Opinion ID: 1992847
Heading Depth: 1
Heading Rank: 4

Heading: entitlement to 1989 crops

Text: Kirby argues that SDCL 21-47-24 grants him the right to the 1989 crops and takes precedence over the stipulation of the parties. The last sentence of SDCL 21-47-24 reads as follows: Whenever crops have been sown on the mortgaged premises, before the issuance of a sheriff's deed, the mortgagor shall be entitled to the crops grown thereon and the right to enter on the premises to harvest the crops after the issuance of the deed. [1] The foreclosure laws specifically give the mortgagor the right to redeem and the right to harvest the crop grown during the redemption period. This Court has held, in the context of assignments, that the right of possession and the right to rents and profits remain in the mortgagor until the expiration of the period of redemption. However, the mortgagor can assign away its right to rents and profits. Aetna Life Ins. Co. v. McElvain, 363 N.W.2d 186 (S.D.1985); State of Wis. Inv. Bd. v. Hurst, 410 N.W.2d 560 (S.D.1987). A stipulation by the mortgagor agreeing to give his possessory interest in the land or the crops during redemption is also allowable and enforceable. Stipulations may be contractual in nature and the law of contracts applies. State v. McKay, 234 N.W.2d 853 (N.D.1975). Satterlee and Kirby, by agreement, gave Aetna the right to prepare the land and plant the 1989 crop during the redemption period. Aetna, in reliance upon the agreement, entered upon the land, planted and harvested the wheat crop. Kirby made no objection at the time Aetna entered the land and planted the crop. Even though Aetna realized a net loss from the crop, Kirby requests the crop proceeds and ownership without the costs. [2] To allow Kirby to claim the crop after Aetna had planted and harvested would be unjust enrichment and contrary to the agreement between the parties. The court found that paragraph 10 of the August 1, 1987 Stipulation Agreement between Aetna and Kirby contained no ambiguity and that Aetna rightfully harvested the crop and was entitled to the crop and to the proceeds. We agree. The trial court further found that Kirby waived any rights to the 1989 crop by entering into the August 1, 1987 Stipulation Agreement which defined the land-use rights and gave Aetna a possessory interest in the property during the period of redemption. Under SDCL 15-6-56(c) summary judgment shall be rendered forthwith if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law. In determining whether summary judgment is proper, a court must first determine whether there is a genuine issue of material fact, and secondly, whether the moving party is entitled to a judgment as a matter of law. SDCL 15-6-56(c). See Groseth Intern. Inc. v. Tenneco, Inc., 410 N.W.2d 159, 164 (S.D.1987). In reviewing a summary judgment our decision rests upon the premise that affirmance of such a judgment is proper if there are no genuine issues of material fact and there exists any basis which would support the trial court's ruling. Production Credit Ass'n of the Midlands v. Wynne, et al., 474 N.W.2d 735 (S.D.1991); Trammell v. Prairie States Ins. Co., 473 N.W.2d 460 (S.D.1991); Blote v. First Federal Sav. & Loan Ass'n., 422 N.W.2d 834, 836 (S.D.1988). Since the parties concede that there is no genuine issue of material fact, the court's ruling on the law can only be set aside if the court erred. The court ruled that the stipulation agreement defined the rights of the parties. The construction of a valid agreement containing unambiguous language is a question of law for the court. Delzer Const. Co. v. South Dakota State Bd., 275 N.W.2d 352 (S.D.1979); Enchanted World Doll Museum v. Buskohl, 398 N.W.2d 149 (S.D.1986); Van Zee v. Witzke, 445 N.W.2d 34, 36 (S.D.1989). We find the court did not err in concluding that Aetna owned the 1989 wheat crop.