ÿWPC€ ‡€ÜÔîóÛHWŠ¿WPŒIU×2qT/ÃZÉ.ŠªE×J´Ã>'N q–ôŒm¢{ÚZ§|öî ¾V™[WˆûZ°•Aåyl 0Ç>ctŸ-Ä ïôßš/ªŒ•ùÃö›$úíTÞŠÕõ&Á"%sH±ØEûôZܸáùÚŽKÈÌ‚]&õr„`ÖÕ$nBÎcÐx‰ël¦‘]l%A–8zûbu÷:̃bâíÈ ·°ëÊ~²&ÿâ„X[9N˜ Óû&ÈþoÚ*È4ü¤ïvyHºßF««Uþ l£._g.O¡q½–Ъæ‰Õ‹É­`Ïgùܪ]”Ùc™£Y5~3ÊÄ2ªïŠdNÂYÑ‘Ôž¸î Ë¼2w b %\^ b 0ˆnUNöwD4H\ zkÒå· m¹ #ÁÐ 0D‘ ÆÕ Æ› Æa Æ'jíNWŠYãEëëëU@íH--------------------buuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu 0ë}}}} Bhh 0¤… D3) D-\ 0K‰‰ ASÔÆ' 0¤í 0D‘ A«Õ»sþ,s (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular9‚±,ôa¨3|x ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wptÿU‹ÿÀÀÀ˜HP LaserJet 4050 Series PCL 6ÈÈ,,,,ÈÈ0(#Ã$òòÚ  Ú0Ú  ÚóóLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 `Ý ƒR¯Ó$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ô³-ò»»ÔÝ  ÝÔ_Ôð ðThe€Supreme€Court€may,€at€its€discretion,€answer€questions€of€law€certified€to€it€by€the€Supreme€Court€of€theÐ ° ÐUnited€States,€a€Court€of€Appeals€of€the€United€States,€a€District€Court€of€the€United€States€in€Tennessee,€or€a€UnitedÐ tÄ ÐStates€Bankruptcy€Court€in€Tennessee.€€This€rule€may€be€invoked€when€the€certifying€court€determines€that,€in€aÐ 8ˆ Ðproceeding€before€it,€there€are€questions€of€law€of€this€state€which€will€be€determinative€of€the€cause€and€as€to€which€itÐ üL Ðappears€to€the€certifying€court€there€is€no€controlling€precedent€in€the€decisions€of€the€Supreme€Court€of€Tennessee.ððòòÐ À ÐòòóóTenn.€Sup.€Ct.€R.òòóó€23óó,€ðð€1. Ò-8 ' ib011s170ib011s17 .    (ÆúI Z‹(Times New Roman  >Ý ƒR¯Ó$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ô³-ò»»ÔÝ  ÝÔ_ÔòòSeeóó€òòManis€v.€Farmers€Bankóó,€98€S.W.2d€313€(Tenn.€1936)€(holding€that€a€notaryððs€error€in€designating€theÐ ° Ðcounty€in€which€the€instrument€was€executed€did€not€render€the€instrument€invalid€as€the€acknowledgment€and€theÐ tÄ Ðinstrument€may€be€read€together€to€cure€the€flaw€in€the€acknowledgment);€òòSee€alsoóó€òòIn€re€Ô_ÔMedlinÔ_Ôóó,€201€Ô_ÔB.R.Ô_Ô€188,€192Ð 8ˆ Ð(Ô_ÔBankrÔ_Ô.€E.D.€Tenn.€1996)€(holding€that€the€omission€of€the€date€of€execution€on€the€acknowledgment€did€not€render€itÐ üL Ðinvalid€when€read€in€conjunction€with€the€instrument).- ù-(|G2¯Ó$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€Å»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ô³-ò»»Ô d(|3R$££Ý ƒ£ª!ÝÑ€.ÑÑ8€Å»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3R$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€Å»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€Å»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÑ  ÑÔ€¼Å»»»ÔÑ8€SiXXdì»»d8Ñà@™ ™ ìàÔ‡î $ÅÔIN€THE€SUPREME€COURT€OF€TENNESSEEˆÐ ° Ðà@kk$ìàAT€NASHVILLEÔ#†¼Å»îî $ #ԈРÖ& ÐÓ  ÓÌÔ‡XSiX»¼ÅÔÌò òÔ#†¼Å»XXSiÆ#ÔIN€RE€EDWARD€JAMES€CRIM€SR.,€AND€JAYNE€CRIM;Ð úJ ÐEVA€M.€LEMEH,€Trusteeòòóó€v.€EMC€MORTGAGE€CORPORATIONòòóóÔ‡XSiX»¼ÅÔó óÐ  ^ ÐÌà@@½½ìàò òRule€23€Certified€Question€of€LawÐ  ^ ÐUnited€States€Bankruptcy€Court€for€the€Middle€District€of€TennesseeÐ ú J ÐKeith€M.€Ô_ÔLundinÔ_Ô,€United€States€Bankruptcy€JudgeÐ æ 6  Ðà@@øøìàNo.€2002„1€Ð Ò"  ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<•` AßÐ –æ  ÐÌà@@TTìàNo.€2002„00223„SC„R23„CQ€„€Filed€July€18,€Ô_Ô2002Ô_ÔÐ ‘á  ÐÌßA€V) °°` dE<h` AßÐ i¹ Ðó óÌÓ  ÓÔ#†¼Å»XXSiŠ#ÔÔ€¼Å»»¼ÅÔÔ‡XSiX»¼ÅÔÓ=€Å»Ð»dÐd=ÓPursuant€to€Rule€23€of€the€Rules€of€the€Supreme€Court€of€Tennessee,׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€this€Court€acceptedÐ d´ Ðcertification€of€the€following€questions€from€the€United€States€Bankruptcy€Court€for€the€MiddleÐ P  ÐDistrict€of€Tennessee:Ð <Œ ÐÌà0  à(a)€€Whether€the€deed€of€trust€was€improperly€acknowledged€under€Tennessee€law;Ðd(#(# ÐÌà0  à(b)€If€so,€does€the€defective€acknowledgment€render€the€deed€of€trust€void€or€voidable€by€aÐ ì< Ðjudicial€lien€creditor€or€a€bona€fide€purchaser?ÐØ((#(# ÐÌBecause€the€acknowledgment€does€not€indicate€that€the€wife€was€signing€on€behalf€of€her€husbandÐ ° Ðand€because€the€certificate€of€acknowledgment€does€not€substantially€comply€with€the€statutorilyÐ œì Ðprescribed€forms,€the€deed€of€trust€is€null€and€void€as€to€judicial€lien€creditors€and€bona€fideÐ ˆØ Ðpurchasers€with€respect€to€the€transfer€of€the€husbandððs€interest€in€the€property.€€€Because€theÐ t Ä Ðacknowledgment€of€the€wifeððs€signature€substantially€complies€with€the€statutorily€prescribed€forms,Ð `!°  Ðthe€deed€of€trust€is€effective€to€transfer€her€right€of€survivorship€in€the€property€and€is€not€voidableÐ L"œ! Ðby€a€judicial€lien€creditor€or€bona€fide€purchaser€without€notice.ò òó óÐ 8#ˆ" ÐÌÓ6ÓÌò òTennessee€Sup.€Ct.€R.€23€Certified€Question€of€Lawó óÐ ü%L!% ÐÐ è&8"&ý ÐÓ  ÓòòFrank€F.€Drowota,€III,€C.Jóó.,€delivered€the€opinion€of€the€court,€in€which€òòE.€Riley€Anderson,Ð ° ÐAdolpho€A.€Birch,€Jr.,€Janice€M.€Holderóó,€and€òòWilliam€M.€Barker,óó€òò€JJóó,€joined.Ð œì ÐÌRobert€H.€Waldschmidt,€Nashville,€Tennessee,€for€the€Appellant,€Eva€M.€Lemeh,€TrusteeÐ tÄ ÐÌDavid€B.€Herbert€and€Michael€Gigandet,€Nashville,€Tennessee,€for€the€Appellee,€EMC€MortgageÐ L œ ÐCorporation.Ð 8 ˆ ÐÌÌÓ* Óà@@OO&ìàò òOPINIONó óÐ ü L  ÐÌò òòòÓÓFactual€and€Procedural€Backgroundó óóóÐ Ô$  ÐÓ  ÓÓÓà  àThis€matter€arises€from€a€federal€bankruptcy€proceeding.€€The€debtors€in€the€bankruptcyÐ ¬ü  Ðproceeding€are€Edward€James€Crim,€Sr.,€and€his€wife€Jayne€Crim,€who€filed€a€voluntary€petitionÐ ˜è  Ðunder€Chapter€7€of€the€United€States€Bankruptcy€Code€on€January€25,€2001.€€In€her€capacity€asÐ „Ô  Ðappointed€bankruptcy€trustee,€Eva€M.€Lemeh€filed€an€adversary€proceeding€seeking€to€set€aside€aÐ pÀ Ðdeed€of€trust€executed€on€June€6,€1997.€€The€defendant€in€the€adversary€proceeding,€EMC€MortgageÐ \¬ ÐCorporation€(ð ðEMCðð),€is€the€successor€in€interest€of€the€beneficiary€of€the€deed€of€trust.Ð H˜ ÐÌà  àAccording€to€the€certification€order,€ð ð[i]t€is€undisputed€that€Edward€J.€Crim,€Sr.€was€notÐ  p Ðpersonally€present€at€the€[June€6,€1997]€signing€[of€the€deed€of€trust].€€It€is€not€disputed€that€JayneÐ  \ ÐCrim€had€authority€to€sign€the€deed€of€trust€on€behalf€of€her€husband,€Edward€James€Crim,€Sr.ððÐ øH ÐÌà  àThe€deed€of€trust,€securing€a€$103,000€debt€from€Mr.€and€Mrs.€Crim€to€the€predecessor€inÐ Ð  Ðinterest€of€EMC€Mortgage€Corporation,€contained€signature€lines€for€Jayne€Crim€and€Edward€J.Ð ¼  ÐCrim,€Sr.€€Jayne€Crim€signed€her€name€on€the€designated€signature€line,€and€on€the€signature€lineÐ ¨ø Ðdesignated€for€Edward€J.€Crim,€Sr.,€Jayne€Crim€wrote€ð ðEdward€J.€Crim,€Sr.€POA€Jayne€Crim.ðð€Ð ”ä ÐHowever,€as€the€certification€order€states,€ð ðthe€notary€acknowledgment€inaccurately€recites€that€bothÐ €Ð Ðspouses€ððpersonally€appeared.ðððð€€The€certificate€of€acknowledgment€includes€the€following€language:Ð l¼ ÐÌà8  àOn€this€6th€day€of€June,€1997,€òòbefore€me€personally€appeared€Edward€J.€Crim,€Sr.óóÐ D!” Ðand€Jayne€Crim,€to€me€known€to€be€the€persons€described€in€and€who€executed€theÐ 0"€  Ðforegoing€instrument,€and€òòwho€acknowledged€the€execution€of€the€sameóó€to€be€theirÐ #l! Ðfree€act€and€deed.€€Witness€my€hand€and€seal.€Ð$X"Ð Ð  ÐÌ(Emphasis€added.)€€The€acknowledgment€certificate€was€signed€by€LeRoy€Johnston€Ellis,€€IV,€€notaryÐ à%0!$ Ðpublic.à0  àà0` (#(#àÐÌ&"%` (#` (# ÐÌà  àThe€acknowledgment€certificate€is€inaccurate.€€Edward€J.€Crim,€Sr.€did€not€appear€before€theÐ ¤(ô#' Ðnotary€public,€and€he€did€not€acknowledge€to€the€notary€public€his€signature€on€the€deed€of€trust.€Ð )à$( Ðâ âThe€certification€order€does€not€describe€or€indicate€whether€there€is€any€evidence€with€respect€toÐ |*Ì%) Ðthe€communication,€if€any,€between€Jayne€Crim€and€the€notary€public€regarding€the€signature€thatÐ ° ÐJayne€Crim€provided€on€behalf€of€her€husband.€€Ð œì Ðâ âÌà  àWe€accepted€certification€of€the€following€two€questions€from€the€United€States€BankruptcyÐ tÄ ÐCourt€for€the€Middle€District€of€Tennessee:€(a)€Whether€the€deed€of€trust€was€improperlyÐ `° Ðacknowledged€under€Tennessee€law;€and€(b)€If€so,€does€the€defective€acknowledgment€render€theÐ L œ Ðdeed€of€trust€void€or€voidable€by€a€judicial€lien€creditor€or€a€bona€fide€purchaser?€€For€the€followingÐ 8 ˆ Ðreasons,€we€hold€that€the€deed€of€trust€was€not€properly€acknowledged€under€Tennessee€law€withÐ $ t Ðrespect€to€Edward€J.€Crim,€Sr.,€rendering€his€conveyance€under€the€deed€of€trust€null€and€void€as€toÐ  ` Ðsubsequent€creditors€and€bona€fide€purchasers.€€With€respect€to€Jayne€Crim,€the€acknowledgment€Ð ü L  Ðsubstantially€complies€with€Tennessee€statutorily€prescribed€forms,€and€therefore,€her€conveyanceÐ è 8  Ðunder€the€deed€of€trust€is€not€voidable€by€a€judicial€lien€creditor€or€bona€fide€purchaser€withoutÐ Ô$  Ðnotice.€€However,€because€Mr.€and€Mrs.€Crim€hold€the€real€property€at€issue€in€tenancy€by€theÐ À  Ðentirety,€the€deed€of€trust€effectively€conveyed€only€Jayne€Crimððs€right€of€survivorship.Ð ¬ü  ÐÌÓ  Óò òòòAnalysis€„€Question€Oneóóó óÐ „Ô  ÐÓ  ÓÌà  àA€deed€of€trust€is€one€of€several€types€of€instruments€eligible€for€registration€in€Tennessee.€Ð \¬ ÐòòSeeóó€Tenn.€Code€Ann.€ðð€66„24„101(8).€€To€be€eligible€for€registration,€a€deed€of€trust€must€satisfy€oneÐ H˜ Ðof€two€alternative€methods€for€authentication€under€Tenn.€Code€Ann.€ðð€66„22„101,€which€provides:€Ð 4„ ÐÌÒ°Òà0  àTo€authenticate€an€instrument€for€registration,€its€execution€shall€be€acknowledgedÐ  \ Ðby€the€maker,€if€the€maker€is€the€natural€person€executing€the€instrument,€or€if€theÐ øH Ðmaker€is€another€natural€person€or€is€a€corporation,€partnership,€or€other€entity€whichÐ ä4 Ðis€not€a€natural€person,€by€the€natural€person€acting€on€behalf€of€the€maker€or€aÐ Ð  Ðconstituent€of€the€maker,€or€proved€by€two€(2)€subscribing€witnesses,€at€least.м Ð Ð  ÐÌÒ°;!Òð ðAny€such€instruments€not€so€proved,€acknowledged€and€registered,€or€noted€for€registration,€shallÐ ”ä Ðbe€null€and€void€as€to€existing€or€subsequent€creditors€of,€or€bona€fide€purchasers€from,€the€makersÐ €Ð Ðwithout€notice.ðð€€Tenn€Code€Ann.€ðð€66„26„103.€Ð l¼ ÐÌà  àThe€signature€on€behalf€of€Edward€J.€Crim,€Sr.€on€the€June€6,€1997,€deed€of€trust€was€notÐ D!” Ðproved€by€two€or€more€subscribing€witnesses.€€Therefore,€the€only€alternative€available€forÐ 0"€  Ðauthentication€of€Mr.€Crimððs€signature€was€the€acknowledgment€of€Mr.€Crimððs€signature€by€his€wife,Ð #l! Ðð ðthe€natural€person€acting€on€behalf€of€[Mr.€Crim].ðð€€€Ð $X" ÐÌà  àAs€indicated,€the€certificate€of€acknowledgment€on€the€June€6,€1997,€deed€of€trust€indicates,Ð à%0!$ Ðfalsely,€that€Mr.€Crim€personally€acknowledged€his€signature€to€the€notary€public.€€The€certificateÐ Ì&"% Ðof€acknowledgment€does€not€indicate€that€Mrs.€Crim,€as€her€husbandððs€attorney„in„fact,Ð ¸'#& Ðacknowledged€Mr.€Crimððs€signature€to€the€notary€public.€Ð ¤(ô#' Ðâ âà  àÐ )à$( Ðà  àIn€òòÔ_ÔInÔ_Ô€re€Marshóó,€12€S.W.3d€449€(Tenn.€2000),€this€Court€held€that€the€omission€of€the€officialÐ ° Ðnotary€seal€from€the€acknowledgment€certificate€is€a€fatal€flaw€rendering€the€instrument€null€and€voidÐ œì Ðas€to€subsequent€creditors€and€bona€fide€purchasers.€€In€so€holding,€this€Court€stated:Ð ˆØ Ðâ âÌÒ°Òà0  àA€creditor€or€purchaser€who€examines€a€deed€of€trust€should€be€able€to€assume€thatÐ `° Ðif€it€contains€an€acknowledgment€to€which€a€notaryððs€seal€is€affixed,€then€it€has€beenÐ L œ Ðproperly€authenticated€and€is€valid,€that€is,€free€from€apparent€forgery€or€fraud.€.€.€.Ð 8 ˆ ÐA€legally€registered€deed€of€trust€places€subsequent€creditors€and€purchasers€onÐ $ t Ðconstructive€notice.€€Tenn.€Code€Ann.€ðð€66„26„101€.€.€.€.€€òòTherefore,€a€deed€of€trustÐ  ` Ðwhich€is€improperly€acknowledged€because€it€lacks€an€official€notaryððs€seal€is€notÐ ü L  Ðlegally€registered€and€is€null€and€void€as€to€subsequent€creditors€or€bona€fideÐ è 8  Ðpurchasers€without€notice€under€Tenn.€Code€Ann.€ðð€66„26„103.óóÐÔ$ Ð Ð  ÐÒ°å)ÒòòÌId.óó€at€453€(emphasis€added).Ð ¬ü  ÐÌà  àLike€the€deed€of€trust€in€òòMarshóó€which€was€improperly€acknowledged€because€it€lacked€anÐ „Ô  Ðofficial€notaryððs€seal,€the€discrepancy€in€this€case€between€the€certificate€of€acknowledgment€and€theÐ pÀ Ðsignatures€on€the€deed€of€trust€lends€uncertainty€about€the€legal€effectiveness€of€the€instrument.€Ð \¬ ÐIndeed,€the€acknowledgment€contains€false€statements€regarding€the€authentication€of€the€signaturesÐ H˜ Ðon€the€deed€of€trust.€€The€signature€for€Mr.€Crim€on€the€deed€of€trust€indicates€that€it€was€made€onÐ 4„ Ðhis€behalf€by€Mrs.€Crim€pursuant€to€a€power€of€attorney€(ð ðPOAðð).€€In€contrast,€the€certificate€ofÐ  p Ðacknowledgment€indicates€that€Mr.€Crim€himself€placed€his€signature€on€the€deed€of€trust€and€thenÐ  \ Ðpersonally€acknowledged€his€signature€to€the€notary€public.€€Thus,€as€in€òòMarshóó,€noncompliance€withÐ øH Ða€statute,€in€this€instance,€Tenn.€Code€Ann.€ðð66„22„101,€is€apparent€on€the€face€of€the€instrument€asÐ ä4 Ða€result€of€the€false€statements€made€in€the€acknowledgment.Ð Ð  ÐÌà  àClosely€related€to€the€lack€of€compliance€issue€is€the€deficiency€in€the€form€of€the€certificateÐ ¨ø Ðof€acknowledgment€on€the€June€6,€1997,€deed€of€trust.€€Chapter€22€of€Title€66€of€Tennessee€CodeÐ ”ä ÐAnnotated€has€three€statutes,€Tenn.€Code.€Ann.€ðððð€66„22„107,€66„22„108,€and€66„22„114,€whichÐ €Ð Ðprovide€forms€for€certificates€of€acknowledgment.€€Each€form€of€certificate€of€acknowledgment€isÐ l¼ Ðin€one€of€two€categories:€(i)€for€persons€acknowledging€their€signature€on€their€own€behalf,€or€(ii)Ð X ¨ Ðfor€persons€acknowledging€their€signature€made€on€behalf€of€another€person€or€on€behalf€of€aÐ D!” Ðcorporation€or€partnership.Ð 0"€  ÐÌà  àUse€of€one€of€the€forms€of€acknowledgment€designed€for€individuals€acting€on€their€ownÐ $X" Ðbehalf€is€inappropriate€in€cases€in€which€a€signature€has€been€placed€in€a€representative€capacity.€Ð ô$D # ÐòòPennington€v.€Webb„Hammock€Coal€Co.óó,€184€S.W.2d€47,€48€(Tenn.€1944);€òòIn€re€Airport„81€NursingÐ à%0!$ ÐCare,€Inc.óó,€29€B.R.€501€(Bankr.€E.D.€Tenn.€1983).€€€Such€use€will€usually,€as€it€has€in€this€case,€leadÐ Ì&"% Ðto€false€statements€regarding€the€circumstances€in€which€the€acknowledgment€was€made€to€a€notaryÐ ¸'#& Ðpublic.€€Jayne€Crim€signed€her€name€and€her€husbandððs€name€on€his€behalf.€€Section€66„22„107(c)Ð ¤(ô#' Ðprescribes€the€following€form€for€the€certificate€of€acknowledgment€to€be€used€when€a€personÐ )à$( Ðexecutes€an€instrument€acting€by€attorney:Ð |*Ì%) ÐÐ h+¸&* ÐÒ°ÒÓ XÓState€of€Tennesseeà0  à)аРР ÐCounty€of€________à0  à)ÐœìÐ Ð  ÐÌà ` àOn€this€____€day€of€____,€19€___,€before€me€personally€appeared€_________,Ð tÄ Ðto€me€known€(or€proved€to€me€on€the€basis€of€satisfactory€evidence)€to€be€the€personÐ `° Ðwho€executed€the€foregoing€instrument€in€behalf€of€_________€acknowledged€thatÐ L œ Ðsuch€person€executed€the€same€as€the€free€act€and€deed€of€_________.Ð 8 ˆ ÐÒ°É8ÒÓ X×8ÓÌRather€than€incorporating€this€form€of€acknowledgment,€however,€the€June€6,€1997,€€deed€of€trustÐ  ` Ðincludes€the€following€form€of€acknowledgment€prescribed€by€Tenn.€Code€Ann.€ðð€66„22„107(b),€forÐ ü L  Ðpersons€acting€in€their€own€right:Ð è 8  ÐÌà0  àState€of€Tennesseeà0(#(#à)ÐÀ (#(# Ðà  àCounty€of€_________à0  à)Ьü (#(# ÐÌà8  àà ` àOn€this€____€day€of€____,€19€___,€before€me€personally€appeared€_________,Ð „Ô  Ðto€me€known€to€be€the€person€(or€persons)€described€in€and€who€executed€theÐ pÀ Ðforegoing€instrument,€and€acknowledged€that€such€person€(or€persons)€executed€theÐ \¬ Ðsame€as€such€person€(or€personððs)€free€act€and€deed.ÐH˜Ð Ð  ÐÌAs€the€facts€indicate,€it€is€undisputed€that€Mr.€Crim€did€not€appear€before€the€notary€public€and€didÐ  p Ðnot€acknowledge€his€signature€on€the€deed€of€trust€in€the€presence€of€the€notary.€€Further,€theÐ  \ Ðsignatures€on€the€deed€of€trust€clearly€indicate€that€Mrs.€Crim€signed€as€attorney€for€her€husband.€Ð øH ÐThus,€the€certificate€of€acknowledgment€on€the€deed€of€trust€does€not€fully€comport€with€theÐ ä4 Ðstatutorily€prescribed€form.€€Nevertheless,€relying€upon€Tennessee€Code€Annotated€ðð€66„26„113,Ð Ð  Ðwhich€provides€that€ð ð[t]he€unintentional€omission€by€the€clerk€or€other€officer€of€any€words€in€aÐ ¼  Ðcertificate€of€an€acknowledgment€.€.€.€shall€in€nowise€vitiate€the€validity€of€such€deed,€but€the€sameÐ ¨ø Ðshall€be€good€and€valid€to€all€intents€and€purposes,€if€the€substance€of€the€authentication€required€byÐ ”ä Ðlaw€is€in€the€certificate,ðð€EMC€contends€that€the€certificate€of€acknowledgment€is€not€defectiveÐ €Ð Ðbecause€it€was€in€òòsubstantialóó€òòcomplianceóó€with€statutory€requirements.€€This€Court€rejected€a€similarÐ l¼ Ðargument€in€òòMarshóó,€stating:Ð X ¨ ÐÌà8  àà ` àTennessee€courts€have€found€that€when€an€acknowledgment€varies€from€theÐ 0"€  Ðstatutory€form€in€one€respect,€but€is€in€compliance€with€all€other€statutoryÐ #l! Ðrequirements,€the€acknowledgment€has€substantially€complied€with€theÐ $X" Ðacknowledgment€statutes.€€These€cases,€however,€generally€involve€a€defect€inÐ ô$D # Ðlanguage.€€Specifically,€the€language€used€in€the€acknowledgment€differed€from€theÐ à%0!$ Ðlanguage€required€by€the€statute,€or€words€required€by€the€statute€were€omitted.€Ð Ì&"% ÐNevertheless,€the€language€used€was€found€to€be€equivalent€to€the€statutory€languageÐ ¸'#& Ðor€it€was€determined€that€the€omission€of€a€statutory€word€or€phrase€did€notÐ ¤(ô#' Ðsubstantively€affect€the€acknowledgment.€Ð)à$(Ð Ð  Ðâ âÐ |*Ì%) Ðà8  àà ` àThe€defect€in€the€acknowledgment€here€is€more€substantial€than€the€simpleÐ ° Ðâ âomission€of€statutory€language€or€the€use€of€a€different,€yet€equivalent,€word.€€Tenn.Ð œì ÐCode€Ann.€ðð€66„22„110€is€clear€„€a€seal€is€statutorily€required€for€properÐ ˆØ Ðacknowledgment.€€Moreover,€this€is€not€a€case€where€another€word€or€phrase€couldÐ tÄ Ðhave€been€substituted€as€the€substantive€equivalent€of€the€language€required€byÐ `° Ðstatute.€€A€seal€is€either€affixed€or€not€affixed;€this€requirement€is€not€subject€toÐ L œ Ðsubstantial„compliance€analysis.Ð8 ˆÐ Ð  ÐÌòòIn€re€Marshóó,€12€S.W.3d€at€454€(internal€citations€omitted).€€Ð  ` ÐÌà  àSimilarly,€substantial„compliance€analysis€is€not€proper€in€this€case.€€While€this€Court€hasÐ è 8  Ðheld€that€minor€errors€in€the€certificate€of€acknowledgment€do€not€vitiate€the€effectiveness€of€theÐ Ô$  Ðinstrument,׃×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€the€certificate€of€acknowledgment€utilized€in€this€case€did€not€contain€simple€or€minorÐ À  Ðdeviations€from€the€statutorily€prescribed€form€for€a€signature€made€by€an€attorney„in„fact.€€€Instead,Ð ¬ü  Ðthe€notary€failed€to€use€the€prescribed€statutory€form€of€acknowledgment,€with€the€result€that€theÐ ˜è  Ðcertificate€of€acknowledgment€contains€false€statements€and€indicates€a€lack€of€compliance€withÐ „Ô  ÐTenn.€Code€Ann.€ðð€66„22„101€and€„107(c).€Ð pÀ ÐÌà  àThis€Court€has€described€the€results€of€a€defective€certificate€of€acknowledgment€on€a€deedÐ H˜ Ðof€trust€as€follows:Ð 4„ ÐÌà8  àà ` àWhen€a€notary€takes€an€acknowledgment€it€ð ðsays€to€the€world€that€theÐ  \ Ðexecution€of€the€instrument€was€carried€out€according€to€law.ðð€€ÐøHÐ Ð  Ðà@oo(ìà.€.€.ˆÐ ä4 ÐÌà8  àà ` àA€legally€registered€deed€of€trust€places€subsequent€creditors€and€purchasersÐ ¼  Ðon€constructive€notice.€€In€order€for€an€instrument€to€be€legally€registered,€it€mustÐ ¨ø Ðbear€evidence€of€proper€acknowledgment.€€If,€however,€the€deed€of€trust€wasÐ ”ä Ðimproperly€acknowledged,€and€therefore€not€legally€registered,€it€is€only€effectiveÐ €Ð Ðbetween€the€ð ðparties€to€the€same,€and€their€heirs€and€representatives.ðð€€Moreover,€aÐ l¼ Ðdeed€of€trust€ð ðnot€so€proved,€or€acknowledged€and€registered,€or€noted€forÐ X ¨ Ðregistration,€shall€be€null€and€void€as€to€existing€or€subsequent€creditors€of,€or€bonaÐ D!” Ðfide€purchases€from,€the€makers€without€notice.ðð€Ð0"€ Ð Ð  ÐÌòòIn€re€Marshóó,€12€S.W.3d€at€453„54€(internal€citations€omitted).€€Applying€these€principles€to€the€factsÐ $X" Ðin€this€case,€we€conclude€that€the€June€6,€1997,€deed€of€trust€was€improperly€acknowledged€becauseÐ ô$D # Ðthe€acknowledgment€contains€false€statements€and€fails€to€follow€the€statutorily€prescribed€form.Ð à%0!$ Ðò òòòÐ Ì&"% Ðà@ØØìàAnalysis€„€Question€TwoˆÐ ° Ðóóó óÌà  àHaving€determined€that€the€deed€of€trust€was€improperly€acknowledged,€we€must€nextÐ ˆØ Ðdetermine€whether€the€defective€acknowledgment€renders€the€deed€of€trust€void€or€voidable€by€aÐ tÄ Ðjudicial€lien€creditor€or€a€bona€fide€purchaser.€€With€respect€to€the€transfer€of€Edward€James€Crim,Ð `° ÐSr.ððs€interest€in€the€property,€we€conclude€that€the€deed€of€trust€is€null€and€void€as€to€subsequentÐ L œ Ðcreditors€or€bona€fide€purchasers€without€notice€under€Tenn.€Code€Ann.€ðð€66„26„103.€€€However,Ð 8 ˆ Ðthe€certificate€of€acknowledgment€indicates€that€Jayne€Crim€personally€appeared€before€the€notaryÐ $ t Ðpublic€and€acknowledged€her€signature€on€the€deed€of€trust.€€Thus,€the€certificate€of€acknowledgmentÐ  ` Ðindicates€compliance€with€Tenn.€Code€Ann.€ðð€66„22„101€with€respect€to€Jayne€Crimððs€signatureÐ ü L  Ðentered€in€her€individual€capacity.€€€In€addition,€the€certificate€of€acknowledgment€used€was€theÐ è 8  Ðappropriate€form€prescribed€by€Tenn.€Code€Ann.ðð€66„22„107(b)€for€persons€signing€on€their€ownÐ Ô$  Ðbehalf.€€Therefore,€the€deed€of€trust€is€legally€registered€and€is€valid€as€to€subsequent€creditors€andÐ À  Ðbona€fide€purchasers,€insofar€as€Jayne€Crimððs€interest€in€the€property€is€concerned.€òòóóÐ ¬ü  ÐÌà  àHowever,€Jayne€Crim€and€Edward€J.€Crim,€Sr.,€owned€the€real€property€in€question€as€tenantsÐ „Ô  Ðby€the€entirety.€€With€respect€to€property€held€in€tenancy€by€the€entirety,€one€spouse,€acting€alone,Ð pÀ Ðcan€only€transfer€or€encumber€his€or€her€right€of€survivorship.€€òòRobertson€v.€Trousdale€Countyóó,€516Ð \¬ ÐS.W.2d€626,€632€(Tenn.€1974);€òòClark€v.€Clarkóó,€620€S.W.2d€536,€538€(Tenn.€Ct.€App.€1981),€òòÔ‡XSiXXXSiÔperm.óóÐ H˜ Ðòòapp.óó€òòdeniedóó€(Tenn.€Ô#†XSiXXXSi[#ÔAug.€31,€1981).€€Therefore,€the€only€interest€encumbered€by€the€deed€of€trust€inÐ 4„ Ðthis€case€is€the€survivorship€interest€of€Jayne€Crim.€€Thus,€EMC€has€an€interest€in€Jayne€Crimððs€rightÐ  p Ðof€survivorship€which€is€not€voidable€by€a€judicial€lien€creditor€or€bona€fide€purchaser€withoutÐ  \ Ðnotice.Ð øH ÐÌÓ  Óò òòòConclusionÐ Ð  Ðó óóóÌÓ  Óà  àIn€response€to€the€first€certified€question,€we€conclude€that€the€deed€of€trust€was€improperlyÐ ¨ø Ðacknowledged€under€Tennessee€law.€€In€response€to€the€second€certified€question,€we€conclude€thatÐ ”ä Ðthe€defective€acknowledgment€renders€the€deed€of€trust€with€respect€to€the€transfer€of€Edward€JamesÐ €Ð ÐCrim,€Sr.ððs€interest€in€the€property€null€and€void€as€to€subsequent€judicial€lien€creditors€or€a€bonaÐ l¼ Ðfide€purchaser.€€The€only€interest€encumbered€by€the€June€6,€1997,€deed€of€trust€in€this€case€is€JayneÐ X ¨ ÐCrimððs€survivorship€interest€in€the€property.€Ð D!” ÐÌà  àHaving€answered€the€certified€Ô_Ôquestions,Ô_Ô€the€Clerk€is€directed€to€transmit€a€copy€of€thisÐ #l! Ðopinion€in€accordance€with€Tennessee€Supreme€Court€Rule€23(8).€€Costs€in€this€Court€are€taxed€toÐ $X" Ðthe€appellee,€EMC€Mortgage€Corporation.Ð ô$D # ÐÌÌÌÌÓ  Óà  àà0 ` àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#à______________________________________Ð)à$(À(#À(# Ðà  àà ` àà ¸ àà  àà h àà À àFRANK€F.€DROWOTA,€III,€CHIEF€JUSTICEÔ#†¼Å»XXSi„#Ô