海南省儋州市人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9003民初2477号
原告：蔡仁金，男，1977年10月19日出生，汉族，海南省澄迈县人，现住澄迈县。
委托诉讼代理人：陈ＸＸ，海南林源律师事务所律师。
被告：海南剑祥投资集团股份有限公司，住所地海南省海口市国贸二横路港澳申亚大厦12楼A室。
法定代表人：杨志锋，该公司经理。
委托诉讼代理人：杨剑，该公司股东。
被告：儋州瑞洲房地产开发有限公司，住所地海南省儋州市那大中兴大道成州宾馆412房。
法定代表人：李江，该公司总经理。
委托诉讼代理人：陈雪梅，海南上哲律师事务所律师。
原告蔡仁金与被告海南剑祥投资集团股份有限公司（以下简称剑祥公司）、儋州瑞洲房地产开发有限公司（以下简称瑞洲公司）商品房预约合同纠纷一案，本院于2017年5月18日立案受理，于2017年6月22日公开开庭进行审理。原告委托诉讼代理人陈ＸＸ，被告剑祥公司委托诉讼代理人杨剑，被告瑞洲公司委托诉讼代理人陈雪梅到庭参加诉讼。本案现已审理终结。
原告向本院提出诉讼请求：1、判决解除原告与被告剑祥公司于2014年11月15日、2014年12月15日签订的两份《郁金香郡申请书》；2、被告剑祥公司返还原告交付的购房款100000元整，并按同期中国人民银行贷款利率计算原告利息损失约10000元（自2014年11月16日起计算至起诉的前一日止）；3、被告瑞洲公司对被告剑祥公司应返还的上述款项承担连带清偿责任；4、案件受理费及律师费3500元由被告负担。
事实和理由：2014年11月15日，原告到位于儋州市××路）交汇处的”郁金香郡”售楼处选购房屋，并与在售楼处销售房屋的工作人员签订一份《郁金香郡申请书》，约定原告购买”郁金香郡”小区四号楼1单元1001号房，建筑面积为98.54平方米，单价3280元，房屋总价323211元，并注明”11.15已交定金20000元，余款于12.15日前补齐另外80000元”。随后原告向剑祥公司的工作人员交付20000元，剑祥公司的销售人员在申请书上签名并加盖被告剑祥公司的公章，并向原告出具了收到”诚意金”20000元的《收据》。2014年12月15日，原告又与剑祥公司签订了一份《郁金香郡申请书》，约定原告购买”郁金香郡”小区的四号楼1单元1001号房，建筑面积为98.54平方米，单价3280元，房屋总价323211元，诚意金80000元。原告向剑祥公司交了80000元诚意金后，剑祥公司的销售人员在该申请书上签名加盖该公司公章，并向原告出具了收到”诚意金”80000元的《收据》，原告在签订申请书及交款时发现加盖的是剑祥公司的公章，被告工作人员解释称涉案房地产项目是剑祥公司与瑞洲公司合作开发建设的，由瑞洲公司提供土地，剑祥公司垫资建设并代理销售。剑祥公司的工作人员口头承诺2015年7月前可交付房屋，但原告多次催促，两被告仍不与原告签订《商品房买卖合同》。”郁金香郡”房地产项目自2015年初停工至今未能交房。2015年8月6日，剑祥公司出具一份《承诺书》，承诺于2015年11月30日前不能签订合同，将如实一次性退还原告购房款，如不退房可以换到××楼以下没有预售房号，按当时订房单价购买（利息按银行利息计息）。剑祥公司与原告签订申请书，并收取原告交付的购房款后，不能与原告签订正式的《儋州市商品房买卖合同》，且剑祥公司已经无法履行双方签订的《郁金香郡申请书》，合同目的不能实现，剑祥公司应承担退还购房款责任。瑞洲公司与剑祥公司存在合作开发的关系，瑞洲公司是房地产项目的开发商，将项目交由剑祥公司对外销售，瑞洲公司应与被告剑祥公司承担连带清偿责任。
被告剑祥公司辩称，对于原告的提出解除合同及退款要求剑祥公司没有异议，但利息的计算方式交由法院依法处理。剑祥公司与瑞洲公司在权利划分清楚前，剑祥公司的款项均已投入项目建设，现在没有资金退还原告。原告请求的律师费，因双方没有约定，剑祥公司认为不应支付。
被告瑞洲公司辩称，1、涉案《郁金香郡申请书》于2014年12月15日签订并履行完毕，原告2017年5月25日才提起本案诉讼，超过两年的诉讼时效。《郁金香郡申请书》是原告与剑祥公司签订，合同只对合同当事人产生约束力，对合同以外的人不发生法律效力，并且是剑祥公司收取原告的购房款，瑞洲公司从未参与。虽然瑞洲公司与剑祥公司曾合作开发”郁金香郡”房地产项目，但该合作关系已于2016年11月25日由海南省第二中级人民法院作出的《民事判决书》判决确认解除。在剑祥公司与瑞洲公司合作开发期间，双方约定公章共管，对外销售房产是由剑祥公司提出加盖被告瑞洲公司公章申请，瑞洲公司同意盖章的销售合同才合法有效。剑祥公司无权以其名义对外销售房屋。本案涉案合同是剑祥公司单独实施的行为，应由剑祥公司独自承担法律责任，与瑞洲公司无关，瑞洲公司不应与剑祥公司承担连带责任。2、律师费不是原告因合同解除产生的必然损失，合同中对律师费的承担也没有约定，原告没有证据证明律师费的承担问题，原告的请求没有依据，不应得到支持。3、本案涉案的房产并未取得《商品房预售许可证》。4、利息的计算应当按照80000元和20000元的给付时间分别计算。
当事人围绕诉讼请求依法提交了证据，本院组织当事人进行了证据交换和质证。对原告提供的两份《郁金香郡申请书》、《收据》、《承诺书》及被告瑞洲公司提供的（2015）海南二中民二初字第9号《民事判决书》，经质证，各方当事人对真实性均无异议，本院认为该五份证据内容真实、形式合法、与本案具有关联性，可以作为认定本案事实的依据。
根据当事人陈述和经审查确认的证据及庭审笔录，本院认定事实如下：2014年11月15日，原告到”郁金香郡”售楼处选购该项目楼房，并与剑祥公司签订一份《郁金香郡申请书》，剑祥公司作为甲方，原告作为乙方。双方约定原告申请意向购买的房屋为”郁金香郡”项目4号楼1单元1001房，面积98.54平方米，每平米3280元，房屋总价款323211元，诚意金20000元。申请书申请须知事项包括”交纳诚意金后甲方通知选房时，乙方按照甲方通知带齐资料到售楼处办理手续。选房时，甲方未按现约定的价格办理签约手续，乙方有权放弃选房，甲方如数退还乙方所交纳的诚意金。具体选房日期，甲方将以电话或者短信方式通知乙方，并在售楼处公示......”，申请书中备注：11月15日已交定金20000元，余款于12.15日前补齐另外80000元。原告当日即交付20000元购房诚意金给剑祥公司，剑祥公司给原告一份《收据》，载明”今收到蔡仁金交来诚意金20000元”。2014年12月15日原告与剑祥公司又签订一份《郁金香郡申请书》，除申请意向、申请须知与2014年11月15日签订的申请书一致外，该申请书上载明诚意金80000元。剑祥公司于2014年12月16日向原告出具”收到蔡仁金交来诚意金80000元整”的《收据》。2015年8月6日，剑祥公司向原告出具一份《承诺书》，载明”经双方协商后达成一致，剑祥公司承诺于2015年11月30日前不能签2号楼4号楼《儋州市商品房买卖合同》，将如实退还蔡仁金所购买郁金香郡4号楼1单元1001房购房款100000元整，并一次性退还，如果不退房可以换到××楼以下没有预售房号，按当时订房单价购买（利息按银行利息计息）”。
”郁金香郡”房地产开发项目是瑞洲公司取得土地使用权。2012年3月28日，瑞洲公司与剑祥公司签订《合作开发协议书》，约定双方共同开发建设该项目，由瑞洲公司提供建设用地，剑祥公司投入建设项目全部资金，剑祥公司以瑞洲公司名义进行项目开发建设，瑞洲公司与剑祥公司按三比七的比例进行房屋分配。双方签订《合作开发协议书》后，又陆续签订了五份补充协议，就房屋分配的调整进行了相关约定。根据协议约定，”郁金香郡”房产由剑祥公司负责以瑞洲公司的名义对外预售，购房款统一进入双方约定的共管账户，双方还约定公章共管。涉案商品房预售的流程为剑祥公司在”郁金香郡”负责接待购房者，购房者确定购买房屋后，剑祥公司的销售人员则将商品房预售合同交于购房者签名，之后再将合同交于瑞洲公司加盖公章，购房者与瑞洲公司的商品房预售合同关系正式确立，同时购房者支付的购房款进入共管账户。但在剑祥公司实际操作售房时，因剑祥公司与瑞洲公司发生纠纷，剑祥公司则在原告申请购房的申请书上加盖其公司的公章，并收取原告的诚意金。原告至今未与剑祥公司或瑞洲公司签订正式的商品房买卖合同。
另查明，”郁金香郡”项目的所有楼房已建设至封顶，封顶后没有再进行建设，现未达到竣工验收条件。海南省第二中级人民法院2016年11月21日作出的（2015）海南二中民二初字第9号《民事判决书》，判决确认上述瑞洲公司与剑祥公司签订的《合作开发协议书》及五份补充协议于2015年6月4日解除。
本院认为：原告与剑祥公司签订的《郁金香郡申请书》是双方当事人的真实意思表示，且不违反法律、行政法规的强制性规定，合法有效。原告依约交付购房诚意金给剑祥公司，剑祥公司始终一直未能通知原告选房，签订正式的商品房买卖合同。经原告催促，剑祥公司出具《承诺书》后，仍未能按照承诺书的约定日期于2015年11月30日前签订商品房买卖合同，其行为已构成违约。且根据本案查明的情况，涉案商品房已经停建，原告的购房目的在短期内无法实现。根据《中华人民共和国合同法》第九十四条关于”有下列情形之一的，当事人可以解除合同：（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；”的规定，原告诉请解除《郁金香郡申请书》有事实和法律依据，予以支持。
原告依约交付的购房诚意金实际上是为担保将来能与剑祥公司签订购房合同，购买到意向房屋而缴纳的，剑祥公司亦是为保证房屋能确实出售而收取的担保金，故该笔诚意金应认定为定金。根据《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第四条的规定，出卖人通过认购、订购、预订等方式向买受人收受定金作为订立商品房买卖合同担保的，如果因当事人一方原因未能订立商品房买卖合同，应当按照法律关于定金的规定处理。根据《中华人民共和国担保法》第九十一条关于”定金的数额由当事人约定，但不得超过主合同标的额的百分之二十”的规定，原告交付的100000元诚意金，超过了主合同标的额323211元的20%即64642.2元，故仅有64642.2元可作为定金，余下款项35357.8元应作为预约购房款。根据《最高人民法院关于适用<中华人民共和国担保法>若干问题的解释》第一百一十五条关于”当事人约定以交付定金作为订立主合同担保的，给付定金的一方拒绝订立主合同的，无权要求返还定金；收受定金的一方拒绝订立合同的，应当双倍返还定金”的规定，原告作为给付定金一方，因被告剑祥公司的过错导致不能签订商品房买卖合同，可要求被告剑祥公司双倍返还定金。合同解除后，根据《中华人民共和国合同法》第九十七条关于”合同解除后，尚未履行的，终止履行；已经履行的，根据履行情况和合同性质，当事人可以要求恢复原状、采取其他补救措施、并有权要求赔偿损失”的规定，剑祥公司应退还余下购房款给原告。据此，原告诉讼请求剑祥公司返还100000元，并按中国人民银行同期贷款利率计算利息损失，未超过上述法律及司法解释规定应当返还的数额，本院予以照准。利息计算方式具体为：以20000元为基数，按中国人民银行同期一年期贷款基准利率自2014年11月16日计算至2017年5月17日止；以80000元为基数，按中国人民银行同期一年期贷款基准利率自2014年12月16日计算至2017年5月17日止。
关于瑞洲公司是否应与剑祥公司承担连带责任的问题。根据本案查明的事实，剑祥公司是以瑞洲公司的名义对外预售涉案商品房，但因剑祥公司与瑞洲公司发生纠纷，剑祥公司即以自己名义与购房者签订商品房预约合同，并收取购房者的购房诚意金。现剑祥公司无法实现与原告签订正式商品房买卖合同，根据合同的相对性原则，应由合同签订方剑祥公司独自承担返还购房诚意金及支付违约损失的责任。瑞洲公司并非《郁金香郡申请书》的签订方，不受该合同的约束，不应对合同不能履行承担违约责任。原告主张瑞洲公司与剑祥公司承担返还款项的连带责任，没有依据，不予支持。
原告主张应由由被告承担其为追偿债务支付给律师的律师费3500元。本院认为律师费为原告委托律师代理诉讼产生的费用，该费用的承担原告与剑祥公司未有约定，也没有相关法律规定，原告主张由被告承担没有依据，不予支持。
关于原告的起诉是否超过诉讼时效的问题，诉讼时效的起算点应从权利人知道自己的权利被侵害之日起开始计算。本案剑祥公司经原告催促后，向原告承诺于2015年11月30日前签订正式商品房买卖合同。剑祥公司未能履行承诺后，原告才知道其权利受到侵害，故原告在2017年5月18日提起本案诉讼未超过两年的诉讼时效。
综上所述，依照《中华人民共和国合同法》第九十四条、第九十七条，《最高人民法院关于适用<中华人民共和国担保法>若干问题的解释》第一百一十五条及最高人民法院关于适用《中华人民共和国民事诉讼法》的解释第九十条的规定，判决如下：
一、解除原告蔡仁金与被告海南剑祥投资集团股份有限公司分别于2014年11月15日、2014年12月15日签订的《郁金香郡申请书》。
二、被告海南剑祥投资集团股份有限公司于本判决生效之日起十五日内返还原告蔡仁金购房诚意金100000元及支付利息（以20000元为基数，按中国人民银行同期一年期贷款基准利率自2014年11月16日计算至2017年5月17日止；以80000元为基数，按中国人民银行同期一年期贷款基准利率自2014年12月16日计算至2017年5月17日止）。
三、驳回原告蔡仁金的其他诉讼请求。
如未按本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条之规定，加倍支付迟延履行期间的债务利息。
案件受理费1250元，由被告海南剑祥投资集团股份有限公司负担。
如不服本判决，可以在判决书送达之日起十五日内，向本院递交上诉状，并按照对方当事人的人数或代表人的人数提出副本，上诉于海南省第二中级人民法院。
审判员何静
二〇一七年八月十日
书记员高晨彬
附：本案适用的相关法律条文
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