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775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：刘云芳, 北京市康达（西安）律师事务所实习律师。被告：杨福利，男，1980年6月18日出生，汉族，西安市阎良区村民，住该组。被告：杨福生，男，1973年7月15日出生，汉族，西安市阎良区村民，住该组。被告：陕西世纪锦业地产有限公司。住所地：西安市。法定代表人：戴智敏，系该公司总经理。委托诉讼代理人：李亚伦，泰和泰（西安）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）与被告杨福利、被告杨福生、被告陕西世纪锦业地产有限公司（以下简称锦业地产）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委托诉讼代理人周永伟、被告锦业地产委托诉讼代理人李亚伦到庭参加了诉讼，被告杨福利、被告杨福生无正当理由未到庭。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杨福利、被告杨福生签订的《个人住房（商业用房）借款合同》，借款立即到期；2、判令被告杨福利、被告杨福生偿还截止2018年10月15日借款本金239471.19元、利息9859.93元、罚息142.85元、复利292.12元（本息合计249766.09元），及2018年10月16日至实际给付之日的债务利息、罚息及复利（以249766.09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、判令被告锦业地产对上述本金、利息、罚息、复利承担连带清偿责任；4、判令被告杨福利以阎良区XX大道XX号XX幢XX单元XX层XX号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1月20日，原告与被告杨福利、被告杨福生签订《个人住房（商业用房）借款合同》（以下简称借款合同），约定原告向被告杨福利、被告杨福生提供25万元借款，用于被告杨福利购买阎良区XX大道XX号XX幢XX单元XX层XX号房屋。被告杨福利以该房屋为上述借款提供抵押担保，并办理了抵押物登记备案。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，被告锦业地产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15日，被告杨福利、杨福生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。被告杨福利未答辩。被告杨福生在第一次庭审时辩称，借款合同是其和杨福利与原告签订的，但是签订借款合同时，其被告知是紧急联系人；2016年年底，因为杨福利媳妇急用钱，在案外人李小刚的介绍下去被告锦业地产的售楼部签字买房，在拿到该房屋贷款后，给了被告杨福利50000元，其和被告杨福利均没有收到原告提供的借款，所以不应承担还款责任，房子也没有见到。其第二次庭审未答辩。被告锦业地产辩称，根据物权法和担保法的规定，原告应先以物偿债，不应该直接对其公司主张连带清偿责任。被告杨福生不是其公司客户，被告杨福生和其公司未建立房屋买卖合同关系，其公司对被告杨福利、被告杨福生的借款事由不清楚。                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        本院经审理认定事实如下：2017年1月20日，被告杨福利、被告杨福生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250000元, 用于杨福利购买阎良区XX大道XX号XX幢XX单元XX层XX号房屋；借款期限为240个月，即自2017年1月20日至2037年1月20日；借款利率执行浮动利率，即为基准利率，上浮0%，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及上述上浮/下调幅度，在本合同约定每个利率调整日调整一次；还款方式为委托扣款方式，借款人最迟应在每期约定还款日的前一日柜面营业终了前将当期应还款项足额存入指定委托扣款账户内，否则贷款人有权自约定还款日开始计收逾期罚息和复利；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1636.11元；逾期罚息利率为本合同执行贷款利率的水平上上浮50%；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杨福利位于阎良区XX大道XX号XX幢XX单元XX层XX号房屋作抵押担保。同日，锦业地产在上述《个人住房（商业用房）借款合同》上签字盖章，为杨福利、杨福生的上述借款合同提供连带责任保证。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。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1日，涉案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》。后，建设银行阎良支行依约发放了250000元的借款。另查明，被告杨福利、被告杨福生未按借款合同约定履行还款义务，截止2018年10月15日，被告杨福利、杨福生未偿还原告借款本金239471.19元、利息9859.93元、罚息142.85元、复利292.12元（本息合计249766.09元）。本院认为，原告建设银行阎良支行与被告杨福利、被告杨福生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, 被告杨福利、被告杨福生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，并要求被告杨福利、被告杨福生偿还剩余借款本金、利息、罚息、复利及自2018年10月16日起至借款实际清偿之日止产生的债务利息、罚息及复利。被告锦业地产为被告杨福利、被告杨福生的上述借款提供阶段性连带责任保证，现被告杨福利、被告杨福生未依约还款，原告建设银行阎良支行在保证期间内要求被告锦业地产对上述借款本金、利息、罚息、复利承担连带清偿责任，本院予以支持；被告锦业地产在承担连带保证责任后,可向被告杨福利、被告杨福生追偿。关于原告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,抵押登记备案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。关于原告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。被告锦业地产辩称，应先以物偿债，其公司不应对被告杨福利、杨福生的合同债务承担连带清偿责任，本院认为，涉案房屋实际未设立抵押权，被告锦业地产作为连带保证人应依照合同约定承担连带清偿责任，故对于被告锦业地产的辩解本院不予采纳。被告杨福利、被告杨福生经本院传票传唤，无正当理由未到庭，视为对其诉讼权利的放弃。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杨福利、被告杨福生于2017年1月20日签订的《个人住房（商业用房）借款合同》；二、被告杨福利、被告杨福生于本判决生效后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239471.19元，支付截止2018年10月15日的利息9859.93元、罚息142.85元、复利292.12元，并按照2017年1月20日签订的《个人住房（商业用房）借款合同》的约定支付自2018年10月16日起至实际清偿之日止的利息、罚息及复利；三、被告陕西世纪锦业地产有限公司对被告杨福利、被告杨福生的上述借款本金、利息、罚息、复利的给付义务承担连带清偿责任。被告陕西世纪锦业地产有限公司在承担连带清偿责任后,可向被告杨福利、被告杨福生追偿；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余诉讼请求。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5046元，由被告杨福利、被告杨福生、被告陕西世纪锦业地产有限公司负担。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，被告杨福利、被告杨福生、被告陕西世纪锦业地产有限公司于本判决生效后十日内一并给付原告。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    张芝芳   二〇一九年十二月二十四日 书  记  员    梁  勍1