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For parties involved in trustee negligence cases or cases involving trust losses, there is a Tennessee statute, the Tennessee Uniform Prudent Investor Act (which was adopted in Tennessee in 2002), which may well take center stage in the lawsuit. The purpose of the Uniform Prudent Investor Act was to codify, alter, and update the common law “prudent man” or “prudent investor” rule, which rule is at the heart of a significant amount of trust litigation.

The Act applies to trustees, guardians and other fiduciaries (all of whom are referred to in the Act, and in this article, as “trustees”). The Act does not apply to every fiduciary relationship, but only to those where the trustee, fiduciary or guardian relationship was created by a will, deed, agency agreement, or trust agreement. For trusts created after July 1, 2002, the Act applies with no restrictions. For trusts already existing as of July 1, 2002, the Act applies only to “decisions or actions” occurring after that date.

It is helpful to understand the fundamental objectives which the drafters of the Act intended to achieve. Those objectives are: (1) To ensure that the prudent investor standard is applied in the context of the entire portfolio instead of to individual investments within a portfolio; (2) to promote the ability of a trustee to focus on the tradeoff between risk and return as a primary consideration; (3) to eliminate the rules categorically prohibiting trustees from making certain types of investments; (4) to integrate into the definition of prudent investing the requirement of diversifying; and (5) to allow the trustee to delegate investment and management functions.

In situations in which a tenant under a commercial lease is in default, landlords tempted to lock the tenant out or to repossess the property should proceed with due respect for a Tennessee statute that has been around since 1821. That statute is known as the “forcible entry and detainer” statute.

The forcible entry and detainer statute creates a right on the part of the landlord to bring a court action to obtain a writ of possession for real property (held under either a commercial lease or residential lease) where the tenant continues to occupy the property after the lease has been terminated. The statute is a two-edged sword, so to speak, because its existence also makes it unlawful for a landlord to repossess or to lock out a tenant unless the landlord first obtains a writ of possession via a forcible entry and detainer action.

A Tennessee commercial lease case involving a commercial space at the Memphis, Tennessee Airport, discusses the rationale behind the Tennessee forcible entry and detainer statute, and how the landlord in that case ran afoul of the statute. In that case, the landlord had a lease which provided: “In the event of the cancellation or termination of this Lease by the Lessor, the Lessor may immediately or any time thereafter re-enter the demised premises… and repossess and have the same….” The lease in that case did not require the landlord to obtain court approval of any type before re-taking possession of the property.

Commercial lease cases sometimes involve disputes about lease renewal provisions and/or the lessee’s (tenant’s) right to renew the lease for an additional period of time. There are some general rules which Tennessee courts follow in resolving lease cases where there are disputes about renewal.

First, if someone leases property and obtains, in the lease agreement, the right to renew the lease for an additional term after the original lease term expires, that right cannot be taken away by the lessor of the property (the landlord) unless there is also a contract provision allowing the lessor to do just that (which, typically, there would not be). Second, if the lessor (landlord) assigns a lease to another party or sells the property which is leased, the successor to the lessor will be subject to the obligation to honor the lessee’s (tenant’s) right to renew. (If the lease agreement states that, if the property is assigned or sold, the lessee (tenant) loses its right to renew, then, in that event, the general rule will not apply, and the lessee (tenant) will not have the right to renew).

Where a lease contains specific terms about the manner and time period by which the lessee (tenant) must give notice of its intent to renew the lease, then, absent a waiver of those provisions by the lessor (landlord), the lessee must give the renewal notice in the manner and within the time period set forth in the lease. There have been cases in Tennessee where tenants (lessees) have not complied with terms related to renewal, yet have been successful in having a court decide that the renewal was effective.

Sometimes, a dispute will arise after someone passes away regarding who is entitled to receive monies held by that person in a bank account or other type of account like a 401(k) account, money market account, mutual fund account, CD, or the like. Some beneficiaries or family members may have expected that all, or part, of the money in the account would be distributed to them by virtue of the terms of the Will of the person who died. They may find out, after the death of the person who established the accounts, that another relative or person claims total ownership of the funds in the account by virtue of the right of survivorship status of the account, or because the bank, or other account institution, was directed to pay the funds in the account to a designated beneficiary on the death of the person who established the account or owned it.

In a recent undue influence case, the Tennessee Court of Appeals explained some basic Tennessee law that comes into play when a Will directs one thing as to the distribution of account funds, but someone claims that the funds in the account should go to them, irrespective of the terms of the Will, because the account had a right of survivorship in their favor. The case involves a mother (“Mother”), her son (“Son”) and the Son’s siblings (“Siblings”).

Mother’s Will provided that Son was to receive the real estate owned by Mother, and that the Siblings were to receive the rest of her monetary assets. At the time of Mother’s death, she owned two accounts: (1) a bank account at SunTrust Bank; and (2) a money market account. Son asserted that the funds in both accounts passed outside of Mother’s estate because they were survivorship accounts and not sole owner accounts. The Siblings asserted that the funds in the accounts should not pass outside of the estate.

In a recent will contest and undue influence case decided by the Tennessee Court of Appeals, the Court of Appeals sustained the decision of the trial judge to set aside the verdict of the jury and to grant a new trial. The opinion of the court of appeals, which characterized the case as a “classic will contest case,” discusses two of the grounds upon which wills are frequently contested: (1) Lack of competency of the person who executes the will; and (2) undue influence.

(A will can be held invalid if the person who executed it was competent, but, nevertheless, he or she executed it as the result of the undue influence of another person.) The case also discusses what Tennessee lawyers refer to as the “13th Juror Rule.”

Here are the facts of the case:

A recent Tennessee case involving the breach of a real estate contract provides some straightforward and pragmatic analysis and discussion of two issues that arose from that contract. Those issues might easily arise in other real estate cases, construction cases, or breach of contract cases. Those two issues were: (1) Whether an “as is” clause in the real estate contract was effective; and (2) what damages the homebuyers (“Buyers”) could recover from the Sellers who had represented that the home in question was connected to the sewer when it was not.

Here are the facts that were before the trial court in the case:

• The Sellers provided the Buyers with a purchase and sale agreement which contained the statement: “The plumbing system is connected to the city sewer.”

In a recent case involving the interpretation of a will and a trust created in the will (a testamentary trust), the Tennessee Court of Appeals reversed the decision of a trial court that the corpus of the trust should be distributed to the brother of the deceased, and held that it should be distributed to the wife of the beneficiary of the trust. The case involved the will of a one Steve Woodward (the “Deceased”).

The Deceased’s Will provided that, at his death, a trust (the “Trust”) was to be created for the benefit of his son (the “Son”). Under the terms of the Trust, Son was to receive monthly payments of $1,000.00 per month until he reached the age of 50. When Son reached age 50, the trustee of the Trust was to distribute the corpus of the Trust to him. Son outlived his father, the Deceased, but died at the age of 33.

The brother of the Deceased (the “Brother”) was given all of the Deceased’s residual estate in the Will. (Residual estate refers to property of a testator (a person who makes a will) that is not specifically given to anyone else in a will). What the Deceased had apparently not planned for, and had definitely not specifically addressed in his Will, was what would happen to the property in the Trust if the Son did not live to be 50.

If a living person owes you money, under Tennessee law, generally, you have six years to file a breach of contract lawsuit against that person to collect your money. Once that person passes away, however, certain Tennessee laws set time deadlines for filing claims against estates. These laws may drastically shorten the time within which you must take action on your claim or lose it.

It is not necessary that you have a court judgment against the deceased person for the debt you are owed in order to make a claim against the estate of the deceased person. The personal representative of the deceased person’s estate might challenge your claim by filing an “exception” to it, but cannot prevent you from filing your claim and bringing it before the probate court.

In Tennessee, the longest period that a creditor ever has to file a claim against an estate is twelve months from the date of the death of the deceased. That time period may be shorter (as discussed below). The reasoning behind requiring creditors to file their claims with a probate court within no later than one year of the death of the deceased is to allow heirs and beneficiaries of the estate of the deceased to receive their distributions without having to contend with the claims of creditors made years after the distributions.

In a recent breach of contract case involving a construction contract for the replacement of a roof, the Supreme Court of Tennessee made two holdings that are crucial to understand for those lawyers, builders, and other parties involved in construction contracts, particularly, those carried out, in whole or in part, by subcontractors. First, even if a contractor does not make an express representation that it will perform its work in a workmanlike manner, that condition will be implied, by operation of law, into its contract (unless, of course, such a warranty is expressly disclaimed). Second, the contractor cannot avoid financial responsibility when work is not performed in a workmanlike manner because the contractor hired a subcontractor to perform the work (unless there is some sort of disclaimer by the contractor).

Here are the basic facts of the case:

• The Defendant was a roofing contractor who contracted to replace the Homeowners’ roof

In a recent decision, the Tennessee Court of Appeals reversed a trial court’s grant of summary judgment to a defendant drug testing company in a negligence case. The case is worth a blog post because, not only is it interesting, but also, it discusses three issues of law that arise frequently enough in Tennessee that they are worth reviewing: (1) negligence law; (2) exculpatory clauses; and (3) the difference between an agent and an independent contractor.

Admiral Webster, the Plaintiff, was an employee of Koyo Corporation. Koyo, the employer, had a workplace substance abuse policy. Webster, the employee, had signed an acknowledgment of the substance abuse policy wherein he agreed:

“to hold Koyo and its agents harmless from any liability arising in whole or in part from any act of negligence by any of them in connection with collection of specimens, testing, and use of the results…”

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