海南省三亚市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼02民终96号
上诉人（原审被告）：三亚辰鸿实业有限公司，住所地三亚市解放二路234号（一方百货正对面）。
法定代表人：陈和平，该公司总经理。
委托诉讼代理人：张俊良，海南唐海律师事务所律师。
被上诉人（原审原告）：胡先桂，男，1974年9月13日出生，汉族，住湖北省石首市。
委托诉讼代理人：周艳，海南三和元律师事务所律师。
上诉人三亚辰鸿实业有限公司（以下简称辰鸿公司）因与被上诉人胡先桂房屋买卖合同纠纷一案，不服三亚市城郊人民法院（2016）琼0271民初6335号民事判决，向本院提起上诉。本院依法组成合议庭审理了本案。本案现已审理终结。
辰鸿公司上诉请求：一、撤销一审判决第二、四项，并依法改判；二、本案诉讼费用由被上诉人承担。事实和理由：一、一审法院对上诉人与被上诉人的过错认定错误，上诉人不应向被上诉人返还购房款。关于购买房屋的性质，上诉人从未告知其该项目己获有关部门审批，不存在欺瞒被上诉人的情形且被上诉人完全可以通过到相关部门对该房屋是否取得报建手续、是否取得预售许可进行核实。被上诉人在购买房屋时的价格为每平方米合计单价约为1700平方米，而周边平均价格为16000元左右，价格相差近十倍。因此，上诉人作为完全行为能力人对其所购买的房屋性质是明知的，当时也是贪图房屋价格便宜，觉得三亚地区小产权房屋盛行，政府不会拆除，抱有侥幸心理，因此过错基本上完全在被上诉人，上诉人不应返还其购房款。二、一审法院对《合同法》第五十八条的适用错误。上诉人在本次房屋买卖交易过程中，并不存在隐瞒房屋性质的情形,不存在任何过错，双方交易完全自愿。根据《合同法》第五十八条规定”合同无效或者被撤销后，因该合同取得的财产，应当予以返还；不能返还或者没有必要返还的，应当折价补偿，有过错的一方应当赔偿对方因此受到的损失”。被上诉人自2011年入户房屋至今已有五年之久，现要求上诉人全部返还购房款显然违反了法律规定，违反了公平公正原则。既然被上诉人不能返还房屋，那就应该参照房屋位置周边的房屋出租情况，现向上诉人支付房屋占有使用费，以弥补被上诉人不能返还房屋以及因自身过错给上诉人造成的损失。综上，一审法院对上诉人、被上诉人的过错认定错误，且适用法律违反了基本的公平公正原则，请求二审法院依法查明案件事实，支持上诉人的上诉请求，维护上诉人的合法权益。
胡先桂辩称，本案的事实清楚，上诉人应当返还购房款，在一审庭审中查明，双方虽然没有签订书面的房屋买卖合同，但是达成了口头协议，当天交付了房款，2年内办理房产证。胡先桂入住后，要求公司办理产权证，但是公司没有办理。在2015年吉阳区政府发出通知，才知道涉案房屋是违章建筑。上诉人明知不能办理产权证，但是没有告知胡先桂，我方没有过错。2、一审法院适用法律正确。根据合同法第58条规定，合同撤消后因该合同取得的价款，应当返还。一审法院对胡先桂提出的购房的利息没有损失，已经根据过错责任作出了合法的判决。综上，一审法院认定事实清楚，适用法律正确。维持原判，驳回上诉。
胡先桂向一审法院起诉请求：1.确认胡先桂与辰鸿公司房屋买卖合同关系无效；2.判令辰鸿公司返还购房款83万元并支付利息（利息的计算方式为从2011年11月26日至还清之日，按中国人民银行同期贷款利息计算）。
辰鸿公司向一审法院反诉请求：判令胡先桂向辰鸿公司支付房屋占有使用费855000元。
一审法院认定事实：2011年6月，被告（反诉原告）辰鸿公司在三亚市××区房，名为”天赐永居”。2011年11月6日，原告（反诉被告）胡先桂与辰鸿公司达成口头协议，约定：买受人胡先桂向出卖人辰鸿公司购买”天赐永居”中门牌号分别为202、203、205、302、402、403、404、405的八套房，当天胡先桂即向辰鸿公司支付房款83万元，辰鸿公司同时向胡先桂交付八套房屋使用。因该楼房建设时未按法律法规规定办理规划报建手续，双方一直未办理房屋所有权登记，胡先桂未取得房屋权属证书。2015年8月21日，吉阳区城市管理局通知胡先桂该楼房未按法律规定办理规划报建手续，限其三日内自行搬离。8月底，吉阳区城市管理局将该楼第一层的楼梯拆除，拆除前胡先桂已搬离涉案房屋。经庭审询问辰鸿公司所建楼房占用的土地来源及胡先桂购买八套房屋的面积，辰鸿公司称该土地系划拨用地，从三亚市吉阳区红沙社区居民苏庆道、苏定开父子手中转让而得，八套房屋面积约480平方米。
一审法院认为，本案系房屋买卖合同纠纷。本案争议焦点系胡先桂与辰鸿公司房屋买卖合同法律关系的效力、辰鸿公司应否向胡先桂返还购房款及赔偿利息损失、胡先桂应否支付辰鸿公司房屋占有使用费的问题。
关于焦点一。本案中胡先桂与辰鸿公司就购买涉案房屋达成口头协议，虽未签订书面合同，但胡先桂支付83万元房款后辰鸿公司交付房屋给胡先桂使用，双方一致认可存在房屋买卖法律关系，本院予以确认。关于该法律关系的效力问题，涉案房屋未按法律规定办理规划报建审批手续，存在交易限制，辰鸿公司私下将涉案房屋出售给胡先桂，该房屋买卖合同法律关系已违反法律、法规强制性规定，应属无效。
关于焦点二和焦点三。胡先桂与辰鸿公司之间的房屋买卖合同关系被确认无效后，应按无效合同的处理原则进行处理。《中华人民共和国合同法》第五十八条规定”合同无效或者被撤销后，因该合同取得的财产，应当予以返还；不能返还或者没有必要返还的，应当折价补偿。有过错的一方应当赔偿对方因此所受到的损失，双方都有过错的，应当各自承担相应的责任。”辰鸿公司已取得的胡先桂支付的房款83万元，应向胡先桂返还。关于辰鸿公司应否支付利息损失和胡先桂应否支付房屋占有使用费的问题，辰鸿公司未按法律规定履行规划报建审批手续，对合同无效的后果应承担主要过错责任，胡先桂在双方房屋买卖法律关系成立的过程中未尽到必要的审慎注意义务，审核土地来源性质、房屋是否办理规划报建、是否取得预售许可等信息，对合同无效亦存在过错。双方均有过错，双方因合同无效而出现的损失应当各自承担，即胡先桂应向辰鸿公司返还房屋并承担购房款的利息损失；辰鸿公司应返还已收到的购房款并承担胡先桂占用房屋期间的房屋使用费损失。综上所述，原告（反诉被告）胡先桂提出确认与被告（反诉原告）辰鸿公司房屋买卖合同关系无效及辰鸿公司返还83万元购房款的诉讼请求，本院予以支持；对胡先桂提出购房款利息损失的请求，本院不予支持；对被告（反诉原告）辰鸿公司提出原告（反诉被告）胡先桂支付占用期间的房屋占有使用费的诉讼请求，本院不予支持。依照《中华人民共和国合同法》第五十二条、第五十八条、《中华人民共和国城乡规划法》第四十条第一款之规定，判决：一、确认原告（反诉被告）胡先桂与被告（反诉原告）三亚辰鸿实业有限公司房屋买卖合同关系无效；二、被告（反诉原告）三亚辰鸿实业有限公司应于本判决生效之日起十日内返还原告（反诉被告）胡先桂购房款83万元；三、驳回原告（反诉被告）胡先桂的其他诉讼请求；四、驳回被告（反诉原告）三亚辰鸿实业有限公司的反诉请求。如果未按本判决指定的期间履行给付义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条的规定，加倍支付迟延履行期间的债务利息。本诉案件受理费12100元（胡先桂已预交），由三亚辰鸿实业有限公司负担；反诉案件受理费6175元，由三亚辰鸿实业有限公司负担。
经审理查明：一审查明事实属实，本院予以确认。
本院认为，本案的争议焦点为关于一审法院判决辰鸿公司向胡先桂返还购房款83万元是否正确的问题
本案中，辰鸿公司与胡先桂达成口头协议，约定辰鸿公司将将涉案房屋出售胡先桂，但涉案房屋并未按法律规定办理规划报建审批手续，该房屋买卖合同法律关系已违反法律、法规强制性规定，应认定为无效。根据《中华人民共和国合同法》第五十八条”合同无效或者被撤销后，因该合同取得的财产，应当予以返还；不能返还或者没有必要返还的，应当折价补偿。有过错的一方应当赔偿对方因此所受到的损失，双方都有过错的，应当各自承担相应的责任。”的规定，辰鸿公司未按法律规定履行规划报建审批手续，对合同无效的后果应承担主要过错责任，胡先桂在双方房屋买卖法律关系成立的过程中未尽到必要的审慎注意义务，审核土地来源性质、房屋是否办理规划报建、是否取得预售许可等信息，对合同无效亦存在过错。依据以上法律规定，辰鸿公司已收取胡先桂的购房款，应当予以返还。至于胡先桂诉求辰鸿公司承担购房款的利息损失的问题，由于胡先桂存在一定过错，该利息损失应由胡先桂自行承担，不应由辰鸿公司赔偿给胡先桂。据此，上诉人辰鸿公司上诉认为其不存在过错，不应当承担返还胡先桂购房款，且胡先桂应向辰鸿公司支付房屋占有使用费，没有事实和法律依据，本院不予支持。
综上，一审判决认定事实清楚，适用法律正确，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一项规定，判决如下：
驳回上诉，维持原判。
二审案件受理费12100元，由三亚辰鸿实业有限公司负担。
本判决为终审判决。
审判长陈太洪
审判员扆成塘
审判员李新建
书记员郭帅帅附相关法律条文：
《中华人民共和国民事诉讼法》
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