SECOND DI VI SI ON

A NDREWS, P. J.

, M I LLER and BRA NCH, 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.

http://w w w .ga a ppe a ls .us /r ule s /

Jul y 14, 2015



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 5 A0 68 8 . J O HNSON v . BANK OF AM ERICA, N. A.

B R A N C H , J u d g e.

Bo b by J o h ns o n

, p ro ceed i n g p ro s e, ap p e a l s f r o m th e d i s m i s sal of h i s s u it to

q u i et t i t le to cert ai n p ro p ert y an d t h e can cel l at i on of a l i s p en d en s

. F o r t he reas on s

s t at ed b el o w, we rev ers e.

On ap p eal o f a t ri al co u rt ’ s ru l i n g o n a m o t io n t o d i sm i s s

, we co nd u ct a d e n o v o

rev i ew. P en n

y v. McBr i d

e

, 2 8 2 Ga. Ap p

. 5 9 0 (6 3 9 SE2 d 56 1 ) (2 0 0 6 ). Ou r ro l e i s “ to

d et erm i n e w h et h er t h e al l eg at i o n s of t h e co m pl ai nt

, wh en co n s t ru ed i n th e l i g h t m o s t

fav o rab l e t o t h e pl ai n t i ff, an d w i t h al l d o u b ts res o l ved i n th e p l ai n ti ff’ s fav o r, d i s cl o s e

wi t h cert ai n t y t hat t he p l ai n t i ff wo u l d n o t b e en t i t l e d t o rel i ef u n d er an y s t at e o f

p ro v ab l e fact s .” Id . (Ci t at i o n o m i t t ed .)Th e reco rd sh o ws t h at i n t h e Su p eri o r Co u rt o f H en ry Co u n t y

, Bo b b y J o h n so n

fi led a v eri fi ed co m

p l ai n t t o q ui et t i t l e ag ai n s t al l th e w o r l d t o res i d en t i al p ro p ert y

l o cat ed at 1 72 1 G al lu p Dr i v e i n St o ck b ri d g e; J o h ns o n al s o fi l ed a n ot i ce o f l i s

p en den s

. In t h e co m

p l ai n t

, J o hn s o n al l eg ed t h at h e h as fee s i m pl e t it l e t o t h e p ro p ert y

b y way o f a 20 0 6 warran ty deed t h at

, al o n g wi t h a p l at of s urv ey o f t h e l an d

, h e

at t ach ed t o t h e co m

p l a i n t

. J o h n so n n am ed as d efen d an t s Pi n e St at e M o rt g ag e

Co rp o rat i o n (Pi n e St at e), Ban k o f Am eri ca, N. A. (BANA), Th e Ban k o f New Yo rk

M el lo n (BONY), an d “ u n k n own p art i e s

. ” J o h n s o n al l eg ed t h at Pi n e St at e, wh i ch

ap p ears t o h av e h el d a reco rd ed secu ri t y i n t eres t i n t h e p ro p ert y

, w a s “ a d i s s o l v ed

m o rt g ag e l en d er,” t h at i t h ad rel i n q u i s h ed al l o f i t s ri g h t s as o f J an u ary 1

, 20 0 7

, an d

t h at i t “ n o l o n g er [h el d ] a s ecu ri t y i n t eres t wh at s o ev er i n Pl ai n t i ff’ s p ro p ert y .”

J o h n so n al l eg ed t h at BANA an d BONY each cl ai m ed an es t at e in t h e p ro p ert y b as ed

o n cert ai n reco rd ed as s ig n m en t s d a t e d i n 2 01 1 an d 20 1 2

, co p i es o f wh i ch were

at t ach ed t o t h e co m

p l ai nt

. Jo h n s o n al l e g e d th at t h es e as si g n m en t s were “ wi t h o ut

fo u n da t i o n

, d o u b t fu l an d co n st i t u t e a cl o u d reco rd ed ag ai n s t Pl ai nt i ff’ s t i t l e t o t h e

p ro p ert y .” Jo hn s on req ues ted t h at t h e co u rt d ecl are t h at th e d efen d an t s hav e n o es t at e,

ri gh t

, t i t l e o r i nt eres t in t h e p ro pert y an d th at th ey be fo rev er en jo i n ed fro m as s ert i n g

2an y s uch cl ai m

. J oh n s o n req u es t ed t h at t h e s u p eri o r co urt “ at i t s d i scret i o n ap p o i nt

an d refer t h i s m at t er t o a Sp eci al M as t er p u rs u an t t o OCGA § 2 3 -3 -6 3 .”

BANA was s erv e d

, b u t i t i s u n cl ear fro m t h e reco rd wh et h er BONY was

s u cces s fu l ly s erv ed

. J o hn s o n fo l l o wed st ep s to effect s erv i ce b y p u b l i cat i o n o n Pi n e

St at e. BANA an s wered an d l at er m o v ed t o d i s m i ss t he co m p l ai n t; n ei t h er Pi n e St at e

n o r BONY fi l ed a s i m i l ar m o t io n

. Ci ti n g Mo n t g o mer y v. Ba n k o

f Amer i ca , 3 2 1 Ga.

Ap p

. 3 4 3 (7 4 0 SE2 d 4 3 4 ) (2 0 1 3 )

, B ANA arg u ed t h at Jo h ns o n l ack ed s t an d i n g to

co n tes t t h e as s i g n m en t s o f t h e Pi n e St at e s ecu ri t y d e e d

. B ANA in cl u d ed t h e Pi n e

St at e s ecu r i t y d e ed as an at t ach m en t t o i ts m o t i o n

. J o hn s on t h ereaft er fi l ed an

am en d ed co m

p l ai nt t hat i ncl u d ed arg u m en t s an d ci t at i o ns o f l aw. On J u l y 2 9

, 2 0 1 4,

t h e s u p eri o r co u rt g ran t ed BANA’ s m o t i o n t o d i s m i s s

, fi n d i n g as fo l l o ws :

Hav i n g rev i ewed t h e rel ev an t p l ead i n g s

, s ub m i s s i on s b y t h e p art i es an d

a p p l i cab l e l aw, t h e Co urt fi n d s BANA’ s m o ti on t o b e wel l t ak en

.

Acco rd i ng l y

, fo r t he reas o n s s et fo rt h i n BANA’ s [b ri ef]

, t h e Co m p l ai n t

i s h ereb y DISM ISSED W ITH PREJ UDICE.” (Em p has i s i n o ri g in al ).

Th e co u rt d i rect ed t h e cl erk t o reco rd a co p y o f t h e o rd er i n t h e Hen ry Co u n t y d eed

reco rd s an d o rd ered t hat J oh n s o n ’ s n o t i ce o f li s p en d en s b e d eem ed n u l l an d v o i d an d

can cel l ed as a m at t er o f reco rd . J o h n s o n ap p eal s

.

31

. In s ep arat e en u m erat io n s o f erro r, J o h n s o n co n t en d s t he t ri al co u rt erred

b ecau s e i t b as ed i t s d i s m i s s al o n t h e fact t h at J oh n s o n d i d n o t fi l e a fo rm al res p o n s e

t o BANA’ s m o ti o n to di s m i s s an d b ecau s e t h e t ri al co u r t fai l ed to co ns i d er h i s

am en d ed co m

p l ai n t

. Al t h o u g h t h e t ri al co u rt m en ti o ned i n i t s o rd er t h at J o h n s o n h ad

n o t fo rm al l y res po n d e d

, t h e t ri al co u rt ’ s o rd er s h o ws t h at t h e t ri al co u rt b as ed i t s

d eci s i o n o n “ t h e rel ev an t p l ead i n g s, su b m i ss i o ns b y t h e p art i es an d ap p l i cab l e l aw.”

Th es e co nt en t i o n s are t h erefo re wi t h o u t m eri t

.

2

. In s ev eral rem ai n in g en u m erat io n s o f erro r, J oh n s o n co n t en ds t h e t ri al co u rt

erred as a m at t er o f l aw b y d i s m i s s i ng h i s co m pl ai n t an d can cel l i n g t h e n ot i ce o f l i s

p en den s

. As ex p l ai n ed bel o w, we ag ree t h at t h e t ri al co u rt e r r ed b y d i s m i ss i n g t h e

act i on an d can cel l i ng t h e l i s p en d en s o n t he g ro u n d t h at J o h n s o n l ack s s tan d i n g

.

Act i on s ag ai n s t “ al l t h e wo rl d ” t o q u i et t i t l e t o real pro p ert y are go v ern ed by

t h e Qu i et Ti t l e Act o f 19 6 6

. O CGA § 2 3

- 3

- 6 0 e t s eq

. Th e p urp o s e o f t h e Act “ i s to

creat e a p ro ced u re fo r rem o v i n g a n y c l o u d up o n t h e t i t l e t o lan d ”; t h e Act i s t o b e

l i beral l y co n s t ru ed ; an d t h e rem ed y p ro v i d ed “ i s i n t en d ed t o b e cu m u l at i v e an d n ot

ex cl u s i v e.” OCGA § § 2 3 -3 -6 0 ; 2 3 -3 -7 1 ; 2 3 -3 -7 2

. T h e Act “ i s a s p eci al st at u t o ry

p ro ceed in g d es i g n ed fo r a s peci fi c p u rp o s e.” Ja mes v. Ga i n ey

, 2 3 1 Ga. 5 4 3, 5 4 5 (2 0 3

SE2 d 16 3 ) (1 9 7 4 ). Th e Act “ c r e a t e s a n effi ci en t

, s p eed y an d effect i v e m ean s o f

4ad

ju d i cat i n g di s pu t ed t i t l e cl ai m s an d s et s o ut s p eci fi c ru l es o f p ract i ce an d p ro ced u re

wi t h res pect t o an i n rem q u i et t i t l e act i o n ag ai ns t al l t h e wo rl d t hat t ak e p reced en ce

o v e r t h e Ci v i l Pract i ce Act w h en t h ere i s a co n fl ict .” Nel s o n v. Ga

. S

h er i f f s Y o u t h

Ho mes

, 2 8 6 Ga. 1 9 2 (6 8 6 SE2 d 6 6 3 ) (2 0 0 9 ) (ci t at i o n an d p u n ct uat i o n o m i tt ed ). 1

Un d er t h e A c t

, “ [ a ]n y p ers on wh o cl ai m s an i n t eres t i n lan d m ay b ri ng a

p ro ceed in g t o es t ab li s h t i t l e t o t h e l an d , d et erm i n e al l ad v ers e cl ai m s , o r t o rem o v e

cl o u d s o n h i s t i t l e.” S

mi t h v. Ga

. Ka o l i n Co

. , 2 6 4 Ga. 7 5 5

, 7 5 6 (2 ) (4 4 9 SE2 d 8 5 )

(1 9 9 4). T h e S u p r e m e Co urt h as s u m m ari zed t h e req u i rem en t s of a p et i t i o n t o q u i et

t i tl e as fo l l o ws :

Un d er OCGA § 23 -3 -6 2 (b ), a p et i t i o n to qu i et t i t l e m u s t co nt ai n a

p art i cu l ar d e s cri p t i on o f t h e l an d

, a s p eci fi cat i on of t h e p et i ti o n er’ s

1 Fo r ex am

p l e,

co n t rary t o t h e p r o c e d u res th at m i g h t o t h erwi s e b e su ffi ci en t t o effect

p ro p er s erv ice an d req u i re t h at a res p o n s i v e pl ead i n g b e fi l ed u n d er th e

Ci v i l Pract ice Act

, t h e Qu i et T i t l e Act req u i res t hat

, i n an i n rem q u i et

t i tl e act i o n, a s p eci al m as t er m u st fi rs t b e ap p o i n t ed wh o d et erm i n es

“ wh o i s en t i t led t o n o t i ce” a n d wh o “ cau s es p ro ces s t o (i s s ue i n

acco rd an ce wi th t h e Act )” b efo re a p art y i s req u i red t o fi l e a res p on s iv e

p l ead i n g

.

W o o d r u f f v. Mo rg a n Co u n t

y

, 2 8 4 Ga. 65 1

, 6 5 2 (1 ) (6 7 0 SE2 d 4 1 5 ) ( 2 0 0 8 )

(p u n ct u at i o n o m i t t ed ).

5i n t eres t i n t h e l an d

, an d wh et h er t hat i n teres t i s b as ed u p o n a wri t ten

i n s t ru m en t

, ad vers e p o ss es si o n, o r b o th

. In ad d i t i o n

, t h e p et i t i o n s h o u l d

b e acco m

p an ied b y a p l at o f s u rv ey an d co p i es o f a n y w ri t ten

i n s t r u m e n t s u p o n wh i ch p et i t io n er’ s i n t eres t o r t h at o f an ad v ers e

cl ai m an t i s b as ed

.

GHG, In c. v. Br

ya n

, 2 7 5 G a. 33 6 (1 ) (5 6 6 SE2 d 6 6 2 ) (2 00 2 ). Th at co u rt fu rt h er h el d

t h at “ [a] p e t i t i o n i s su b

ject t o d i sm i s s al o n l y wh en o n t h e face of t h e p lead i n g s i t

ap p ears t hat i t i s i n n o n co m p li an ce wi t h OCGA § 2 3 -3 -6 2 .” Id

. Th at co u rt h el d t h at

t h e p l ai n t i ff’ s p et i t i o n

, wh i ch al l eg ed a ch ai n o f ti t le f r o m 1 8 8 4 t o t h e p res en t

,

co m p l ied wi t h t h e s t at u to ry re q u i r e m en t s an d was n o t su b j ect t o d i s m i s s al

. Id

.

Co m p are Dykes Pa vi n g & Co n s t r

. Co

. v. Ha wk’s La n d in g Ho meo wn er s As s n

. , 2 8 2

Ga. 3 0 5 (6 4 7 SE2 d 5 7 9 ) (2 0 0 7 ) (a p et i t i o n m u st al l eg e t h at t h e cl ai m an t h o l ds cu rren t

t i tl e; al l eg at io n s t h at defen d a n t s h ou l d co n v ey fu t u re t i t l e t o p et i t io n er an d t h at

d efen d an t g av e p et it i o n er an eas em en t are i n s uffi ci en t t o s u p p o r t a cl ai m fo r q u i et

t i tl e rel i ef); S

m i th

, 2 6 4 Ga. at 7 5 6 (2 ) (“ p l ai n t i ff m u st h av e m o re t han t h e p o s s i b i l i t y

o f an i n t eres t i n t i t l e t o b ri n g an act i o n ” t o q u i et t i t l e).

In h is p et it i on as am en d ed

, J o h n so n al l eg ed t h at h e h o l d s cu rren t ti t le b y way

o f a warran t y d eed

, wh i ch h e at t ach ed t o t h e c o m p l a i n t an d wh i ch i n cl u d es a

p art i cu l ar d es cri p t i on o f t h e l an d

. He al s o at t ach ed a p l at o f s u rv ey an d i d en t i fi ed o r

6i n cl u d ed co p i es o f th e in s tru m en t s u p o n w h i ch t h e ad v ers e cl ai m s are b as ed

. An d h e

al l eg ed t h at an y i n t eres t h el d b y Pi n e St at e h as been rel i n q u i s h ed a n d t h at t h e

p u rp ort ed as si g n m en t s t o BANA an d BONY are w i th o u t l eg al effect

. Reg ard l es s o f

t h e m eri ts o f t h es e cl ai m s, J oh n s o n h as st at ed a cl ai m u n d er t he Act an d t herefo re h as

s t an d i n g ; t h u s

, h i s co m

p l ai n t s h o u l d n o t h av e been di sm i s s ed

. GHG

, 2 7 5 Ga. at 3 3 6

(affi rm i n g den i al o f m o t i o n t o d i s m i s s p et i ti o n t o q ui et ti tl e); co m p are In r e Ri ver mi s t

Ho meo wn er

s As s n

. , 2 4 4 G a. 5 1 5, 5 18 (2 6 0 SE2 d 8 9 7 ) (1 9 7 9 ) (d is m i s s al p ro p er wh ere

p et i t i o n er fai l ed t o bri ng i t s el f wi t h i n t h e l an g u ag e o f t he Qu iet Ti t l e Act b ecau s e i t

fai l ed t o s h o w a cu rren t cl ai m o f t i t l e).

BANA’ s arg u m en t t o t h e co n t rary i s wi th o u t m eri t . BANA co n t en d s t h e t ri al

co u rt was au t h o ri zed t o d i s m i s s J o h n s o n’ s p et i ti o n t o q u i et t i tl e o n t h e g ro u n d t h at

as s i g n m en t s o f secu ri t y deed s m ay o nl y b e ch al l en ged b y a p art y t o t he as s i g n m en t

an d t h erefo re J o h n s o n h ad n o s t an d i n g t o b r i n g th e q u iet t i t l e act i o n

. W e are n ot

p ers u ad ed

. A p l ai n ti ff i n a q u iet t i t l e act i on n eed n o t b e a p art y t o po s s i b l e cl o ud s

u p o n t it l e i n o rd er t o b ri ng a q u i et ti t l e act i o n i n an at t em pt t o rem o v e t h os e cl o u d s

.

See g en eral l y Bl ack ’ s L aw Di ct i o n ary (9 t h ed

. 2 0 09 ) (d efi n i n g “ cl o u d o n ti t l e” as [a]

d efect o r p o t en t i al defect i n t h e o w ner’ s t i t l e t o a p i ece o f l an d ari s i n g fro m s o m e

cl ai m o r en cu m

b ran ce, s u ch as a l i en

, an eas em en t, o r a co u rt o rd er.”). T hu s

, t h e fact

7t h at J oh n s o n was n o t a p art y t o t h e as si g n m en t s t h at h e ch al l en g es d o es n o t d es t ro y

h i s s t an d in g t o as sert t hat t h o s e as s i g n m en t s are cl ou d s u p o n hi s ti t l e. T h e o n l y cas e

u p o n wh ich BANA rel i es fo r i t s arg u m en t

, Mo n t g omer y

, 3 21 Ga. Ap p

. 3 4 3

, i n wh i ch

t h i s Co u rt affi rm ed t h e t ri al co u rt ’ s d i sm i s s al o f a c l a i m f o r q u i et ti t le, i s n ot

co n tro l l in g

. Al t h o u g h t h at o p i n i o n s t at es t h at t h e l aws u i t t h erei n was an act i o n fo r

wro ng fu l fo recl o s u re, s ev eral o t h er cl ai m s

, an d “ q u i et t it l e,” t h is Co u rt d i d n ot

ex am i n e wh et h er t h e Qu i et Ti t l e Act d em an d ed a d i fferen t res u l t

. “ [Q] u es t i o ns wh i ch

m erel y lu rk i n t h e reco rd

, nei t h er b ro u gh t t o th e at t en t i o n o f t h e co urt n o r ru l ed u p o n,

are n o t t o b e co n s i d ered as h av i n g b een s o d eci d ed as t o co n s t i t u te preced en t s .”

Pa l mer v. S t a t e , 2 8 2 Ga. 4 6 6 , 4 6 8 (6 51 SE2 d 8 6 ) (2 0 0 7 ) (p u nct u at i o n an d fo o t n o t e

o m it t ed ).

BANA’ s re l i an ce o n OCGA § 9 -2 -2 0 (a) i s al s o no t co n tro l li n g

. Th at Co d e

s ect i on s t at es t h at i t p ert ai n s t o “ act i o n s o n a co n tract ”:

As a g en eral r u l e, an act i o n on a co n t ract

, wh et h er t he co nt ract i s

ex p res s ed

, i m

p l i ed

, by p aro l , u n d er s eal , o r o f reco rd

, s h al l b e b ro u g h t

i n t h e n am e o f t h e p art y i n wh o m t h e l eg al i n t eres t i n t he co n t ract i s

v es t ed

, an d ag ai n s t t h e p art y wh o m ad e i t i n p ers o n o r b y ag en t

.

Here, J o h n s o n i s n o t at t em p t i ng t o en fo rce o r as s ert ri g h t s u n d e r a co nt ract an d

t h erefo re h as n o t b ro u g h t an act i o n o n a co n t ract

. See g en eral l y S co t t v. Cu sh ma n &

8W

a kef iel d o f Ga

. , 2 49 Ga. Ap p

. 2 6 4

, 2 6 5 (5 4 7 SE2 d 7 9 4 ) (2 00 1 ) (“ o n l y p art i es t o a

co n tract m ay b ri n g s u i t to en fo rce i t

, ” ci t i ng O CGA § 9-2 -2 0 (a)). Rat h er, h e s eek s

t o d et erm i n e wh et h er a re co rd ed i ns t ru m en t i s an i m p ro p er cl o ud u p on h i s t i t l e.

Acco rd in g ly , OCGA § 9 -2 -2 0 (a) d o es n o t ap pl y

.

Th e cas e o f Nel

s o n v. Geo r

g i a S h er i f f s Y ou t h Ho mes

, 2 94 Ga. 2 2 8 (7 5 1 SE2 d

7 8 3 ) (2 0 1 3 ), u p o n wh i ch BANA al s o rel ies

, i s al s o di st i n g u i s h ab l e. BANA ci t es t h e

cas e fo r t h e p r o p o s i t i o n t h at a t ri al co u rt ret ai ns ju ri s d ict i o n t o g ran t s u m m ary

ju d g m en t i n q ui et ti tl e cas es ev en t h o u g h a s p eci al m as t er’ s rep o rt h as n o t b een

en t ered

. Bu t t h ere, t he Su p rem e Co u rt h el d th at “ wh en

. . . t h ere i s a dem an d fo r a ju ry

t ri al fi l ed b efo re t h e s p eci al m as t er h o l d s a h eari n g

, t h e t ri al co u rt h as ju ri s d i ct i o n to

p ro ceed t o t ri al ” an d i s au t h o ri zed t o m ak e fi n d i n g s o f f a c t an d to g ran t s u m

m ary

ju d g m en t wh en ap p ro p ri at e. Id

. at 2 2 9 ; co m p are A d d i so n v. Reece

, 2 6 3 Ga. 63 1

, 6 3 2

(1 ) (4 3 6 SE2 d 66 3 ) (1 9 9 3) (“ If n o d em an d fo r a ju ry t ri al i s fi l ed p ri o r to t h e t i m e h e

h ears t h e cas e, t h e s p eci al m as ter i s t h e arb i t er o f l aw an d fact an d d eci d es al l i s s u es

i n th e cas e.”) (ci t at io n an d p u n ct u at i o n o m i t t ed ). In t h e p res en t cas e, n o ju ry t ri al was

d em an d ed an d n o fact s h av e b een f o u n d b y t h e t ri al co u rt

. Th u s Nel s o n i s

d i s t i n gu i sh ab l e.

9In s h o rt

, t he t ri al co u rt erred b y d i sm i s s i n g J o h n s on ’ s p et i t i o n o n th e g ro u n d

t h at h e h ad n o s t an d i ng t o b ri n g t h i s q u i et t i t l e act i o n an d b y can cel l in g t h e as s o ci at ed

l i s p en d en s

. See DOCO Cr ed i t Un io n v. Ch amb er s

, 33 0 Ga. Ap p. 6 33

, 63 9 (2 ) (7 6 8

SE2 d 8 0 8) (2 0 1 5) (rev ers i n g d i s m is s al o f q u iet t i t l e act i o n ).

3

. Al t h o u gh n o t en um erat ed as erro r, J o h n s o n al so arg ues t h at t h e t ri al co u rt

erred b y no t ap po i n t i ng a s peci al m as t er. Th i s arg u m en t i s n o t p ro p erl y b efo re u s

. Th e

o n l y ru l i n g s o f t h e t ri al co u rt t h at J oh n s on en u m erat ed as erro r were t h e d i s m i s s al o f

t h e p et i t i on an d t h e can cel l at i o n o f t he l i s p en d en s

. “ an ap p eal i n g p art y m ay n o t u s e

i t s b ri ef t o ex p an d i t s en u m erat i o n o f erro rs b y arg u in g t h e i n c o r r e ct nes s o f a t ri al

co u rt ru l in g n o t m en ti o n ed i n t h e en u m erat i o n o f t h e erro rs .” Fel ix v. S t at e

, 2 7 1 Ga.

5 3 4 , 5 3 9 n . 6 (5 23 SE2 d 1 ) (1 9 9 9 ) (ci tat i o n s o m i tt ed ).

W e t h erefo re rev ers e t h e d i s m i s s al o f J o h n s o n ’ s q u i et t i t l e act i o n an d t h e

can cel l at i o n o f t h e l i s p en d en s

. C h a mb er s

, 33 0 Ga. A p p

. at 6 3 9 (2 ); s ee al s o

W o o d r u f f , 2 8 4 Ga. at 6 5 3 (1 ).

Ju d g men t r ever

sed an d ca s e r ema n d

ed wi t h d ir ect io n

. A n d

r ews

, P. J., a n d

Mi l l er , J., co n cu r

.

10