FOURTH D I VI SI ON

DI L LA RD, P. J.

, M ERCI ER and M A RKLE, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

A pr i l 26, 2022



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 2 A0 28 9 . HENDERSON et al . v . FISHER et al

.

D I LLA R D , Pres i d i n g J u d g e.

Ch ad Ri ch ard Hen d ers o n an d Hen d ers o n Leg al

, LLC, ap peal fro m t h e t ri al

co u rt ’ s d en i al o f t h ei r m o ti o n t o t ran s fer ven u e in a cas e b ro u gh t b y Ed na Th o m as

Fi s h er an d M ary An d ers o n Fi s h er. In d o in g so

, H en d ers o n an d H e n d e r s o n Leg al

arg u e t h e t ri al co u rt i n co rrect l y co n cl u d ed t h at t he Fi s h ers are s eek i n g t it l e t o l an d an d

t h u s th e o n ly co urt cap ab l e o f g ran t i n g t h em ti t le i s i n t he co u n t y w h ere th e l an d s i t s

.

Fo r t h e reas o n s s et fo rt h in fr a , we rev ers e.

In co n s i d eri n g t h e t ri al co u rt ’ s ru l i n g o n a m o t i o n to t ran s fer v en ue, we wi l l

affi rm t h e co u rt ’ s fi n d i ng s on d is p u t ed fact ual q u es t i on s rel at i n g t o ven u e “ i f t h ere i s

an y ev i d en ce t o s u p p o rt t hem ,” b u t we rev i ew d e n o vo i t s ap p l i cat i on o f t he l aw tou n d i s p u t ed fact s

. 1 So v i ewed

, t h e reco rd s h o ws th at t h e Fi s h ers o wn ed real p ro p ert y

i n Cl ay t o n Co u n t y at 4 45 A ut u m n Dri v e, Ri v erd al e, Geo rg i a, as t en an t s i n co m m o n.

Th e y e n t e r ed i n t o an ag reem en t to s el l t h at pro p ert y t o d efen d an t H RD Cap i t al

Part ners

, LLC, fo r $8 5 ,0 0 0

. Hen d ers o n w as t h e cl o s i n g a t t o rn ey fo r t h e s al e, s o h e

an d h is fi rm (Hen ders o n Leg al ) p rep ared t h e cl o s i ng d o c u m e n t s

. Th es e

d o cu m en t s

— wh i ch i n cl u d ed a warran t y d eed t ran s ferri ng t i t l e f r o m th e Fi s h ers to

HRD Cap i t al

— were t hen g iv en t o Ty r o m e Hen d ers o n

, wh o was HRD Cap i t al ’ s

m an ag er b ut i s n o t

a l i cen s ed at t o rn ey

au t ho ri zed t o p ract i ce l aw.

Acco rd i n g t o t h e Fi s h ers

, o n J an u ary 17

, 2 02 0

, T y ro m e m et t h em at a b an k,

wh ere t hey al l ex ecu t ed t h e cl o s i n g d ocu m en ts i n fro n t o f a no t ary

. Ty ro m e t h en l eft

t h e b an k wi t h t h e ex ecu t ed ori gi n al s

, i n cl u d i n g t h e warran t y d eed

, wi th o u t ten d eri n g

t h e $ 8 4 ,9 3 4 .2 0 HRD Cap i t a l o w e d th e Fi s h ers aft er cl o si n g co s t s or g i vi n g t h em

co p ies o f t he cl os i n g d o cu m en t s

.

Acco rd i ng to t h e Fi s h ers

, fi v e d ay s aft er t h e cl os i n g

, HRD Cap i t al s o l d t h e

p ro p ert y t o Bes t Bu y Ho m es fo r $ 1 1 8

, 0 00

, ev en t h o ug h HRD Cap i t al s t i l l h ad n ot

p ai d th em fo r t h e p ro p ert y

. On J an u ary 2 7

, 2 0 2 0

, Ty ro m e reco rd ed t h e warran t y d eed

,

t ran s ferri n g t it l e fro m t h e Fi s hers t o HRD Cap i t al wi th t he Cl ay t o n Co u n ty Su p eri o r

1 Ha mn er v. Tu r p en , 3 19 Ga. Ap p . 6 1 9 , 6 2 0 (7 3 7 SE2 d 7 2 1 ) (2 0 13 ).

2Co u rt

. Th at s am e day

, h e al so reco rd ed t h e d eed t ran s ferri n g t i t l e fro m HRD Cap i t al

t o Bes t Bu y H o m es

. Th e n ex t day

, Hen d ers o n wi red t h e Fi s h ers $ 3 9,9 3 4 .2 0 o f t h e

$ 8 4 ,9 3 4 .2 0 t hat HRD Cap i t al o wed fo r t h e p ro p ert y

, w i t h n o ex p l an at i o n fo r t h e

$ 4 5 ,0 0 0 s h ort fal l

. Th en

, o n Feb ru ary 7

, 2 0 2 0

, 2 1 d ay s aft er t h e Fi s hers ’ cl o s in g

, Bes t

Bu y Ho m es s o l d t h e p ro p ert y t o a J oh n Do e fo r $ 8 7 ,0 0 0

.

Th ereaft er, t h e Fi s h ers fi l ed s u i t cl ai m i n g Hen d ers o n an d H e n d e r s o n Leg al

were li ab l e fo r l e g a l m a l p ract i ce fo r fai l i n g t o co nt ro l th e cl o s i n g

, su p erv i s e t h e

reco rd i n g o f al l d o cu m en t s co nv ey i n g t i t l e, an d v eri fy t h e Fi s h ers recei v ed al l fu nd s

fro m t h e p urch as er, as w el l a s fo r t h e n eg l i g en ce t h at al l owed Ty ro m e an d HRD

Cap it al t o co m

m i t frau d

. Th e F i s h ers al s o i n cl u ded cl ai m s of frau d ag ai n s t Ty ro m e

an d HRD Cap i t al

, an d b reach o f co n t ract ag ai n s t HRD Cap i t al

.

Ci t i n g frau d an d a fai l u re o f co n si derat io n

, t h e Fi s h ers as k ed t h e t ri al co u rt to

res ci nd t h e s al e o f th e pro p ert y t o HRD Cap i t al an d can cel th e d eed t ran s ferri n g t i t l e

o f t h e p ro p ert y an d al l su b s eq u en t d eed s t o t h e p r o p ert y

, t h ereb y ret u rn i n g t i t l e to

t h em

. Th ey fu rt h er as k ed t he t ri al co u rt t o ord er HRD Cap i t al t o p erfo rm i t s

o b l i g at i o ns u n d er th e co n t ract

, i n cl u d i n g p ay m en t o f t h e $ 4 5,0 0 0 st il l o wed

. 2 Fi n al l y

,

2 As o f t h e fi l i n g o f t hei r co m p lai n t

, t h e F i s h e r s al leg ed t h ey s ti l l h ad n ot

recei v ed t h e $ 45 ,0 00 o wed t o t h em

.

3t h e Fi sh ers s o u g h t act u al an d p u n it i ve d am ag es fro m Hen d ers o n , Hen d ers o n Leg al

,

Ty ro m e, an d HRD Cap i tal , al o n g wi t h at t o rn ey fees an d co st s

.

Hen d ers o n an d Hen d ers o n Leg al fi l ed a m ot i o n t o t ran s fer v e n u e t o Co b b

Co u n t y on t h e b as i s t h at n o n e o f t h e d efen d an t s are res id en t s of or hav e an o ffi ce in

Cl ay t o n Co u n t y

, an d t h e o nl y reas o n th e cas e was b efo re t h e Cl ay t o n Co u n t y Su p eri o r

Co u rt was b ecau s e t h e pro pert y at i s s u e was l o cat ed in Cl a y t o n Co u n t y

. Fu rt h er,

Hen ders o n an d Hen d ers o n Leg al arg u ed t h e Fi s h ers ’ cl ai m s s u rro u n d i n g ti t l e t o l an d

s o u n ded in eq u i t y

, n o t l aw, s o t h e p ro p er v en ue was n o t wh ere t h e p ro p ert y i s l o cat ed

.

Hen ders o n an d H en d ers o n L eg al s o u g ht t o t ran s fer v en u e t o Co bb Co u n t y b ecau s e

i t i s t he co u n t y o f res i d en ce fo r Ty ro m e an d t h e p ri n ci p al p lace o f bu s in es s fo r HRD

Cap it al

.

In res p o n s e t o t h e m o ti o n

, t h e Fi sh e r s a r g u ed t hat wh il e t h ey were s eek i n g

cert ai n eq u it ab l e rem ed i es wi t h reg ard t o t h e l an d

, in cl ud i ng res ci s s i o n o f th e s al e an d

can cel l at i o n o f t h e warran t y d eed t ran sferri n g t it l e t o HRD Cap i t al

, t h ey al so s o u g ht

t o d i v es t al l p art ies i n t h e ch ai n o f t i t l e o f t h ei r t i t l e an d i nv es t t h e t i tl e b ack i n t h em

.

Th u s, t h ey arg u ed d i v es t m en t an d b es t o wm en t o f t i t l e n eces s ari l y i nvolv e t it l e t o l an d,

m ak i n g v en u e p ro p er i n Cl ay t o n Co u n ty wh ere t h e p ro pert y

i s l o cat ed

.

4Th e t ri al co u rt d en ied Hen d ers o n an d Hen d ers o n Leg al ’ s m o t i o n to t ran s fer

v e n u e, co n cl u di ng t h e Fi s h ers ’ co m p l ai n t co n cern ed t i t l e t o l an d

. Th e co u rt ag re e d

wi t h t h e Fi s h ers th at t h e d i v es t m en t an d b es t o wm en t o f t i t l e n eces s ari l y i n v ol v e t i t l e

t o l an d

, an d t h at t h e co m

p lai n t i s

, i n p art

, an act i o n t o reco v er th e Fi s h ers ’ l an d b as ed

o n t h ei r t i t l e. Th e co u rt al so n o t ed t h at t h e Fi sh ers cl ai m ed t h e co ns i d erat i o n fo r t h e

s al e o f t h e p ro p ert y h ad fai l ed

, an d i f t h ere was no s al e, t h en l eg al t i t l e t o t h e p ro p ert y

rem ai n s i n t h ei r n am es

. Th e co u rt fu rt her ex p lai n ed t h at t h e cl ai m s ag ai n s t m u l t i p l e

d efen d an t s aro s e o u t of th e s am e s et o f fact s an d ci rcu m st an ces as t h e cl ai m s

i n v o l v i n g t i t l e t o th e p ro p ert y

, an d t h e o n l y v en u e an d ju ri s d i c t i o n t hat can ad d res s

t h e i s s u e o f t it l e i s Cl ay t o n Co u n t y

. Mo reo v er, t he co u rt fo u n d t h at no o th er s u p eri o r

co u rt i n Geo rg i a wo u l d hav e au t ho ri t y t o o rd er th e reco n v ey an ce o f t i t l e t o t h e

p ro p ert y o t h er t h an t h e Cl ay t o n Co u n t y Su p eri or Co urt

. E ven s o

, t h e co u rt cert i fi ed

i t s d eci s i o n fo r i m

m ed iat e rev i ew. Th i s i n t erl o cu t ory ap p eal fo l lo ws

.

Hen d ers o n an d Hen ders o n Leg al co n t en d th e t ri al co urt erred i n c o n c l u d i n g

v en ue was p ro per i n Cl ay t o n Co u n t y wh en n o d efen dan t res i d es i n Cl ay t o n Co u n t y

an d t h e s u i t s o u n d s i n eq u i t y , n o t l aw. W e ag ree.

Th e G eo rg ia Co ns t it u t i o n p ro v i d es t h at “ [c] as es res p ect i ng t it l es t o l an d s h al l

b e t ri ed in t h e co u n t y w h ere t h e l an d l i es ,” wh i le “ [e] q u i t y cas es s h al l b e t ri ed i n t h e

5co u nt y wh ere a d efen dan t res i d es ag ai n s t wh o m s u bs t an ti al rel i ef i s p ray ed .” 3 An d t h e

co m m o n t es t as t o wh et her an act i on t o reco v er lan d i s on e r e s p e c ti n g t i t l e t o l an d

wi t h i n th e m ean i n g o f o u r Co n s t it u ti o n i s i f “ t h e p l ai n t i f f can reco v er o n h i s t i t l e

al o n e, o r wh et her h e m

us t seek th e ai d o f a co u rt of eq u i t y i n o rd er t o reco v er.” 4 Th u s

,

i f t h e p l ai n t i ff, “ wi th o u t res o rt i n g t o t h e p o wers o f t he s u p eri o r co u rt as a co u rt o f

eq u it y an d wi t h o u t i n v ok i n g eq u i t ab l e rel i ef, can

, u po n h er l eg al t i t l e, reco v er, t h e s u i t

i s wel l b ro ug h t i n t he co un t y wh ere t h e l an d l i es [.] ” 5 Bu t if i n o rd er t o “ v es t h ers el f

wi t h a l eg al t i tl e u p o n wh ich s h e can reco v er at l aw, it b eco m es n eces sary at fi rs t to

3 G A

. C O N S T

. Art . VI, Sec. II, Pars

. II-III.

4 S t r i ckl a n d v. McEl rea th

, 3 0 8 Ga. Ap p

. 6 2 7

, 6 2 9 (7 0 8 SE2 d 5 8 0 ) (2 0 1 1 );

a cco rd S t a t e H

i gh wa y D ep ’t v. Ga

. S

. & F. R y. Co

. , 2 1 6 Ga. 5 4 7

, 5 4 8 (1 ) (1 1 7 SE2 d

8 9 7 ) (1 96 1 ); Pa

yn e v. Ter h u ne

, 2 1 2 Ga. 1 69

, 1 7 0 (9 1 SE2 d 3 48 ) (1 9 5 6 ); s ee Fr a z i er

v. B r o yl es

, 1 4 5 Ga. 6 4 2

, 64 2 ( 8 9 S E 7 4 3 ) (1 9 1 6 ) (“ On e t es t as t o wh et her a s u i t to

reco v er l an d i s o n e o f eject m en t s im p l y

, an d i s a cas e ‘ res p e c t i n g t i t l e t o l an d ,’ i s

wh et h er t h e p l ai n t i ff can reco v er o n h i s t it l e al o n e, o r wh et h er h e m u s t as k t h e ai d o f

a co u rt o f eq u i t y

i n o rd er t o reco v er.”).

5 S tr i ckl a n d

, 30 8 Ga. A p p. at 6 2 9 ; a cco r d St er n ber g h v. McCl u r e

, 2 1 7 Ga. 2 7 8,

2 8 0 (1 ) (1 2 2 SE2 d 2 1 7 ) (1 9 6 1); Br o wn v. Ma r t i n

, 1 3 7 Ga. 3 3 8

, 3 4 5 (1 ) (7 3 SE 4 9 5 )

(1 9 1 2); M a r t i n v. Ga i s s er t

, 1 3 4 Ga. 3 4

, 3 9 (1 ) (6 7 SE 5 3 6 ) (1 91 0 ); Cl a yt o n v. S t et

s o n

, 1 0 1 Ga. 6 3 4

, 6 3 8 (2 8 SE 9 8 3 ) (1 8 9 7 ).

6as s ert an eq u i t y as ag ai n st t he p ers o n i n v es t ed wi t h l eg al t i t l e, t h en th e act i o n s h o u ld

h av e b een b ro ug h t i n t h e co u n ty wh erei n t he d efen d an t res i d ed .” 6

As t h e Su p re m e Co u rt o f Geo rg ia h as ex p lai n ed

, cas es “ res pect i n g t i t l es to

l a n d ” u n d e r o ur Co n s t i tu t i o n are act i o n s at l aw, “ s u ch as eject m en t an d st at u t o ry

s u b s t i t u t es

, i n wh i ch t h e p l ai n t i ff as s ert s a p res en tl y en fo rceab l e l eg al t i t l e ag ai n s t t h e

p o s s es s i o n o f th e d efen d an t

, fo r reco v ery o f l an d o r reco v ery o f t h e l an d an d m es n e

p ro fi ts .” 7 An d a p et it i o n t o set as i d e a d eed is n ot a s u i t res p ect i n g t i t l e t o l an d

, “ b u t

,

i n s t e a d

, i s a s ui t i n eq u it y t h at m u s t b e bro u g h t i n t h e co u nt y o f t h e d efen d an t ’ s

res i den ce.” 8

6 S t r i ckl an d

, 3 0 8 Ga. A p p

. at 6 29 ; a cco r d St er n ber g h

, 2 17 G a

. a t 2 8 0 (1 );

Br o wn , 1 3 7 Ga. at 3 4 5 (1 ); G a is s er t , 1 34 Ga. at 3 9 (1 ); Cl a yt o n , 1 0 1 Ga. at 6 3 8

.

7 S ch u eh l er v. Pa i t

, 2 39 Ga. 5 2 0

, 5 2 3 (2 ) (2 3 8 SE2 d 65 ) (1 9 97 ); a cco rd Ha yes

v. Ho wel l

, 25 1 Ga. 5 80

, 5 81 (1 ) (3 0 8 SE2 d 1 7 0 ) (1 9 8 3 ); S ou t h a l l v. Ca r t er

, 2 2 9 Ga.

2 4 0 , 2 4 3 (1 9 0 SE2 d 51 7 ) (1 9 7 2 ); Gr a n d Lo d g e o f Ga

., In d

ep . Or d

. o f Od d Fel l o ws

v. Ci t y o f Th o m a svi ll e

, 2 2 6 Ga. 4

, 5 (1 ) (1 72 SE2 d 6 1 2 ) (1 97 0 ); W h i t e v. Go r d

o n

, 2 1 3

Ga. 7 3 0

, 7 3 1 (1 ) (1 0 1 S E 2 d 75 9 ) (1 9 5 8 ); O wen b y v. S t a n ci l

, 1 9 0 Ga. 5 0, 5 5 (2 ) (8

SE2 d 7 ) (1 9 4 0 ).

8 St r i ckl a n d

, 3 0 8 G a. A p p

. at 62 9 ; s ee De e n v

. Al t ma n

, 2 6 7 Ga. 1 11

, 1 1 2 (2 )

(4 7 5 SE2 d 6 1 1 ) (1 9 9 6 ) (“ [A] n act i o n t o c a n c e l a d eed co nv ey i n g l an d bas ed u p o n

al l eg at i o n s o f frau d i s no t a su i t res p ect i n g t i tl e t o l an d bu t i s an eq u i t ab le act i o n t h at

m u st b e b ro u gh t i n t he co u n t y of res i d en ce o f t h e d efen d an t .”); Ha wki n s v. Pi er o t t i

, 2 3 2 Ga. 6 3 1

, 6 3 1 (2 0 8 SE2 d 4 5 2 ) (1 9 7 4 ) (“ A n act io n b y a g ran t o r t o can cel a d eed

co n vey in g l an d

, wh i ch s h e al l eg es was o bt ai n ed fro m h er b y t he g ran t ees by frau d an d

co erci o n

, i s n o t a s u i t res p ect i n g t he t i t l e to lan d wi t h i n t h e m ean in g o f t h e

7Here, t h e Fi s h ers s eek t o can cel t h e c o n v e ya n c e of th e l an d at i s s u e o n t wo

b as es : frau d a nd f

a ilu re o f co n s i d erat i o n

. As a res u l t

, Hen ders o n an d Hen ders o n Leg al

ar g u e t h i s cas e i s an al o g o u s t o S tr i ckl an d v. McEl r ea th

, 9 in wh i ch t h i s Co u rt

d et erm i n ed t h at cas e was i n eq u i t y wh en t h e p l ai n t i ffs a l l eg ed frau d an d breach o f

fi du ci ary d u t y an d s o u g h t t i t l e a s r e l i e f. 1 0 Th ey al so d i s t i n g ui s h t h i s cas e fro m

S o u t h a l l v. Ca r t er

, 1 1 on wh i ch t h e t ri al c o u r t rel i ed

, b ecau s e t hat cas e co ncern ed a

s t at u to ry p art i ti o n act i o n

, i n wh i ch th e part i es co u l d reco v er o n t i t l e a l o n e, an d t h e

p art i es were n o t s eek i n g t o es t ab l i s h t i t le t o l an d o r ev i d en ce o f t i t l e.

In S o u th a l l

, o u r Su p rem e Co u rt co n cl u ded t h at “ a st at u t o ry p art i t i o n act i o n in

t h i s St at e, wh i ch can b es t o w ti tl e o n b o th p art i es an d d i v es t b o th p art i es of t i t l e, i s a

cas e ‘ res p ect i n g t it l es t o l an d ,’ an d p ro p er ven u e is i n t h e co un t y wh ere t h e l an d i s

Co n s t i t u t i o n

. . . , b u t i s an eq u it ab l e act i o n

, an d m u st be b ro u g h t i n t he co u n t y o f t h e

res i den ce o f t h e defen d an ts [.] ”); Bo r d en v. I. B. C. Co r

p

. , 22 0 Ga. 6 8 8

, 6 90 (1 ) (1 4 1

SE2 d 44 9 ) (1 9 65 ) (“ A pet i t i o n t o s et as i de an d can cel a d eed i s n o t s u ch a s u i t

res p ect i ng t i t l e t o l an d as m u st b e bro u g h t i n t h e co u n t y wh ere t h e l an d l i es

, m u s t b e

b ro u gh t

, if t h e d efen d an t res i d es i n t h i s St at e, in t h e co un t y o f h is res i d en ce.” (ci t at i o n

o m it t ed )).

9 3 0 8 Ga. Ap p . 6 2 7 (7 0 8 SE2 d 5 8 0 ) (2 0 1 1 ).

1 0 S ee i d

. at 6 2 9

.

1 1 2 2 9 Ga. 2 4 0 (1 9 0 SE2 d 5 17 ) (1 9 7 2 ).

8s i tu at ed

. ” 1 2 Ad d it i o n al l y

, t h e S o u t h a l l Co u rt n o t ed t h e part i es i n t hat cas e own ed l eg al

t i tl e t o t h e lan d as t en an t s i n co m m o n

, an d t h e ap p el lan t so u gh t t o reco ver h er p o rt i o n

o f t h e lan d an d p o s s es s i o n o f h er p o rt i o n o f t h e l an d o n t h e b as i s o f h er l eg al t i t l e. 1 3

In s t ark co n tras t

, t h ere is n o cl ai m reg ard i n g a s t at u t o ry part i t i o n o f l an d i n t h i s

cas e, an d t h e Fi s h ers ’ l aws u i t wi l l n o t d i v es t b ot h p art i es of ti tl e, as i t i s u n d i s p u t ed

t h at l eg al t i t l e cu rren t l y b el o n gs t o defen dan t Jo h n Do e. 1 4 In s t ead

, t h e Fi s h ers s eek to

res ci nd t he s al e an d can cel t h e co n v ey an ce o f t h e l an d

, part i al l y on th e b as is o f frau d.

In d e ed

, t h ey s p eci fi cal l y i n v ok e t h e t ri al co u rt ’ s eq u i t ab le p o wers i n m ak i n g t h i s

cl ai m

. So

, wh i le th e Fi s h ers are req u es t i n g t h at t h e co urt “ d i v es t” t i t l e fro m al l p art i es

i n th e ch ai n o f t i t l e an d “ b es t ow” t h e t i t l e up o n t h em as p l ai nt i ffs

, th ey are es s en t i al l y

as k i n g th e co u rt t o can cel a d eed co n v ey i n g l an d bas ed up o n al l eg at i on s o f frau d

. An d

1 2 Id

. at 24 3

.

1 3 S ee i d

. at 2 4 3 -4 4

.

1 4 S ee S ch ueh l er

, 2 3 9 Ga. at 52 3 -2 4 (2 ) (h o ld i ng t hat cas e was o n e i n eq u i t y to

es t ab l i s h t he ap pel l an ts ’ t i t l e to t h e l an d w h en th ey ad m i t t ed t i t l e t o t h e l an d was

v es t ed i n th e ap p el lees

, b ut cl ai m ed t h e tri al co u rt s h o u l d d e c l a r e t i t l e i n t h e

ap p el l an t s an d t h at u p o n eq u i t ab l e t i t l e b ei n g es t ab l i s h ed i n t h e ap p el l an t s a st at u t o ry

p art i ti o n i n g o f t h e l an d s h o ul d b e m ad e).

9o u r Su p rem e Co urt h as co n cl u d ed t h at s u ch an act i o n i s n o t a s ui t res p ect i n g t i t l e to

l an d b ut i s i n s t ead an eq u i t ab l e act i o n

. 1 5

Ad d it i on al l y

, t h e Fi s h ers cl ai m t h e co n s id erat i o n fo r t h e s al e fai l ed

, cau s i n g

t i tl e t o t h e p ro p ert y t o rem ai n wi t h t h em

. Bu t wh et h er t h i s cl ai m h as m eri t

, 1 6 i t t o o i s

eq u it ab l e i n n at u re b ecau s e t h e b as i s fo r t h e cl ai m d o es n o t res p ect t i tl e t o lan d as t h at

p h ras e i s ex pl ai n ed s u

p r a

. 1 7 In fact

, t h e cl ai m i s es s en ti al ly t h a t

, a l t h o u g h t h e

1 5 S ee s u p r a no t e 8 & acco m

p an y i n g t ex t

.

1 6 S ee Co o k v. G r i ms ley

, 1 7 5 Ga. 13 8

, 1 4 2 -4 3 (1 6 5 SE 3 0 ) (1 9 32 ) (“ [P] erh ap s

t h e card i n al ru le, by wh ich t o d et erm i n e t h e ch aract er o f t h e act io n i s t o as cert ai n t h e

i n t en t i o n o f th e p l ead er as d i s cl o s ed b y t h e al l eg at i o n s an d p ray ers o f t h e p et i t i o n

. .

. . In t h e p res en t cas e we are co n s i d eri n g m ai n ly t h e m at ter o f ju ri s d i ct i o n

, an d n o t t h e

q u es ti o n o f t h e p l ai n t i ff’ s u l t i m at e ri g h t t o t he rel i ef p ray ed fo r.”).

1 7 S ee S l a i ck v. Ar n o l d

, 3 0 7 Ga. A p p

. 4 1 0

, 4 1 1 -1 2 (7 0 5 SE2 d 2 0 6 ) ( 2 0 1 0 )

(q u o ti n g t ran s fer o rd er fr o m Su p rem e Co u rt t o Co u rt o f Ap peal s

, wh i ch ex p l ai n ed

t h at “ ap pel l ee d id n o t d i s p u t e ap p el l an t ’ s reco rd o wn ers hi p o f t h e p ro p ert y at i s s u e;

i n s t ead

, ap p el lee s o u g h t a ju d i ci al d ecl arat i on t h at ap pel l an t ’ s d eed was v o i d fo r

v ari o u s reas o n s in c l uding la c k of va lid co n s i d erat i o n ” an d

, “ [t ] h erefo re, t h i s cas e d o es

n o t co m e wi t h i n t h i s Co u rt ’ s t i t le t o l an d ju ri sd i ct i o n ”); s ee a l s o Da ws on v. Al t a ma h a

La n d Co

. , 2 15 Ga. 7 0 0

, 7 0 3 (1 ) (1 1 3 SE2 d 1 2 9) (1 9 60 ) (“ [L] o o ki n g t o th e f a c t s

al l eg ed b y t h e p l ai n t i ff an d t h e nat u re an d ch aract er o f t h e rel i ef s ou g h t

, we are o f t h e

o p i n i o n t h at t h i s is a cas e i n eq u i t y

. . . , w h i c h a co u rt o f eq u it y

, u n d er t he al l eg ed

ci rcu m s t an ces o f t h i s cas e, h as a ri g h t t o ad j u d icat e.”).

10ag reem en t an d t ran s fer were v al i d at fi rs t

, HRD Cap i t al ’ s s u b s eq uen t fai l u re t o p ay

as p ro m is ed i s a b as i s t o can cel t h e t ran s act i on

. 1 8

In l i g h t o f t h e fo reg o i n g

, t h i s i s an eq u it y cas e, n o t a c a s e res p ect i n g t i t l e to

l an d

. 1 9 As a res u lt

, t h e p ro p er v en u e i s n ot wh ere t h e pro p ert y at i s s u e i s l o cat ed

, b ut

t h e co u n t y wh ere a d efen d an t res i d es

. 2 0 As a res ul t

, t h e t ri al co u rt er red i n d en y i n g

1 8 Cf

. Ba r r et t v. S i mmo ns

, 2 3 5 G a

. 6 0 0

, 6 01 (1 ) (2 2 1 SE2 d 25 ) (1 9 7 5 ) (“ A

p ro m i s e t o p ay co n st i t u t es co n s i d erat i o n

. Fai l u re t o p ay t h e co n s i d erat i on p ro m i s ed

, al t h o u g h i t co n s t i tu t es a b reach

, d o e s n o t r en d er t he co nv ey an ce i n v al i d fo r l ack o f

co n si d erat io n .”); S l a i ck , 3 0 7 Ga. Ap p

. at 4 1 2 (1 ) (s am e). W e reject t h e Fi s h ers an d

t ri al co u rt ’ s rel i an ce u p o n Dea d wyl er & Co

. v. Ka r o w & Fo r r er

, 13 1 G a. 2 2 7 (6 2 SE

1 7 2 ) (1 9 0 8 ), becau s e t hat cas e i s i n ap p o s i t e t o t h e c o n t e n t i o n s at i s su e i n t h i s

ap p eal

— h av i n g d eal t wi t h an i m p o s s i b l e as cert ai nm en t o f c o n s i d erat i o n

. S ee i d

. at

2 3 2 (ex pl ai n in g t h at wh en “ t h e c o n s i d erat io n fo r t h e s al e o f p ro p ert y i s t o b e

d et erm i n ed b y as cert ai n in g i t s q u an t i t y, a n d m ean wh i l e t h i s i s ren d ered im p o s s i b l e

b y reas o n o f i t s d es t r u ct i o n

, . . . t h e s al e fai ls

, b ecau s e t h e co ns i d erat i o n b eco m es

i m p o s s ib l e o f as cert ai n m en t”).

1 9 S ee s u p r a n o t e 8 & acco m

p an y i n g t ex t; s ee al

s o Ba l l v. Br u n s wi ck P u l

p &

Pa p er Co

. , 2 4 8 Ga. 10 6

, 1 06 (1 ) (2 8 1 SE2 d 57 1 ) ( 1 9 8 1 ) (“ Th e act io n i s in eq u i t y

r a t h er t h an b ei n g an act i on res p ect i n g t it l e t o l an d b ecau s e t h e p l ai nt i ffs can n ot

reco v er on t h e s t ren g t h o f t h ei r own ti t le; rat h er, t h ey m u s t rel y u p on t h e ai d o f a co u rt

o f eq u i t y t o s et as i d e t h e t i m b er co n t ract an d l eas e.”); Fo wl er v. S

. Ai r l i n es

, 1 9 2 Ga.

8 4 5 , 8 4 5 (1 ) (1 6 SE2 d 8 9 7) (1 94 1 ) (Sy l l ab u s b y t h e Co u rt ) (“ A s u i t t o en jo i n a s al e

o f l an d

, an d t o can cel a s ecu ri t y d eed t h ereo n

, i s n o t a s u i t res p ect i n g t i t l e t o l an d

wi t h i n th e m ean i n g of t h e co n s t i t u t i o n o f t h i s St at e, bu t an e q u i t y cas e.” (ci t at i o n

o m it t ed )).

2 0 See su p r a n o t e 6 & acco m

p an y i n g t ex t ; s ee al

s o S cr even Ct y. v. Red d y

, 2 0 8

Ga. 7 30

, 7 31 (1 ) (6 9 SE2 d 1 8 6 ) (1 9 5 2) (“ W h ere a p et i t i o n s h o ws t h at t h e d efen d an t

h as l eg al t i t l e t o th e l an d an d s eek s t o s et u p a p erfect eq u i t y i n t h e p l ai n t i ff, an d p ray s

11Hen ders o n an d H en d ers o n Leg al ’ s m o t i o n t o tran sfer v en u e fro m Cl ay to n Co u n t y to

Co b b Co u n t y

. 2 1

Fo r al l t h es e reas o n s , we rev ers e t h e t ri al co u rt ’ s ju dg m en t

.

Ju d g men t r ever sed . Mer ci er

a n d Ma r kl e, JJ., co n cu r

.

t h at t h e p ro p ert y b e d ecreed t o b e t h at o f t h e p lai n t i ff, su ch act i o n can n o t b e b ro u g ht

i n t he co u n t y

wh ere t he l an d l i es i f t h e d efen d an t b e n o t a res i den t t h ereo f.”).

2 1 Cf

. Br ad l ey v. B u r n s

, 1 8 8 Ga. 4 3 4

, 43 7 (1 ) (4 SE2 d 1 4 7 ) (1 9 39 ) (“ [W ] e fi n d

t h at t h e p et i t io n sh o wed t h at t h e p l a i n t i ff h ad n o t i t l e, an d t h at on l y aft er rel i ef in

eq u it y d ecreei ng t it l e i n h i m wo u l d h e h av e an act i o n at l aw fo r reco v ery o f t h e l an d;

an d si n ce, as ru l ed ab o v e, h e w o u l d b e en t i t l ed t o s u ch eq ui t ab l e rel i ef ag ai n s t

[ap p el l an t ] o n ly wh en s u i t i s b ro u g h t t h erefo r i n th e co u nt y wh ere h e res i d es

, t h e

d em u rrer s ho u l d h av e b een s u s t ai n ed an d t he act io n d i sm i s s ed .”).

12