ÿWPC  …/ÏfYe\·n}ºd4Ž»HÞ2]Çî`Ás0¼¹5Ý\kY~´ˆI„VB†ã¼¦rZ%²ËIÐ[¾^Hk…¬ÔßÕIPñç $ÀÆnÕ8Ðű ÒÚ)æñ©íî½¶;щdϲ1:xÂpÀò‰ +Ú×¥J ÝÏõ…?4Æ!^ÎÛ0»ZÐÚAhx¯4G©÷Ù/ ‰‡½“!‹- ?©XܾBÆ >÷ì è">ò¼Ü}ž®ß<íTqË)ž0ëEæ3ÛÓg³ º‘þ€a%¨Äó_}cV¾Ð ï/'müfåk ùÒ¶f(b^—E ýIÖƒø ;f¾«bïTß*¸.pïU‘ÔìàÁ^øÏ )ȱßåpÈßÙ1TŽ\Ù°-¸‚ m[´›VÚÂóËë9cºSpNÅðɟı¯»”„ëî[ü?}dÉøþ3Õ!ŸÉ ‡Lñ¤,„@_À’ÓC·æW ÜSYåä3óþIÙ{Io(@¼T6WS4v SóÙ³+¸]k¹š¬§Tpë¾}ݾSêù Õï|0Q8ª¤¥ç3¶Ç¾h¸èygå‚×87•Û“hÜ›è@Ž ÐÌÔ#†Xµ XXXö¸Ò#ÔÔ#†¼µ»XXµ r#ÔÔ‡Xµ X»¼µÔÓÆÓò òTenn.R.App.P.€3;€Appeal€as€of€Right;€Judgment€of€the€Circuit€Court€Reversed€in€Part,Ð f ÐAffirmed€as€Modifiedó óÐ V ÐÌòòÓ  ÓÔ#†¼µ»àXµ o#ÔÔ‡Xµ X.¼µÔW.€Frank€Crawford,€P.J.,€W.S.óó,€delivered€the€opinion€of€the€court,€in€which€òòAlan€E.€Highers,Ð æ6 ÐJ.óó€and€òòRobert€L.€Childers,€Sp.J.óó,€joined.Ð Ö& ÐÌHarold€R.€Gunn,€Humboldt,€For€Appellant,€Thomas€Wayne€LawlerÐ ¶ ÐÌJames€L.€Kirby;€Michelle€M.€Drake,€Memphis,€For€Appellee,€Kyle€AtkinsÐ –!æ  ÐMarty€R.€Phillips,€Jackson,€For€Appellee,€Betty€Faye€VestalÐ †"Ö! ÐÓ: ÓÌò òOPINIONó óÔ#†¼µ»XXµ i #ÔÔ‡Xµ X»¼µÔÐ f$¶# ÐÌòòóóÔ#†¼µ»XXµ „ #ÔÔ‡Xµ X»¼µÔÓ  Óò òó óà  àPlaintiff,€Betty€Faye€Vestal€(Vestal),€buyer€of€real€property,€sued€defendant,€Thomas€WayneÐ F&–!% ÐLawler€(Lawler),€the€seller€of€the€property,€for€breach€of€warranty€against€encumbrances.€€LawlerÐ 6'†"& Ðanswered€the€complaint€and€filed€a€third€party€complaint€against€Kyle€Atkins׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€(Atkins),€the€titleÐ &(v#' Ðexaminer€he€retained€to€examine€the€title€to€the€property.€€Atkins€filed€an€answer€to€the€third€partyÐ )f$( Ðcomplaint€and€filed€a€counter€complaint€against€Lawler.Ð *V%)ý Ðò òó óà  àThe€material€facts€are€undisputed€and€are€taken€from€the€various€pleadings€filed€by€theÐ ° Ðparties.€€Ñ€ zãÑArline€D.€Mathis,€owned€the€subject€real€property€located€in€Humboldt,€Tennessee.€€InÐ  ð ÐSeptember€of€1997,€Ms.€Mathis€executed€a€General€Power€of€Attorney€designating€Kelly€DaleÐ à ÐFrazier€as€her€attorney„in„fact€with€the€authority€to€mortgage€and€encumber€Ms.€Mathisððs€€realÐ €Ð Ðproperty.€€On€November€10,€1997,€Kelly€Frazier€obtained€a€mortgage€loan€on€behalf€of€Arline€D.Ð pÀ ÐMathis€from€Reliance€Mortgage€&€Realty€Company€(ð ðRelianceðð).€€In€securing€the€loan,€€FrazierÐ ` ° Ðexecuted€a€Deed€of€Trust€in€favor€of€Reliance€encumbering€subject€property,€which€was€recordedÐ P   Ðin€the€Registerððs€Office€of€Gibson€County,€Tennessee.Ô_Ô׃)×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×Ô_ԀР@  ÐÌà  àAfter€the€Deed€of€Trust€was€recorded€against€the€property,€Ô_ÔArlineÔ_Ô€D.€Ô_ÔMathisÔ_Ô€died€in€February,Ð  p  Ð1998,€and€her€son,€€Thomas€Wayne€Ô_ÔLawlerÔ_Ô€inherited€the€property.€€Mr.€Ô_ÔLawlerÔ_Ô€retained€Kyle€AtkinsÐ `  Ðto€conduct€a€title€search€on€the€property.€€The€title€search€did€not€reveal€the€encumbrance€of€the€DeedÐ P  Ðof€Trust.€€In€April€of€1998,€Mr.€Lawler€sold€the€property€to€Betty€Faye€Vestal€for€$26,000.00€andÐ ð@  Ðconveyed€by€Warranty€Deed€duly€recorded€in€the€Registerððs€Office€Ô#†¼µ»XXµ â #ÔÔ‡Xµ X»¼µÔof€Gibson€County.€€On€July€7,Ð à0  Ð1998,€Ms.€Vestal€received€a€Notice€of€Trusteeððs€Sale€for€the€subject€property€due€to€the€default€inÐ Ð  Ðthe€payment€of€the€€note€secured€by€the€Deed€of€Trust.€Ð À ÐÌà  àOn€November,€3€1999,€Ms.€Vestal€filed€a€complaint€in€the€Circuit€Court€of€Gibson€CountyÐ  ð Ðagainst€Thomas€Wayne€Lawler€alleging€breach€of€Warranty€Deed€because€of€the€Reliance€deed€ofÐ à Ðtrust€and€seeking€damages€in€the€amount€of€$28,€455.90,€the€amount€of€the€lien€encumbering€theÐ €Ð Ðproperty.€On€February€3,€2000,€Ms.€Vestal€filed€a€motion€for€judgment€on€the€pleadings.€€OnÐ pÀ ÐFebruary€15,€2000,€Lawler€filed€a€third„party€complaint€against€Kyle€Atkins€alleging€he€hired€Mr.Ð `° ÐAtkins€to€search€the€title€on€the€subject€property,€and€Atkins€assured€him€that€there€were€no€liensÐ P  Ðencumbering€the€property.€€Lawler€averred€that€he€first€learned€of€the€lien€on€the€property€after€it€wasÐ @ Ðsold€to€Vestal€when€he€received€a€letter€from€her€attorney.€€Ô_ÔLawlerÔ_Ô€requested€judgment€againstÐ 0€ ÐAtkins€for€all€sums€that€may€be€adjudged€against€€Lawler€in€favor€of€Vestal.€€Atkins€answeredÐ  p Ðaverring€that€the€property€was€encumbered€by€a€mortgage€at€the€time€that€Lawler€inherited€it,€andÐ ` Ðfurther€that€Atkins€did€not€create€or€cause€the€mortgage€and€is€therefore€not€responsible€for€payingÐ P Ðit.€€Atkins€asserted€that€Lawler€was€not€damaged€by€the€title€search,€€but€that€the€property€wasÐ ð@ Ðdiminished€in€value€by€the€mortgage€placed€on€it€before€Lawler€inheriting€the€property.€€Therefore,Ð à0 ÐAtkins€asserted,€he€was€not€the€proximate€cause€of€any€damages€alleged€by€Lawler.€€In€addition,Ð Ð  ÐAtkins€filed€a€counter€complaint€against€Lawler€averring€that€Lawler€inherited€the€propertyÐ À! Ðencumbered€by€a€mortgage€in€favor€of€Reliance€and€therefore€it€was€Lawlerððs€obligation€to€pay€theÐ °"  Ðmortgage.€€Atkins€asserted€that€whether€he€or€Vestal€paid€the€debt,€Lawler€ultimately€wasÐ  #ð! Ðresponsible€for€paying€the€mortgage.€€Atkins€also€asserted€that€to€the€extent€he€incurs€any€damages,Ð $à" Ðlosses€and€expenses€related€to€the€mortgage€and€the€payment€thereof,€he€is€entitled€to€indemnity,€andÐ €%Ð # Ðfurther€that€he€would€be€subrogated€to€all€rights€of€the€mortgage€holder€against€Lawler€or€all€rightsÐ p&À!$ Ðof€Vestal€against€Lawler.€€On€August€30,€2000,€Atkins€filed€a€motion€for€summary€judgment€on€theÐ `'°"% Ðgrounds€that€having€paid€Reliance€through€€American€National€Lawyers€Insurance€Reciprocal,€heÐ P( #& Ðwas€subrogated€to€Vestalððs€right€to€recover€the€amount€of€the€mortgage€from€Lawler.€Ð @)$' ÐÑ zãÑâ  âÑ8€ö¸XXdìXXdð8Ñâ  âÑ  Ñà  àOn€December€19,€2000,€the€trial€court€entered€an€order€granting€Atkinsððs€€motion€forÐ ° Ðsummary€judgment,€granting€Vestalððs€motion€for€a€judgement€on€the€pleadings€and€dismissingÐ  ð ÐLawlerððs€third„party€complaint.€€The€order€stated€in€pertinent€part:Ð à ÐÌà8  àà8` Ð Ð à[W]hen€Lawler€inherited€the€Property€it€was€encumbered€byÐ pÀ ÐRelianceððs€Deed€of€Trust;€that€after€Lawler€inherited€the€Property,€heÐ ` ° Ðretained€the€third„party€defendant/counter„plaintiff€Atkins€to€conductÐ P   Ða€title€search€on€the€Property€and€his€title€search€did€not€reveal€theÐ @  Ðencumbrance€of€Relianceððs€Deed€of€Trust;€that€Lawler€in€April,€1998Ð 0 € Ðsold€and€transferred€the€property€to€the€plaintiff€Vestal€by€warrantyÐ  p  Ðdeed€recorded€in€Book€541,€Page€7€in€the€Registerððs€Office€of€GibsonÐ `  ÐCounty€and€this€deed€warranted€that€there€were€no€encumbrancesÐ P  Ðagainst€the€Property;€that€Reliance€in€July€1998€sent€a€Notice€ofÐ ð@  ÐTrusteeððs€Sale€to€Vestal,€who€then€made€a€claim€against€Kyle€AtkinsÐ à0  Ðbecause€the€title€search€had€not€revealed€the€encumbrance€ofÐ Ð  ÐRelianceððs€Deed€of€Trust;€that€Atkins€through€his€insurer€AmericanÐ À ÐNational€Lawyers€Insurance€Reciprocal€(ANLIR),€for€the€benefit€ofÐ ° ÐVestal,€then€paid€Reliance€for€the€mortgage€indebtedness€andÐ  ð ÐReliance€assigned€the€mortgage€note€and€the€Deed€of€Trust€toÐ à ÐANLIR;€that€the€amount€of€the€mortgage€indebtedness€owed€toÐ €Ð ÐReliance€when€Lawler€sold€the€Property€to€Vestal€was€$28,455.90,€asÐ pÀ Ðshown€by€the€record€and€as€acknowledged€by€the€parties€during€theÐ `° Ðhearing,€and€this€is€the€amount€which€Atkins€through€his€insurerÐ P  ÐANLIR€paid€to€Reliance.Ð@` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€Court€further€finds€that€Vestal€filed€the€originalÐ  p ÐComplaint€against€Lawler€to€recover€from€Lawler€the€amount€of€theÐ ` ÐReliance€lien€that€encumbered€the€Property€when€Vestal€purchasedÐ P Ðit;€that€Vestal€had€the€right€to€recover€the€amount€of€the€lien€fromÐ ð@ ÐLawler;€that€Atkins€became€subrogated€to€Vestalððs€right€to€recoverÐ à0 Ðthe€amount€of€the€Reliance€lien€from€Lawler;€that€Lawler€isÐ Ð  Ðultimately€responsible€for€the€Reliance€lien€(Deed€of€Trust)€becauseÐ À! Ðthe€lien€was€against€the€Property€when€Lawler€inherited€it;€and€thatÐ °"  ÐLawler€is€not€entitled€to€a€windfall€or€an€unjust€enrichment€becauseÐ  #ð! Ðthe€Deed€of€Trust€was€not€revealed€by€Atkinsðð€title€search.Ð$à"` x` x ÐÌÓ€   (‹sx3Óà  àà ` àà ¸ àà  à*à0 h àà0Àh(#h(#à*à0À(#À(#àà0p(#(#à*Ðp&À!$p(#p(# ÐÌà8  àà8` Ð Ð àà ¸ àIT€IS€THEREFORE€ORDERED€that€the€plaintiff€VestalððsÐ P( #& Ðmotion€for€a€judgment€on€the€pleadings€is€granted;€that€the€third„partyÐ @)$' Ðdefendant/counter€plaintiff€Atkinsðð€motion€for€summary€judgment€isÐ 0*€%( Ðgranted;€that€a€judgment€in€the€amount€of€$28,455.90€is€herebyÐ  +p&) Ðentered€against€Lawler€in€favor€of€the€plaintiff€Vestal€and€the€counter„Ð ,`'* Ðplaintiff€Atkins€(since€Atkins€is€subrogated€to€the€rights€of€VestalÐ ° Ðagainst€Lawler,€Vestal€and€Atkins€together€are€asserting€one€claimÐ  ð Ðagainst€Lawler€for€$28,455.90€and€so€the€judgment€is€awarded€toÐ à ÐVestal€and€Atkins€jointly),€and€that€the€third„party€complaint€filed€byÐ €Ð ÐLawler€against€Atkins€is€dismissed€on€the€merits€and€with€prejudice.ÐpÀ` x` x ÐÌÓÓLawler€has€appealed,€presenting€two€issues€for€review€as€stated€in€his€brief€as€follows:€Ð P   ÐÓÓà8  àà8` Ð Ð àIssue€One€:€€Can€the€insurance€company€of€Atkins€obtain€subrogationÐ 0 € Ðfrom€Vestal€when€the€insurance€company€paid€Vestal€for€AtkinsððsÐ  p  Ðerror€in€searching€a€title€requested€by€and€paid€for€by€Appellant?Ð` ` x` x ÐÌà8  àà8` Ð Ð àIssue€Two:€Does€Atkins€owe€Lawler€for€loss€suffered€by€AtkinsððsÐ ð@  Ðnegligence€in€a€title€search€ordered€by€and€paid€for€by€Lawler?€Ðà0 ` x` x ÐÌÔ‡Xµ XXXµ Ôà  àA€motion€for€summary€judgment€should€be€granted€when€the€movant€demonstrates€that€thereÐ À Ðare€no€genuine€issues€of€material€fact€and€that€the€moving€party€is€entitled€to€a€judgment€as€a€matterÐ ° Ðof€law.€€Tenn.€R.€Civ.€P.€56.04.€€The€party€moving€for€summary€judgment€bears€the€burden€ofÐ  ð Ðdemonstrating€that€no€genuine€issue€of€material€fact€exists.€€ò òòòBain€v.€Wellsó óóó,€936€S.W.2d€618,€622Ð à Ð(Tenn.€1997).€€Since€there€are€no€disputed€material€facts,€this€case€is€appropriate€for€summaryÐ €Ð Ðjudgment.€€We€must€decide€whether€Atkins€is€entitled€to€summary€judgment€as€a€matter€of€law.Ð pÀ ÐÌà  àIn€granting€summary€judgment€in€favor€of€Atkins€against€Ô_ÔLawlerÔ_Ô,€the€trial€court€relied€on€theÐ P  ÐSupreme€Courtððs€decision€in€ò òòòCastleman€Const.€Co.€v.€Penningtonó óóó,€222€Tenn.€82,€432€S.W.2d€669Ð @ Ð(1968).€€In€that€case,€Ô_ÔCastlemanÔ_Ô€purchased€20€lots€in€a€subdivision€from€the€defendants€PenningtonÐ 0€ Ðand€Cobert,€co„owners€and€tenants€in€common.€€As€part€of€the€consideration,€the€defendants€agreedÐ  p Ðthat€they€would€give€to€Castleman€ð ða€title€policy€in€the€usual€form,€issued€by€Attorneys€TitleÐ ` ÐCompany,ðð€and€this€policy€was€duly€delivered€to€Castleman.€€After€the€conveyance,€it€wasÐ P Ðdiscovered€that€there€were€encumbrances€on€some€of€the€lots€and€the€title€company€made€theÐ ð@ Ðnecessary€payments€to€discharge€the€liens.€€The€title€company€alleged€that€it€was€subrogated€to€theÐ à0 Ðrights€of€Castleman€against€the€defendants€for€the€amounts€so€paid.€€The€proof€showed€that€one€ofÐ Ð  Ðthe€co„tenants€had€placed€the€encumbrance€on€the€property,€and€this€was€unknown€to€the€other€co„Ð À! Ðtenant€when€the€deed€was€signed.€€The€Supreme€Court€held€that€the€title€company€was€entitled€toÐ °"  Ðsubrogation€from€both€the€innocent€co„tenant€and€the€co„tenant€who€had€placed€the€lien€on€theÐ  #ð! Ðproperty,€even€though€the€title€company€was€negligent€in€failing€to€discover€and€disclose€theÐ $à" Ðencumbrance€prior€to€the€conveyance€to€Ô_ÔCastlemanÔ_Ô.Ð €%Ð # ÐÌà  àLawler€asserts€that€òòò òCastlemanó óóó€is€distinguishable€from€the€instant€case€on€its€facts€because,Ð `'°"% Ðhe€argues,€that€in€ò òòòCastlemanó óóó€the€title€company€contracted€with€the€purchaser€of€the€property€but€notÐ P( #& Ðwith€the€seller.€€That€is€not€entirely€correct,€because€the€opinion€states€that€the€seller€paid€for€andÐ @)$' Ðfurnished€to€Castleman€the€title€policy.€€Lawler€argues€that€Atkins€in€the€instant€case€owed€a€dutyÐ 0*€%( Ðâ âto€Lawler€and€that€Vestal€has€no€claim€against€Atkins;€thus,€there€is€no€right€of€subrogation€againstÐ  +p&) ÐLawler.€€Lawler€also€asserts€that€he€has€a€claim€against€Atkins€for€his€negligent€performance€of€theÐ ° Ðtitle€search€and€that€Atkins€owes€him€damages€in€the€amount€of€the€lien.€€Ð  ð Ðâ âÌà  àWe€will€consider€the€issues€together.€€As€to€Atkinsððs€subrogation€claim€against€Lawler,€weÐ €Ð Ðfind€that€the€trial€court€correctly€relied€on€ò òòòCastlemanó óóó.€€In€ò òòòCastlemanó óóó,€the€co„tenant€that€was€unawareÐ pÀ Ðof€the€encumbrances€at€the€time€of€the€conveyance€asserted€that€the€title€companyððs€negligence€inÐ ` ° Ðmaking€the€title€search€prevented€recovery.€€The€Court,€in€considering€the€doctrine€of€subrogation,Ð P   Ðsaid:€€Ð @  Ðà8  àà8` Ð Ð àà ¸ àIt€is€thus€essential€that€we€first€consider€the€nature€of€theÐ 0 € Ðdoctrine€of€subrogation.€€In€83€C.J.S.€Subrogation€Ô#†Xµ XXXµ „4#ÔÔ‡ X[:XXXµ ÔððÔ#†Xµ XX X[:jD#ÔÔ‡Xµ XXXµ Ô€Ô#†Xµ XXXµ °D#ÔÔ‡ X[:XXXµ ÔððÔ#†Xµ XX X[:óD#ÔÔ‡Xµ XXXµ Ô€1€and€2,€theÐ  p  Ðfollowing€statements€are€found:Ðn ` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àSubrogation€may€be€defined€as€the€substitutionÐ þN  Ðof€another€person€in€the€place€of€a€creditor,€so€that€theÐ î>  Ðperson€in€whose€favor€it€is€exercised€succeeds€to€theÐ Þ.  Ðrights€of€the€creditor€in€relation€to€the€debt.€***Ðθ ¸  ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àSubrogation€does€not€owe€its€origin€to€statuteÐ ®þ Ðor€custom;€nor€is€it€a€doctrine€of€the€common€law.€€ItÐ žî Ðoriginated€in€equity€and€is€a€creature€of€equity,€aÐ ŽÞ Ðdoctrine€of€equity€jurisprudence€which€was€adoptedÐ ~Î Ðby€equity€from€the€Roman€or€the€civil€law.€***Ðn¾¸ ¸  ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àSubrogation€is€founded€on€principles€of€justiceÐ Nž Ðand€equity,€and€its€operation€is€governed€by€principlesÐ >Ž Ðof€equity.€€It€rests€on€the€principle€that€substantialÐ .~ Ðjustice€should€be€attained€regardless€of€form,€that€is,Ð n Ðits€basis€is€the€doing€of€complete,€essential,€andÐ ^ Ðperfect€justice€between€all€the€parties€without€regardÐ þN Ðto€form.Ðî>¸ ¸  ÐÌà8  àà8` Ð Ð àà ¸ àThe€following€is€found€in€Couch€on€Insurance€2d,Ð Î! ÐSubrogation,€Ô#†Xµ XXXµ 9E#ÔÔ‡ X[:XXXµ ÔððÔ#†Xµ XX X[:”K#ÔÔ‡Xµ XXXµ Ô€61:18:о" ` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xà***€Stated€simply,€subrogation€is€a€creature€of€equityÐ ¬$ü" Ðhaving€for€its€purpose€the€working€out€of€an€equitableÐ œ%ì # Ðadjustment€between€the€parties€by€securing€theÐ Œ&Ü!$ Ðultimate€discharge€of€a€debt€by€the€person€who€inÐ |'Ì"% Ðequity€and€good€conscience€should€pay€it.Ðl(¼#&¸ ¸  ÐÌà8  àà8` Ð Ð àAnd€in€Ô#†Xµ XXXµ ÚK#ÔÔ‡ X[:XXXµ ÔððÔ#†Xµ XX X[:N#ÔÔ‡Xµ XXXµ Ô€61:20€of€the€same€annotation€it€is€stated:ÐL*œ%(` x` x Ðâ âÐ J+š&) Ðà8  àà8` Ð Ð àà8¸ ` x` xàà  àThe€doctrine€of€subrogation€in€insurance€doesÐ ° Ðâ ânot€arise€from,€nor€is€it€dependent€upon,€statute€orÐ  ð Ðcustom€or€any€of€the€terms€of€the€contract;€it€has€itsÐ à Ðorigin€in€general€principles€of€equity€and€in€the€natureÐ €Ð Ðof€the€insurance€contract€as€one€of€indemnity.€€TheÐ pÀ Ðright€of€subrogation€rests€not€upon€a€contract,€butÐ ` ° Ðupon€the€principles€of€natural€justice.ÐP  ¸ ¸  ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àThe€principle€of€subrogation€will€be€applied€orÐ 0 € Ðnot,€according€to€the€dictates€of€equity€and€goodÐ  p  Ðconscience,€and€to€considerations€of€public€policy,Ð `  Ðresting,€as€it€does,€upon€the€maxim€that€no€one€shouldÐ P  Ðbe€enriched€by€anotherððs€loss.€€In€fact,€subrogation€isÐ ð@  Ðnot€a€matter€of€strict€right,€nor€does€it€necessarily€restÐ à0  Ðon€a€contract,€but€is€purely€equitable€in€its€nature,€andÐ Ð  Ðwill€not€be€enforced€when€it€would€work€injustice€toÐ À Ðthe€rights€of€those€having€equal€equities.а¸ ¸  ÐÌà8  àà8` Ð Ð àIt€is€further€stated€in€Ô#†Xµ XXXµ LN#ÔÔ‡ X[:XXXµ ÔððÔ#†Xµ XX X[:OT#ÔÔ‡Xµ XXXµ Ô€16:21:Ðà` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àTo€entitle€one€to€subrogation,€his€equity€mustÐ ~Î Ðbe€strong€and€his€case€clear,€since€it€will€not€beÐ n¾ Ðenforced€where€the€equities€are€equal,€or€the€rights€areÐ ^® Ðnot€clear,€or€where€it€will€prejudice€the€legal€orÐ Nž Ðequitable€rights€of€others.€€Where€equities€are€equal,Ð >Ž Ðthere€is€no€right€to€subrogation.€€However,Ð .~ Ðsubrogation€will€not€be€enforced€against€superiorÐ n Ðequities.Ð^¸ ¸  ÐÌ432€S.W.2d€at€674„75.Ð î> ÐÌÔ#†Xµ XXXµ •T#ÔÔ‡Xö¸XXXµ Ô€à  àÔ#†Xµ XXXö¸W#ÔÔ‡Xö¸XXXµ ÔLawler€does€not€dispute€that€Vestal€is€properly€entitled€to€a€payment€to€discharge€theÐ Î! ÐReliance€lien.€€Atkins,€through€his€insurance€carrier,€paid€the€amount€to€release€the€lien€and€seeksÐ º"   Ðto€be€subrogated€to€Vestalððs€claim.€€As€in€ò òòòCastlemanó óóó,€we€reach€the€conclusion€that€in€balancing€theÐ ¦#ö! Ðequities€between€Lawler€and€Atkins,€the€equities€are€in€favor€of€Atkins,€and€he€is€entitled€to€proceed€Ð ’$â" Ðas€subrogee€against€Lawler.€€The€trial€court€awarded€Atkins€judgment€of€$28,455.00€against€LawlerÐ ~%Î # Ðand€dismissed€Lawlerððs€complaint€against€Atkins.€€However,€we€note€that€the€lien€payment€wasÐ j&º!$ Ð$28,455.00€and€the€consideration€for€Lawlerððs€sale€to€Vestal€was€$26,000.00.€€It€is€undisputed€thatÐ V'¦"% ÐLawler€inherited€the€real€estate€with€the€encumbrance,€but€there€is€nothing€in€the€record€to€indicateÐ B(’#& Ðthat€Lawler€had€any€personal€liability€to€pay€the€indebtedness.€€Therefore,€if€Lawler€had€known€thatÐ .)~$' Ðthe€balance€of€the€indebtedness€secured€by€the€deed€of€trust€exceeded€the€value€of€the€property,€heÐ *j%( Ðcould€have€simply€walked€away€and€allowed€Reliance€to€foreclose€on€its€deed€of€trust.€While€Ô_ÔLawlerÔ_ÔÐ +V&) Ðis€responsible€to€Vestal€for€satisfying€the€lien€on€the€property,€he€is€not€personally€responsible€forÐ ò+B'* Ðthe€debt.€€Therefore,€if,€because€of€any€actions€on€the€part€of€Atkins,€he€was€obligated€to€pay€moreÐ ° Ðthan€the€sale€price€of€the€property,€he€could€have€a€valid€claim€against€Atkins€for€any€damagesÐ œì Ðincurred.€€Under€these€circumstances,€the€trial€court€erred€in€dismissing€Ô_ÔLawlerÔ_Ôððs€complaint€againstÐ ˆØ ÐAtkins.€€Since€the€lien€payment€was€$28,455.00,€and€the€consideration€for€Ô_ÔLawlerÔ_Ôððs€sale€to€VestalÐ tÄ Ðwas€$26,000.00,€the€record€establishes€damages€for€Ô_ÔLawlerÔ_Ô€against€Atkins€in€the€amount€ofÐ `° Ð$2,455.00.Ð L œ ÐÌà  àAccordingly,€we€reverse€the€trial€courtððs€order€dismissing€Ô_ÔLawlerÔ_Ôððs€third„party€complaint€andÐ $ t Ðaward€judgment€for€Ô_ÔLawlerÔ_Ô€against€Atkins€for€$2,455.00€to€be€credited€on€Atkinsððs€judgment€againstÐ  ` ÐÔ_ÔLawlerÔ_Ô,€which€we€affirm€as€modified€by€the€credit.€€Costs€of€the€appeal€are€assessed€one„half€toÐ ü L  Ðappellant,€Thomas€Wayne€Lawler€and€his€surety,€and€one„half€to€Kyle€Atkins.€€The€case€is€remandedÐ è 8  Ðto€the€trial€court€for€such€further€proceedings€as€may€be€necessary,€including€the€release€of€the€lienÐ Ô$  Ðon€Vestalððs€property,€if€this€has€not€been€done.Ô#†Xµ XXXö¸ÐW#ÔÔ#†¼µ»XXµ i#ÔÔ€Xµ X»¼µÔÐ À  ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À à__________________________________________Ð |Ì Ðà  àà ` àà ¸ àà  àà h àà À àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€W.S.