西安市阎良区人民法院  西安市阎良区人民法院民事判决书 （2019）陕0114民初786号原告：中国建设银行股份有限公司西安阎良区支行。住所地：西安市阎良区。负责人：王全胜，系该行行长。委托诉讼代理人：周永伟，北京市康达（西安）律师事务所律师。委托诉讼代理人：王启英，北京市康达（西安）律师事务所律师实习律师。被告：巩进军，男，1980年8月2日出生，汉族，陕西省礼泉县村民，现下落不明。被告：任小东，男，1984年10月9日出生，汉族，居民，住西安市阎良区。被告：西安福基房地产开发有限公司。住所地：西安市阎良区。法定代表人：陈永卿，系该公司董事长委托诉讼代理人：杨宝，陕西泽界律师事务所律师。原告中国建设银行股份有限公司西安阎良区支行（以下简称建设银行阎良支行）与被告巩进军、被告任小东、被告西安福基房地产开发有限公司（以下简称福基公司）借款合同纠纷一案，本院于2019年3月19日立案后，依法适用普通程序，公开开庭进行了审理。原告建设银行阎良支行的委托诉讼代理人周永伟、被告福基公司的委托诉讼代理人杨宝到庭参加了诉讼，被告任小东、被告巩进军经本院合法传唤，无正当理由未到庭。本案经缺席审理，现已审理终结。原告建设银行阎良支行向本院提出诉讼请求: 1、判令解除原告与被告巩进军、任小东签订《个人住房（商业用房）借款合同》，借款立即到期；2、判令被告巩进军、任小东偿还截止2018年10月6日借款本金425557.36元、利息20595.89元、罚息312.92元、复利727.78元（本息合计447193.95元），及2018年10月7日至实际给付之日的债务利息、罚息及复利（以447193.95元为基数，利息按同期人民银行贷款五年以上期利率的1.2倍计算，罚息、复利按同期人民银行贷款五年以上期利率的1.8倍计算；利息、罚息、复利按日计息，结息频率为每月一次）；3、判令被告西安福基房地产开发有限公司对上述本金、利息、罚息承担连带清偿责任；4、判令被告巩进军以阎良区XX路XX花园XX幢XX单元XX层XX西抵押房屋承担抵押担保责任，原告对抵押物折价、拍卖或变卖所得的价款有优先受偿权；5、判令上述被告承担本案全部诉讼费用、律师费及公告费等实现债权的费用。事实和理由：2017年2月23日，原告与被告巩进军、任小东签订《个人住房（商业用房）借款合同》（以下简称借款合同），约定原告向被告巩进军、任小东提供43万元借款，用于被告巩进军购买阎良区XX路XX花园XX幢XX单元XX层XX西的房屋。被告巩进军以该房屋为上述借款提供抵押担保，并办理了抵押登记备案。双方在借款合同中约定了借款利率、还款方式及违约责任等，被告福基公司为上述借款提供阶段性保证，并在借款合同上签字盖章，原告依约发放了借款。截止2018年10月6日，被告巩进军、任小东借款本息已逾期超过90天，多期未按期归还。原告依约有权解除借款合同，提前收回去全部贷款本息并计收罚息及复利。为了维护原告权益，原告依法提起诉讼，望贵院判如所请。被告巩进军未答辩。  被告任小东未答辩，但其庭后称原告起诉内容属实，借款是以其和巩进军的名义签的借款合同，当时借的款用于巩进军购买本案涉案抵押的皇冠花园的房子，其没用钱。被告福基公司辩称，福基房公司对本案该笔贷款承担阶段性连带保证责任；就被告巩进军所拖欠原告的债务，原告应该先就物的担保实现债权，原告要求福基公司承担连带责任没有事实和法律依据；原告在主张就抵押担保资产依法享有优先受偿权的同时，又要求被告福基公司承担连带清偿责任属于同一债权的重复请求，没有事实和法律依据；原告要求被告福基公司承担案件诉讼费、律师费、公告费等实现债权的费用没有事实和法律依据，原告可通知福基公司代偿以承担连带保证责任。综上，原告要求福基公司承担连带保证责任没有事实依据和法律依据，请求法院依法驳回。                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               本院经审理认定事实如下：2017年2月23日，被告巩进军、被告任小东与原告建设银行阎良支行签订《个人住房（商业用房）借款合同》，约定借款本金为430000元, 用于被告巩进军购买阎良区XX路XX花园XX幢XX单元XX层XX西的房屋；借款期限为300个月，即自2017年2月23日至2042年2月23日；借款利率执行浮动利率，即为基准利率，按中国人民银行同期贷款五年以上期利率计算，该利率自起息日起至贷款本息全部清偿之日止依据利率调整日当日的基准利率在本合同约定的每个利率调整日调整一次，利率调整日为每年的1月1日；逾期罚息利率为本合同执行贷款利率的水平上上浮50%；还款方法为采用等额本息还款法，在合同签订时的贷款利率水平下，每一个月归还本息金额为人民币2488.75元；对于本金逾期超过90天仍未收回的借款，或者利息逾期超过90天仍未收回的借款，或者法律、法规或规章另有规定的借款，按照先还本后付息的原则偿还；借款人不能按本合同约定按时足额偿还借款本息或其他应付款项，贷款人有权行使解除与借款人的借贷关系等权利。双方在该借款合同中约定以被告巩进军位于西安市阎良区XX路XX花园XX幢XX单元XX层XX西的房屋作抵押担保。同日，被告福基公司在上述《个人住房（商业用房）借款合同》上签字盖章，为被告巩进军、被告任小东的上述借款提供连带责任保证。保证范围为借款合同项下借款本金、利息（包括复利和罚息）、违约金、赔偿金、其他款项和债权人实现债权与担保权利的费用等。保证期间为本合同保证条款生效之日起至抵押登记已办妥且抵押财产的他项权利证书、抵押登记证明文件正本及其他权利证书交由贷款人核对无误、收执之日止。借款合同中的保证条款的效力独立于合同其他条款，合同其他条款不生效、无效或部分无效、被撤销、被解除并不影响保证条款的效力。2017年3月13日，涉案抵押房屋办理了预购商品房贷款抵押登记备案，但未办理房地产抵押登记，亦未取得抵押财产的《他项权利证书》。2017年3月16日，原告建设银行阎良支行依约发放了430000元的借款。另查明，截止2018年10月6日，被告巩进军、被告任小东未偿还原告借款本金425557.36元、利息20595.89元、罚息312.92元、复利727.78元（本息合计447193.95元）。本院认为，原告建设银行阎良支行与被告巩进军、被告任小东签订的借款合同系当事人真实意思表示,不违反法律法规规定,应属有效合同,双方均应按约履行各自的义务。原告建设银行阎良支行按约履行了发放贷款义务, 被告巩进军、被告任小东未按约履行还款义务,己构成违约，故原告建设银行阎良支行有权要求解除本案借款合同，并要求被告巩进军、任小东偿还剩余借款本金、利息、罚息、复利及2018年10月7日后至借款实际清偿之日止产生的债务利息、罚息及复利。被告福基公司为被告巩进军、任小东的上述借款提供阶段性连带责任保证，现被告巩进军、任小东未依约还款，原告建设银行阎良支行在保证期间内要求被告福基公司对上述借款本金、利息、罚息承担连带清偿责任，本院予以支持；被告福基公司在承担连带保证责任后,可向被告巩进军、任小东追偿。关于建设银行阎良支行主张对本案抵押房产折价、拍卖或变卖所得价款有优先受偿权的请求。抵押登记备案与抵押登记具有不同的法律性质和法律效力,抵押备案登记并非设立抵押权的抵押登记。因本案涉案房产仅办理了预购商品房贷款抵押登记备案,抵押权并未设立，故对于原告建设银行阎良支行要求就本案抵押房产行使优先受偿权的诉讼请求,依法不予支持。关于建设银行阎良支行主张被告承担律师费等诉讼请求，因其未能提供证据证明其主张，本院不予支持。对于被告福基公司的抗辩，因双方在借款合同保证条款中已对保证事项进行了约定，且不违反法律规定，故于对该抗辩，本院不予采信。综上所述，依照《中华人民共和国合同法》第八条、第六十条、第九十三条、第一百零七条，《中华人民共和国担保法》第十八条、第二十一条、第二十六条、第三十一条，《中华人民共和国物权法》第二十条，《中华人民共和国民事诉讼法》第六十四条、第一百四十四条之规定，判决如下：                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              一、解除原告中国建设银行股份有限公司西安阎良区支行与被告巩进军、被告任小东于2017年2月23日签订的《个人住房（商业用房）借款合同》；二、被告巩进军、被告任小东于本判决生效后10日内返还原告中国建设银行股份有限公司西安阎良区支行借款本金425557.36元，支付截止2018年10月6日的利息20595.89元、罚息312.92元、复利727.78元，并按照2017年2月23日签订的《个人住房（商业用房）借款合同》约定的条款支付自2018年10月7日起至实际清偿之日止的利息、罚息及复利；三、被告西安福基房地产开发有限公司对被告巩进军、被告任小东的上述借款本金、利息、罚息的给付义务承担连带清偿责任。被告西安福基房地产开发有限公司在承担连带清偿责任后,可向被告巩进军、被告任小东追偿；四、驳回原告中国建设银行股份有限公司西安阎良区支行的其他诉讼请求。如果未按本判决指定的期间履行给付金钱义务的，应当依照《中华人民共和国民事诉讼法》第二百五十三条规定，加倍支付迟延履行期间的债务利息。案件受理费8008元、公告费1000元，合计9008元，由被告巩进军、被告任小东、被告西安福基房地产开发有限公司负担。因该费用原告中国建设银行股份有限公司西安阎良区支行已预交，被告巩进军、被告任小东、被告西安福基房地产开发有限公司于本判决生效后十日内一并给付原告9008元。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  张素粉审  判  员  曹正龙人民陪审员  孙青艳     二〇一九年十二月十九日 书  记  员  乔卫鑫1