海南省高级人民法院
p t ; ” > 民 事 裁 定 书
（2017）琼民申162号
再审申请人（一审原告、二审上诉人）：张涵。
委托诉讼代理人：高文祥，海南正益律师事务所律师。
委托诉讼代理人：吴佳佳，海南正益律师事务所律师。
再审申请人（一审原告、二审上诉人）：张润悦。
委托诉讼代理人：高文祥，海南正益律师事务所律师。
委托诉讼代理人：吴佳佳，海南正益律师事务所律师。
被申请人（一审被告、二审被上诉人）：海南宝莲城（博鳌）实业有限公司，住所地海南省琼海市博鳌镇滨海大道9号宝莲城。
法定代表人：杨文杰，该公司董事长。
委托诉讼代理人：陈安琪，该公司职员。
再审申请人张涵、张润悦因与被申请人海南宝莲城（博鳌）实业有限公司（以下简称宝莲城公司）商品房预售合同纠纷一案，不服海南省第一中级人民法院（2016）琼96民终956号民事判决（以下简称二审判决），向本院申请再审。本院依法组成合议庭进行审查，现已审查终结。
张涵、张润悦申请再审称，（一）二审判决认定事实不清，适用法律错误。1、张涵、张润悦享有约定解除权，行使解除权未超过解除期间。合同中明确约定，出卖人超过合同约定交付时间90天向买受人交付房屋的，买受人享有单方解除权，合同中约定房屋交付时间为2014年12月29日前，后又以补充协议的形式变更为2015年7月1日前。根据《最高人民法院关于审理商品房买卖合同纠纷的司法解释》规定，张涵、张润悦行使合同解除权的期间为一年，即在2015年10月1日至2016年10月1日均享有合同解除权，张涵、张润悦于2015年11月2日向宝莲城公司寄发的《解除合同通知书》当然有效，至于合同中关于买受人行使合同解除权的期间为十天的约定明显属于加重对方责任、排除对方主要权利的格式条款，应当认定为无效条款。2、宝莲城公司逾期交付房屋已构成根本违约，张涵、张润悦享有法定解除权。《中华人民共和国合同法》规定，合同目的无法实现的，守约方可以解除合同，本案中，张涵、张润悦早在2014年初便已付清购房款，合同初步约定的房屋交付时间为2014年12月29日，然而宝莲城公司一直未能向张涵、张润悦交付合格的商品房，张涵、张润悦购房居住的目的长期无法实现，另一方面，由于宝莲城公司无法正常交付房屋，张涵、张润悦的房屋至今未能办理房屋产权证书，且在可以预见的长时间内也无法办理，造成张涵、张润悦无法对诉争房屋享有应有的处分、收益等相应物权，并且由于发展商股东的变更，目前诉争商品房所在地块的用地性质及容积率等重要规划指标正在发生变化，对张涵、张润悦所购房屋的使用功能、居住环境、房屋价值都造成了极大影响。以上因素造成张涵、张润悦当初的购房目的已无法实现，张涵、张润悦要求解除合同的诉请应当得到支持。3、诉争商品房未完成竣工验收，不具备合同约定和法律规定的交付条件。张涵、张润悦与宝莲城公司签订的《琼海市商品房买卖合同》明确约定诉争商品房的交付条件为”取得竣工验收证明文件”。同时，我国《建设工程质量管理条例》、《城市房地产开发经营管理条例》等法律法规明确规定房地产项目竣工验收合格的，方可交付使用。二审判决无视合同约定与法律规定错误地认定诉争商品房”已装修完毕，符合入住条件”，这是对张涵、张润悦合法权利的漠视。4、诉争商品房所在地块的土地性质、小区容积率、房屋视野等情况均发生变化。在张涵、张润悦支付了全部购房款后，宝莲城公司单方调整了项目规划及土地性质，致使原来0.5的容积率上升到1.0以上，并在诉争商品房面海方向修建了新的高楼，使诉争商品房海景视野受到严重影响。张涵、张润悦当初的购房目的已无法实现。（二）二审判决认定事实的证据未经质证，不能作为审判依据。宝莲城公司辩称诉争房屋”己装修完毕，具备入住条件”，但未提供任何证据加以证明；一审法院称已前往现场勘查，但两审法院均未当庭出示勘验笔录供当事人质证。二审判决所认定事实的证据未经当庭质证，不应当被法庭采纳，更不能作为审判依据。（三）一审法院取证程序不合法，违反民事诉讼法规定的审判程序。本案中，双方当事人均未向一审法院申请勘察现场，一审法院勘察现场能得到的证据也不属于《最高人民法院关于适用<中华人民共和国民事诉讼法>的解释》中规定的情形。一审法院勘查现场时，张涵、张润悦并未在场，更重要的是两审法院均未当庭出示勘验笔录供当事人质证。张涵、张润悦认为，一审法院主动勘察现场并以此作出诉争商品房”符合入住条件”结论的所有程序，自始至终都违反了民事审判程序。张涵、张润悦依据《中华人民共和国民事诉讼法》第一百九十九条、第二百条第二项、第四项、第六项的规定申请再审。
宝莲城公司提交意见称，双方签订的商品房买卖合同在文本中进行了提示，并且该条款的内容不符合无效条款的法律规定，不应当被认定为无效，属于有效条款。张涵、张润悦的房屋交付状况完全可以达到其购买房屋进行租住的目的，对此也经过了监理机构和勘察机构的质量评估。张涵、张润悦以商品房买卖合同取得的解除权已消灭，解除合同的请求不能成立。根据合同第13条约定，涉案商品房所在区域地块的规划进行变更，不会影响到该条款所述的结构形式、户型等，张涵、张润悦以规划变更为由，解除合同不能成立。一审法院为查明客观事实，根据民事诉讼证据规则等相关法律规定，进行现场勘查，并依据事实常理和逻辑推断，作出的判决符合法律规定。同时宝莲城公司已经根据二审判决支付了所有的违约金。
本院经审查认为：依据双方所签订的《琼海市商品房买卖合同》约定，宝莲城公司应当于2014年12月29日前，将取得建筑工程竣工验收备案证明文件的商品房交付张涵、张润悦使用，逾期超过90日后，张涵、张润悦有权解除合同。如张涵、张润悦按合同约定行使单方解除合同的权利的，应在可行使单方解除合同权利的事实成立之日起十日内书面通知宝莲城公司，否则即视为张涵、张润悦放弃单方解除合同的权利，同意继续履行合同。合同签订后，宝莲城公司于2015年3月10日给张涵、张润悦送达《交房时间变动确认》，将交房时间变更为2015年7月1日，张涵、张润悦亦予以认可。由于涉案房屋至今没有进行工程竣工验收，尚未取得工程竣工验收备案证，导致宝莲城公司至今未能将符合合同约定条件的涉案房屋交付张涵、张润悦使用，宝莲城公司构成违约，张涵、张润悦依约自2015年9月30日起享有合同约定的解除权。依据合同约定，张涵、张润悦应自2015年9月30日享有单方解除权之日起十日内书面通知宝莲城公司，行使其单方解除权。但张涵、张润悦直至2015年11月2日，才委托浙江金九鼎律师事务所律师向宝莲城公司发出《浙江金九鼎律师事务所函》，单方提出解除《琼海市商品房买卖合同》，已经超出合同约定的解除权行使期限。故根据《中华人民共和国合同法》第九十五条：”法律规定或者当事人约定解除权行使期限，期限届满当事人不行使的，该权利消灭。”的规定，张涵、张润悦所享有的合同解除权消灭。二审判决认定张涵、张润悦于2015年11月2日向宝莲城公司发出律师函解除合同不发生法律效力，符合法律规定。张涵、张润悦关于其行使解除权未超过解除期间，享有约定解除权的再审申请理由，缺乏事实和法律依据，本院不予支持。至于张涵、张润悦主张合同中买受人行使合同解除权的期间为十天的约定属于加重对方责任、排除对方主要权利的格式条款，应当认定为无效条款。本院认为，《中华人民共和国合同法》第三十九条规定：”采用格式条款订立合同的，提供格式条款的一方应当遵循公平原则确定当事人之间的权利和义务，并采取合理的方式提请对方注意免除或者限制其责任的条款，按照对方的要求，对该条款予以说明。”第四十条规定：”格式条款具有本法第五十二条和第五十三条规定情形的，或者提供格式条款一方免除其责任、加重对方责任、排除对方主要权利的，该条款无效。”本案中，《琼海市商品房买卖合同》第十九条中约定了关于合同解除权行使的期限、方式以及解除合同后的处理等内容，该条款已经以下划线标注的方式对买房人行使合同解除权的有关内容进行合理提示，该条款所确定的双方之间的权利和义务并不违反公平原则，并未免除宝莲城公司的任何义务，亦未加重张涵、张润悦的责任，排除张涵、张润悦的权利，故张涵、张润悦的该项再审申请理由依据不足，本院不予支持。张涵、张润悦主张其于2015年11月2日向宝莲城公司发出律师函，单方解除《琼海市商品房买卖合同》的行为有效，并据此请求确认本案合同已于宝莲城公司收到上述律师函时解除，故本案审理的焦点问题是张涵、张润悦发出律师函解除合同是否发生效力，是否应确认该合同已于宝莲城公司收到上述律师函时解除。至于张涵、张润悦关于其签订涉案合同的目的已不能实现的主张，与本案审理的焦点问题并无关系。张涵、张润悦还主张一审法院勘查涉案房屋违反法定程序，勘查笔录也未经当事人质证就予采信亦违反法定程序。本院认为，该证据所证明的事实与本案审理的焦点问题即张涵、张润悦此前通知解除合同的行为是否有效，是否应确认涉案合同已经解除并无关系，对本案的处理结果并无影响。张涵、张润悦的上述理由也不属于《中华人民共和国民事诉讼法》第二百条规定的应予再审事由。综上所述，张涵、张润悦的再审申请理由依法均不能成立，本院不予支持。
依照《中华人民共和国民事诉讼法》第二百零四条第一款，《最高人民法院关于适用<中华人民共和国民事诉讼法>的解释》第三百九十五条第二款之规定，裁定如下：
驳回张涵、张润悦的再审申请。
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审判长王芸芸
审判员郭龙滨
审判员唐林艳
书记员吴菲
附相关法律条文：
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