Lloyd W. Moore v. Dr. Ronald Teddleton, et ux.

CourtCourt of Appeals of Tennessee
DecidedNovember 7, 2006
DocketW2005-02746-COA-R3-CV
StatusPublished

This text of Lloyd W. Moore v. Dr. Ronald Teddleton, et ux. (Lloyd W. Moore v. Dr. Ronald Teddleton, et ux.) is published on Counsel Stack Legal Research, covering Court of Appeals of Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Lloyd W. Moore v. Dr. Ronald Teddleton, et ux., (Tenn. Ct. App. 2006).

Opinion

IN THE COURT OF APPEALS OF TENNESSEE AT JACKSON ASSIGNED ON BRIEFS JULY 7, 2006

LLOYD W. MOORE, ET AL. v. DR. RONALD D. TEDDLETON, ET UX.

Direct Appeal from the Chancery Court for Carroll County No. 02-CV-0092 C. Creed McGinley, Chancellor

No. W2005-02746-COA-R3-CV - Filed November 7, 2006

This case began as a breach of warranty and misrepresentation action against a husband and wife as sellers of property. The buyers had been sued in a separate action by adjoining landowners who disputed the boundary between their land and the property purchased by the buyers. After a judgment was entered against the buyers ordering them to convey a portion of the property to their neighbors, they filed suit against the sellers, who had since divorced. The trial court entered a default judgment against the wife after she failed to defend the case. The court then dismissed the husband from the case pursuant to Tenn. R. Civ. P. 19, finding that he had been an indispensable party to the previous boundary dispute lawsuit between the buyers and their neighbors, and that failure to join him in that lawsuit required that he be dismissed from this subsequent suit. The buyers timely filed their notice of appeal. The trial court subsequently entertained and granted the wife’s motion to set aside the default judgment and ultimately dismissed her from the suit as well, finding that she had also been an indispensable party to the boundary dispute action and was not joined in the lawsuit. For the following reasons, we vacate the trial court’s order which set aside the default judgment, reverse the trial court’s order dismissing the claims against the husband, and remand the cause for further proceedings.

Tenn. R. App. P. 3; Appeal as of Right; Judgment of the Chancery Court Vacated in Part, Reversed in Part and Remanded

ALAN E. HIGHERS, J., delivered the opinion of the court, in which DAVID R. FARMER , J., and HOLLY M. KIRBY , J., joined.

Michael U. King, Huntingdon, TN, for Appellants

Dwayne D. Maddox, III, Huntingdon, TN, for Appellee Dr. Ronald D. Teddleton

Mark L. Agee, Trenton, TN, for Appellee Karen Teddleton OPINION

I. FACTS & PROCEDURAL HISTORY

On March 17, 1999, Lloyd W. Moore, Joyce I. Moore, Heath A. Moore, Melinda R. Moore, Kendle W. Moore, and Brandon J. Moore (the “Moores” or “Appellants”) purchased a tract of land located in Carroll County, Tennessee, from Ronald D. Teddleton and his wife, Karen E. Teddleton (the “Teddletons” or “Appellees”). The Teddletons provided a general warranty deed to the Moores purporting to convey 73.37 acres of land for $55,000.00. The property included several acres of valuable timber, which, according to the Moores, was specifically pointed out by Mr. Teddleton prior to the sale.

On July 21, 2000, the Moores were sued by adjoining landowners, Elmer Lee Kyle and his wife, Bessie Lee Kyle (the “Kyles” or “the Kyle litigation”).1 The Kyles disputed the location of the boundary line between their property and the property acquired by the Moores claiming that part of the 73.37 acres belonged to them. In addition, they alleged that the Moores had wrongfully cut timber on the land belonging to the Kyles and sought treble damages for its value. The Kyles later amended their complaint to include as a defendant Wade Norris d/b/a Wade Norris Logging, LLC, which the Moores had hired to cut the timber on the property they purchased from the Teddletons. In turn, the logging company filed a cross-complaint against the Moores seeking attorney’s fees and loss of income and requesting that the Moores be required to hold it harmless for any judgment entered against it.

The Kyle case came to be heard before Chancellor Ron E. Harmon in the Chancery Court for Carroll County on January 24, 2002. At the hearing, each party presented the testimony of licensed surveyors and the Kyles presented a professional forester who valued the stumpage for the cut timber at $39,924.45. Mr. Teddleton, the grantor, also appeared to testify. The Chancellor then took a break and urged the parties to reach an agreement. According to the Moores, they were basically given three options by the court as to what their settlement should be. Thereafter, the parties announced that they had agreed to accept a boundary line that essentially divided the difference between the two surveys. This action resulted in the Moores losing eleven acres of the property deeded by the Teddletons. The parties also stipulated that the Kyles were entitled to a judgment for $40,000.00, representing double the value of the timber cut from the Kyles’ side of the agreed-upon boundary. In addition, the Moores stipulated that the logging company was entitled to a judgment for its expenses in the amount of $2,480.00. On March 6, 2002, the Chancellor entered his judgment in the case setting forth the parties’ stipulations. Approximately eleven acres were thereby transferred from the Moores to the Kyles, and judgment was granted against the Moores in the

1 There is limited information in the record about the Kyle case. It was filed in the Chancery Court for Carroll County, Tennessee, Docket No. 20-CV-143. Most of these facts have been taken from the “Statement of the Case” in the Appellant’s Brief, which was adopted and incorporated by reference into the briefs of the Appellees. These additional facts are included only for clarification and have no bearing on our conclusion regarding the merits of this appeal.

-2- amount of $42,480.00.

Upon conclusion of the Kyle litigation, the Moores filed a complaint against the sellers, the Teddletons, alleging breach of warranty and misrepresentation. The Moores claimed that the Teddletons had breached the covenants contained in their warranty deed because eleven acres were found to belong to adjoining property owners. As such, the Teddletons were not lawfully seized of the property and did not have the right to convey the property, as they had warranted. The Moores also included a claim for misrepresentation. The Moores stated that they had justifiably relied on Mr. Teddleton’s representations, as he “toured the property with the Plaintiffs and pointed to the boundaries, indicating that they had been established by survey.” Also, Mr. Teddleton allegedly represented that all timber within those indicated boundaries was included with the property to be sold. The Moores claimed that, although Mr. Teddleton may have had a survey prepared of the property, he did not use that surveyed property description in the deed to the Moores. Therefore, they alleged that Mr. Teddleton knew or should have known that the ownership of some of the acres he conveyed was at least disputed.

The Moores’ request for relief included the value of the eleven acres that the Carroll County Chancery Court transferred to the Kyles, the cost of the damages incurred from the suit in the amount of $42,280.00, and their attorney’s fees incurred in defending the suit in the amount of $4,000.00, less the proceeds they had received from the sale of the timber.

The Teddletons were served with a copy of the complaint and civil summons on June 12, 2002. The Teddletons separated and litigated an action for divorce at some point during the pendency of the Moores’ action. On November 7, 2002, the Moores filed a Motion for Default Judgment against both defendants as no answer had been filed on their behalf. However, the motion was not granted at that time. Mr. Teddleton filed his Answer and an accompanying Motion to Dismiss on January 22, 2003. His Motion to Dismiss asked the court to dismiss him as a defendant pursuant to Rule 12 and Rule 19 of the Tennessee Rules of Civil Procedure. After mentioning the boundary dispute and timber lawsuit between the Moores and the Kyles, he stated:

That the defendant Ronald D.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

First American Trust Co. v. Franklin-Murray Development Co., L.P.
59 S.W.3d 135 (Court of Appeals of Tennessee, 2001)
Dishmon v. Shelby State Community College
15 S.W.3d 477 (Court of Appeals of Tennessee, 1999)
Cashion v. Robertson
955 S.W.2d 60 (Court of Appeals of Tennessee, 1997)
Citizens Real Estate & Loan Co. v. Mountain States Development Corp.
633 S.W.2d 763 (Court of Appeals of Tennessee, 1982)
Turpin v. Conner Bros. Excavating Co.
761 S.W.2d 296 (Tennessee Supreme Court, 1988)
Spence v. Allstate Insurance Co.
883 S.W.2d 586 (Tennessee Supreme Court, 1994)
Union Carbide Corp. v. Huddleston
854 S.W.2d 87 (Tennessee Supreme Court, 1993)
Northland Insurance Co. v. State
33 S.W.3d 727 (Tennessee Supreme Court, 2000)
Morrow v. Bobbitt
943 S.W.2d 384 (Court of Appeals of Tennessee, 1996)
McNabb v. Highways, Inc.
98 S.W.3d 649 (Tennessee Supreme Court, 2003)
Scales v. Winston
760 S.W.2d 952 (Court of Appeals of Tennessee, 1988)
Riden v. Snider
832 S.W.2d 341 (Court of Appeals of Tennessee, 1991)
Estate of Adkins v. White Consolidated Industries, Inc.
788 S.W.2d 815 (Court of Appeals of Tennessee, 1990)
Manning v. Feidelson
136 S.W.2d 510 (Tennessee Supreme Court, 1940)
Brewer v. Lawson
569 S.W.2d 856 (Court of Appeals of Tennessee, 1978)
Gillespie v. State
619 S.W.2d 128 (Court of Appeals of Tennessee, 1981)
Kelly v. Conner
122 Tenn. 339 (Tennessee Supreme Court, 1909)
Steele v. Satterfield
148 Tenn. 649 (Tennessee Supreme Court, 1923)
Brown v. Brown
281 S.W.2d 492 (Tennessee Supreme Court, 1955)

Cite This Page — Counsel Stack

Bluebook (online)
Lloyd W. Moore v. Dr. Ronald Teddleton, et ux., Counsel Stack Legal Research, https://law.counselstack.com/opinion/lloyd-w-moore-v-dr-ronald-teddleton-et-ux-tennctapp-2006.