陕西省西安市中级人民法院陕西省西安市中级人民法院 民 事 判 决 书 （2019）陕01民终6836号 上诉人（原审被告、原审反诉原告）刘小林，男。委托诉讼代理人樊徐立，陕西至正律师事务所律师。委托诉讼代理人王鲁鲁，陕西至正律师事务所律师。被上诉人（原审原告、原审反诉被告）张阳，男。委托诉讼代理人赵秦川，北京市康达（西安）律师事务所律师。被上诉人（原审原告、原审反诉被告）刘媛，女。委托诉讼代理人赵秦川，北京市康达（西安）律师事务所律师。原审第三人西安中链居房地产中介服务有限公司。法定代表人赵广义。上诉人刘小林因与被上诉人张阳、刘媛、原审第三人西安中链居房地产中介服务有限公司（以下简称中链居公司）房屋买卖合同纠纷一案，不服西安市未央区人民法院（2018）陕0112民初1735号民事判决，向本院提起上诉。本院于2019年4月23日立案后依法组成合议庭公开进行了审理。上诉人刘小林的委托诉讼代理人樊徐立、王鲁鲁、被上诉人张阳、刘媛的共同委托诉讼代理人赵秦川、原审第三人中链居公司的法定代表人赵广义到庭参加诉讼。本案现已审理终结。刘小林上诉请求：1、依法撤销一审判决第二项、第三项，改判驳回张阳、刘媛要求支付违约金的诉请；2、一、二审诉讼费用全部由张阳、刘媛负担。事实和理由：导致本案合同不能履行的根本原因在于，张阳、刘媛认为为履行合同寻求的解押资金利息太高，不愿承担，迟迟不履行网签合同，不交存首付款，致使网签合同失效。张阳、刘媛才是应当承担违约责任的主体。刘小林在面临被强制执行、列入失信人名单的法律风险时，别无选择，迫于压力给出张阳、刘媛合同履行最后期限2017年6月19日，但张阳、刘媛依然违约。最终刘小林通知中介机构解除合同。张阳、刘媛应当向刘小林承担违约责任。张阳、刘媛辩称：第一，造成本案纠纷的原因是合同签订后西安房价暴涨，刘小林丧失诚信，提出解除合同。第二，撤押是刘小林的义务，但刘小林根本没有去办理撤押，根据合同约定，尚未达到张阳支付房款的条件，因此张阳没有违约。是刘小林的原因导致涉案合同无法履行。第三，撤押垫资费是指借款利息部分，合同约定由张阳负担。但刘小林根本就没有借款，利息无从产生，不能说是张阳不支付利息才造成无法撤押。况且，合同也未约定张阳承担利息的具体时间，无法认定张阳违约。综上，张阳、刘媛不同意刘小林的上诉请求。张阳、刘媛向一审法院起诉请求：1、请求刘小林退还张阳、刘媛已支付的定金35000元；2、判令刘小林向张阳、刘媛支付因违反《存量房买卖合同》、《西安市存量房买卖合同（经纪机构版）》的违约金10万元；3、判令刘小林向张阳、刘媛支付实际损失费20万元；4、判令刘小林向张阳、刘媛支付已实际发生的房屋价值评估费7440元；5、判令刘小林向张阳、刘媛支付聘请律师支出的律师费3万元；6、判令刘小林承担本案全部诉讼费用。刘小林向一审法院反诉请求：1、判令张阳、刘媛因违反《存量房买卖合同》应向其支付违约金10万元；2、反诉费由张阳、刘媛负担。一审法院经审理查明，2016年12月31日，刘小林（甲方、卖方）与刘媛（乙方、买方）、中链居公司（丙方、居间方）签订《存量房买卖合同》、《存量房买卖居间合同》，约定刘小林将其所有的位于西安市未央区凤城九路白桦林居50栋2单元20709室的房屋出售给刘媛，房产证号：西安市房权证未央区字第1100118003—10—50—20709-2号，建筑面积85.9平方米，设定有抵押，尚欠贷款38万元，无租赁状况；房屋总价款50万元，该房价款包括该房地产转让价款及现有已缴纳和发生的全部费用，转让所产生的税费另行约定，房价款的支付方式为按揭，定金35000元，乙方于2016年12月31日支付于甲方；甲乙双方约定，甲方银行撤押后7个工作日将首期房款12万元进行资金监管，按揭款由贷款银行存入监管账号，乙方向银行申请35万元银行按揭贷款，放款期限以贷款银行规定为准；甲、乙双方约定的房屋交付日期按照房地产交易中心出具以乙方为所有权人的房屋所有权证后3日内。关于违约责任，双方约定合同签署后，若甲、乙双方任意一方不按合同约定履行或不完全按合同约定履行则视为违约，违约方须赔偿违约金10万元给守约方，违约方还应当赔偿由此给守约方造成的一切损失，包括但不限于聘请律师代理费、诉讼费、交通费、通讯费等；合同签署后，若甲方未能按约将房屋交付乙方，或由于甲方原因未能按约办理产权转移手续的，视为甲方违约，按照逾期时间，分别以下列方式处理：1、逾期在三十日之内，甲方应向乙方每日支付房价款万分之五的滞纳金，于实际交房或办理产权转移手续当日支付，合同继续履行；2、逾期超过三十日，则乙方有权主张解除合同，乙方主张解除本合同的，甲方应在接到乙方解约通知之日起七日内，退付乙方已付购房款，同时向乙方支付违约金，乙方不主张解除合同的，甲方应继续履行本合同，同时向乙方支付违约金，按房价款每日万分之五计算至房屋交付或房屋产权转移手续完成之日。合同签署后，若乙方未能按约向甲方支付房款，或由于乙方原因未能按约办理产权转移手续的，按照逾期时间，分别以下列方式处理：1、逾期在三十日内，乙方应向甲方每日支付房价款万分之五的滞纳金，于实际付款或办理产权转移手续当日支付，合同继续履行；2、逾期超过三十日，则甲方有权主张解除合同，甲方主张解除合同的，乙方应在接到甲方解约通知之日起七日内退房，并且向甲方支付违约金。甲方退付乙方已付房款本金，乙方实际占有使用甲方房屋的，参照同地段租金给付甲方房屋使用费用，甲方不主张解除合同的，乙方应继续履行合同，同时向甲方支付违约金，按未付房价款每日万分之五计算至实际交付房款或房屋产权转移手续完成之日。其他约定：1、此成交价不包含银行撤押，垫资费由乙方承担，2、物业交割甲方拿到房款当天交付。关于居间服务佣金，三方约定由刘小林向中链居公司支付居间服务费15000元。2016年12月31日，刘小林出具收条，载明：“今收到刘媛购买白桦林居50栋2单元709房屋定金叁万伍仟元整（35000） 收款人：刘小林 2016.12.31”。2017年5月8日，买方张阳、卖方刘小林、经纪机构西安嘉居置业服务有限公司（以下简称嘉居公司）签订了《西安市存量房买卖合同》（经纪机构版）。2017年5月10日，张阳向刘媛出具委托书，授权办理案涉房屋买卖过程中的相关事宜，包括代为办理西安市二手房买卖合同的网签相关事宜，购房款的支付及资金监管相关事宜，不动产过户、转移登记相关手续，2017年5月11日，西安市新城区公证处对该委托书进行公证。2017年8月9日，张阳向本院提起诉讼，主张刘小林继续履行房屋买卖合同。该案审理中，张阳、刘小林、中链居公司均认可合同约定的垫资费指垫资款的利息。2017年11月20日，张阳自愿撤回起诉，本院作出（2017）陕0112民初11067号民事裁定书：“准许张阳、刘媛张阳撤诉”。张阳、刘媛遂提起本诉。庭审中，张阳、刘媛提交收条，证明其已向刘小林支付定金35000元，刘小林对收条的真实性认可，对证明目的不认可，认为其中的15000元为中介费；提交短信记录及谈话笔录，证明刘小林强行撬锁收回房屋，明确表示不再出售案涉房屋的事实，应当承担相应的违约责任，刘小林对真实性认可，证明目的不予认可，认为恰好证明张阳、刘媛违约在先，其在积极履行合同；提交评估费、律师费的票据，证明因合同履行，支付评估费7440元、律师费3万元，应由刘小林承担上述费用，刘小林对评估费票据的真实性不予认可，认为评估费应由张阳、刘媛承担，评估了三次亦能证明两人一直拖延未履行合同，违约在先，应承担违约责任，对律师费票据的真实性认可，证明目的不认可，认为应由张阳、刘媛自行承担律师费，与其无关；第三人对张阳、刘媛提交的证据材料均予以认可。刘小林提交《存量房买卖合同》，证明张阳、刘媛违反合同约定，未按约支付首付款及按揭贷款，未使垫资费用到位，构成严重违约，应承担10万元的违约金，张阳、刘媛对该证据的真实性认可，证明目的不予认可；提交手机短信记录，证明其一直在积极履行合同，由于张阳、刘媛资金一直不到位，以及垫资费用无法达成一致意见，才导致合同无法按时履行完毕，由于两人的违约行为，导致合同不能履行的后果，且其已将解除合同的意思表示通知中介机构，目前合同已经解除，张阳、刘媛对证据的真实性认可，证明目的不予认可；提交民事调解书、强制执行申请书、执行通知书、房屋他项权证，证明出售案涉房产并办理过户手续的前提是将房产解押，须一次性偿还银行借款，根据双方的约定，需要张阳、刘媛先行垫资，垫资费用由该二人承担，因垫资迟迟不到位，严重影响合同的继续履行，已构成违约，应当向其支付违约金10万元，张阳、刘媛对证据的真实性认可，证明目的不予认可，对于垫付资金问题不同意刘小林的说法；第三人认为2017年5月8日，刘小林与张阳签订网签合同，该合同具有有效期，截止2017年6月28日，刘小林向其告知不再出售案涉房屋，其当即告知刘小林合同已履行至该程度，不要出现违约或者单方面终止合同的情况，期间，由于刘小林个人征信的问题，有些垫资公司不愿进行垫资，刘小林自行联系了几家，亦遭到拒绝，最终联系到一家垫资公司同意进行垫资，但是要求的利息比较高，最终张阳、刘媛同意承担较高的利息。                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         一审法院认为，张阳向刘媛出具委托书，且张阳作为买受人签订了网签合同，刘小林对此未提出异议，应认定案涉房屋的实际买受人为张阳，刘媛应为委托代理人，张阳应对刘媛的代理行为承担民事责任。故刘媛提出诉讼请求，于法无据，本院不予支持。刘媛（张阳的委托代理人）与刘小林、中链居公司签订的《存量房买卖合同》、《存量房买卖居间合同》，张阳与刘小林、嘉居公司签订的网签合同均不违反法律及行政法规的强制性规定，合法有效，当事人应按照约定全面履行自己的义务。截止庭审当日，案涉房屋尚未解除银行抵押，刘小林主张其已将解除合同的意思表示告知中介机构，现合同目的无法实现，合同可以解除。张阳、刘小林在《存量房买卖合同》中约定的张阳承担垫资费用，应指垫付资金的利息，双方未就垫付资金的取得、支付方进行明确约定，故双方均应承担合同无法继续履行的责任。刘小林主张因张阳的原因致使垫付资金未及时到位导致合同无法继续履行，应承担违约责任，无事实依据，本院不予支持。第三人告知刘小林已从垫资公司获得垫资款，张阳亦支付了垫资利息，合同可以继续履行的情况下，刘小林明确告知第三人不再出售案涉房屋，该行为属根本违约，张阳主张刘小林向其返还定金35000元，刘小林辩称该35000元中包含15000元的中介费用，中介费的支付及金额属刘小林与第三人之间的约定，系另一法律关系，故本院对该辩称不予采信，刘小林应返还张阳定金35000元；主张刘小林向其支付违约金10万元，因张阳对合同履行不能亦有责任，本院酌情将违约金调整为6万元；主张刘小林向其赔偿评估费7440元、律师费3万元，因违约金足以弥补张阳的上述损失，故对该主张，本院不予支持；主张刘小林向其支付实际损失20万元，未向本院提交证据材料予以证明，不予支持。依据《中华人民共和国合同法》第四十四条、第六十条、第九十四条、第九十七条、第一百零七条，《最高人民法院关于民事诉讼证据的若干规定》第二条之规定，判决如下：一、张阳、刘小林于2016年12月31日签订的《存量房买卖合同》、《存量房买卖居间合同》解除；二、刘小林于本判决生效之日起十五日内返还张阳定金35000元；三、刘小林于本判决生效之日起十五日内支付张阳违约金6万元；四、驳回张阳的其余诉讼请求；五、刘媛的诉讼请求；六、驳回刘小林的反诉请求。如果未按照本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条之规定，加倍支付迟延履行期间的债务利息。案件受理费6886元（张阳、刘媛已预交），由张阳负担5130元，刘小林负担1756元，刘小林负担部分于本判决确定给付之日一并支付张阳；反诉受理费1150元（刘小林已预交），由刘小林负担。本院经审理查明，一审法院查明的事实属实。本院认为，上诉人刘小林与被上诉人张阳及原审第三人中链居公司签订存量房买卖合同之时，涉案房屋处于抵押状态，合同签订后刘小林有义务向银行归还借款并办理撤押手续，以使合同顺利履行。但刘小林在中链居公司告知其已从垫资公司获得垫资款且张阳亦同意支付垫资款利息的情况下，仍坚持不再出售涉案房屋，刘小林的行为构成根本违约，依法应当承担违约责任，返还张阳定金并支付相应的违约金。刘小林认为张阳不愿承担垫资款利息且迟延交存首付款导致合同不能履行、张阳应承担违约责任的上诉理由，无事实依据，不能成立，本院依法不予采信。综上所述，刘小林的上诉请求不能成立，应予驳回；一审判决认定事实清楚，适用法律正确，应予维持。据此，依照《中华人民共和国民事诉讼法》第一百七十条第一款第（一）项之规定，判决如下：驳回上诉，维持原判。二审案件受理费2175元，刘小林已预交，由其自行负担。本判决为终审判决。   审 判 长  焦 海 林审 判 员  李 美 红审 判 员  朱 利 安 二○一九年六月十八日 书 记 员  张  佳  欣 1