ÿWPCi 3# ÚU:å % 0ˆ%wš­4G[ 0jq 0Dy 0J½ 0T 0^[ 0h¹ 0r! 0|“ 0† 0• 1u% 0dš Æþ AQÄ B 0D2 0@v 0D¶ D/ú B) D3FU *yB)£DCÌ AM\#é  v~vÓ–˜HP LaserJet 4SiHPPCL5MS,ü,,,,,ü0nLhÎ, øð AZ‹"Arial RegularX(`zZ$¡¡ÑTRY,3Ø'ÿ Letter3Ø'3Ø'ÿ Letterÿ3Ø'TÑÔ  Ô¹Eº»E¼½¾E¿ÀEÁDÂEÆtÈDÉÊËEÌÍeÎ+ÏÐHÑDÒ•ÓÆÔÓ€àWX$ÔüÔô3|xâ(·(2qi$¤¤Ý ƒzZ!ÝÑTRY3Ø'ÿ Letter3Ø' 3Ø' Letterÿ3Ø'TÑÔ  ÔÝ  ÝÒ4°ÒÒ„°ÒÔ€ô€ ôXXÔà Œ àòòÚ  Ú0Ú  Úóó(#Ã$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 ` °šXÓƒLevel 1Level 2Level 3Level 4Level 5!"#%Cþÿ<< Cÿÿ d(3¯$¢¢Ý ƒ!ÝÝ  Ý("ÿÿ$££Ò  ÒÒ  Ò($$””ò òÚ  Ú1Ú  Úó ó'''÷ÿ dxdüÿP Pd 'ÿÿdxd< Œ 9p`(Arial% Line 7 d++++7Border 1dd",Cþÿ << Gÿÿ ƒÝ ƒ!ÝÑ  ÑÑ#€d#ÑÔ€*ÔÑ\R3Ø'\ÑÔ  ÔÔ  ÔÝ  ÝÝ ƒ!"ÝÝ  ÝÔ€*ÔÓ  ÓÔ YYY ÔFILEDÔ€*XÔÌÌò òJuly€6,€1998ÌÌCecil€Crowson,€Jr.ÌÔ€*ôÔAppellate€Court€Clerkó ó Ý ƒ!ÝÑ#€d#ÑÔ€*ÔÑ\R3Ø'\ÑÔ  ÔÔ  ÔÝ  ÝÝ ƒ$ÝÒ 4 ÒÒ „ ÒÔ€*ôÔà àòòÚ  ÚÚ  ÚóóÝ  ÝOral€argument€was€heard€in€this€case€on€March€4,€1998,€in€Dyersburg,€Dyer€County,ÏTennessee,€as€part€of€this€Courtððs€S.C.A.L.E.S.€(ò òSó óupreme€ò òCó óourt€ò òAó ódvancing€ò òLó óegal€ò òEó óducation€forÏò òSó ótudents)€project.Ì Ý ƒ!ÝÑ#€d#ÑÔ€*ÔÑ\R3Ø'\ÑÔ  ÔÔ  ÔÝ  ÝÝ ƒ$ÝÒ 4 ÒÒ „ ÒÔ€*ôÔà àòòÚ  ÚÚ  ÚóóÝ  ÝJames€asserts€in€his€deposition€that€he€is€entitled€to€the€full€value€of€the€propertyÏincluding€the€completed€church,€which€he€estimates€as€$€325,000.00.€€As€a€general€contractor€heÏwould€be€entitled€only€to€receive€compensation€for€his€services€(quantum€meruit).€€He€would€notÏbe€entitled€to€receive€the€fair€market€value€of€the€improved€property.€€The€value€of€the€completedÏchurch€would€most€assuredly€exceed€the€value€of€James'€services€as€a€general€contractor.ÌPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'hStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  h HD: Geneva ÒÒ  h HD: Geneva ÒÝ ƒ!ÝÔ . ÔÔ€*ÔÑ\R3Ø'\ÑÔ  ÔÔ  ÔÝ  ÝÒ 4 ÒÒ „ ÒÑ  ÑÑ  ÑÑ\R AØ'\Ñš›Ñ7€¿XXdædÈ7ÑÑ  ÑÑ  Ñò òœÙ€ÙßR€-.,A1-j|` Å `€€@ÿRß›Þ ÞÌà@ àIN€THE€SUPREME€COURT€OF€TENNESSEEÌà@ àAT€JACKSONÌà@ à(HEARD€AT€DYERSBURG)ÌÌÌÌÌÌà àà àà àà àà àà àà àFOR€PUBLICATIONÌÌó óà àà àà àà àà àà àà àò òFiled:ó ó€òò€€€€€€€€July€6,€1998à€ àóóÌÌÌÌÌWHITEHAVEN€COMMUNITYà@ à)ÌBAPTIST€CHURCH,€FORMERLYà@ à)ÌKNOWN€AS€FAIRWAY€MISSIONARYà@ à)ÌBAPTIST€CHURCH,€AND€à@ à)ÌT.L.€JAMES,€SR.,à@ à)Ìà@ à)Ìà àPLAINTIFFS/APPELLANTS,à@ à)à àSHELBY€CHANCERYÌà@ à)Ìv.à@ à)à àHon.€Neal€Small,€ChancellorÌà@ à)ÌALCUS€HOLLOWAY€ANDà@ à)à àNo.€02S01„9709„CH„00084ÌGENEVA€HOLLOWAY,à@ à)Ìà@ à)Ìà àDEFENDANTS/APPELLEES.à@ à)ÌÌÌÌÌÌÌòòFOR€APPELLANTSóó:à àà àà àà àòòFOR€APPELLEESóó:ÌÌCharles€R.€Curboà àà àà àà àà àHerschel€L.€RosenbergÌMemphisà àà àà àà àà àà àMemphisÌÌÌÌÌÌÌÌÌÌÌÌà@ àò òÔ€*èÔO€P€I€N€I€O€Nó óÔ€*XÔÌÌÌÌÌÌAFFIRMED€AS€MODIFIEDà€ àHOLDER,€J.ÇÓÓà àà@ àò òOPINIONÌó óÌà àWe€granted€this€appeal€to€determine€whether€summary€judgment€wasÏproperly€granted€in€this€case€involving€claims€for€recision€of€contract€and€unjustÏenrichment.€€The€Court€of€Appeals€affirmed€the€trial€court's€order€granting€theÏdefendants'€motion€for€summary€judgment€on€both€issues.€€Upon€review,€weÏaffirm€the€appellate€court€as€modified.× ƒ/ ××  ×ÌÌÓ  Óò òBACKGROUNDó óÌÓ  ÓÌà àThe€plaintiffs€in€this€case€are€Whitehaven€Community€Baptist€ChurchÏ("Whitehaven")€and€T.L.€James,€Sr.€("James").€€Whitehaven€purchased€a€parcelÏof€land€on€which€it€intended€to€construct€a€new€church.€€The€parcel€of€land€wasÏpartially€secured€by€a€first€mortgage€in€the€amount€of€$€120,000.00.€€WhitehavenÏthen€contracted€with€James€for€James€to€be€the€general€contractor€in€theÏconstruction€of€the€new€church.ÌÌà àThe€plaintiffs€encountered€financial€problems€after€beginningÏconstruction.€€Whitehaven€was€subsequently€unable€to€obtain€constructionÏloans€from€commercial€lenders.€€James,€acting€on€behalf€of€Whitehaven,€beganÍnegotiations€with€the€defendants,€Alcus€and€Geneva€Holloway,€in€an€attempt€toÏobtain€a€short„term€construction€loan.€€Both€the€plaintiffs€and€the€defendantsÏreached€an€agreement€on€the€terms€of€the€short„term€loan.€€A€contract€was€thenÏprepared€by€attorney€Garvin€Holland€who€had€œrepresented›€the€plaintiffs€in€priorÏreal€estate€transactions.ÌÌà àThe€defendants€agreed€to€loan€Whitehaven€$€100,000.00€to€finance€theÏplaintiffsðð€construction€of€a€new€church.€€The€contract€as€executed€provided€inÏpertinent€part:ÌÌÓÓà8 àà àThis€agreement€entered€into€this€3rd€day€of€May,€1991€byÏand€between€the€Trustees€of€and€for€Fairway€Missionary€BaptistÏChurch,€parties€of€the€first€part€and€Alcus€Holloway€and€GenevaÏHolloway,€parties€of€the€second€part.ÌÌà8 àà àWHEREAS,€the€Trustees€of€Fair€Way€Missionary€BaptistÏChurch€is€the€owner€of€lots€1,€2,€3,€8€and€one/fourth€Half€of€lot€4,ÏBlock€2,€Minna€Palmer€Wall's€Whitehaven€Park€Subdivision€asÏrecorded€in€Plat€Book€9,€page€142,€in€the€Register's€Office€ofÏShelby€County,€Tennessee;€andÌÌà8 àà àWHEREAS,€the€Trustees€of€Fairway€Missionary€BaptistÏChurch€are€in€the€process€of€constructing€a€building€upon€the€saidÏlots;€andÌÌà8 àà àWHEREAS,€said€trustees€have€had€difficulty€in€obtainingÏconstruction€funds€for€the€completion€of€the€building,€andÌÌà8 àà àWHEREAS,€Alcus€Holloway€and€Geneva€Holloway€haveÏagreed€to€furnish€$€100,000.00€in€construction€funds€to€finish€theÏbuilding.ÌÌà8 àà àNOW,€THEREFORE,€the€parties€agree€that€under€theÏfollowing€terms€and€conditions€Alcus€Holloway€and€GenevaÏHolloway€will€furnish€$€100,000.00€in€construction€funds:ÌÌà8 à1.€€The€Trustees€of€Fairway€Missionary€Baptist€Church€must€obtainÏa€firm€take„out€commitment€of€$€260,000.00€from€a€recognizedÏlending€institution.€€Also€building€must€meet€their€specifications.ÌÌà8 à2.€€The€trustees€must€carry€a€builders„risk€insurance€policy€whileÏunder€construction.ÌÌà8 à3.€€òòò òProperty€deeded€to€Alcus€Holloway€and€GenevaÏHollowayó óóó€with€the€understanding€when€the€church€building€isÏfinished€and€meets€the€city€code€inspection€approval.€€TheÏproperty€is€to€have€a€clear€title€and€no€liens€against€it.ÌÌà8 à4.€€Alcus€Holloway€and€Geneva€Holloway€are€to€furnish€OneÏHundred€Thousand€Dollars€($€100,000.00)€as€construction€money.€ÏAlcus€Holloway€is€to€disburse€this€money€for€labor€and€materials,Ïwhen€he€sees€the€material€has€gone€into€the€building€by€eye„sightÏand€receipt,€then€he€is€to€pay€off.€€There€is€to€be€bids€taken€forÏeach€job€to€complete€the€building.ÌÌà8 à5.€€Mr.€T.€L.€James€has€agreed€to€pay€Alcus€Holloway€and€GenevaÏHolloway€$€120,000.00€plus€10€%€interest€at€the€closing.€€òòò òWhenÏall€the€agreements€have€been€fulfilled,€Mr.€T.€L.€JamesÏabsolutely€will€have€the€right€and€will€buy€the€propertyÏback.ó óóóÌÌà8 à6.€€The€life€of€this€loan€must€be€closed€within€seven€months€fromÏthe€date€that€this€agreement€is€signed,€with€all€agreements€fulfilled.ÌÌà8 à7.€€I,€Rev.€T.€L.€James,€will€pledge€my€home€(house)€and€willÏsecure€another€member€of€the€church€to€pledge€his€home€(house)Ïas€collateral,€to€secure€the€first€mortgage€monthly€notes€to€PalmerÏBrothers€of€$€998.00€until€the€Rev.€T.€L.€James€buys€the€churchÏback.ÓÓÌÌ(emphasis€supplied).€€The€contract€was€executed€on€May€3,€1991.€€ÌÌà àIn€consideration€for€the€construction€loan,€the€plaintiffs€executed€aÏwarranty€deed€prepared€by€attorney€Holland.€€The€warranty€deed€conveyed€titleÏof€the€property€to€the€defendants€as€collateral€for€the€loan€pursuant€to€theÏcontract.€€The€plaintiffs€also€declared€that€the€property€was€unencumberedÏ"except€for€the€1991€City€and€County€taxes€and€Agreement€between€theÏTrustees€of€and€for€Fairway€Missionary€Baptist€Church€and€Alcus€Holloway€andÏGeneva€Holloway."€€The€warranty€deed€did€not€mention€the€presence€of€anÏexisting€mortgage€on€the€property.ÌÌà àThe€total€sum€of€money€that€the€plaintiffs€borrowed€from€the€defendants€isÏ$€120,000.00.€€The€record€indicates€that€the€plaintiffs€have€not€paid€ò òanyó ó€portionÏof€the€money€that€they€owed€to€the€defendants.€€The€plaintiffs€further€did€notÏprocure€permanent€financing€from€an€approved€lending€institution€as€providedÏfor€in€the€contract.€€Moreover,€the€plaintiffs€defaulted€on€the€property's€firstÏmortgage,€and€the€defendants€were€compelled€to€pay€the€holder€of€the€firstÏmortgage€$€122,533.00€to€prevent€foreclosure€on€the€property.€€The€defendantsÏobtained€a€writ€of€possession€for€the€property.ÌÌà àThe€plaintiffs€filed€suit€in€chancery€court€seeking€reformation€of€theÏcontract€and€recision€of€the€executed€warranty€deed.€€James€also€filed€a€claimÏfor€unjust€enrichment.€€The€defendants'€motion€for€summary€judgment€wasÍgranted€by€the€trial€court.€€The€appellate€court€affirmed€the€trial€court's€dismissalÏof€the€case.€€Upon€review,€we€affirm€the€appellate€court€for€the€reasons€set€forthÏin€this€opinion.ÌÌÓ  ÓÔ  Ôò òCONTRACT€CLAIMó óÌÓ  ÓÌà àWhitehaven€argues€that€the€warranty€deed€it€signed€should€be€reformed.€ÏWhitehaven's€claim€is€predicated€on€two€assertions:€€(1)€€that€it€signed€theÏwarranty€deed€believing€the€document€to€be€a€mortgage;€and€(2)€€that€it€wasÏinformed€that€the€warranty€deed€was€a€mortgage.€€The€defendants€counter€thatÏthe€plaintiffs€were€fully€aware€that€the€instrument€they€signed€was€a€warrantyÏdeed.ÌÌà àIn€òòMcCarley€v.€West€Quality€Food€Serv.óó,€960€S.W.2d€585€(Tenn.€1998),Ïwe€stated:ÌÌÓÓà8 àà àA€party€seeking€summary€judgment€must€demonstrate€theÏabsence€of€any€genuine€and€material€factual€issues.€€òòByrd€v.€Hallóó,Ï847€S.W.2d€209,€214€(Tenn.€1993).€€Mere€"conclusory€assertion[s]Ïthat€the€non„moving€party€has€no€evidence€is€clearly€insufficient."€ÏòòIdóó.€at€215.€€The€movant€must€either€affirmatively€negate€anÏessential€element€of€the€non„movant's€claim€or€conclusivelyÏestablish€an€affirmative€defense.€€òòIdóó.€215€n.€5.€€If€the€movant€doesÏnot€negate€a€claimed€basis€for€the€suit,€the€non„movant's€burden€toÏproduce€either€supporting€affidavits€or€discovery€materials€is€notÏtriggered€and€the€motion€for€summary€judgment€fails.€€òòIdóó.ÌÌà8 àà àIf,€however,€the€movant€does€successfully€negate€a€claimedÏbasis€for€the€suit,€the€non„movant€may€no€longer€simply€rely€uponÏthe€pleadings.€€òòIdóó.€€The€non„moving€party€must€then€establish€theÏexistence€of€the€essential€elements€of€the€claim.€€òòIdóó.€€The€non„movant's€burden€may€be€met€by:ÌÌà8 àà8 à(1)€€pointing€to€evidence€establishing€material€factualÏdisputes€that€were€over„looked€or€ignored€by€theÏmoving€party;Ìà8 àà8 à(2)€€rehabilitating€the€evidence€attacked€by€theÏmoving€party;Ìà8 àà8 à(3)€€producing€additional€evidence€establishing€theÏexistence€of€a€genuine€issue€for€trial;€orÌà8 àà8 à(4)€€submitting€an€affidavit€explaining€the€necessityÏfor€further€discovery€pursuant€to€Tenn.€R.€Civ.€P.,€RuleÏ56.06.ÌòòÌóóà8 àòòIdóó.€at€215€n.€6.€€The€non„moving€party's€evidence€shall€be€taken€asÏtrue.€€òòIdóó.€€Moreover,€summary€judgment€shall€be€denied€if€"anyÏdoubt€whether€or€not€a€genuine€issue€exists."€€òòIdóó.€at€211.ÌÌÓÓòòMcCarleyóó,€960€S.W.2d€at€587.ÌÌà àThe€defendants€submitted€the€affidavit€of€attorney€Holland€in€support€ofÏtheir€motion€for€summary€judgment.€€Holland's€affidavit€indicates€that€heÏexplained€to€the€plaintiffs€that€the€instrument€was€a€warranty€deed.€€Moreover,Ïthe€signed€document€very€conspicuously€reads€"WARRANTY€DEED"€in€boldÏcapitalized€letters€across€the€top€of€the€instrument.€€The€signed€contract€referredÏto€transfer€of€the€property€and€the€plaintiffs'€"absolute"€right€to€buy€the€propertyÏback.€€Accordingly,€the€defendants€have€preliminarily€negated€a€claimed€basisÏof€the€plaintiffs'€contract€claim€and€triggered€the€non„movant's€burden€toÍestablish€the€essential€elements€of€their€suit.€€We€must€now€determine€whetherÏthe€plaintiffs€have€met€their€burden.ÌÌà àThe€plaintiffs€proffered€an€affidavit€of€a€Whitehaven€trustee€who€claimsÏthat€attorney€Holland€did€not€explain€that€the€instrument€being€executed€was€aÏwarranty€deed.€€The€plaintiff€relies€on€this€affidavit€to€show€that€a€material€issueÏof€disputed€fact€exists€as€to€whether€the€plaintiffs€understood€the€document€to€beÏa€warranty€deed.ÌÌà àUpon€review,€we€find€that€the€defendants€are€entitled€to€summaryÏjudgment€as€a€matter€of€law.€€Whitehaven€asserts€that€it€simply€misunderstoodÏthe€nature€of€the€contract€and€the€document€it€signed.€€An€elementary€precept€ofÏcontract€law,€however,€is€that€a€court€will€not€look€beyond€the€four€corners€of€aÏcontract€or€to€the€parties'€intention€when€the€language€of€the€contract€is€clear.€ÏòòSeeóó€òòBob€Pearsall€Motors,€Inc.€v.€Regal€Chrysler„P.,€Inc.óó,€521€S.W.2d€578,€580Ï(Tenn.€1975)€("It€is€the€Court's€duty€to€enforce€contracts€according€to€their€plainÏterms.");€òòCummings€v.€Vaughnóó,€911€S.W.2d€739,€742€(Tenn.€Ct.€App.€1995)€("IfÏthe€language€of€the€contract€is€clear€and€unambiguous,€it€must€be€construed€asÏwritten.").€€The€instruments€executed€by€the€parties€unambiguously€indicate€thatÏtitle€to€the€property€was€being€transferred.€€The€warranty€deed€conspicuouslyÏstated€"WARRANTY€DEED"€across€the€top€of€the€document.€€ÌÌà àWhile€the€affidavits€may€create€an€issue€of€fact,€the€issue€is€not€one€that€isÏmaterial€to€the€resolution€of€the€case.€€òòByrd€v.€Hallóó,€847€S.W.2d€at€215€(statingÏthat€the€issues€for€evaluation€include€(1)€whether€a€òòfactualóó€dispute€existsòò;€óó(2)Ïwhether€the€disputed€fact€is€òòmaterialóó€to€the€outcome€of€the€caseòò;€óóand€(3)€whetherÏthe€disputed€fact€creates€a€òògenuineóó€issue€for€trial.).€€The€signed€documents€wereÏunambiguous,€and€the€plaintiffs'€assertions€in€their€affidavit€do€not€change€theÏunambiguous€nature€of€those€documents.€€The€trial€court's€granting€of€summaryÏjudgment€was,€therefore,€proper.ÌÌÓ  ÓÔ  Ôò òUNJUST€ENRICHMENTó óÌÓ  ÓÌà àJames€apparently€argues€that€the€defendants€were€unjustly€enrichedÏwhen€they€took€possession€of€the€property.€€He€alleges€that€the€defendantsÏ"have€received€a€very€substantial€and€valuable€improvement€to€the€propertyÏwhich€is€a€benefit€to€them€and€have€not€paid€any€of€the€benefits€for€same."ÌÌà àUnjust€enrichment€is€a€quasi„contractual€theory€or€is€a€contract€implied„in„law€in€which€a€court€may€impose€a€contractual€obligation€where€one€does€notÏexist.€€òòPaschall's€Inc.€v.€Dozieróó,€407€S.W.2d€150,€154„55€(Tenn.€1966).€œ€Courts›Ïwill€impose€a€contractual€obligation€under€an€unjust€enrichment€theory€when:€Ï(1)€€there€is€no€contract€between€the€parties€or€a€contract€has€becomeÍunenforceable€or€invalid;€and€(2)€€the€defendant€will€be€unjustly€enriched€absentÏa€quasi„contractual€obligation.€€òòIdóó.€at€154„55.ÌÌà àJames€was€both€the€executive€trustee€of€the€plaintiff€Whitehaven€and€theÏgeneral€contractor€for€the€plaintiff€Whitehaven.€€As€general€contractor€forÏWhitehaven,€James€was€in€charge€of€building€the€church.€€WhitehavenÏcontracted€with€the€defendants€to€obtain€money€to€construct€the€church.€€TheÏconstruction€money€was€paid€to€James.€€James'€deposition€indicates€that€heÏretained€approximately€$€500.00€or€more€a€week€from€the€defendantsðð€loan€asÏcompensation.€€James€also€paid€for€materials€and€labor€out€of€the€proceedsÏfrom€the€defendants'€loan.ÌÌà àThis€Court€has€previously€stated€that€theÌÌÓÓà8 àmost€significant€requirement€for€a€recovery€on€quasi€contract€isÏthat€the€enrichment€be€unjust.€€Consequently,€if€the€landowner€hasÏgiven€any€consideration€to€any€person€for€the€improvements,€itÏwould€not€be€unjust€for€him€to€retain€the€benefit€without€paying€theÏfurnisher.€€Also,€we€think€that€before€recovery€can€be€had€againstÏthe€landowner€on€an€unjust€enrichment€theory,€the€furnisher€of€theÏmaterials€and€labor€must€have€exhausted€his€remedies€against€theÏperson€with€whom€he€had€contracted,€and€still€has€not€receivedÏthe€reasonable€value€of€his€services.ÓÓÌòòÌPaschall's,€Inc.€v.€Dozieróó,€407€at€155€(Tenn.€1966).ÌÌà àJames€had€a€contractual€or€quasi„contractual€relationship€withÏWhitehaven€for€whom€he€acted€as€general€contractor.€€The€record€does€notÏindicate€that€he€has€attempted€to€exhaust€his€remedies€with€Whitehaven€for€anyÏalleged€deficiencies€in€his€compensation.€€Whitehaven€merely€contracted€withÏthe€defendants€for€the€defendants€to€supply€funding€for€construction.€€JamesÏretained€money€from€the€construction€loans€for€compensation.× ƒ0 ××  ×€€The€defendantsÏobtained€physical€possession€of€the€property€following:€€(1)€€Whitehaven'sÏfailure€to€repay€any€portion€of€the€defendants'€$€120,000.00€loan;€and€(2)€€theÏdefendantsðð€payment€of€$€122,533.00€to€the€first€mortgage€holder€of€the€propertyÏto€prevent€foreclosure.€€Accordingly,€the€defendants€have€providedÏconsideration€for€both€the€improvements€and€the€property.€€It€is,€therefore,€notÏunjust€for€the€defendants€in€this€case€to€retain€this€property€with€itsÏimprovements.€€James'€claim€of€unjust€enrichment€was€properly€dismissed€as€aÏmatter€of€law.ÌÌà àThe€plaintiffsðð€claims€are€dismissed€with€prejudice,€and€the€case€isÏremanded€to€the€trial€court€for€further€proceedings€on€the€defendants'Ïcounterclaims€which€are€not€before€this€Court.€€Costs€of€this€appeal€shall€beÍtaxed€against€the€plaintiffs,€Whitehaven€Community€Baptist€Church€and€T.L.ÏJames,€Sr.,€for€which€execution€may€issue€if€necessary.ÌÌÌÓÓà àà àà àà àà àà àòòà€ àóóÌà àà àà àà àà àà àJANICE€M.€HOLDER,€JUSTICEÌÌÌÔ&  Ôò òCONCURRING:ó óÌÌAnderson,€C.J.ÌDrowota€and€Birch,€J.J.Ô'  Ô