I.



      After a bench trial, the trial court found the following facts. Virginia Morris,

the mother of George, Kenneth, and Keith Morris, died in 2006 with no living

spouse. Her estate included a home in Washington, D.C. The parties produced

copies of two wills purportedly executed by Ms. Morris, one from 2003 and the

other apparently from 2004. The 2003 will gave the family home to George

Morris and appointed George Morris as the personal representative of the estate.

The 2004 will gave the family home jointly to George and Kenneth Morris. The

parties did not produce an original of either will.



      In 2003, Ms. Morris signed a deed conveying the family home to George

Morris and herself as joint tenants with the right of survivorship.In 2004, Ms.

Morris and George Morris signed another deed conveying the family home to

themselves and Kenneth Morris as joint tenants with the right of survivorship. In

2007, George Morris alone signed and recorded a deed in which he purported to

convey the family home to himself.



      Kenneth and Keith Morris subsequently sued George Morris, claiming

among other things that George Morris had committed fraud and unlawfully
                                        3

converted property. Kenneth and Keith Morris sought rescission of the 2007 deed,

a determination that the 2004 deed was valid, and an