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

, REESE, J.

, and SENI OR A PPELLA TE JUDGE PHI PPS

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

A pr i l 6, 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 25 6 . TUGGLE et

al . v

. AM ERIS BANK.

P H I P P S , Sen i o r Ap p el l at e J u d g e.

In t h i s act io n t o set as i d e frau d u l en t t ran s fers

, d efen dan t s J es s ie Tu g g l e an d h i s

wi fe Du J u an Tu g g l e a p p eal fro m t h e t ri al co u rt ’ s o rd er d en y in g t hei r m ot i o n fo r

s u m m ary ju d g m en t an d g ran t i n g s u m m ary ju d g m en t t o p l ai n ti ff Am eri s Ban k

, as

s u cces s o r o f Ham i l t o n St at e Ban k (“ HSB”). Th e T ug g l es ch al l en ge s ev eral o f t h e t ri al

co u rt ’ s ru l i n g s u n d er Geo rg i a’ s Un i fo rm Frau d u l en t Tr a n sfers A ct (“ UFTA” o r t h e

“ Act ”), O CGA § 1 8 -2 -7 0 et seq

. (2 0 1 4 ). 1 Th ey al s o a r g u e t h at t h e t ri al co u rt erred

1 Becau s e t h e t ran s fers at i s s u e h ere o ccu rred i n 2 0 1 4

, t h ey are g o vern ed b y t h e UFTA. See OCGA § 1 8 -2 -7 0 et s eq

. (2 0 1 4 ). T h e UFTA was s u pers ed ed by Ga. L.

2 0 1 5

, p p

. 9 9 6

, 1 0 1 9 -1 0 2 7

, 1 0 29

, § § 4A-1

, 7 -1

, effect i ve J u l y 1

, 2 01 5

, an d i s n o w k n o wn as th e Un i fo rm Vo i d ab l e Tran s act i o n s Act

. See OCGA § 1 8-2 -7 0 et s eq

. (2 0 2 1); G a

. Co mmer ci a l St or es v. Fo r s ma n , 3 42 Ga. A p p

. 5 4 2, 5 42

, n

. 1 (8 0 3 SE2 d

8 0 5 ) (2 0 1 7 ). U n les s o t herwi s e no t ed

, al l Geo rg ia s t at u t es ci t ed i n t h i s o p i n io n are t h e

o n es in effect i n 2 0 14

.wh en i t (a) reject ed t h ei r cl ai m s t h at OCGA § 9 -1 2 -9 3 an d t h e d o ct ri n e o f l ach es b ar

Am eri s’ s act i o n an d (b ) award ed at t o rn ey fees t o Am eri s u n d er OCGA § 13 -6 -1 1

. Fo r

t h e r e a s o n s t h at fo l lo w , we rev ers e t h e O CGA § 1 3 -6 -1 1 at t orn ey fee award b ut

o t h erwi s e affi rm

t h e t ri al co u rt ’ s ru l i n g s

.

Th e reco rd sh o ws t h at

, i n Feb ru ary 2 0 1 2

, Ham m er In v es t m en t s LLC ex ecu t ed

a ren ewal p ro m i s s o ry n o t e i n fav o r o f Do u g l as Co un t y Ban k (“ DCB”) i n th e am o u nt

o f $ 4 64 ,1 3 8 .9 4

. At t h at t i m e, J es s i e

— Ham m er In v es t m en t s ’ s s o l e m em b er

—

ex ecu t ed a g uaran t y o f t h e i n d eb t ed n es s o n t h e n o t e i n fav o r o f DCB. As s ecu ri t y fo r

t h e i n deb t ed nes s, Ham

m er In v es t m en ts g ran ted D CB secu ri t y in t eres ts i n parcel s o f

real p ro p ert y in Sp al d i n g an d Fay et t e Co u n t i es

. HSB acq u ired t h e p ro m i ss o ry n o t e in

2 0 1 3

. Ham

m er In v es t m en ts an d J es s i e s u bs eq u en t l y fai l ed t o m ak e p ay m en t s as

req u i r ed u n der t h e p ro m i s s o ry n o t e, an d

, i n Ap ri l 2 0 1 4

, HSB fo recl os ed o n t h e

Sp al d i n g an d Fay et t e Co u n ty p ro p er t i es

. In Ju n e 2 0 1 6

, HSB o b t ai ned a d efau l t

ju d g m en t t o t al i n g $1 4 9 ,0 1 9 .4 3 ag ai n s t J es s i e an d Ham m er In v es t m en t s , rep res en t i n g

t h e rem ai n i n g b al an c e d u e o n th e p ro m is so ry n o t e fo l l o wi n g th e fo recl o s u re s al es

.

Am eri s Ban k s u b s eq u e n t l y acq u i red HSB. In t h e i n t eri m , o n No v em b er 14

, 2 0 1 4,

J es s i e e x e c u t e d q u i t cl ai m d eed s t ran s ferri ng two parcel s o f real p ro pert y i n J o hn s

Creek t o Du J u an fo r o n e d ol l a r e a c h an d fo r “ Lo v e an d Affect i o n ,” as “ Deed [s ] o f

2Gi ft

. ” 2 T h e Tu gg l es es t i m at ed t h e t wo p ro pert i es t o b e wo rt h a t o t al o f m o re t h an $ 1

m i l l io n at t h e t i m e o f t he t ran s fers

.

Th e cu rren t act i o n beg an i n Ap ri l 2 0 1 9

, w h e n A m e r i s , as s u cces s o r o f HSB,

s u ed t h e Tu g g les

, s eek i n g t o s et as i d e t h e t ran s fers o f t h e J o h n s Creek p ro p ert i es as

frau du l en t u n d er OCG A § § 1 8 -2 -7 4 an d 1 8 -2 -7 5

. Am eri s al l eg ed

, i n rel ev an t p art

,

t h at t he p u rp o se o f t h e t ran s fers was t o p l ace t h e p ro p ert i es b e yo n d t h e reach o f

J es s i e’ s cred i t o rs , i ncl u d in g A m eri s , wh i ch cu rren t l y i s o w ed m o re t h an $ 1 5 0 ,0 0 0

fro m t h e J u n e 2 0 1 6 defau l t j u d gm en t

. Am eri s al s o so u gh t at t o rn ey fees u n d er OCGA

§ 1 3-6 -1 1

.

Fo l l owi n g d i s co v ery , Am eri s m o v ed fo r s u m m ary ju d g m en t o n i t s cl ai m s fo r

f r a u d u l e n t co n v ey an ce u n d er OCGA § 18 -2 -7 5 (a) an d at t o rn ey fees u n d er OCGA

§ 1 3 -6 -1 1

. Th e Tu g g l es fi led a cro s s -m o t i o n fo r s u m m ary ju d g m en t

, p res u m ab l y o n

al l cl ai m s ag ai n s t th em , arg u i n g t h at J es s i e’ s co n v ey an ces t o Du J u an were v al i d an d

2 J es s i e lat er ex ecu t ed a co rrect i ve q u i t cl ai m d eed ag ai n t ran s ferri n g o n e o f t h e J o h n s Creek p ro p ert ies t o D u J u an i n J u l y 20 1 5. T h e co rrect i ve d eed i d en t i fi es t h e

co n si d erat io n as “ On e D ol l ar an d o t h er g oo d an d v al u ab l e co n s i d erat i o n d el i v ered to
Gran t o r b y

Gran t ees [s i c] at an d b efo re t h e ex ecu t i o n” of t h e d eed

. Th e Tu g g l es d o

n o t co n t en d t h at t h e “ o th er g o o d an d v al u ab l e co n s i d erat i o n ” l i s t ed i n t h e co rrect i v e d eed refers t o an y ad d i t i o nal co n s i d erat io n fo r t h e p ro p ert y b ey on d t h at i d en t i fi ed in

t h e i n i ti al d eed

. Acco rd i n g t o t h e Tu gg l es , t h e p u rp o s e o f t h e co rrect i v e d eed was “ to

co rrect t h e n am es i n t h e ex ecu t i o n b l o ck o f t h e o ri g i n al co n v ey an ce.”

3b i n d i n g an d t h at an y l i en s o n t h e t r a n s f erred p ro p ert i es were d i sch arg ed fo u r y ears

aft er t he co nv ey an ces un d er OCGA § 9 -1 2 -9 3

. In t h ei r o p p o s i t i o n t o Am eri s ’ s

s u m m ary ju d g m en t m o t i o n , t h e T u g g l es al s o co n t en d ed t hat th e d o ct ri n e o f l ach es

b arred Am eri s ’ s cl ai m s.

Th e t ri al co urt g ran t ed s u m m ary ju d g m en t t o Am eri s an d den i ed s u m m ary

ju d g m en t t o t he T u g g l es

. As t o t h e frau d u len t co n v ey an ce cl ai m s , t he co urt co n cl u d ed

t h at : (i ) J es s i e’ s i n d eb t ed nes s t o Am eri s aro se b efo re he t ran s ferred t h e J o h n s Creek

p ro p ert i es ; (i i ) t h e t r a n s fers were n ot fo r “ reas o nab l y eq u i val en t v al u e”; an d

(i ii ) J es s i e b ecam e i ns o lv en t as a res u l t o f t h e t ran s fers

. See OCGA § 1 8 -2 -7 5 (a). Th e

co u rt fu rt h er reject ed t he T u g g l es ’ cl ai m s t hat Am eri s was g u i lt y o f l ach es fo r fai l i n g

t o l ev y o n t h e J o h n s C reek p ro p ert i es earl i er an d t h at OCGA § 9-1 2 -9 3 b arred

Am er i s’ s s u i t

. Fi n al l y , t h e co urt g ran t ed Am eri s ’ s req ues t fo r OCGA § 1 3 -6 -1 1

a t t o r n ey fees aft er fi n d i n g th at t h e Tu g g l es act ed i n b ad fai t h by frau d u l en t l y

t ran s ferri n g t h e p ro pert i es . Th i s ap p eal fo ll o wed

.

1

. Th e Tu g g l es fi rs t ch al l en ge t he g ran t o f s u m m ar y j u d g m en t t o Am eri s ,

c o nt en d i n g t hat t h e t ri al co u rt erred wh en it (a) ru l ed t h at J es s i e d id n o t r e c e i v e

reas on ab l y eq ui v al en t v al ue wh en h e t ran s ferred t h e J o h n s Creek p ro p e r t i es ,

(b ) det erm i n ed t h at J es si e was i n s o l v en t fo l l o wi n g t h e t ran s fers

, an d (c) award ed

4OCGA § 1 3 -6 -1 1 at t o rn ey fees t o Am eri s

. W e ag ree t h at t h e tri al co urt erred by

award i n g at t orn ey

fees i n t h i s cas e b u t o t h erwi s e reject t h e Tu g g l es ’ cl ai m s

.

W e rev i ew d e no v o a gran t o r d en i al o f s u m m ary ju d g m e n t

, vi ewi n g t h e

ev i d e n c e a n d al l reas o n ab l e co n cl u s i o ns an d in feren ces d rawn fro m i t i n t h e l i g ht

m o st fav o rab l e t o t he n on m o v an t s

. Ci t y of S t

. Ma rys v. Reed

, 3 4 6 Ga. Ap p

. 50 8

, 5 0 8

-

5 0 9 (8 1 6 SE2 d 4 7 1 ) (2 0 1 8). Su m m ary ju d g m en t is p ro per w h en t h ere i s no g en u i n e

i s su e o f m at eri al fact an d t h e m o v an t i s en t it l ed t o ju d g m en t as a m at t er o f l aw. Id

. at

5 0 8 ; s ee OCGA § 9 -1 1 -5 6 (c). “ [T] h e b u rd en o n t h e m o v in g p art y m ay b e d i s ch arg ed

b y p o i n t i ng o u t by referen ce t o t h e affi d av i t s , d ep os i t i o n s an d o t h er d o cu m en t s i n t h e

reco rd t h at t h ere i s an ab s en ce o f ev i d en ce t o s u p p o rt t h e n o nm o v i n g p art y ’ s cas e.”

El l i so n v. Bu r

g er Ki n g Co r

p. , 2 9 4 Ga. Ap p

. 8 1 4, 8 19 (3 ) (a) (6 7 0 SE2 d 4 6 9 ) (2 0 0 8 )

(ci t at i o n an d pu n ct uat i o n o m i t t ed ); s ee OCGA § 9 -1 1-5 6 (c). If t h e m ov an t m eet s t h i s

b u rd en , t h e n o n m o v an t s “ can n o t res t o n [t h ei r] p l ead i n g s , b u t r a th er m u st p o i n t to

s p eci fi c ev i d en ce gi v i n g ri s e t o a tri ab l e i s s u e.” E ll i s o n , 2 94 G a. Ap p

. at 8 1 9 (3 ) (a)

(ci t at i o n an d p u nct u at io n o m i t ted ); s ee OCGA § 9 -1 1 -5 6 (e).

(a) At t h e ti m e th e t ran s fers at i s s u e h ere were m ad e, frau d u l en t t ran s fers u n d er

Geo rg i a’ s UFTA “ were b ro ad l y s ep arat ed i n t o t wo cl as s ifi cat i o n s : act u al frau d an d

co n st ru ct i v e frau d .” A g r i co mmo d i t i e s

, In c. v. M o o re , 3 5 9 Ga. Ap p

. 1

, 2 -3 (1 ) (8 5 4

5SE2 d 7 8 1 ) (2 0 21 ) (ci t at i o n s an d p u n ct u at i o n o m i t t ed ). Th e Co d e sect i o n fo r

co n st ru ct i v e f

r a u d, OCGA § 1 8 -2 -7 5 (a)

— t h e s t at u t e p ri m ari l y at i s s u e h ere

—

p ro v id ed :

A t ran s fer m ad e o r ob l i g at i o n i n cu rred by a deb t o r i s frau d u l en t as to a

c r e d i t o r w h os e cl ai m aro s e b efo re t he t ran s fer was m ad e o r t h e

o b l i gat i o n was i n cu rred i f t h e d eb t o r m ad e t h e tran s fer o r i n cu rred th e

o b l i gat i o n w i t ho u t recei v i n g a reas o nab l y eq u i v al en t val u e i n ex ch an ge

fo r t h e t ran s fer o r ob l i g at i o n an d t h e d eb t o r was i n s o l v en t at t h at t im e o r

t h e d eb t or b ecam e i n s o l v en t as a res u lt o f t h e t ran s fer o r o b l i g at io n

.

Th u s, wh i l e a cred i t o r p ro ceed i n g u n der OCGA § 1 8 -2 -7 5 (a) n eed n ot s h ow an act u al

i n t en t to defrau d

, “ t he cred i t o r m u s t s h o w t h at t h e deb t o r d i d n o t recei v e ‘ reas o n ab l y

eq u iv al en t v al ue’ fo r t h e ex ch an g e.” Ag ri co mmo d i t i es

, In c. , 3 5 9 Ga. Ap p

. at 3 (1 ). In

t h at reg ard

, t h e U FTA p ro v i ded t h at “ [v ] al u e i s g iv en fo r a t ran s fer or an o bl i g at i o n

i f, i n ex ch an g e fo r t h e t ran s fer o r o bl i g at i o n , pro p ert y i s t ran s ferred or an an t eced en t

d eb t i s s ecu red o r s at i s fi ed

. . . .” OCGA § 1 8 -2 -7 3 (a). Th e Act d efi n ed “ p ro p ert y ”

as “ an y th i n g t h at m ay

b e t h e s ub

ject o f o wn ers hi p .” OCGA § 1 8 -2 -7 1 (1 0 ).

(i ) Th e Tu g g les fi rs t m ai n t ai n t hat A m eri s can n o t s at i s fy t h e el em en t s o f t h i s

cl ai m b ecau s e t h e t ran s fers o f t h e J o h n s Creek pro p ert i es “ were m ad e fo r Lo v e an d

Affect i on ,” wh i ch

, t h ey cl ai m , co n s t i t u t es “ v al u ab l e co n s i d erat i o n .” Th ey al s o as s ert

6t h at t h e co n v ey an ces were p red i cat ed

, i n p art

, o n co g n i t i v e i m p ai rm en ts ex p eri en ced

b y J es s i e.

Th e U FTA i s m o d el ed o n t h e Un i fo rm Frau d u l en t T ran s fer Act

p ro m u l g at ed b y t h e Nat i o n al Co n feren ce o f Co m m i s s i o n ers o n Un i fo rm

St at e Laws an d ad o p t ed i n v ari o u s fo rm s b y 4 3 st at es an d t he Di s t ri ct o f

Co l u m b i a. Fo r t h i s reas o n , an d i n l i g h t o f t h e d e a r t h o f Geo rg i a

d eci si o n s co n s t ru i n g t h e pro v i s i o n s of t h e G eo rg i a U FTA, w e lo o k t o th e

d eci si o n s o f o t h er ju ri s d i ct i o n s fo r g ui d an ce.

Tr u el o ve v. Bu ckl ey , 3 1 8 Ga. Ap p

. 2 0 7

, 2 0 9 (1 ) (7 33 SE2 d 4 9 9 ) (2 0 1 2 ) (ci t at i o n s an d

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

W e fi rs t n o te t h at t h e q u es t i o n p res en t ed h ere i s n o t

— as t he T ug g l es s u g g es t

— w h et h er “ l o v e an d affect i o n ” m ay co ns t i t u t e “ v al u ab l e co n s i d erat i o n ” u n d er t h e

UFTA. Rat h er, th e q u es t io n i s wh et h er “ l o v e an d a f fect i o n ” m ay co n s t i t u t e

“ reas o nab l y eq u i v al en t v al u e” fo r t h e p ro pert y ex ch an g ed

. See OCGA § 1 8-2 -7 5 (a).

Th e p art i es h av e n o t ci t ed

, an d res earch h as n ot rev eal ed

, an y Geo rg i a ap p el l at e

d eci s i o n s ad d res s i n g t h i s q ue s t i o n

. Sev eral d eci s io n s fro m o t h er j u ri s d i ct i o n s ,

h o wev er, each h av e an s wered t hi s q u es t i o n i n th e n eg at i v e. See In r e Ma r l a r , 2 6 7 F3 d

7 4 9

, 7 5 2

, 7 5 5 -7 5 6 (I I) (8 t h Ci r. 2 0 0 1) (ap p ly i n g Ark

. Co d e An n

. § 4 -5 9 -2 0 5 (a)

(2 0 0 1), p art o f t h e Ark an s as Frau d u l en t Tran s fer Act

, an d co n cl u d in g t h at “ ten d o l l ars

7wi t h l o v e an d affect io n ” d id n o t co n s t it u t e “ reas o n ab l y eq u i v al en t v al u e ” f o r t h e

t ran s fer o f m ore t h an 7 0 0 acres o f f a r m l a n d t o t h e t ran s fero r’ s s o n ); Tr u is t Ba n k v.

Fa r m er , No

. 2 : 2 0 -cv -0 0 1 39

, 2 0 2 1 U.S. Di s t. LEXIS 6 4 4 8 4

, at * 3

, 5 (II) (B), 9 -1 0

(III) (B) (S.D. W

. Va. Ap r. 2

, 20 2 1 ) (co n cl ud i n g t h at

, un d er t h e W es t V i rg i n i a UFTA,

“ [l ] o v e an d affect i o n , wh i l e n i ce, d [i d ] n o t co n s t i t u t e reas o n ab l y eq u i v al en t v al u e in

ex ch an g e fo r” t wo i n t eres t s i n real p ro p ert y v al u ed at $ 9 0 ,7 5 0 each ); In r e Bl a i r , 5 9 4

BR 7 12

, 7 5 2 (V) (A) (7 ) (Ban k r

. D

. C o l o

. 2 01 8 ) (“ l o v e an d affect io n ” d o n ot

co n st i t u t e “ reas o n ab ly eq u i v al en t v al u e,” wh i ch “ m ean s so m e s ort o f eco n o m i c

b en efi t ,” u n d er t h e Co lo rad o U FTA); DW C3

, In c. v. Ki s s el

, 2 46 N.C. Ap p

. 3 6 1 (7 8 4

SE2 d 2 3 7 ), 2 0 1 6 N.C. Ap p

. LEXIS 2 6 1

, at * 1 1 (II), n

. 1

, 1 3 -1 6 (II) (2 01 6 ) (“ l o v e an d

affect i o n ” d o n o t co n s ti t u t e “ reas o n ab l y eq u i v al en t v al u e” wi t h res p ect to a t ran s fer

o f real p ro p ert y an d ot her as s et s fo r p u rp o s es o f t h e N o rt h Caro l i n a UFTA); s ee al s o

In r e Tr ea d

wel l

, 6 9 9 F2 d 1 0 5 0

, 1 0 5 1 & n

. 1 (1 1 t h Ci r. 1 9 8 3) (h o l d in g t h at a d eb to r’ s

t ran s fer o f $ 4 ,0 0 0 t o h i s d au g ht ers fo r “ l o v e an d affect i o n ” co u l d b e av o i d ed u n d er

t h e Ban k ru p t cy Co d e’ s frau d u l en t t ran s fer p ro v i s io n s b ecau s e t he t ran s fer was m ad e

fo r “ l es s t h an a reas o n ab ly eq u i v al en t v al ue” u n d er fo rm er 1 1 USC § 5 4 8 (a) (2 ) (A),

cu rren t l y co d i fi ed at 1 1 USC § 5 4 8 (a) (1 ) (B) (i ), wh i ch is l arg el y an al o g o u s t o

8OCGA § 1 8 -2 -7 5 (a)) 3 ; M cPh er s o n Oi l Co . v. Ma ss ey , 6 4 3 S2 d 5 95

, 5 9 6 -5 9 7 (Al a.

1 9 9 4 ) (h o l d i n g t h at a t ran s fer o f p ro pert y t o a fam i l y m em ber fo r “ l o v e an d

co n si d erat io n ” was frau d u l en t as t o a cred i t o r u n d er Al a. Co d e 1 9 7 5 § 8 -9 A-4

, p art

o f t h e Al ab am a UFTA); s ee al s o g en eral l y S E Pr o p er t y Ho l di n g

s v. Cen t er , No

. 1 5

-

0 0 3 3 -W S-C, 2 0 1 6 U .S. Di s t

. LEXIS 1 8 0 2 4 8

, at * 21 -3 0 (III) (D) (S.D. Al a. Dec. 3 0,

2 0 1 6 ) (co n cl u d i n g t h at n ei t her “ em o t i o n al s u p p o rt ” recei v ed fro m t h e t ran s ferees n o r

b en efi t s i n t h e fo rm of t ax s av i n g s an d i m p ro v ed as s et m an ag em en t ex p ect ed t o b e

real ized b y t h e deb t o r fro m t h e t ran s fers o f real p ro p ert y , i nt eres t s i n an LLC, an d

s t ock s h ares co n s t i t u t ed “ reas o n ab l y eq u iv al en t v al u e” u n d er t h e Al ab am a UFTA).

Th e d eci s i o n s ci ted ab ov e are i n acco rd wi t h t h e p ro p os i t i o n t h at

, b ecau s e t h e

UFTA’ s p u rp o se i s t o p ro t ect cred i t o rs fro m t h e d ep let i on o f a deb t o r’ s es t at e t o t h e

p reju d i ce o f u n s ecu red cred i t o rs , t he ad eq u acy o f co n s i d erat i o n fo r pu rp o s es o f t h e

Act s h o u l d b e d et erm i n ed fro m t h e s t an d p o i n t o f t h e cred i t o r, n o t t h e d eb t o r. See

3 “ Becau s e UFTA’ s d efi n i t i o n o f ‘ v al u e’ i s b as ed o n

. . . t he Ban kru p t cy Co de,

co u rt s i n t erp ret i n g U FTA-b as ed s t at ut es co n s i d er an al o g o u s b an k ru p t cy au t h o ri t y to
b e i n s t ru ct i v e o f t h e p ro p er m ean i ng an d ap p li cat i o n o f t h at t e r m an d t h e rel at ed

co n cep t o f reas on ab l y eq u i v al en t v al u e

. ” Ja n vey v. Go l f Ch an n el

, 5 9 Tex

. Su p

. Ct

. J

. 58 7 (II) (C) (I) (4 8 7 SW 3 d 5 6 0, 5 7 2 ) (2 0 1 6 ); acco rd S ch emp p v. Lu cr e M

g mt

. Gr o up , 18 P3 d 7 62

, 7 6 4 (I) (Co l o. A p p

. 2 0 0 0 ) (b ecau s e § 5 4 8 o f t h e Ban k ru p t cy Co d e h as s i m i l ar l an gu ag e t o , an d t h e s am e p u rp o s e as , t h e UFTA, “ i n t erp ret at i on s

o f § 5 4 8 are i n s t ru ct i v e” i n UFTA cas es ).

9W

a r f i el d v. Byr o n , 4 36 F3 d 5 5 1

, 5 5 7 -5 58

, 5 6 0 (III) ( B ) ( 5 t h Ci r. 2 0 06 ) (o b s erv i n g,

i n a cas e ap p l y i n g th e W as hi n g to n UFTA, t h at “ [t ] h e p ri m ary c o n s id erat i o n in

an al y zi ng t h e ex ch an ge o f v al u e fo r an y t ran s fer i s t h e d eg ree t o wh i ch t h e

t r a n s fero r’ s n et wo rt h i s p res erv ed ”); S E Pr o p er t y Ho l d i n g

s v. Br a s wel l

, 2 5 5

FSu pp .3 d 1 1 8 7

, 1 1 9 8 (IV) (B) (S.D. Al a. 2 0 1 7 ) (u n der t h e Al ab am a UFTA, “ co u rt s

m u st ex am i n e t h e n at u re an d ad eq u acy o f t h e co ns i d erat i o n fro m t h e st an d po i n t o f t h e

cred i t o r, n ot t h at o f t h e d eb t o r o r t h e t ran s feree o f t h e s u b ject p ro p ert y ”); acco rd In

r e Ma r l a r , 2 67 F3 d at 7 5 6 (II) (“ Reas o n ab l y eq u i v a l e n t v al u e i s a m ean s o f

d et erm i n i n g i f t h e d eb to r recei v ed a fai r ex ch an g e i n th e ma rket p l a ce fo r t he g o od s

t ran s ferred

. ”) (ci tat io n a n d p u n ct u at i o n o m i t t ed ; em p h as i s s u p pl i ed ); DW

C3

, In c. ,

2 0 1 6 N.C. Ap p

. LEXIS 2 6 1, at * 1 1 -1 2 (II) & n

. 1 (o b s erv i n g t h at

, un d er t h e No rt h

Caro l i n a UFTA, “ ‘ [v ] al u e’ is t o b e d et erm i n ed i n l i g h t o f t h e p u rp o se of t h e [UFTA]

t o p ro t ect a d eb t or’ s es t at e fro m b ei n g d ep l et ed t o t h e p reju d i ce o f t h e d eb to r’ s

u n s ecu red cred i t o rs ”) (ci t at i o n an d p u n ct u at io n o m i t t ed ); Ja n vey v. Go l f Ch a n n el

, 5 9

Tex

. Su p

. Ct

. J

. 5 8 7 (4 87 SW 3 d 5 6 0, 5 6 4 ) (2 0 16 ) (h o l d i n g t hat th e “ reas o n ab l y

eq u iv al en t v al ue” req ui rem en t u n d er t h e Tex as U FTA “ can be s at i s fi ed wi t h ev i d en ce

t h at t h e t ran s feree (1 ) fu l l y p erfo rm ed un d er a l awfu l , arm ’ s -l en g t h co n t ract fo r fai r

m ark et v al u e, (2 ) p ro v id ed co n s i d erat io n t h at h ad o b ject i v e v al u e at th e ti m e o f t h e

10t ran s act io n , an d (3 ) m ad e t h e ex ch an g e i n t h e o rd i n ary co u rs e o f t he tr a n s f e r e e ’s

b u s i n es s ”). 4

W e ag ree w i t h t h e an al y s es i n e a c h o f t h e ab o v e d eci s i o n s an d h o l d t h at

co n si d erat io n o f o n e d o l l ar an d l o v e an d affect i o n i n e x c h an g e fo r t he J oh n s Creek

p ro p ert i es d i d no t co n st i t u t e “ reas o nab l y eq u iv al en t v al u e” u n d er OCGA § 1 8 -2 -7 5

(a). A n d wh i le t h e Tu g g les co n t en d t h at t h e co n v ey an ces al s o were b as ed o n J es si e’ s

“ d em en t i a an d decl i n e i n c ognitive f unc tioning, ” the y ne it h er el ab o rat e an y arg u m en t s

n o r c i t e an y au th ori ty s up p o rt i n g t h ei r s u gg es t io n t h at J es s i e’ s co n d it i on h as an y

b eari n g o n t h e v a l u e d et erm i n at i o n u n d er OCGA § 1 8 -2 -7 5 (a), m u ch l es s t h at h i s

co n di t i o n s o m eh o w ren d ers t he s t at ed co n s i d erat i on o b ject iv el y v al u ab l e t o a cred it o r

o r t h e m ark et p l ace. See W a r f i el d

, 4 3 6 F3 d at 5 6 0 (III) (B); In re M a r l a r , 2 6 7 F3 d at

7 5 6 (II); S

E Pr o p er t y Ho l d i n gs , 2 5 5 FSu pp .3 d at 1 1 9 8-1 1 9 9 (IV) (B); DW C3 , In c. ,

2 0 1 6 N. C

. A p p

. LEXIS 2 6 1

, at * 1 2 (II). W e t h erefo re d eem an y su ch cl ai m

ab an do n ed

. See Co u rt o f A p p eal 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 o t s u p p o rt ed i n t he b ri ef b y ci t at i o n o f au th o ri t y o r a r g u m e n t m a y b e d eem ed

4 T h e Tex as UFTA, un l i k e Geo rg i a’ s v ers i o n o f t h e Act

, s p eci fi cal ly d efi n es

“ reas o nab l y eq u i v al en t v al u e” as “ i n cl u d [i n g ] wi th o ut li m i t a t i o n , a t ran s fer o r

o b l i g at i o n th at i s wi t h i n th e ran g e o f v al u es fo r wh ich t h e t ran s fero r wo u ld h av e s o ld

t h e as s et s i n an arm ’ s l en g t h t ran s act i on .” Tex . Bu s

. & Co m . Co d e § 2 4 .0 04 (d ).

11ab an do n ed .”); Br i t t a in v. S t a t e , 3 2 9 Ga. Ap p

. 6 8 9

, 7 0 4 (4 ) (a) (7 6 6 SE2 d 1 0 6 ) (2 0 1 4 )

(“ [A] n ap p el l an t m

u s t s u p p ort en u m erat i o ns o f erro r wi t h arg um en t an d ci t at i o n o f

au t h o ri t y , an d m ere co n cl u s o ry s t at em en ts are n o t t h e t y p e o f m ean i ng fu l arg u m en t

co n tem p l at ed b y o u r ru l es .”) (ci t at i o n an d p u n ct uat ion om itte d) ; K a rl sb er g v. Ho o ver ,

1 4 2 Ga. Ap p. 5 9 0, 5 9 4 ( 2 3 6 S E 2 d 5 20 ) (1 9 77 ) (“ [A] n ap p el l an t is req ui red i n i t s

i n i t i al b ri ef t o fi l e an arg um en t wh i ch s u pp o rt s an y en u m erat i o n s o f erro r i t d o es n ot

wi s h to wai v e.”). Co n s eq uen t l y , we affi rm th e t ri al co u rt ’ s ru li n g t hat t h e t ran s fers o f

t h e J o h n s Creek p ro p ert i es were n ot fo r “ reas on ab l y e q ui v al en t v al u e” u n d er t h e

Geo rg i a UFTA.

(i i) Th e Tu g g l es fu rt her co n t en d t h at Am eri s can n o t s at i s fy OCGA § 1 8 -2 -7 5

(a) b ecau s e Am eri s ’s c l a i m a g ai n s t J es s i e fi rs t aro s e i n J u ne 2 0 1 6, wh en HSB

o b t ai n ed a d efau l t j u d gm en t ag ai n s t h i m , wel l aft er h e t ran s ferred t h e J o h n s Creek

p ro p ert i es i n No v em

ber 2 0 1 4 . W e d i s ag ree.

Fo r p u rp o ses o f t h e UFTA, a “ cl ai m ” i s defi ned as “ a ri g h t t o p ay m en t

, wh et h er

o r n ot t h e ri g h t is red u ced to ju d g m en t

, l i qu i d at ed

, u n l i qu i d at ed

, fi xed

, co n t i n g en t

,

m at u red

, u n m at u red

, d i s p u ted

, u n d i s p u t ed

, l eg al

, eq u i t ab l e, s ecu red

, or u n s ecu red .”

OCGA § 1 8 -2 -7 1 (3 ). H ere, t h e Tu g g l es d o n o t d i sp u t e t h at Am eri s an d / o r i t s

p red eces s o rs -i n -i n t eres t h el d a ri g h t t o p ay m en ts u nd er t h e t erm s o f t h e Feb ru ary

122 0 1 2 p ro m i s s o ry n o te an d t h at t h e o b l i g at i o n t o m a k e s u c h p ay m en t s ex t en d ed to

J es s i e n o l at er t h an Ap ri l 2 0 1 4, wh en HSB fo recl o sed o n t h e Sp al d i n g an d Fay et t e

Co u n t y p ro p ert i es

. Co n s eq u en tl y , t hei r cl ai m t h at “ t h ere was n o an t eced en t d eb t at t h e

t i m e o f t h e [No v em

b er 2 0 14 ] t ran s fer[s ] ” i s u ns u p p o rt ed b y t h e reco rd

. 5

(b ) Th e Tu g g l es al s o ch al l en g e t h e t ri al co u rt ’ s ru l i ng t h at Jes s i e w as i n s o l v en t

fo l l o w i n g t h e t ran s fers o f t h e J oh n s Creek p ro p ert ies . W e ag ai n d is cern n o erro r.

Fo r p urp o s es o f Geo rg i a’ s UFTA, “ [a] d eb t o r is in s o l v en t i f t h e s u m o f t h e

d eb to r’ s d eb ts i s g reat er t h an al l o f t h e d eb t o r’ s as s et s , at a fai r v al u at i o n,” an d “ [a]

d eb to r wh o is g en eral l y n ot p ay i n g h i s o r h er d eb ts as t h ey b eco m e du e is p res u m ed

t o be i ns o l v en t.” OCGA § 1 8 -2 -7 2 (a), (b ); see Ga

. Co mmer ci a l S t o res v. Fo r s ma n ,

3 4 2 Ga. Ap p . 5 4 2 , 5 5 3 (2 ) (8 03 SE2 d 8 0 5 ) (2 0 1 7).

In h i s i n t erro g at o ry res p o n s es , Jes s i e ack n o wl ed g ed t h at : (i ) h e had o n l y o n e

as s et to h i s n am e

— h i s p en s i o n p ay m en t s (t he am o u n ts o f wh i ch h e d i d n ot d i s cl o s e)

— fro m No v em

b er 1 4

, 2 01 4 (t h e d at e o f t h e J o h n s Creek p ro p ert y tran s fers ), t h ro u g h

5 Co nt rary t o t he Tu g g l es ’ as s ert i o n i n t h e i r r ep l y b ri ef, n o t h i n g in Tr u el o ve , 3 1 8 Ga. Ap p

. 20 7

, reas o n ab l y m ay b e r e a d t o s tan d fo r t h e p ro p o s i t io n t h at “ [t ] h e

t erm c l a i m o r o b l i g at i o n , i n co n nect i o n wi t h [OCGA § 18 -2 -7 5 (a)]

, m ean s a ju d g m en t l i en .” Rat h er, as s t at ed ab o v e, t h e p l ai n l an g u ag e o f t h e UFTA d efi n ed

“ cl ai m ” as , i n t er al i a, “ a ri g h t t o p ay m en t

, wh et h er or n o t t h e r i g h t i s r ed

u ced to j u d g men t .” OCGA § 1 8 -2 -7 1 (3 ) (em p has i s s u p p l i ed ).

13No v em

b er 2 0 1 8 (wh en h e s u b m i t t ed h i s i n t erro g at o ry res p o n s es ); an d (i i ) h e o r an

en t i t y i n wh i ch h e m ai n t ai n ed an i n t eres t o wed a p as t -d u e deb t o f $ 4 5 4 ,6 1 1 .4 5 d u ri n g

t h at s am e t i m e peri o d

. W hi l e t h i s reco rd ev i den ce is m i n i m a l

, J e s si e’ s

ack n owl ed gm en t o f a p as t -d u e d eb t an d l ack o f l i q u i d as s et s was s u ffi ci en t to

es t ab l i s h t h e p res u m

p t io n t h at

, as o f t h e d at e o f t h e J o h n s Creek p ro p e r t y tran s fers

,

h e was i n s o l v en t

. See Ga

. Co mmer ci a l S t o r es , 3 4 2 G a. A p p

. a t 5 4 8 (1 ), 5 5 3 (2 )

(ev i d en ce th at an en t it y was un ab l e t o rep ay al l o f i t s d eb t s as t h ey m at u red an d t h at

i t s d e b t s ex ceed ed i t s as s et s was s u ffi ci en t t o s h o w t h at t he en ti t y w as i n s o l v en t ).

No t ab l y , t h e Tu g g l es m ad e n o arg um en t t o t h e co n t rary i n t h ei r cu rs o ry o p p o s i t i o n

t o Am eri s ’ s s u m

m ary ju d g m en t m o t i o n , an d

, i n t h ei r ap p el l at e b ri efs

, t h ey i d en t i fy n o

reco rd ev i d en ce reb u t t i n g t he s t at u to ry p res u m p t i o n o f i n s o l v en cy

. 6 Co n s eq u en t l y ,

6 Im p o rt an t l y , t h e Tu gg l es p o i n t t o n o reco rd ev i d en ce s u g g es t i n g t h at J es si e’ s

p en si o n p ay m en t s

— h i s o n ly as s et

— are ad eq u at e t o s at i s fy h i s n earl y h al f-m i l l i o n

d o l l ar p as t

- d u e d eb t

. M oreo v er, t h ei r co n cl us o ry as s ert io n i n t hei r Rep ly Bri ef t h at

t h ey cu rren t l y are jo i n t l y p ay i n g t h e m o rt g ag es o n t h e J o h n s Creek p ro p ert i es fi nd s

n o s u p p o r t i n t h e p ort io n s of t he reco rd t h ey ci t e as a b as i s fo r th at cl ai m

. Fi n a l l y, wh i le t h e Tu g g l es co rrect l y m ai n t ai n t h at i n s o l v en cy g en eral l y i s a j u ry q ues t i o n , s ee,

e.g ., Ha d l o ck v. An d

er s o n , 2 4 6 Ga. Ap p

. 29 1

, 2 9 3 (1 ) ( 5 4 0 S E 2 d 2 8 2 ) (2 0 0 0 ), i t

rem ai n s am en ab l e to s u m m ary ju d gm en t

, ju s t l i ke an y o t h er q u es t i o n o f fact

. See

Ra p p v. Es ca n te, In c. , 3 0 4 G a

. A p p

. 2 6 2

, 2 6 3

, 2 6 5 -2 6 6 (1 ) (6 9 5 SE2 d 74 4 ) (2 0 1 0 ) (co n cl u d i n g t h at “ [t ] h e t ri al co urt d i d n o t err i n d eci d i n g as a m at t er of l aw t h at [t h e

ap p el l an t ] was i n s o l v en t wh en t h e p ro p ert y was t ran s ferred ” an d g ran t i n g s u m m ary ju d g m en t o n th at b as i s in a cas e b ro u g h t u n d er Geo rg i a’ s U FTA); al s o g en eral l y OCGA § 9 -1 1 -5 6 (c).

14t h ey h av e n o t m et t h ei r b u rd en o f es t ab l is h i n g erro r i n t h i s reg ard

, an d we affi rm t h e

t ri al co u rt ’ s ru l i n g o n t h i s i ss ue. See g en eral l y To l b er t v. To o l e , 2 96 Ga. 3 57

, 3 6 3 (3 )

( 7 6 7 S E 2 d 2 4 ) (2 0 1 4) (“ It i s [t h e ap p el l an t ] ’ s b urd en , as t h e p art y ch al len g i n g t h e

ru l i n g b el o w, t o affi rm at i v el y s h o w erro r fro m

t he reco rd o n ap p eal .”).

(c) Th e Tu g g les fu rt her ch al l en g e t h e tri al co urt ’ s ru l i n g award i n g OCGA § 1 3

-

6 -1 1 at t o rn ey

fees t o Am eri s . W e ag ree t hat t h e award i s i m p ro p er.

OCGA § 1 3-6 -1 1 p ro v i d es : “ Th e ex pen s es o f l i t i g at i o n g en eral l y s h al l n o t b e

al l o wed as a part o f th e d am ag es ; b u t wh ere t h e p l ai n t i ff h as s p eci al l y p l ead ed an d h as

m ad e p ray er t h erefo r an d wh er e t h e d e f e n d an t has act ed i n b ad fai th

, h as b een

s t ub b o rn ly l it i g i o us , o r h as cau s ed t he p l ai n t i ff u nn eces s ary t ro u b l e an d ex p en s e, t h e

j u r y ma y a ll o w t h em .” (Em

ph as i s s u p p l i ed .)

[ A ]t t o rn ey fees can n o t b e award ed b y a t ri al co urt pu rs u an t t o OCGA

§ 1 3 -6 -1 1 at t h e s u m m a r y-ju d gm en t s t ag e o f p ro ceed i n gs b ecau s e th e

v ery l an g u ag e o f t he s t at u t e p rev en t s a t ri al co u rt fro m ev er d et erm i n i n g

t h at a cl ai m an t i s en t it led t o at t o rn ey fees as a m at t er o f law.

. . . [B] ecau s e b o t h t h e l i ab i l i t y fo r an d am o u n t of at t o rn ey fees p u rs u an t t o

OCGA § 1 3-6 -1 1 are s o l el y fo r t he ju ry ’ s d et erm i n at i o n , a t ri al co urt i s

n o t au t h o ri zed t o g ran t s u m m ary ju d g m en t i n fav o r o f a cl ai m an t

t h erefo r. An d al t h o u g h a t ri al co u rt i s perm it t ed t o g ran t su ch fees wh en

i t s i t s as a t ri er o f fact

, i t i s n o t a t ri er o f fact o n a m ot i o n fo r s u m m ary

15ju d g m en t

. Acco rd i n g l y , t h e t ri al co u rt h ere w as wi t h o u t au t h o ri t y t o

g ran t at t o rn ey fees p u rs u an t t o OCGA § 1 3 -6 -1 1 o n su m m ary ju d g m en t

.

S h er m a n v. Di ckey

, 3 2 2 Ga. Ap p

. 2 2 8

, 23 3 -2 34 (2 ) (7 44 SE2 d 4 0 8 ) (2 0 1 3 ) (ci t at i on s

an d pu n ct u at i o n o m i t t ed ). W e t herefo re rev ers e t he t ri al co u rt ’ s award of OCGA § 1 3

-

6 -1 1 at t o rn ey

fees

.

2

. Th e T u g g l es al s o ch al l en g e t h e d en i al o f t h ei r m o t i o n fo r s u m m ary

ju d g m en t

, arg u i n g t h at : (a) t he t ri al co u rt erred wh en i t ru l ed t h at l o v e an d affect i o n

d o n o t co n s t i t u t e s u ffi ci en t co n s i d era t i o n u n d er t h e UFTA; (b ) wh en m ak i n g t h at

d et erm i n at i o n , t he t ri al co u rt erred b y fai l i n g t o co n si der a p s y ch o l o g i s t ’ s affi d av i t t h e

Tu g gl es s u b m it t ed i n s u p p o rt o f t hei r cl ai m s ; a n d (c) t h e co u rt al s o erred wh en i t

reject ed t h e Tu g g l es ’ co nt en t i on s th at Am eri s ’ s cl ai m s are b arred b y OCGA § 9 -1 2

-

9 3 an d b y l ach es

. T h e T u g gl es h av e n o t s h o wn rev ers i b l e erro r o n an y o f t h e s e

cl ai m s

.

(a) Ou r ru l in g i n Di v i s io n 1 (a) d i sp o ses o f t h e Tu g g les ’ co n t en t i o n t h at l o v e

an d affect i o n m ay

co n s t i t u t e s uffi ci en t co n s i d erat i o n fo r p u rp o s es o f t h e UFTA.

(b ) In s u p p o r t o f t h ei r m o t i o n fo r s um m ary ju d g m en t

, t h e Tu g gl es s u b m i t t ed

an affi d av i t b y a l icen s ed cl i n i cal p s y ch o l o g i s t

, wh o at t es t ed t h at J es s ie s u ffers fro m

s i gn i fi can t co gn i t i v e p r o b l em s an d p s y ch o l o g i cal i ss u es , in cl ud i ng dem en t i a,

16ex ecu t i v e d y s fu n ct i o n i n g, m em o ry d i s t u rb an ce, an d m il d v i s u al m o t o r d i s tu rb an ce.

On t h at b as i s , th e p s y ch ol o g i s t d et erm i n ed t hat al l o f J es s i e’ s i m p o rt an t b u s i n es s o r

fi nan ci al d eci s io n s s h o u l d b e m ad e wi t h h i s wi fe o r a fi n an ci al ad v i s o r.

Th e Tu g g l es co n ten d t h a t t h e t ri al co urt erred b y fai l i n g t o co n s i d er t h e

p s y ch o lo g i s t ’ s affi d av i t wh en i t d en i ed t hei r m o t ion f or sum m a r y j udgm e nt. H ow e ver,

t h e Tu g g l es d o n o t ex p l ai n — m u ch l es s ci t e an y

l eg al au t h ori t y s hed d in g an y l i g ht

o n

— ho w t h e p s y ch o lo g i s t ’ s o p i n i o n s b ear an y rel ev an ce t o t h e tri al co urt ’ s

d et erm i n at i o n t h at Jes s i e d i d n o t recei v e “ reas on ab l y e q u i v al en t val u e” wh en h e

t ran s ferred t h e J o h n s Creek p ro p ert i es t o Du J u an

. W e t h ere f o r e d e em t h i s i s s u e

ab an do n ed

. 7 See Co u rt of A p peal s Ru l e 2 5 (c) (2 ); Br i t t a i n , 3 2 9 Ga. Ap p

. at 7 0 4 (4 )

(a); Ka r l s b er g , 1 4 2 Ga. Ap p. at 5 9 4

.

(c) ( i ) T h e T ug g l es co n ten d t h at Am eri s’ s frau d u l en t t ran s fer cl ai m i s b arred

b y OCGA § 9 -1 2 -9 3 . Th at s t at u t e p ro v i des , i n rel ev an t p art :

W h en an y p ers o n h as b o n a f i d e a n d fo r a v al u ab l e co n s i d erat i o n

p u rch as ed real o r p ers o n al p ro p ert y an d h as b een i n t h e p o s s e s s i o n o f

t h e real pro pert y fo r fo ur y ears o r o f t h e p ers o n al p ro pert y fo r t wo y ears ,

7 Nei t her o f t h e t wo ap p el l at e d eci si o n s t h e Tu g g l es ci t e i n s u p p o rt o f t h i s

en u m erat i o n o f erro r ad dres s th e U FTA o r t h e co ncep t o f “ r eas o n ab l y eq u i v al en t

v al u e.” See g en eral l y Jo n es v. Go rd o n , 1 8 2 G a

. A p p

. 2 9 (3 5 4 SE2 d 6 5 8) (1 9 8 7 );

Nel s o n v. M & M Pr o d

u ct s Co

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

17s u ch p ro p ert y sh al l b e di s ch arg ed fro m t h e li en o f an y ju d g m en t ag ai n s t

t h e p ers o n fro m wh o m i t was p u rch as ed o r ag ai n s t an y p red eces s o r i n

t i tl e o f real o r p ers o n al p ro p ert y

.

OCGA § 9 -1 2 -9 3 (em

p h as i s s u p p l i ed ). Th e Tu g g l e s c o n t en d t h at an y l i en o n t h e

J o h n s Creek p ro p ert i es res u l t i n g fro m t h e J un e 2 0 1 6 d efau l t ju d g m en t ag ai n s t J es s i e

h as b een d i s ch arg ed b ecau s e D u J u a n h as b een i n p o s s es si o n o f t h e pro p ert i es fo r

m o re t h an fo u r y ears

.

It i s un d i s p u ted

, h o w ev er, t hat t h e co n vey an ces o f t h e Jo h ns Creek p ro p ert i es

t o Du J u an were g i ft s

. As a res u l t, Du J u an i s n o t a “ p u rch as er” u n der t h e s t at u t e,

w h i ch th erefo re h as n o ap p l icat i o n here. See gen eral l y Hu gg i n s v. P o wel l

, 3 1 5 Ga

.

Ap p

. 59 9

, 6 0 5 -6 0 6 (3 ) (7 2 6 SE2 d 7 3 0 ) (2 0 1 2 ) (o b serv i n g t h at “ [a] p u r ch a s er s eek i n g

t h e ben efi t an d p ro tect i o n o f [OCGA § 9-1 2 -9 3 ] m u s t p ro v e th ree t h i n g s : (1 ) t h at h e

act ed i n g o o d f

a i t h ; (2 ) t h at h e pai d a v al u ab l e co n si d erat io n ; an d (3 ), i n cas es

i n v o l v i n g real t y , t hat h e h as b een i n p o ss es s i o n fo r fo ur y ears ,” an d t hat “ [t ] he b u rd en

o f pro o f i s p l aced u p o n t h e p u r ch a s er t o p ro v e g o o d fai t h ”) (ci t at io n an d pu n ct u at i o n

o m it t ed ; em

p h as es s u p p l i ed ).

Reg ard l es s , i t al s o i s u n di s p u t ed t h at b o th J o h n s Creek p ro p ert i es are s u b ject

t o m o rt g ag es

. An d t h e fo ur-y ear p eri o d i n OCGA § 9 -1 2 -9 3 d o es n o t b eg i n t o ru n

18wh i le t h e p ro p ert y at i s su e i s e n c u m b ered

. See Co h u tt a Mi l l

s

, In c. v. Ha wt h o r n e

In d u s. , 1 7 9 Ga. A p p. 8 1 5, 8 1 8 (2 ) (3 4 8 SE2 d 9 1) (1 9 86 ). Co ns eq u en t l y , th e Tu g g l es

h av e n o t s h o wn t h at OCGA § 9 -1 2 -9 3 b ars Am eri s ’ s s u i t

, a n d w e affi rm t h e t ri al

co u rt ’ s ru l i n g t h at i t d o es n ot

.

(i i) Fi n al l y , t h e Tu g g l es co n t en d t h at Am eri s ’ s cl ai m s ag ai n s t t h em are b arred

b y t h e d o ct ri n e o f l ach es . On ce ag ai n , h o wev er, t h ey d o n o t ci t e an y l eg al au t h o ri t y

i n s u p p ort o f t h i s cl ai m , wh i ch we d eem ab an do n ed

. See Co u rt o f Ap p eal s Ru l e 2 5

(c ) ( 2 ) ; B r i t t a i n , 3 2 9 Ga. Ap p

. at 7 0 4 (4 ) (a); Ka r l s b er g , 1 4 2 Ga. A p p

. at 5 9 4

. W e

t h erefo re s i m i l arl y

affi rm t h e t ri al co u rt ’ s ru l i n g o n l ach es

.

Ju d g men t a f f i r med i n p ar t a n d r ever

s ed i n p ar t

. D o

y l e, P. J., a nd Rees e, J.,

co n cu r

.

19