Betty Manis v. Jerry K. Galyon

I N THE COURT OF APPEALS

FILED

April 4, 1996 Cecil Crowson, Jr. Appellate C ourt Clerk

BETTY MANI S, ) SEVI ER CHANCERY

) C. A. NO. 03A01- 9512- CH- 0043 3

)

Pl a i nt i f f - Appe l l a nt )

) ) ) ) ) vs . ) HON. CHESTER S. RAI NWATER

) CHANCELLOR ) ) ) ) )

J ERRY K. GALYON, ) AFFI RMED AND REMANDED

)

De f e nda nt - Appe l l e e )

J . LEW S KI NNARD, M di s onvi l l e , f or Appe l l a nt .

I a DW GHT E. STOKES, Se vi e r vi l l e , f or Appe l l e e .

I

O P I N I O N

M M r a y, J . c ur

Thi s a c t i on wa s i ns t i t ut e d a s a c ompl a i nt f o r a de c l a r a t o r y j u d g me n t a nd f or a pa r t i t i on of r e a l e s t a t e . The a ppe l l a nt s ou g h t a d e c l a r a t or y j udgme nt t ha t s he wa s t he owne r of a n undi vi d e d i nt e r e s t i n a t r a c t of l a nd l oc a t e d i n Se vi e r Count y a s a t e na nt i n c ommo n wi t h t he a ppe l l e e . She f ur t he r s ought t o ha ve t he c o u r t p a r t i t i on t he pr ope r t y i n q ue s t i on. Bot h pa r t i e s f i l e d mot i ons f o r s u mma r y j udgme nt . The t r i a l c our t s us t a i ne d t he de f e nda nt ' s mot i o n f or s u mma r y j udgme nt , de ni e d pl a i nt i f f ' s mot i on a nd f ound t ha t t he a pp e l l a nt he l d no i nt e r e s t i n t he pr ope r t y. Thi s a ppe a l r e s ul t e d . W a f f i r m t he j udgme nt of t he t r i a l c our t . e

No ma t e r i a l f a c t s a r e i n di s put e . Bot h pa r t i e s move d f o r s u mma r y j udgme nt on t he gr ounds t ha t t he r e we r e no i s s ue s of ma t e r i a l f a c t , e a c h c l a i mi ng t o be e nt i t l e d t o j udgme nt a s a ma t t e r o f l a w. Thus , we a r e pr e s e nt e d wi t h a pur e que s t i on of l a w a nd n o p r e s u mp t i on o f c or r e c t ne s s a t t a c he s t o t he t r i a l c our t ' s j udgme n t . Go n z a l e s v . Al ma n Cons t r . Co . , 857 S. W 2d 42, 44 ( Te nn. App. 199 3 ) .

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W mu s t de c i de a ne w whe t he r t he undi s put e d f a c t s s how t ha t e i t h e r e of t he p a r t i e s i s " e nt i t l e d t o a j udgme nt a s a ma t t e r of l a w. " Te n n . R. Ci v. P. 56. 03; Gonz a l e s a t 44- 45.

Aa r on Ki r by, f a t he r of t he a ppe l l a nt , wa s t he owne r of t h e t r a c t o f l a nd i n whi c h a n i nt e r e s t i s now s ought by t he a ppe l l a n t . Du r i n g h i s l i f e t i me , Aa r on Ki r by c onve ye d a wa y hi s i nt e r e s t s i n t h e p r o p e r t y i n que s t i on i n s uc h a f a s hi on t ha t i t be c a me ne c e s s a r y t o l i t i ga t e owne r s hi p of t he pr ope r t y. I n pr e vi ous l i t i ga t i on i n t he Se vi e r Count y Cha nc e r y Cour t i n c a us e no. 83- 4- 140, s t yl e d M r y J o a Ki r b y He nde r s on, et al v. Aa r o n Ki r by, et al , in whi c h al l n e c e s s a r y pa r t i e s or pr i vi e s t o t hi s a c t i on we r e be f or e t he c ou r t , a n a g r e e d or de r wa s e nt e r e d r e s ol vi ng a l l i s s ue s , whi c h, a mo n g o t h e r t hi ngs , ve s t e d t i t l e t o t he s ubj e c t pr ope r t y i n Aa r on Ki r b y a n d wi f e , Ol l i e Ki r by.

The a gr e e d or de r s pe c i f i c a l l y r e c i t e d " t ha t a l l r i ght s , t i t l e d ( s i c) , i nt e r e s t a nd e qui t y i s he r e by di ve s t e d f r om M r y Ge o r g e a Ki r b y He nde r s on, J a me s Ki r by, Lonni e Ki r by, Fa ye Ki r by Sa nd s , Ba r b a r a J e a n Ki r by a nd Cl a r a Ne l l Ki r by M Cl ur e , c a nd ve s t e d i n t o Aa r o n Ki r by a nd wi f e , Ol l i e Ki r by. ( Empha s i s a dde d) .

I t i s undi s put e d t ha t pr i or t o t he l i t i ga t i on whi c h ga ve r i s e t o t h e a gr e e d or de r , Ol l i e Ki r by owne d no i nt e r e s t i n t he pr ope r t y i n q u e s t i on. The r e c or d doe s not di s c l os e t he i n t e r e s t , i f a n y , Aa r o n Ki r by ha d i n t he s ubj e c t pr ope r t y pr i or t o t ha t l i t i ga t i o n . W c a n , howe ve r , r e a s ona bl y c onc l ude t ha t t he pr ope r t y de c r e e d t o e Aa r o n Ki r by a nd wi f e , Ol l i e Ki r by, wa s r e c e i ve d i n s e t t l e me nt of t ha t l i t i ga t i on.

Aa r on Ki r by di e d a nd wa s s ur vi ve d by hi s wi f e , Ol l i e Ki r b y . Su b s e q u e nt l y, Ol l i e Ki r by a nd t wo of he r da ught e r s c onve ye d t h e i r i nt e r e s t i n t he pr ope r t y t o t he a ppe l l e e . The de e d s pe c i f i c a l l y r e c i t e d:

I t i s t he i nt e nt of t he Gr a nt or s by t hi s i ns t r ume nt t o c onve y a l l t he i r r i ght s , t i t l e s , e qui t i e s a nd i nt e r - e s t s t o t he Gr a n t e e i n t he he r e i na bove de s c r i be d pr op- e r t y. Ol l i e M Ki r by i s t he owne r of a l l of s a i d pr ope r t y

. o r a one - t hi r d i nt e r e s t ; J e a n K. Br a c ki ns i s t he owne r o f a one - ni nt h i nt e r e s t ; a nd Br e nd a K. Te a s t e r i s t he o wne r of a one - ni nt h i nt e r e s t , whi c h t he y a r e c onve yi ng t o t he Gr a nt e e he r e i n.

The t hr e s hol d que s t i on whi c h we mus t a ddr e s s i s whe t h e r t he a gr e e d or de r e nt e r e d in t he pr e vi ous cas e, Mry a Jo Ki r b y He n d e r s on, e t a l v. Aa r on Ki r by, e t a l , c r e a t e d a n e s t a t e by t h e e n t i r e t i e s i n Aa r on Ki r by a nd wi f e , Ol l i e M Ki r by.

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I t i s s uc h we l l - s e t t l e d l a w t ha t a n i ns t r ume nt ve s t i ng t i t l e t o r e a l p r ope r t y i n ma n a nd wi f e c r e a t e s a t e na nc y by t he e nt i r e - t i e s t ha t no c i t a t i ons a r e r e qui r e d. Ye t t he r e i s s ome r oom f or a c o n t r a r y r e s ul t i f i t i s c l e a r l y e xpr e s s e d wi t hi n t he i ns t r ume n t a n i n t e nt t o c r e a t e a n e s t a t e a s t e na nt s i n c ommon or j oi nt t e na nt s . Se e Bo s t , e t a l . v. J ohns on , 133 S. W 2d 491 ( Te nn. 1939) .

. No s u c h i nt e n t i on t o t he c o n t r a r y i s e xpr e s s e d i n t he a gr e e d or de r . Th e o r d e r i s c l e a r a nd una mbi guous .

I n e xe r c i s i ng i t s powe r s of s upe r vi s i ng t he e nf or c e - me nt of i t s own j udgme nt s , a c our t ha s ne c e s s a r y a nd i n he r e nt powe r t o i nt e r pr e t or c ons t r ue a ny a mbi gu ous p h r a s e ol ogy of t he j udgme nt s o u g h t t o be e nf or c e d.

Li ke wi s e , a c our t wh i c h i s c a l l e d upon t o e nf or c e t he j u dgme nt of a not he r c our t ha s s ome powe r t o i nt e r pr e t t he j u dgme nt t o be e nf or c e d.

An una mbi guous j udgme nt s houl d be c ons t r ue d a s a wh ol e s o a s , i f pos s i bl e , t o gi ve e f f e c t t o a l l pa r t s t he r e o f a n d t o e f f e c t t he i nt e nt a nd pur pos e of t he Co ur t . 49 C. J . S. J udg me nt s § 436, p. 862.

Howe ve r , a j udgme nt pl a i n a nd a mbi guous by i t s t e r ms ma y not be modi f i e d, e nl a r ge d, r e s t r i c t e d or di mi ni s he d. I b i d, p. 868.

Te n p e n n y v. Te npe nny, ( Te nn. App. 1995) , Le xi s 105.

The a gr e e d or de r i n t h e pr e vi ous c a s e i s c l e a r a nd una mbi gu o u s W, e t h e r e f or e , f i nd t ha t t he a gr e e d or de r ve s t e d t i t l e i n Aa r o n Ki r b y a nd wi f e , Ol l i e Ki r b y a s , t e na nt s by t he e nt i r e t y.

W mus t ne xt e xa mi ne t he a s s e r t i on by t he a ppe l l a nt t ha t t h e e a pp e l l e e ha d f i l e d a pr e vi ous s ui t c onc e r ni ng t he s a me s ubj e c t ma t t e r i n whi c h t he a ppe l l a nt a s s ume d a pos i t i on c ont r a r y t o t h e p o s i t i on a s s ume d i n t hi s case. The r e c or d r ef l ect s t ha t t he a pp e l l e e h e r e f i l e d a n a c t i on i n t he Ci r c ui t Cour t of Se vi e r Cou n t y a ga i n s t t he a p p e l l a nt s e e ki ng to ha ve t he s ubj e c t pr ope r t y p a r t i t i one d. Subs e que nt l y, t he a ppe l l e e , i n t ha t a c t i on, f i l e d a n a me nd me nt t o hi s c o mp l a i nt a l l e gi ng t ha t he wa s t he owne r of t h e f ee a nd t ha t t he a ppe l l a nt ha d no i nt e r e s t in t he pr ope r t y . Th e r e a f t e r , a non- s ui t wa s t a ke n.

Ap pe l l a nt woul d ha ve u s f i nd t ha t t he a ppe l l e e i s now e s t op p e d f r om a s s e r t i ng t ha t he i s t he owne r of t he f e e s i mpl e t i t l e t o a l l t he p r o p e r t y i n que s t i on. W wi l l f i r s t l ook t o t he doc t r i ne o f e j ud i c i a l e s t oppe l . As s umi ng t ha t t he doc t r i ne of j udi c i a l e s t op p e l i s s t i l l a v i a bl e d oc t r i ne of l a w i n t hi s j ur i s di c t i on, t h e r e a r e l i mi t a t i ons o n t he g e ne r a l r ul e .

' W l e j udi c i a l e s t oppe l a ppl i e s whe r e t he r e i s no hi e x pl a na t i on of t he pr e vi ous c ont r a di c t or y s wor n s t a t e me nt ( Sa r t a i n v. Di xi e Coa l & I r on Co . , 150 Te nn. 633, 650, 6 5 1, 266 S. W 313) , i t doe s not a ppl y whe r e t he r e i s a n

. e x pl a na t i on s howi ng s uc h s t a t e me nt wa s i na dve r t e nt , i n c ons i de r a t e , mi s t a k e n, or a nyt hi ng s hor t of a ' wi l f ul l y f a l s e ' s t a t e me nt of f a c t . Bl a c k Di a mond Col l i e r i e s v. De a l , 150 Te nn. 474, 4 77, 265 S. W 985; He l f e r v. [ M ua l

. ut Be n. ] He a l t h & Ac c . As s ' n , 170 Te nn. 630, 637, 638, 96 S. W 2d 1103, 1105, 113 A. L. R. 921, 924, 925.

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Se e D. M Ros e & Co. V. Snyde r , 206 S. W 2d 897 ( Te nn. 1947) .

. .

The r e a s ons f or t he pe r c e i ve d i nc ons i s t e nc y a r e c l e a r l y s e t out in t he a ns we r s to t he i nt e r r oga t or i e s pr opounde d by t he a pp e l l a nt t o t he a ppe l l e e . The a ppe l l e e e xpl a i ne d i n hi s a ns we r s to i nt e r r oga t or i e s t ha t , af t er c ons ul t a t i on wi t h a numbe r of a t t o r n e ys , he wa s a dvi s e d t ha t he owne d t he e nt i r e f ee a nd , t h e r e f or e , a me nde d hi s c omp l a i nt a c c or di ngl y. J udi c i a l e s t oppe l i s n o t a va i l a bl e t o t he a ppe l l a nt unde r t he s e c i r c ums t a nc e s .

The d oc t r i ne of " j udi c i a l a dmi s s i ons " wa s s ubs t a nt i a l l y c ha n g e d by Rul e 803( 1. 2) , Te nne s s e e Rul e s of Evi de nc e . W t h t he i a d o p t i o n of t he Te nne s s e e Rul e s of Evi de nc e , Rul e 803( 1. 2) t he d i s t i nc t i on be t we e n e vi de n t i a r y a dmi s s i ons a nd j udi c i a l a dmi s s i o n s wa s a b o l i s he d. Thus , j u di c i a l a dmi s s i ons a r e no l onge r c onc l us i v e . Pr i o r t o t he a dopt i on of t he Te nne s s e e Rul e s of Evi de nc e , t he p r e v a i l i ng r ul e r e l a t i ng t o " j udi c i a l a dmi s s i ons " wa s s e t out i n J o h n P. Sa a d a nd Sons v. Na s hvi l l e The r ma l , 642 S. W 2d 151 ( Te n n .

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Ap p . 1 9 82) . I nde e d, i n Sa a d i t i s s a i d: " Admi s s i ons i n pl e a di ng s ar e j udi c i a l ( c onc l us i ve ) a dmi s s i ons , c onc l us i ve a ga i ns t t he p l e a de r unt i l wi t hdr a wn or a me nde d . M Cor mi c k on Evi d e n c e , c 2nd Ed i t i on , § 265, p. 633; 31 C. J . S. Evi de nc e § 301, p. 772, not e 2 3 . "

It is cl ear t ha t , s i nc e t he c i r c ui t c ou r t p l e a di ngs we r e a me n d e d , ne i t he r t he ol d r ul e a s s t a t e d i n Sa a d nor Rul e 803( 1 . 2 ) wh i c h i s now i n e f f e c t c ons t i t ut e a c onc l us i ve a dmi s s i on.

Ap pe l l a nt al s o a r gue s t ha t t he a ppe l l e e is bound by t he d o c t r i n e of e s t oppe l by de e d. Our Supr e me Cour t , i n De nny v. W l s o n i Co u n t y , 198 Te nn. 677, 281 S. W 2d

. 671 ( 1955) , ha s de s c r i b e d e s t o p p e l by de e d a s : " a ba r whi c h pr e c l ude s o n e p a r t y t o a de e d a n d h i s pr i vi e s f r om a s s e r t i ng a s a ga i ns t t he ot he r pa r t y a nd h i s pr i vi e s a ny r i ght or title i n de r oga t i on of t he de e d or f r om d e n y i n g t he t r ut h o f a ny ma t e r i a l f a c t s a s s e r t e d i n i t . " Smi t h v. So v r a n Ba nk Ce nt . , 792 S. W 2d 928 ( Te nn.

. App. 1990) . W do n o t e u n d e r s t a nd t he r e c i t a t i ons i n t he de e d a s be i ng i n c onf l i c t wi t h a pp e l l e e ' s a s s e r t i ons i n t hi s a c t i on. It s e e ms c l e a r t ha t t he r e c i t a t i ons i n t he de e d we r e c l e a r l y i nt e nde d t o t r a ns f e r a l l o f t he g r a nt or s ' r i ght s i n t he pr ope r t y t o t he gr a nt e e — not hi ng mo r e .

W f i nd no e s t oppe l o r ot he r s i mi l a r r ul e of l a w a va i l a bl e t o e t he a p p e l l a nt i n t hi s c a s e whi c h woul d de f e a t t he a ppe l l e e ' s t i t l e t o t h e p r ope r t y. Ac c or di n gl y, we a f f i r m t he j udgme nt of t he t r i a l c our t .

Co s t s of t hi s c a us e a r e t a xe d t o t he a ppe l l a nt a nd t hi s c a s e i s r e ma nde d t o t he t r i a l c our t f or t he c ol l e c t i on t he r e of .

___________________________ _ _ _ Don T. M M r a y, J . c ur CONCUR: _ _ _ _ _ _ _ ___________________________ He r s c he l P. Fr a nks , J . _ _ _ _ _ _ _ _ __________________________ Cl i f f o r d E. Sa nde r s , Spe c i a l J udge

I N THE COURT OF APPEALS

BETTY MANI S, ) SEVI ER CHANCERY

) C. A. NO. 03A01- 9512- CH- 0043 3

)

Pl a i nt i f f - Appe l l a nt )

) ) ) ) ) vs . ) HON. CHESTER S. RAI NWATER

) CHANCELLOR ) ) ) ) )

J ERRY K. GALYON, ) AFFI RMED AND REMANDED

)

De f e nda nt - Appe l l e e )

ORDER

Thi s a ppe a l c a me on t o be he a r d upon t h e r e c o r d f r om t h e Ch a nc e r y Cour t o f Se v i e r Count y, br i e f s a nd a r gume nt of c ouns e l . Up o n c o n s i de r a t i on t he r e of , t hi s Cour t i s of opi ni on t ha t t he r e wa s n o r e v e r s i bl e e r r or i n t he t r i a l c our t .

W a f f i r m t he j udgme nt e of t he t r i a l c our t . Cos t s of t hi s c a us e a r e t a xe d t o t he a ppe l l a nt a nd t hi s c a s e i s r e ma nde d t o t h e t r i a l c our t f or t he c ol l e c t i on t he r e of .

PER CURI AM