陕 西 省 西 安 市 新 城 区 人 民 法 院 民 事 判 决 书  （2018）陕0102民初4183号 原告：杨新刚，男，1982年7月17日出生，汉族，住甘肃省敦煌市。委托诉讼代理人：王宇峰，西安市新城区148法律服务所法律服务工作者。委托诉讼代理人：刘玉翠，西安市新城区148法律服务所法律服务工作者。被告：熊友功，男，1960年6月14日出生，汉族，住西安市新城区。被告：寇青春，女，1967年2月15日出生，汉族，住西安市新城区。上述二被告共同委托诉讼代理人：韩小春，陕西德伦律师事务所律师。上述二被告共同委托诉讼代理人：丁珊，陕西德伦律师事务所实习律师。第三人：西安创吉房地产信息咨询有限公司，住所地：西安市新城区。法定代表人：牛志杰，该公司总经理。委托诉讼代理人：郝小虎，男，1993年3月2日出生，该公司职员，住西安市未央区。原告杨新刚诉被告熊友功、被告寇青春及第三人西安创吉房地产信息咨询有限公司（以下简称创吉公司）房屋买卖合同纠纷一案，本院受理后，依法组成合议庭，公开开庭进行了审理。原告杨新刚及其委托诉讼代理人王宇峰、被告熊友功、寇青春委托诉讼代理人韩小春、丁珊、第三人创吉公司委托诉讼代理人郝小虎到庭参加诉讼。本案现已审理终结。原告杨新刚诉称，原、被告于2017年7月4日签订《房屋买卖合同》，约定：被告将坐落于新城区长缨东路以北XXX号X幢X单元X室（119.11平方米）的房产以95万元的价格卖给原告，原告付给被告定金5万元整。协议书签订后，原告与被告一起去银行做了面签，并到西安市房地局办理了网签手续。后原告与被告一直协商解决，被告一直拖延不办理后续手续。后被告背信弃义以房屋涨价为由，直接拒绝原告，要求涨价到一百五十万才卖该房屋，直至今日被告也没有履行相应法律义务。原告认为原、被告双方签订的房屋买卖合同属合法有效，且原告也按照合同的约定向被告履行了义务，但被告却拒绝向原告履行义务，实属无理，于法相悖。为了维护原告合法权益，现诉至法院，请求：1、依法判令解除原、被告之间签订的《房屋买卖合同》。2、依法判令被告熊有功、寇青春返还原告定金50000元。3、依法判令被告熊有功、寇青春向原告支付违约金95000元。4、依法判令被告熊有功、寇青春赔偿原告房屋溢价损失530700元。5、依法判令被告熊有功、寇青春承担中介费28500元、保全费5000元、担保费2850元、鉴定费6200元、咨询费2000元。6、诉讼费由被告承担。 被告熊友功、寇青春辩称，因被告熊有功身患重病住院治疗需要用大量资金，遂将涉案房屋挂到中介出售。2017年7月4日，原、被告签订了《房屋买卖合同》。合同签订后，被告在等待第一笔购房款期间，从中介处得知原告不具备购房资格。经多次催告，在等不来原告资金的情况下，被告四处举债治病。2018年4月，原告找到中介想要办理网签，尽管此前没有付款，被告还是与原告办理了网签手续，希望原告能尽快支付房款。网签后，被告在办理撤押时发现撤押费用较签订合同时上涨了一倍，遂联系原告希望原告能承担因其为了获得购房资格导致交易周期延长而增加的撤押费用，原告予以拒绝，亦不支付购房款。 2017年6月25日，西安市政府办公厅下发“市政办发【2017】59号文件”，原告家庭情况不符合该条规定。原告明知自己没有购房资格依然隐瞒事实与被告签订房屋买卖合同，这给合同目的的实现带来极大障碍。合同签订后，原告不具备购房资格，被告耐心等待原告有了购房资格，为了促成合同顺利履行，期间除了催促原告抓紧时间办理手续外，被告未提出任何要求，无任何违约行为，反而原告隐瞒无购房资格的事实与被告签订合同之后，用了9个月时间才获得购房资格，获得了大量的时间利益。网签后，原告非但不履行合同反而起诉被告，属严重违约的行为。原告故意隐瞒自己没有购房资格的事实与被告签订了房屋买卖合同，应当为其行为带来的后果承担责任。被告与原告未就定金作出约定，也未收到原告50000元定金。综上，被告在合同订立至今的整个过程中不存在任何违约行为，不应承担违约责任。并且原告种种行为有违诚实信用原则，给被告造成极大损失。故此，请求法院判决驳回原告的诉讼请求。第三人创吉公司述称，2017年7月4日，原、被告双方在我公司天赐良缘店签订《房屋买卖合同》，被告方是熊有功的儿子过来签订的合同，原告方是杨新刚的表妹过来签订的合同，后买卖双方补签的字。签订合同时约定定金由我公司代收，原告对此也知情。其后，原告因为限购政策需要办理购房资格，被告因为房产有抵押，需要办理撤押手续。我公司找了中介公司垫资办理撤押，因为被告征信较差，所以没有办理成。被告所说撤押手续涨了一倍是因为被告征信较差。期间，我公司给被告联系，让办理垫资手续。2018年4月25日，原、被告办理网签手续之后，原告给我公司说业主方要涨价，被告的儿子也给我公司说要涨价，大概一百五十万元，双方为此发生纠纷。定金现在我公司代为保管，我公司可以退还，对原告的诉讼请求无异议。经审理查明，被告熊友功、寇青春系夫妻关系。被告寇青春名下有位于西安市新城区东站路以东长缨东路以北X号X幢X单元X室住房一套（权证号：西安市房权证新城区字第XXXXXXXXX），建筑面积119.15平方米。2017年7月4日，原告杨新刚（买方）与被告寇青春（卖方）经第三人创吉公司居间签订《房屋买卖合同》一份（合同编号：XXXXX）。合同约定，由买方出资购买卖方上述房产，成交价人民币95万元，该成交价包含该物业所有房款及现有已缴纳和发生之全部杂费，税费由买方自行承担。卖方保证所填写和提供的有关该物业的产权权属情况均是真实合法，保证对上述物业享有完整所有权，且没有侵犯第三人的权利。关于付款方式，合同第三条约定买卖双方同意按以下【B】种方式交易，【B】银行按揭付款，（一）买方已支付购房定金人民币伍万元整，此定金卖方同意交由居间方代为保管……（四）首付款（不含定金）人民币叁拾万元整，买方应在签署本协议后办理贷款手续前存入贷款银行的监管账户。在买方拿到房地局出具成功受理本次交易的过户受理单后，买方应配合银行将首付款放款给卖方。（五）贷款部分：人民币陆拾伍万元整，买方应在房管部门出具成功受理本次交易的过户受理单后配合贷款银行放款给卖方。关于违约责任，合同第五条约定，本合同经买卖双方签字认可后，若买卖双方不按合同约定履行或不完全履行合同约定的视为违约，违约方须赔偿等同于定金数额或相当于成交价10%的违约金给守约方，同时违约方须向居间方支付买卖双方应支付的全部中介代理费。守约方已付中介代理费不再退还，由违约方承担。合同另对过户、争议解决方式等进行了约定。合同签订当日，原告杨新刚向第三人创吉公司交纳定金50000元，第三人创吉公司出具有收款收据。因原告系非西安市户籍居民，受政府限购政策的影响，原告与被告寇青春直至2018年4月25日才签订《西安市存量房买卖合同》，并在房地主管部门进行了备案（备案号：XXXXXX）。该《西安市存量房买卖合同》约定的房屋买卖成交价格为94万元，房屋价款支付方式为贷款方式付款：买方应将首付款376000元存入监管账户，余款人民币564000元向贷款机构申请贷款支付，同时委托贷款机构将贷款资金划入监管账户。合同同时约定，该房屋已设定抵押，房屋所有权转移登记需在抵押登记注销后方可办理。在该《西安市存量房买卖合同》特别提示第5条注明，本合同自签订之日起90日内，买卖双方应当到资金监管窗口办理资金监管相关手续，逾期未办理该手续的，则本合同网签备案状态自动失效；如需交易，应另行网签合同。其后，被告一直未办理涉案房屋抵押撤押手续，且被告口头表示要求提高房价，双方发生纠纷，原告遂诉至本院。庭审中，被告对原告要求解除双方签订的《房屋买卖合同》表示无异议，但对原告其余诉讼请求不予认可。原告提交熊友功、寇青春于2018年5月14日向中国农业银行西安西大街支行递交的《声明》一份，其内容为“中国农业银行西安西大街支行：房屋出卖财产共有人声明：同意以位于西安市新城区东站路以东长缨路以北号房产（房产证号XXXXXX）出卖给房屋买受人杨新刚（身份证号，XXXXXXXX)房屋买卖行为是房屋出卖财产共有人的真实意愿表述，特此声明。”原告据此证明原、被告在银行办理了面签手续，被告对此无异议，但原告并未提交经过签字确认的相关借款协议。原告另提交收条一张，证明为帮助被告办理撤押手续，原告在垫资公司垫付5000元的事实，被告对此无异议，但相关撤押手续直至法庭辩论终结前并未实际办理。原告未提交其支付首付款的相关证据。本案审理过程中，经原告申请，西安市中级人民法院委托西安通益房地产评估测绘咨询有限公司对涉案房屋的市场价值评估。2018年10月11日，西安通益房地产评估测绘咨询有限公司出具西通法估字（2018）第18043号《房地产估价报告》，估价结果为估价对象在价值时点的市场评估价值为人民币148.07万元，评估单价为12431元/平方米。原告为此支付鉴定费6200元。庭审中，被告对该《房地产估价报告》有异议，要求重新鉴定。经西安市中级人民法院委托陕西正衡房地产土地评估有限责任公司对涉案房屋的市场价值评估，2019年1月25日，陕西正衡房地产土地评估有限责任公司出具陕正衡房评报字（2019）第030号《房地产估价报告》，评估结果为市场价值总额为￥130.75万元，建筑面积单价为10977元/平方米。被告为此支付鉴定费5700元。上述事实，有《房屋买卖合同》、收款收据、《西安市存量房买卖合同》、《房地产估价报告》、发票、结婚证、当事人的陈述及庭审笔录在卷佐证。                                                                   本院认为，依法成立的合同对当事人均有法律约束力。本案中，杨新刚与寇青春于2017年7月4日签订的《房屋买卖合同》系双方在平等、自愿基础上达成的合意，其意思表示真实，内容不违法法律强制性规定，应依法成立并生效。双方当事人均应当按照约定全面履行自己的义务。合同签订后，因合同双方在履行过程中发生纠纷，现杨新刚起诉要求解除合同，寇青春对此表示无异议，本院依法应予准许。关于杨新刚要求寇青春返还定金50000元的诉讼请求，因该50000元定金由第三人代管，合同解除后，依法应由第三人向杨新刚返还。寇青春在签订合同后一直未予办理涉案房屋抵押撤押手续，客观上导致原告合同目的无法实现，但杨新刚在签订《房屋买卖合同》后因自身受限购政策的影响，直至2018年4月才与寇青春进行网签。庭审中，杨新刚亦未提交其已按约定支付首付款及其为购买房屋已实际办理完毕银行按揭贷款手续的相关证据，杨新刚无有效证据证明其已按照约定履行了己方全部合同义务，其亦存在违约行为，                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     故杨新刚要求寇青春支付违约金、赔偿原告房屋溢价损失、承担中介费、保全费、担保费、鉴定费、咨询费的诉讼请求，于法无据，本院依法不予支持。因熊友功并非合同一方当事人，其作为被告主体不适格，依法应驳回杨新刚对熊友功的起诉。综上，根据《中华人民共和国合同法》第八条、第六十条、第九十三条、第九十七条、《中华人民共和国民事诉讼法》第六十四条第一款、第一百一十九条之规定，判决如下：一、原告杨新刚与被告寇青春于2017年7月4日签订的《房屋买卖合同》有效，予以解除。二、被告西安创吉房地产信息咨询有限公司于本判决生效后十日内返还原告杨新刚定金50000元。三、驳回原告杨新刚其余诉讼请求。四、驳回原告杨新刚对被告熊友功的起诉。如果未按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。诉讼费11003元，由原告杨新刚承担8000元，被告寇青春承担2003元。鉴定费（含咨询费）13900元，由原告杨新刚承担8200元，被告寇青春承担5700元。保全费5000元，由原告杨新刚承担。如不服本判决，可在判决书送达之日起十五日内向本院递交上诉状，并按对方当事人的人数提出副本，上诉于陕西省西安市中级人民法院。   审  判  长      高更生审  判  员      杨惠妮                             审  判  员      王  洋  二0二0年六月十二日                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                书  记  员      张丹丹  1