海南省高级人民法院
p t ; ” > 民 事 裁 定 书
（2017）琼民终162号
上诉人（原审本诉原告、反诉被告）：海南贵亨置地有限公司。住所地：海南省海口市人民大道**号观海花园*****室。
法定代表人：韩少林，该公司总经理。
委托诉讼代理人：陈四海，海南嘉天律师事务所律师。
委托诉讼代理人：张孝民，海南中邦律师事务所律师。
上诉人（原审本诉被告、反诉原告）：周永萍，女，1971年2月14日出生，汉族，住海南省海口市。
委托诉讼代理人：公正，海南至睿律师事务所律师。
委托诉讼代理人：曾理，海南威盾律师事务所律师。
原审第三人：海南新嘉谊房地产开发有限公司。住所地：海南省海口市人民大道**号观海花园*****室。
法定代表人：王海峰。
原审第三人：海南格雅仕贸易有限公司。住所地：海南省海口市世贸西路**号惠宝大厦****室。
法定代表人：高琴丽。
上诉人海南贵亨置地有限公司（以下简称贵亨公司）因与上诉人周永萍、原审第三人海南新嘉谊房地产开发有限公司、原审第三人海南格雅仕贸易有限公司民间借贷合同纠纷一案，不服海南省海口市中级人民法院（2015）海中法民一初字第101号民事裁定，向本院提起上诉。本院于2017年4月13日立案后依法组成合议庭审理了本案，现已审理终结。
一审法院经审查认为，贵亨公司与周永萍虽然订立了三份名为《商品房买卖合同》的合同，约定买卖商品房138套，建筑面积共计18863平方米，合同价款4000余万元。但一方面，周永萍作为一个自然人，一次性购买138套房产，在没有交房办证的情况下一次性付完购房款，不符合房产市场交易习惯。另一方面，卖方贵亨公司出具的是收款收据而不是购房发票，在房产符合交付条件后作为买方的周永萍并不要求卖方贵亨公司实际交房办证，而是与贵亨公司签订返租协议，收取租金。在贵亨公司将其所购买的房产对外销售后，配合贵亨公司办理解除预售备案手续。上述种种行为表明，买卖商品房不是双方的真实意思，双方的真实意思是借贷，双方所签订的商品房买卖合同只是作为借贷合同的担保，符合后让与担保合同的性质。后让与担保，是指债务人或者第三人为担保债权人的债权，与债权人签订不动产买卖合同，约定将不动产买卖合同的标的物作为担保标的物，但权利转让并不实际履行，于债务人不能清偿债务时，须将担保标的物的所有权转让给债权人，债权人据此享有的以担保标的物优先受偿的担保物权。《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》第二十四条第一款规定：”当事人以签订买卖合同作为民间借贷合同的担保，借款到期后借款人不能还款，出借人请求履行买卖合同的，人民法院应当按照民间借贷法律关系审理，并向当事人释明变更诉讼请求。当事人拒绝变更的，人民法院裁定驳回起诉。”本案中，贵亨公司起诉要求确认双方不存在借贷关系并返还已付款、赔偿损失，周永萍反诉要求贵亨公司履行买卖合同约定的交房义务并承担违约责任，均不符合双方存在的真实的民间借贷法律关系。因此，双方应当按民间借贷关系主张相关权利。经一审法院向贵亨公司和周永萍释明，贵亨公司和周永萍均表示不变更诉讼请求。依照《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》第二十四条第一款、《中华人民共和国民事诉讼法》第一百五十四条第一款第三项之规定，一审法院裁定：一、驳回贵亨公司的起诉；二、驳回周永萍的反诉。
贵亨公司不服一审裁定，上诉称，本案涉及两个诉，一个是贵亨公司作为原告提起的本诉，另一个是周永萍作为原告提起的反诉。在本诉中，贵亨公司提起的原本就是民间借贷合同纠纷，主张的基本事实是贵亨公司与周永萍之间签订的三份《房屋买卖合同》名为房屋买卖实为房屋借款抵押，双方之间并不存在真实的房屋买卖法律关系。周永萍未向贵亨公司支付4000万元出借款，双方之间的民间借贷法律关系没有成立，周永萍以利息名义向贵亨公司骗取的5773.6567万元，应当返还给贵亨公司。一审裁定认定，买卖商品房不是双方的真实意思，双方的真实意思是借贷，双方所签订的房屋买卖合同只是作为借贷合同的担保。贵亨公司对该认定并无异议，但一审裁定适用《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》第二十四条第一款之规定驳回贵亨公司的起诉属于适用法律错误，请求二审法院撤销一审裁定第一项。
周永萍不服一审裁定，上诉称，一审裁定未对证明周永萍与贵亨公司之间商品房买卖法律关系的证据进行审查就认定双方签订的房屋买卖合同是借贷合同的担保，并认定双方之间是民间借贷法律关系，剥夺了周永萍基于《商品房买卖合同》所享有的合同期待权。一、一审庭审时，周永萍提交了《商品房买卖合同》、《委托付款证明》、《收款收据》、《购房款及产权确认承诺书》、《东盛名苑房产交接书》和《房屋租赁合同》，以上证据直接证明了周永萍与贵亨公司于2008年1月18日签订了《商品房买卖合同》，周永萍于合同签订当日付清了全部购房款的事实。一次性支付购房款的情况在购房交易中经常发生，周永萍可以自由选择一次性支付购房款或者分期支付购房款。一审裁定认定周永萍一次性支付购房款不符合房地产市场交易习惯属于主观臆断。二、贵亨公司出具的是收款收据而不是购房发票对周永萍与贵亨公司之间的商品房买卖关系成立与否毫无影响，出具发票的义务方是贵亨公司，正是因为贵亨公司在履行合同中存在诸多违约情形，周永萍才提起反诉要求贵亨公司承担责任。最高人民法院（2015）民一终字第78号判决书中认定不能因开具的是收款收据而非购房发票而断定双方不存在房屋买卖关系。周永萍购房的目的是为了投资，故周永萍于2008年3月6日将购买的房产返租给贵亨公司收取租金，贵亨公司在周永萍的要求下向周永萍作出办理房屋产权证的承诺，后因贵亨公司将销售给周永萍的房产重复买卖给他人，双方签订《退房协议》，解除已重复销售房产的预售备案登记手续，并退还相应购房款。三、本案并无证据证明周永萍与贵亨公司之间存在借款关系，既没有借款合同也没有其他证明借款关系的证据。一审裁定适用法律错误，请求二审法院撤销一审裁定第二项，将本案发回重审。
本院认为，本案的争议焦点是贵亨公司与周永萍之间的法律关系是商品房买卖关系还是民间借贷关系。由于周永萍与贵亨公司没有就案涉4000.1084万元签订书面的借款协议，周永萍与贵亨公司对上述款项的性质各执一词，因此，应当结合双方当事人提交的证据，探究合同当事人签订《商品房买卖合同》时的真实意思，进而对合同当事人之间法律关系的性质作出判断。
首先，2008年1月18日，贵亨公司与周永萍签订了三份《商品房买卖合同》，约定买卖商品房138套，合同价款4000.1084万元。2008年1月20日，双方在房产管理部门对房屋买卖合同进行了备案登记。2008年1月31日，海南博兴投资咨询有限公司以转账的方式支付4000.1084万元给贵亨公司指定的收款账户海口龙华富轩商行，贵亨公司就上述款项向周永萍出具了收款收据。双方在房产管理部门对房屋买卖合同进行备案登记在先，周永萍支付款项在后，与一般商品房交易习惯明显不同。
其次，周永萍与贵亨公司在《商品房买卖合同》中约定，贵亨公司应当在2008年5月1日前将约定的商品房交付给周永萍使用。2008年3月6日，双方签订《房屋租赁合同》，约定租赁期限从2008年3月6日起至2016年3月6日止，共96个月。在房产符合交付条件后作为买方的周永萍并不要求卖方贵亨公司实际交房办证，而是与贵亨公司签订返租协议，收取租金。周永萍在上诉状中称购房的目的是投资，故其于2008年3月6日将购买的房产返租给贵亨公司收取租金。但贵亨公司作为房屋出售方，在将房屋出售给买房人但尚未交付时又同买房人签订租赁合同并支付租金，不符合常理。
第三，没有销售不动产统一发票，就无法办理房屋产权登记。本案中，贵亨公司从未向周永萍提供购房发票，在贵亨公司将周永萍所购买的房产对外销售后，周永萍作为买房人配合贵亨公司办理解除预售备案手续，不符合常理。
从周永萍与贵亨公司在上述合同签订和履行中的做法来看，周永萍签订三份《商品房买卖合同》的真实目的并非取得所购商品房的所有权和使用权，贵亨公司签订三份《商品房买卖合同》的真实目的亦非为了出售该商品房给周永萍。双方之间存在的并非商品房买卖关系，双方的真实意思是借贷，双方所签订的房屋买卖合同只是作为借贷合同的担保。
本案涉及两个诉，一个是贵亨公司作为原告提起的本诉，另一个是周永萍作为原告提起的反诉。在本诉中，贵亨公司提起诉讼所依据的基本事实是贵亨公司与周永萍之间签订的三份房屋买卖合同只是作为借贷合同的担保，双方之间并不存在真实的房屋买卖法律关系。贵亨公司主张因周永萍未实际向贵亨公司支付4000.1084万元出借款，双方之间的民间借贷法律关系没有成立，故贵亨公司以利息名义向周永萍支付的5773.6567万元，应当返还给贵亨公司。贵亨公司起诉要求确认双方不存在借贷关系并返还已付款、赔偿损失符合法律规定的起诉条件，一审法院应当按照贵亨公司的诉讼请求进行审理，并依法作出裁判。一审裁定适用《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》第二十四条第一款之规定驳回贵亨公司的起诉属于适用法律错误，应予纠正。
在反诉中，周永萍主张其与贵亨公司之间是商品房买卖关系，反诉要求贵亨公司履行房屋买卖合同约定的交房义务并承担违约责任。因周永萍与贵亨公司之间的真实法律关系是民间借贷法律关系，故周永萍应当按民间借贷关系主张相关权利。在一审法院向周永萍释明而周永萍表示不变更诉讼请求的情况下，一审裁定依照《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》第二十四条第一款之规定驳回周永萍的反诉并无不当，应予维持。
依照《中华人民共和国民事诉讼法》第一百七十条第一款第二项、第一百七十一条之规定，裁定如下：
一、维持海南省海口市中级人民法院（2015）海中法民一初字第101号民事裁定第二项；
二、撤销海南省海口市中级人民法院（2015）海中法民一初字第101号民事裁定第一项；
三、本案本诉由海南省海口市中级人民法院继续审理。
本裁定为终审裁定。
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审判长孔琼
审判员叶珊茹
审判员魏文豪
法官助理李宗帅
书记员文明哲
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第二百零六条
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第二十四条
债权人就婚姻关系存续期间夫妻一方以个人名义所负债务主张权利的，应当按夫妻共同债务处理。但夫妻一方能够证明债权人与债务人明确约定为个人债务，或者能够证明属于婚姻法第十九条第三款规定情形的除外。
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