cciia.org.cn 2021-9-29 13:40:44 人民(min)法院報
楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)欲購買(mai)張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)的(de)(de)一套別(bie)墅(shu)。該(gai)別(bie)墅(shu)地上三層為一個(ge)(ge)房(fang)(fang)(fang)產(chan)證，地下一層為一個(ge)(ge)房(fang)(fang)(fang)產(chan)證。楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)與張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)就(jiu)整棟別(bie)墅(shu)簽(qian)署了(le)兩份房(fang)(fang)(fang)屋買(mai)賣合(he)(he)同(tong)。合(he)(he)同(tong)簽(qian)訂半個(ge)(ge)月后，楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)得知自己(ji)并(bing)不具備(bei)購買(mai)涉案房(fang)(fang)(fang)屋的(de)(de)資格(ge)，便告知張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)無法(fa)繼(ji)續履行合(he)(he)同(tong)，后雙方發(fa)生(sheng)糾(jiu)紛。張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)認為楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)違約(yue)，遂訴至法(fa)院(yuan)，請(qing)求(qiu)法(fa)院(yuan)判決解除(chu)合(he)(he)同(tong)，并(bing)要求(qiu)楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)支付違約(yue)金(jin)411萬(wan)(wan)元(yuan)。楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)認為張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)房(fang)(fang)(fang)屋情況特殊，不具備(bei)購房(fang)(fang)(fang)資格(ge)不是其過錯，故提(ti)出(chu)反訴要求(qiu)張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)返還其定金(jin)20萬(wan)(wan)元(yuan)。日前，北京市海淀區人民法(fa)院(yuan)經(jing)審理判決解除(chu)雙方的(de)(de)房(fang)(fang)(fang)屋買(mai)賣合(he)(he)同(tong)，楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)支付張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)違約(yue)金(jin)20萬(wan)(wan)元(yuan)，張(zhang)(zhang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)返還楊(yang)(yang)先(xian)(xian)(xian)(xian)(xian)(xian)(xian)生(sheng)房(fang)(fang)(fang)屋定金(jin)20萬(wan)(wan)元(yuan)。
原(yuan)告(gao)張先(xian)(xian)生訴稱(cheng)，2019年12月，其(qi)與楊(yang)先(xian)(xian)生約(yue)定出售其(qi)名下的一套(tao)別墅，該別墅確有兩個房產證，為(wei)了整(zheng)套(tao)出售，雙方(fang)簽訂兩份合同。后(hou)楊(yang)先(xian)(xian)生因(yin)并(bing)不具備購買房屋(wu)的資格而要(yao)求(qiu)解(jie)(jie)約(yue)，系楊(yang)先(xian)(xian)生自身原(yuan)因(yin)導致違約(yue)行為(wei)發生。該違約(yue)行為(wei)導致其(qi)無(wu)法盡快(kuai)出售房屋(wu)，還清貸款等損(sun)失，故訴至(zhi)法院，要(yao)求(qiu)解(jie)(jie)除合同，楊(yang)先(xian)(xian)生支付其(qi)違約(yue)金411萬元。
被(bei)告楊先(xian)生(sheng)辯稱，簽訂合(he)(he)同(tong)(tong)(tong)前去(qu)看房(fang)(fang)，張先(xian)生(sheng)并未告知房(fang)(fang)屋性質及(ji)兩(liang)個房(fang)(fang)產證的問題。中介方(fang)作為專業(ye)機構，也沒有(you)進行審查及(ji)必要提(ti)(ti)示便組(zu)織雙方(fang)簽訂合(he)(he)同(tong)(tong)(tong)。其在簽訂合(he)(he)同(tong)(tong)(tong)后才得知自己(ji)沒有(you)購買該房(fang)(fang)屋的資質，隨即向張先(xian)生(sheng)提(ti)(ti)出(chu)解除合(he)(he)同(tong)(tong)(tong)，其沒有(you)主觀過錯，是客觀原因造成。雙方(fang)簽訂的合(he)(he)同(tong)(tong)(tong)應(ying)當(dang)解除，張先(xian)生(sheng)應(ying)當(dang)返還(huan)其定金20萬元。
法(fa)院(yuan)審(shen)理后(hou)認為，就買(mai)房(fang)資格問題(ti)，買(mai)受(shou)人應當(dang)盡到必(bi)要的(de)(de)注意義務。庭審(shen)中(zhong)，各方(fang)均認可楊先生(sheng)在簽訂合(he)同時(shi)已(yi)知悉房(fang)屋存在兩(liang)個房(fang)產證，房(fang)產證上對房(fang)屋性質亦(yi)(yi)有明確記載(zai)，楊先生(sheng)因無購房(fang)資格而無法(fa)繼(ji)續履行合(he)同的(de)(de)行為構(gou)成違(wei)約(yue)，應當(dang)承擔違(wei)約(yue)賠(pei)償責任。但就賠(pei)償金(jin)額，張(zhang)先生(sheng)未能舉證自(zi)己的(de)(de)實際損(sun)失與其訴訟請求(qiu)一致(zhi)，且在訴訟過(guo)程中(zhong)張(zhang)先生(sheng)出售(shou)涉案房(fang)屋的(de)(de)價(jia)款(kuan)亦(yi)(yi)比出售(shou)給楊先生(sheng)的(de)(de)價(jia)款(kuan)高，故對于張(zhang)先生(sheng)主張(zhang)的(de)(de)違(wei)約(yue)金(jin)予以酌(zhuo)情(qing)減少。
法律(lv)規定，定金(jin)(jin)與違(wei)約金(jin)(jin)條款(kuan)(kuan)不可同時適用，張(zhang)先生已選擇(ze)適用違(wei)約金(jin)(jin)條款(kuan)(kuan)，故對于楊先生提(ti)出張(zhang)先生返還其20萬元定金(jin)(jin)的反(fan)訴請求，法院予以支(zhi)持，最終法院作出上述判決。
宣判后，楊(yang)先生提出上(shang)訴。二審維持原判，該案現已生效。
■法官說法■
房(fang)(fang)屋(wu)買賣(mai)交易中，應(ying)當由誰來審(shen)查核(he)實購(gou)房(fang)(fang)人(ren)(ren)的購(gou)房(fang)(fang)資格？在房(fang)(fang)產(chan)交易中，出賣(mai)方(fang)(fang)應(ying)當向中介(jie)方(fang)(fang)、買受方(fang)(fang)全(quan)面告(gao)知(zhi)房(fang)(fang)屋(wu)的各項情況(kuang)，包括房(fang)(fang)屋(wu)性(xing)質(zhi)(zhi)、房(fang)(fang)產(chan)登記情況(kuang)、共有權人(ren)(ren)情況(kuang)、抵押貸款(kuan)情況(kuang)等，盡(jin)(jin)到必要的告(gao)知(zhi)義(yi)(yi)務(wu)。對于(yu)(yu)購(gou)房(fang)(fang)資格問(wen)題，由于(yu)(yu)購(gou)房(fang)(fang)資格關系到合同能(neng)否履(lv)行的基本問(wen)題，且購(gou)房(fang)(fang)資格與買受方(fang)(fang)個人(ren)(ren)情況(kuang)密切相關，故對于(yu)(yu)自身是否具(ju)備買房(fang)(fang)資格，買受方(fang)(fang)應(ying)當事前(qian)充(chong)分(fen)了解，盡(jin)(jin)到注意義(yi)(yi)務(wu)。中介(jie)方(fang)(fang)作為居(ju)間(jian)方(fang)(fang)，對于(yu)(yu)房(fang)(fang)屋(wu)情況(kuang)及資質(zhi)(zhi)審(shen)查應(ying)盡(jin)(jin)到提示(shi)義(yi)(yi)務(wu)，為合同雙方(fang)(fang)順利(li)簽訂、履(lv)行合同提供便利(li)。
就賠償(chang)損(sun)失方(fang)(fang)(fang)(fang)面，根(gen)據(ju)(ju)(ju)(ju)民(min)(min)法典(dian)第五百八(ba)十五條(tiao)規定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)，當(dang)(dang)(dang)事(shi)人可(ke)(ke)以(yi)(yi)(yi)約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)一(yi)方(fang)(fang)(fang)(fang)違(wei)約(yue)(yue)(yue)時(shi)應當(dang)(dang)(dang)根(gen)據(ju)(ju)(ju)(ju)違(wei)約(yue)(yue)(yue)情況向對(dui)方(fang)(fang)(fang)(fang)支付一(yi)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)數額的(de)(de)(de)(de)(de)違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)，也(ye)可(ke)(ke)以(yi)(yi)(yi)約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)因(yin)違(wei)約(yue)(yue)(yue)產(chan)生(sheng)的(de)(de)(de)(de)(de)損(sun)失賠償(chang)額的(de)(de)(de)(de)(de)計算(suan)方(fang)(fang)(fang)(fang)法；約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)的(de)(de)(de)(de)(de)違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)低于造成(cheng)的(de)(de)(de)(de)(de)損(sun)失的(de)(de)(de)(de)(de)，人民(min)(min)法院或者(zhe)仲裁(cai)機構(gou)可(ke)(ke)以(yi)(yi)(yi)根(gen)據(ju)(ju)(ju)(ju)當(dang)(dang)(dang)事(shi)人的(de)(de)(de)(de)(de)請求(qiu)予(yu)(yu)以(yi)(yi)(yi)增加；約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)的(de)(de)(de)(de)(de)違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)過分(fen)高于造成(cheng)的(de)(de)(de)(de)(de)損(sun)失的(de)(de)(de)(de)(de)，人民(min)(min)法院或者(zhe)仲裁(cai)機構(gou)可(ke)(ke)以(yi)(yi)(yi)根(gen)據(ju)(ju)(ju)(ju)當(dang)(dang)(dang)事(shi)人的(de)(de)(de)(de)(de)請求(qiu)予(yu)(yu)以(yi)(yi)(yi)適(shi)當(dang)(dang)(dang)減少。根(gen)據(ju)(ju)(ju)(ju)民(min)(min)法典(dian)第五百八(ba)十八(ba)條(tiao)規定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)，當(dang)(dang)(dang)事(shi)人既約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)，又約(yue)(yue)(yue)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)金(jin)(jin)(jin)的(de)(de)(de)(de)(de)，一(yi)方(fang)(fang)(fang)(fang)違(wei)約(yue)(yue)(yue)時(shi)，對(dui)方(fang)(fang)(fang)(fang)可(ke)(ke)以(yi)(yi)(yi)選擇(ze)適(shi)用違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)或者(zhe)定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)金(jin)(jin)(jin)條(tiao)款。違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)的(de)(de)(de)(de)(de)性質(zhi)為(wei)損(sun)失填(tian)補，當(dang)(dang)(dang)事(shi)人雙(shuang)方(fang)(fang)(fang)(fang)在訂(ding)立合同時(shi)可(ke)(ke)以(yi)(yi)(yi)就違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)的(de)(de)(de)(de)(de)適(shi)用情形、計算(suan)標準(zhun)等(deng)具(ju)體規定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)。當(dang)(dang)(dang)事(shi)人主張違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)的(de)(de)(de)(de)(de)，應當(dang)(dang)(dang)就其實(shi)際損(sun)失方(fang)(fang)(fang)(fang)面充分(fen)舉證，舉證不能的(de)(de)(de)(de)(de)或者(zhe)確實(shi)過高的(de)(de)(de)(de)(de)，法院將(jiang)根(gen)據(ju)(ju)(ju)(ju)案件實(shi)際情況酌(zhuo)情判定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)。當(dang)(dang)(dang)事(shi)人選擇(ze)適(shi)用違(wei)約(yue)(yue)(yue)金(jin)(jin)(jin)賠償(chang)的(de)(de)(de)(de)(de)，定(ding)(ding)(ding)(ding)(ding)(ding)(ding)(ding)金(jin)(jin)(jin)應當(dang)(dang)(dang)退還。
日期：2021-9-29 13:40:44 | 關閉 |
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