€constructive€trust€arose€in€favorÏof€TTI.ÌÌà àA€tenant€in€common,€such€as€Renfro,€cannot€maintain€anÏejectment€action€"in€the€absence€of€a€showing€that€he€has€beenÏousted€from€possession€or€his€right€to€participate€in€the€enjoy…ment€of€the€property€has€been€denied."€€òòGarland€v.€œHolston›€OilÏCo.óó,€386€S.W.2d€914,€915€œ(Tenn.€App.›€1964).€€Such€a€showing€wasÏnot€made€in€this€case;€it€has€not€been€suggested€that€RenfroÍtried€to€"participate€in€the€enjoyment€of€his€property"€untilÏthis€litigation€ensued.€€As€the€trial€court€held,€Renfro€cannotÏmaintain€an€action€to€eject€Roach€from€the€second€McAnally€par…cel.ÌÌÒ û ÒÒ ° Òà àFinally,€TTI€argues€that€it€is€entitled€to€a€greater€amountÏof€damages€for€the€timber€than€the€$4,201.78€awarded€by€the€trialÏcourt.€€Renfro€asserts€the€applicability€of€T.C.A.€ðð€43„28„312,Ïwhich€states€in€pertinent€part,€"[œc]ivil›€liability€for€the€negli…gent€cutting€of€timber€from€the€property€of€another€is€in€anÏamount€double€that€of€the€current€market€value€of€the€timber."€Ï"(b)€Civil€liability€for€knowingly€and€intentionally€cuttingÏtimber€from€the€property€of€another€is€in€an€amount€treble€that€ofÏthe€current€market€value€of€the€timber."€€€Regarding€the€timberÏcut€from€the€Harvey€parcel,€the€trial€court€found€the€following:ÌÓÓÌÒ F ÒÒ ° Òà8 àà àThe€evidence€is€overwhelming€that€Mr.€Renfro€hasÏpermitted€Mrs.€Roach€to€live€on€the€property€in€theÏhome€for€many,€many€years,€and€it€was€fair€for€Mr.ÏMartin€to€assume€her€to€be€the€owner,€or€at€least€theÏperson€with€the€right€to€contract€the€removal€of€theÏtimber.€€à àThere€is€no€evidence€that€a€timber€cutter€isÏsubject€to€any€practice€in€that€trade€or€industry€toÍhave€title€to€real€estate€checked€whenever€timber€isÏtaken€off.€€There€was€nothing€to€alert€Mr.€Martin€heÏshould€do€this,€and€he€certainly€acted€reasonably.€€WeÏfind€he€was€guilty€of€no€fault€in€taking€the€timber.ÌÒ « ÒÒ ° ÒÌÒ û ÒÒ ° Òà@ à*€€€€€*€€€€€*€€€€€*ÌÌà8 à[Renfro]€left€her€in€possession€of€the€property,€andÏshe€ran€some€cattle€on€the€property,€and€treated€it€asÏif€not€her€own,€as€property€she€was€able€to€control.€ÏShe€made€improvements€to€the€house,€she€paid€taxes€onÏthe€[second€McAnally]€parcel,€and€we€understand€theÏ[Wise,€Harvey€and€first€McAnally]€œparcel[s›]€were€paidÏby€Mr.€Renfro's€companies.ÌÌà8 àà àUnder€those€circumstances,€until€she€was€told€thatÏtimber€could€not€be€removed,€we€think€she€acted€reason…ably€and€did€not€act€tortiously€or€in€violation€of€anyÏunderstanding€between€the€parties.€€Timber€removalÏstopped€as€soon€as€Mr.€Renfro€made€complaint.€€If€sheÏcontinued€to€have€timber€removed€thereafter,€then€he€orÏ[TTI]€would€be€entitled€to€recover.€€ÌÌà@ à*€€€€€*€€€€€*€€€€€*ÌÌà8 àMrs.€Roach€was€left€in€charge€of€the€premises€andÏcertainly€acted€within€reason.€€She€was€only€attemptingÏto€clear€land€where€the€pines€were€to€improve€thatÏarea,€and€the€evidence,€such€as€there€is€in€the€matter,Ïindicated€the€hardwood€should€have€been€removed,€andÏthe€proceeds€from€the€sale€as€we€have€already€ruled€goÏto€TTI,€since€TTI€owned€the€parcel.ÌÌÌÓÓà àWe€concur€with€these€findings€of€the€trial€court€and€findÏthat€the€evidence€does€not€preponderate€otherwise.€€The€evidenceÍdos€not€support€a€finding€of€either€a€negligent€or€intentionalÏcutting€of€timber,€but€on€the€other€hand,€demonstrates€that€theÏcutting€was€done€in€good€faith.€€Roach€was€allowed€to€lived€on€theÏland€and€was€clothed€with€apparent€authority€to€contract€to€sellÏthe€timber.€€Under€the€circumstances€of€this€case,€equity€requiresÏthat€TTI€be€awarded€the€amount€to€which€Roach€was€to€receive€underÏthe€contract€with€Martin.€€The€trial€court€awarded€TTI€Roach'sÏhalf€of€the€fair€market€value€of€the€hardwood€timber,€amounting€toÏ$4,201.78.€€ÌÌà àUnder€the€contract€with€Martin,€Roach€was€to€receive€$8.00Ïper€cord€for€the€pine€timber.€€The€court,€however,€did€not€make€aÏdetermination€as€to€the€amount€which€Roach€should€have€receivedÏunder€the€contract€for€pine€timber€actually€taken€by€Martin.€€ThisÏamount€is€not€revealed€by€the€record.€€We,€therefore,€deem€itÏnecessary€to€remand€the€case€to€the€trial€court€for€a€determina…tion€of€the€amount€paid€and/or€payable€from€Martin€to€Roach.€€ÏThat€amount€is€recoverable€by€œTTI.›€€Hence,€the€trial€court€shouldÍascertain€the€amount€and€the€party€or€parties€against€whom€aÏjudgment€should€be€entered€in€favor€of€TTI€for€that€amount.ÌÌà àThe€trial€court's€judgment€is€in€all€other€respects€affirmed.€ÏIn€our€discretion,€costs€on€appeal€are€assessed€equally€betweenÏthe€parties.€ÌÌÓÓà àà àà àà àà àà àà àÌÌà àà àà àà àà àà àà àà à__________________________Ìà àà àà àà àà àà àà àà àDon€T.€McMurray,€JudgeÌÌÌCONCUR:ÌÌÌ_____________________________ÌHerschel€P.€Franks,€JudgeÌÌÌ_____________________________ÌCharles€D.€Susano,€Jr.,€JudgeÌÇØØÙ  ÙÑ  ÑÑ7€éoXXdðXXdð7Ñà@ àIN€THE€COURT€OF€APPEALSÌÓ  ÓAT€KNOXVILLEÌÓ  ÓÌÌÌÌÌÌÓ` è` ˜XÓBONNIE€ROACH,€€€€€€€€€€€€à à)à àKNOX€CHANCERYÌÓ ` °œXÓ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àC.A.€NO.€03A01„9711„CH„00517Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€Plaintiff„Appellant€€€)à àÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìvs.€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àHON.€FREDERICK€D.€œMcDONALD›Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)€€€€CHANCELLORÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àÌJAMES€V.€RENFRO€andà àà àà à)ÌTTI,€INC.,€€€€€€€€€€€à àà à)à àÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)à àà àÌ€€€€€€€€€Defendant„Appellee€€€)à à€€€€€€€€€€€€€€€€€€€€ÌÌÌ€andÌÌÌTTI,€Inc.,€€€€€€€€€€€€€€€€œ€€€›€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìà àà àPlaintiff€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ìvs.€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)ÌDOYLE€MARTIN,€€€€€€€€€€€€€€€€€)€€AFFIRMED€IN€PART€AND€REMANDEDÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€)€€WITH€INSTRUCTIONSÌ€à àà àDefendant€€€€€€€€€€€)Ì€ÌÌÓ` ܸ ™XÓÌà@ àò òòòJUDGMENTóóó óÌÌÌÓÓà àThis€appeal€came€on€to€be€heard€upon€the€record€from€theÏChancery€Court€of€Knox€County,€briefs€and€argument€of€counsel.€ÏUpon€consideration€thereof,€this€Court€is€of€opinion€that€thereÏwas€error€in€the€trial€court.Ìà àWe€remand€the€case€to€the€trial€court€for€a€determination€ofÏthe€amount€paid€and/or€payable€from€Martin€to€Roach.€€€That€amountÏis€recoverable€by€TTI,€hence,€the€trial€court€should€ascertain€theÏamount€and€the€party€or€parties€against€whom€a€judgment€should€beÏentered€in€favor€of€TTI€for€that€amount.Ìà àThe€trial€court's€judgment€is€in€all€other€respects€affirmed.€ÏIn€our€discretion,€costs€on€appeal€are€assessed€equally€betweenÏthe€parties.ÌÌà àà àà àà àà àà àà àPER€CURIAMÌ