THI RD DI VI SI ON DOYLE, P. J.

, REESE and BROWN, 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.

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

Febr uar y 24, 2022



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 1 A 17 4 0

. IN RE T HE ESTATE OF J OYCE M ARIE PLYBON,
DECEASED.

R E E S E
, J u d g e.

D o ro t h y P. J oh n s o n , t he ex ecu t ri x o f t h e es t at e o f J o y ce Pl y b o n (t h e

“ Deced en t ”), ap p eal s fro m an o rd er o f t h e Pro b at e Co u r t o f D o u g l as Co u n t y o n a

p e t i t i o n fo r acco u n t i ng an d fi n al s et t l em en t o f acco u nt s b ro u g h t b y Ap p el l ee M a r y

M arv el

. J o h n s o n arg u es t h at t h e p r o b a t e co u rt l ack ed ju ri s d i ct i o n t o co ns t ru e an d

en fo rce a co n s en t o rd er b et wee n J o h n s o n, M arv el

, an d Gl en n Pl y b o n , t h e p art i es ’

b ro t h er (co ll ect i v el y , t he “ Hei rs ”), an d t h at

, ev en if t h e p ro b at e co u rt h ad ju ri s d i ct i o n,

i t erred i n co n s t ru in g t he co n s en t o rd er. Fo r t he reas o n s s et fo rt h i n fra, we affi rm

.

M arv el fi l ed t he u n derl y i n g p et i t i o n ag ai n s t J o h n s o n i n t h e pro b at e co u rt

,

s eek i n g an acco u n t in g an d fi n al s e t t l em en t o f t h e Deced en t ’ s es t at e (t h e “ E s t at e”).J o h n so n res p o n d ed t hat t h e cas e h ad b een s et t l ed b y vi rt u e o f a 2 0 13 co n s en t o rd er

b et ween t h e Hei rs , wh i ch res o l v ed t h ree cas es t h en p en d i n g i n t h e Su p eri o r Co u rt o f

Do u g l as Co u n ty

. Jo h n so n a l s o c o n ten d ed t h at t h e co n s t ru ct i o n an d en fo rcem en t o f

t h e co n s en t o rd er was wi t h i n t h e ju ri s d i ct io n o f t h e s u p eri o r co u rt an d n o t t h e p ro b at e

co u rt

.

Fo l l owi n g a h eari n g , th e p ro b at e co u rt fo u n d t hat

, u n d er t h e t e r m s o f t h e

co n sen t o rd er, M arv el was en t i t l ed t o o ne t hi rd o f t h e p ro ceed s fro m t h e s al e o f t h e

Es t at e’ s real p ro p ert y , l es s h er o n e-t h i rd s h a r e o f t he real es t at e co m m i ss i o n s an d

$ 8 0 ,0 0 0

. Th e co u rt o rd ered J o h n s o n t o fi l e an acco u nt i n g o f t he p ro ceed s fro m t h e

s al e o f t h e Es t at e’ s real p ro p ert y an d t h e d ed u ct i o n s fro m M arv el ’ s s hare as o u t l i n ed

.

Th i s ap p eal fo l l o wed

.

“ J u ri s d i ct i o n i s a q u es t i o n of l aw t o wh i ch ap p el l at e co u rt s ap p l y a d e n o v o

s t an d ard o f rev i ew

. ” 1 S i m i l arl y , we rev iew de n o vo t h e co ns t ru ct i o n o f a co n s en t

o rd er u n d er the r

u le s go v ern i n g t h e in t erp ret at io n an d en fo rcem en t o f co n tract s

. 2 W i th

t h es e g u i d i n g p ri n ci p l es i n m in d , we t u rn n ow t o J o h n s on ’ s cl ai m s o f erro r.

1 In r e Es t a t e of Co r n et t

, 3 5 7 Ga. Ap p. 3 1 0

, 3 1 3 (1 ) ( 8 5 0 SE2 d 7 9 0) (2 0 2 0 ) (p u n ct u at i o n an d fo o t n o t e o m i t t ed ).

2 See No r t h l a ke Ma n o r Co n d o

. As s n

. v. Ha rves t As s et

s , 3 4 5 Ga. Ap p

. 5 7 5

, 5 8 0

- 5 8 1 (1 ) (8 1 2 SE2 d 6 58 ) (2 0 1 8 ).

21

. Jo h ns on arg u es t h at t h e p ro b at e co u rt lack ed ju ri sd i ct i o n b ecau se M arv el ’ s

p et i t i o n was es s en t ial ly seek i ng s p eci fi c p erfo rm an ce o f the pa r tie s’ c onsen t o rd er an d

b ecau s e t h e co u rt h ad to res o l v e co n fl i ct i n g cl ai m s t o real p ro p ert y

. 3

OCGA § 5 3 -7 -6 3 g ran t s p ro bat e co u rt s au t h o ri t y t o “ m ak e a n a c c o u n t

, h ear

ev i d en ce u p o n an y co n t es t ed q u es t i o n , an d m ak e a fi n al s et t l em en t b et ween t h e

p ers o n al rep res en tat i v e an d t h e h ei rs o r b en efi ci ari es .”

W i t h res p ect to areas i n wh i ch t h e pro b at e co urt h as b een g i v en

ex cl us iv e, o ri g in al s u b

ject m at t er ju ri s d ict i o n , i t s au t h o ri t y is b ro ad

. T he

p ro b at e co u rt can o rd er an acco u n t i n g , rem o v e ex ecu to rs or req u ire t h ey

p o s t ad d i t i o n al s e c u r i t y, o r i s s u e s u ch o t h er o rd er as i n t he p ro bat e

co u rt ’ s ju d g m en t i s ap p ro p ri at e u n d er t h e ci rcu m st an ces o f t he cas e[.] 4

Here, co n s t ru ct i o n o f t h e co n sen t o rd er i n t h e co n t ex t o f t h e p et i t i o n fo r s et t l em en t o f

acco u n t s u n der OCGA § 5 3 -7 -6 3 fel l wi t h i n t h e p ro b at e co u rt ’ s ju ri s d i ct i o n

. 5

3 See Ga. Co ns t

. o f 1 9 8 3, Art

. VI, Sec. IV, Par. I (g ran ti n g e x c l u s i v e ju ri s d i ct i o n t o t h e s u p eri o r co u rt s i n cas es res p ect i n g t i t l e t o l an d ).

4 G r een wa

y v. H a m i l t o n , 2 8 0 Ga. 65 2

, 6 5 4-6 5 5 (2 ) (6 3 1 SE2 d 6 8 9 ) (2 0 0 6 ) (ci t at i o n an d p u nct u at io n o m i t ted ).

5 See I n r e Es ta t e o

f Lo n g , 3 0 7 Ga. Ap p

. 8 9 6

, 9 00 (2 ) (b ) (7 0 6 SE2 d 7 0 4 ) (2 0 1 1).

3Fu rt her, t h ere is n o d i s p u t e t h at J oh n so n so l d th e Pro p ert y b efo re M arv el fi l ed

t h e u n d erl y i n g p et i t i o n fo r acco u n t i n g. Th e p ro b at e co urt d i d n o t at tem pt t o d et erm i n e

t i tl e t o th e Pro pert y , bu t rat h er, d et erm in ed h o w t h e p ro ceed s s h o u l d b e d i s t ri b u t ed

acco rd i n g t o t h e term s o f th e co n s en t o rd er an d o rd ered J o h n s o n t o m ak e an

acco u n t in g . W e t h u s fi n d n o erro r i n t he p ro b at e co u rt ’ s ex erci s e o f ju ri s d i ct i o n

. 6

2 . J o h n so n co n t en d s t h at t h e p ro b at e co urt erred i n s p eci fi cal ly en fo rci n g t h e

co n sen t o rd er wi t h o u t g i v i n g n ot i ce t o al l t h e p art i es , an d s p eci fi cal ly to Pl y b o n o r to

J o h n so n i n h er i n d i v id ual cap aci t y

.

As s u m i ng arg u en d o t h at J o hn s o n d i d n o t wai v e t h i s arg u m en t b y fai l i n g to

rai s e i t i n t h e p ro bat e co u rt

, as M arv el co n t en d s , J oh n so n ab an d o n ed i t b y fai l i n g to

ci t e t o an y

s u p p o rt i n g au t h o ri t y

i n h er ap p el l at e b ri ef. 7

6 See In r e Es t a t e o

f Co u t er ma r

s h

, 32 5 G a. Ap p

. 2 8 8

, 2 92 (3 ) (7 5 2 SE2 d 4 4 8 ) (2 0 1 3) (affi rm i n g p ro b at e co u rt ’ s rem o v al o f ex ecu t ri x d ue t o h er a p p a r e n t s el fd eal i ng i n real es tat e t ran s act i o n s wh ere t h e p ro b at e co u rt d id n o t at t em p t to d et erm i n e ti t l e t o t h e pro pert y ); Ra y v. Na t

. Hea l t h In ves t o r

s , 2 8 0 Ga. A p p

. 44

, 4 7 (1 ) (6 3 3 SE2 d 3 8 8 ) (2 0 0 6) (h o l d i ng an o rd er t h at th e ex ecu t o r ret u rn as s et s t hat b el o n g ed

t o th e es t at e was n o t v o i d ; “ i m pl i ci t i n t h e p ro b at e co u rt ’ s o rd er i s a fi nd i ng t h at t h e

s al es p ro ceed s m

us t b e ret u rn ed s p eci fi cal l y b ecau s e t h ere ex i s t d is p u t es as to

o wn ers hi p , a d et erm i n at i o n o f wh ich m u s t b e m ad e by a co u rt w i t h j u ri s d i ct i o n o v er
t h e i s s ue an d n o t u n i l at eral l y b y [t h e ex ecu t o r] ”).

7 See Co u rt o f A p peal s Ru l e 2 5 (c) (2 ) (“ An y en u m erat i o n o f erro r t h at i s n ot

s u p p ort ed i n t h e b ri ef b y ci t at i o n o f au t h o ri t y o r arg um en t m ay b e d e e m ed
ab an do n ed .”).

43

. J o h n s on arg u es t h at th e p ro b at e co u rt erred i n fi n d i n g t h at M arv el ’ s s h are o f

t h e Pro p ert y

was n o t l i m i ted t o o n e t h i rd o f t h e ap p rai s al v al u e.

Th e co n s en t o rd er p ro vi ded i n rel ev an t p art :

2

. Th e [Hei rs ] each sh al l b e en t i t l ed t o a o n e-t h ird (1 / 3 ) i n t er e s t i n th e

real p ro p ert y

o f t h e es t at e.

3

. [M arv el ] s h al l prep are an d m ai l to [J o h n s on ’ s at t o rn ey ] a Q u i t Cl ai m

Deed t ran s ferri n g t h e real es t at e i n t o t h e n am e o f [t h e Deced en t ]

. 4

. Th e [Hei rs ] s h al l o b tai n an ap p rai s al of t h e real es t at e b y an ap p rai s er

ag reed u p o n b y

t h e [Hei rs ]

. 5

. Aft er th e ap p rai s al i s co m p let e, [M arv el ] wi l l b e g i v en a Secu ri t y

De e d e q u al t o o ne-t h i rd (1 / 3 ) o f t he ap prai sed v al u e o f t h e [P] ro p ert y

. Th at Deed s h al l be d u e an d p ay ab l e th i rt y -s i x (3 6 ) m o n t h s fro m t h e dat e

o f t h e ap p rai s al

. If t h e Se c u r i t y Deed is n o t sat i s fi ed wi t h i n t h i rt y -s i x (3 6 ) m o nt h s , t h e es t at e s h al l h av e an ad d i ti o n al t wen t y -fo u r (2 4 ) m o n t h s

t o s a t i s f y t he s ecu red in t eres t

. Beg in n i n g wi t h t h e t h i rt y -s ev en t h (3 7 )

m o n t h

, th e es t at e sh al l m ak e m o n th l y p ay m en t s t o M a r v el b as ed u p o n

a s i x t y (6 0 ) m on th am o rt i zat i o n of t h e s ecu red am o un t

, b u t wi th a l u m p

s u m d u e an d o wi n g at t h e en d o f t h e s i x t i et h (6 0) m o nt h

. 6

. Fro m h er s hare o f t h e es t at e, M arv el s h al l rei m b urs e t he es t at e ei g h t y

t h o u s an d d ol l ars ($ 80 ,0 00 ).

. . . 8 . M arv el d i scl ai m s an y

i n t eres t t o p ers o n al p ro p ert y o f t h e es tat e.

9

. I n r e f eren ce t o p arag rap h n u m

b er fi v e (5 ), M arv el ’ s o n e-t h i rd (1 / 3 )

i n t eres t s h al l be ad

ju s t ed fo r h er p ro rat a s h are o f an y real es t at e

co m m i s s i o n s p ai d

. . . .

5“ A co n s en t o rd er i s es sen t i al l y a b i n di n g ag reem en t of t h e p a r t i es t h at i s

s an ct i o n ed b y a co u rt

, an d i t i s s u b ject t o t h e ru l es g o v ern i ng t h e i n t erp ret at i o n an d

en fo rcem en t o f co n t ract s .” 8 Th u s , “ wh ere t h e lan g u ag e o f a co n t ract i s pl ai n a n d

u n am b i g u o u s , n o co n s tru ct i on is req u i red o r p erm is si b l e an d t h e t erm s of t he co n t ract

m u s t b e g i v en an i n terp ret at io n o f o rd i n ary s i gn i fi can ce.” 9 “ [A] wo rd or p h ras e i s

am bi g uo u s wh en i t s m ean i n g i s u ncert ai n an d i t m ay b e fai r l y u n d ers t o o d i n m o re

way s t h an o ne.” 1 0

Th e u n am b ig u o u s t erm s o f Parag rap h 2 s h o w t h at Marv el was en t i t l ed t o a o n et h i rd i n t eres t i n t h e Pro p ert y. T h e o n l y red u ct i o n s o f h er s h are are fo u n d in

Parag rap h s 6 ($ 8 0 ,0 0 0) an d 9 (h er p ro rat a s h are o f an y real es t at e co m m is si o n s p ai d ).

No t hi n g in Parag rap h 5

, wh i ch p ro v i d es fo r M arv el t o recei v e a s ecu ri t y d eed i n t h e

am ou n t o f o n e t h i rd o f th e ap p rai s ed v al u e, l im it s h er i n t eres t b as ed o n th e ap p rai s al

.

J o h n s o n arg u es t h at t he in t en t o f t h e Hei rs w as t o fi x M arv el ’ s i n t eres t i n t i m e

b as ed o n t h e ap p rai sal

. Ho wev er, t h i s read i ng wo u ld ren d er Parag rap h 9

, red u ci n g h er

8 N o r t h la ke Ma n or Co nd

o

. As sn

. , 3 4 5 Ga. Ap p

. at 5 8 0 (1 ) (ci t at i o n an d

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

9 Id . at 5 8 0 -5 8 1 (1 ) (ci tat i o n an d p u n ct uat i o n o m i t t ed ).

1 0 S h ep h er d v. Gr een
, Kl os i c & Da ug h er ty

, 3 2 5 Ga. Ap p

. 1 88

, 1 9 0 (7 5 0 SE2 d

4 6 3 ) (2 0 1 3 ).

6i n t eres t b y h er s h are o f real es t at e co m m i s si on s , s up erfl u o u s

. 1 1 Co n s t ru ed as a wh o l e

an d i n t erp ret i n g t h e p ro v i s i o n s o f t h e co n s en t o rd er s o as t o h arm o n i ze wi t h each

o t h er, 1 2 t h e i n t en t i on o f t he Hei rs was t h at M arv el ’ s o n e-t h i rd i n t eres t i n th e Pro p ert y

was n o t l i m i t ed b as ed o n t h e ap p r a i s a l v a l u e. Becau s e t h e co n s en t o rd er was

u n am b i g u o u s , th e p r o b at e co u rt p ro p erl y fo u n d t h at paro l ev i d en ce was

i n ad m is s i b le. 1 3

Ju d g men t a f f i r m ed . Do yl e, P. J., a n d

Br o wn
, J., co n cu r

.

1 1 See OCGA § 1 3 -2 -2 (4 ) (“ Th e co n s tru ct i on wh i ch wi l l u p h o l d a co n t ract in
wh o l e an d i n ev ery

p art i s t o b e p referred

, an d t h e w h o l e co n tract s h o u l d b e l o o k ed

t o i n a r ri v i ng at th e co n st ru ct i o n o f an y p art [.] ”); Mi l l i ken & Co

. v. Ga

. Po wer Co

. , 3 5 4 Ga. Ap p

. 9 8

, 1 0 0 (8 3 9 SE2 d 3 0 6 ) (2 02 0 ) (“ Co u rt s s h o u l d no t ren d er an y l an g u ag e i n a co n t ract as s u p erfl u o u s , an d an y co n st ru ct i o n t h at ren d ers p o rt i o n s o f

t h e co nt ract l an g u ag e m ean i ng l es s s h o u l d b e av o i d ed .”) (ci t at i o n an d pu n ct u at i o n

o m it t ed ).

1 2 See Mo r

g a n Gu a ra n ty Tr u s t Co

. v. At l a n ta Na t

. Rea l E s t at e Tr u s t

, 1 4 9 Ga. Ap p

. 11 8

, 1 1 9 (2 5 3 SE2 d 7 7 4 ) (1 9 7 9) (“ T h e in t en t i o n o f t h e p art i es i s d et erm i n ed
fro m a co n s id erat i o n of t h e e n t i r e c o n t r act ; an d, i f p os s ib l e, al l of it s p ro v i s i on s

s h o u ld b e s o i n t erp ret ed as t o harm on i ze wi t h each o t h er.”) (ci t at io n an d pu n ct u at i o n

o m it t ed ).

1 3 See OCGA § 13 -2 -2 (1 ).

7