海南省第二中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼97民终1014号
海南省第二中级人民法院
民事判决书
（2017）琼97民终1014号
上诉人（原审被告）：覃泳友，曾用名覃杰，男，1969年10月21日出生，汉族，现住海南省东方市，公民身份号码：×××。
上诉人（原审被告）：陈柳青，女，1969年9月8日出生，汉族，现住海南省东方市，公民身份号码：×××，系覃泳友之妻。
被上诉人（原审原告）：蔡初昌，男，1976年4月7日出生，汉族，现住海南省东方市，公民身份号码：×××。
上诉人覃泳友、陈柳青因与被上诉人蔡初昌房屋买卖合同纠纷一案，不服海南省东方市人民法院（2017）琼9007民初964号民事判决，向本院提起上诉。本院于2017年8月7日立案后，依法组成合议庭进行了审理。上诉人覃泳友，被上诉人蔡初昌到庭参加诉讼。本案现已审理终结。
上诉人覃泳友、陈柳青上诉请求：一、维持原审判决第一项中”蔡初昌与覃泳友、陈柳青于2013年10月8日签订的《房屋买卖合同》无效”部分内容和第二项、第五项。二、撤销原审判决第一项中”蔡初昌与覃泳友、陈柳青于2014年1月29日签订的《车位买卖合同》无效”部分内容和第三项、第四项。事实和理由：一、一审判决查明的基本事实不清，遗漏案件主要事实。蔡初昌明知案涉方式是覃泳友自建房仍自愿购买并搬入居住，是因房屋漏水多次修复不成才主张退房，其明知房屋尚未取得房产证的事实。案涉车位亦为双方自愿买卖，双方已履行完毕。二、一审判决将本案认定为商品房买卖合同错误，案涉房屋是覃泳友自建房，并非房地产开发企业建设的商品房，双方对此并无异议，但一审判决认定双方《房屋买卖合同》为商品房买卖合同并适用《商品房销售管理办法》明显错误。三、双方签订的《车位买卖合同》与《房屋买卖合同》各自独立，该《车位买卖合同》是双方真实意思表示，内容不违反法律、法规强制性规定，合法有效。四、一审判决覃泳友按照年利率24%向蔡初昌支付171360元利息没有事实根据和法律依据。即使双方房屋买卖合同无效，双方均有损失，覃泳友的损失为蔡初昌占有使用房屋期间的费用，蔡初昌即使有损失，也仅为资金占用利息，应当按照同期银行同类贷款利率计算。本案中蔡初昌明知案涉房屋未取得房产证，仍自愿购买，应当承担相应责任，应由双方各自承担己方损失。
被上诉人蔡初昌答辩称：一审判决认定事实清楚，适用法律正确，请求二审驳回上诉，维持原判。
蔡初昌向一审法院起诉请求：1、确认双方于2013年10月8日签订的《房屋买卖合同》和2014年1月29日签订的《车位买卖合同》无效；2、覃泳友、陈柳青向蔡初昌退换购房款和车位款238000元；3、覃泳友、陈柳青以238000元为本金，按民间借贷利息每年24%支付三年利息共171360元；4、覃泳友、陈柳青按已付购房款双倍赔偿原则赔偿蔡初昌180000元。
一审法院认定事实：2013年10月8日蔡初昌与覃泳友、陈柳青签订《房屋买卖合同》，向二人购买位于海南省东方市八所镇永安西路天然气公司东侧”覃先生商住楼”（前楼）西起701号房，建筑面积135平方米，每平方米3300元，合计445500元。签订合同当日，蔡初昌向覃泳友、陈柳青支付购房款60000元，2013年11月16日支付购房款120000元。覃泳友、陈柳青系夫妻关系。
2014年1月29日，蔡初昌与覃泳友签订《车位买卖合同》，向全球眼购买位于海南省金环小区后院D号车位一个，交易价格58000元，并约定本车位使用时间和701套房同时终止。签订合同当日，蔡初昌支付车位款58000元。
”覃先生商住楼”现为东方市八所镇永安路北面金环小区，覃泳友办理了建设工程规划许可证（建字第469007201200030号）和建筑工程施工许可证（编号469007201209140169），东方市住房和城乡建设局批准建设规模为2156.22平方米，1栋6层。2013年3月14日，东方市住房和城乡建设局对该商住楼进行规划验收核实时，发现该商住楼存在少报多建的问题，于2013年5月21日函告东方市城镇综合执法局，请东方市城镇综合执法局对该商住楼的上述问题进行进一步核查，按有关规划管理处罚的法规予以处罚，并督促补办超出部分的报建手续。东方市城镇综合执法局巡查发现覃泳友在原规划审批建筑主体六层上加建一层半，加建面积约539.05㎡，于2013年7月24日作出《行政处罚决定书》，对覃泳友处以21275元的罚款。当日覃泳友缴纳了该笔罚款。截止目前，覃泳友尚未取得加建部分的《建设工程规划许可证》。覃泳友、陈柳青是自然人，不是房地产开发企业，涉案房屋属于加建部分，没有取得《建设工程规划许可证》。
一审法院认为：关于《房屋买卖合同》的效力问题。覃泳友、陈柳青与蔡初昌签订的《房屋买卖合同》属于商品房买卖合同，根据《商品房销售管理办法》第七条”商品房现售，应当符合以下条件：（一）现售商品房的房地产开发企业应当具有企业法人营业执照和房地产开发企业资质证书......（三）持有建设工程规划许可证和施工许可证......”的规定，覃泳友作为建设方，不是房地产开发企业，不具备房地产开发资质，未取得涉案房屋《建设工程规划许可证》，双方签订的《房屋买卖合同》违反了法律和行政法规关于商品房销售条件和销售主体资格的禁止性规定，应认定为无效。
关于《车位买卖合同》的效力。蔡初昌购买车位是建立在购买房屋的基础上，根据交易习惯，如果蔡初昌不购买房屋，亦不会单独购买车位，覃泳友也不会将车位单独卖给原告，同时《车位买卖合同》第七条约定”本车位使用时间和701套房同时终止”，《车位买卖合同》应该视为《房屋买卖合同》的从合同，《房屋买卖合同》无效，《车位买卖合同》亦应认定为无效合同。
关于覃泳友、陈柳青是否应当退还蔡初昌购房款180000元、车位款58000元，并按照年利率24%支付3年的利息171360元的问题。根据《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......有过错的一方应当赔偿对方因此所受到的损失”，蔡初昌已支付的180000元购房款及58000元车位款，覃泳友、陈柳青应当予以返还。覃泳友、蔡初昌是导致合同无效的过错方，应当赔偿蔡初昌因此遭受的利息损失，蔡初昌要求按照年利率24%计算利息，未超过法律保护民间借贷利率的上限，且覃泳友、陈柳青占用蔡初昌的资金已超过3年，蔡初昌只要求其支付3年的利息，即使按照年利率24%计算，也没有过分加重其的责任，故蔡初昌要求按照年利率24%计算3年的利息并无不当，应予以支持。
关于覃泳友、陈柳青是否应当承担已付购房款一倍的赔偿责任。蔡初昌认为依据《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》第九条规定，应当支持该项诉讼请求，根据法条内容，适用该条款的前提是签订商品房买卖合同时，故意隐瞒没有取得商品房预售许可证或提供虚假商品房预售许可证、故意隐瞒所售房屋已经抵押、故意所售房屋已经出卖给第三人或者为拆迁补偿安置房屋，覃泳友、陈柳青并不存在上述行为，导致合同无效的原因是双方签订的合同违反了法律和行政法规关于商品房销售条件和销售主体资格的禁止性规定，因此本案不适用《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》第九条规定，蔡初昌的该项诉讼请求没有事实根据及法律依据，不予支持。
综上，依照《中华人民共和国合同法》第五十二条第（五）项、第五十六条、第五十八条之规定，判决：一、蔡初昌与覃泳友、陈柳青于2013年10月8日签订的《房屋买卖合同》无效；蔡初昌与覃泳友于2014年1月29日签订的《车位买卖合同》无效。二、覃泳友、陈柳青于判决生效之日起十日内返还蔡初昌购房款180000元。三、覃泳友、陈柳青于判决生效之日起十日内返还蔡初昌车位款58000元。四、覃泳友、陈柳青于判决生效之日起十日内向蔡初昌支付利息171360元（以238000元为基数，按年利率24%计算3年）。五、驳回蔡初昌的其他诉讼请求。案件受理费4846.8元，由蔡初昌负担1480.29元，覃泳友、陈柳青负担3366.51元。
二审中，双方当事人均没有提交新证据。二审庭审中，经法庭释明，双方均同意解除案涉《车位买卖合同》。
本院二审查明，蔡初昌与覃泳友、杨柳青签订《房屋买卖合同》后，于2013年年底搬入案涉房屋居住至今。双方签订《车位买卖合同》后，覃泳友将案涉车位交付给蔡初昌占有使用。二审查明的其他事实与一审一致。
本院认为，本案争议焦点为：一、案涉《车位买卖合同》的效力。二、案涉《房屋买卖合同》无效后的财产返还问题。
一、关于案涉《车位买卖合同》的效力。本案涉及2013年10月8日《房屋买卖合同》与2014年1月29日《车位买卖合同》两份合同。关于第一份《房屋买卖合同》，由于覃泳友未取得案涉房屋建设工程规划许可证，该合同无效，蔡初昌与覃泳友、杨柳青对该合同无效均无异议。关于第二份《车位买卖合同》，虽然车位买卖与房屋买卖在购买目的和使用目的上具有一定牵连性，但二者仍系两份独立的买卖合同，《房屋买卖合同》的无效可能会导致《车位买卖合同》的目的落空，但《车位买卖合同》并非当然无效。鉴于蔡初昌起诉请求确认《车位买卖合同》的目的是为了退还车位，二审庭审中，经法庭释明，双方均同意解除案涉《车位买卖合同》，故对于蔡初昌主张合同无效虽不予支持，但对于解除《车位买卖合同》予以照准。根据《中华人民共和国合同法》第九十七条”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，覃泳友应向蔡初昌返还车位款58000元及利息损失，蔡初昌应将案涉车位返还给覃泳友。
二、关于案涉《房屋买卖合同》无效后的财产返还问题。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，案涉《房屋买卖合同》无效，蔡初昌与覃泳友、杨柳青应分别将因该合同取得的财产予以返还。即覃泳友、杨柳青将购房款180000元返还给蔡初昌，蔡初昌将案涉房屋返还给覃泳友、杨柳青。关于损失问题，蔡初昌未能举证证明其具体损失，双方亦未约定损失计算方式，故其损失应为覃泳友、杨柳青占用案涉款项期间的利息损失，一审判决按照24%的利率计算损失缺乏法律依据，本院予以纠正。鉴于覃泳友、杨柳青占用蔡初昌资金已超过三年，故应按照中国人民银行一般流动性资金同期一至五年期贷款基准利率计付利息。
综上，覃泳友、杨柳青上诉请求有理部分，予以支持；一审判决认定事实清楚，但适用法律部分不当，予以纠正。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之规定，判决如下：
一、维持一审判决第一项”蔡初昌与覃泳友、陈柳青于2013年10月8日签订的《房屋买卖合同》无效”内容及第二项、第三项、第五项。
二、撤销一审判决第一项”蔡初昌、覃泳友于2014年1月29日签订的《车位买卖合同》无效”内容，解除蔡初昌、覃泳友于2014年1月29日签订的《车位买卖合同》。
三、变更一审判决第四项为覃泳友、陈柳青于本判决生效之日起十日内向蔡初昌赔偿损失（损失以60000元为基数，按照中国人民银行同期一至五年期贷款基准利率自2013年10月8日计付至60000元付清之日止；以120000元为基数，按照中国人民银行同期一至五年期贷款基准利率自2013年11月16日计付至120000元付清之日止；以58000元为基数按照中国人民银行同期一至五年期贷款基准利率自2014年1月29日计付至58000元付清之日止）。
四、驳回覃泳友、杨柳青的其他上诉请求。
一审案件受理费4846.8元，二审案件受理费4740.85元，由覃泳友、杨柳青负担6587.65元，蔡初昌负担3000元。
本判决为终审判决。
审判长康文举
审判员吴慧明
审判员龙蜀娟
二○一七年九月二十一日
书记员刘昕昕
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[{法规名称:\'《中华人民共和国合同法》\',Items:[{法条名称:\'第六十条第一款\',法条内容:\' 第六十条
当事人应当按照约定全面履行自己的义务。
当事人应当遵循诚实信用原则，根据合同的性质、目的和交易习惯履行通知、协助、保密等义务。
\'},{法条名称:\'第一百零七条\',法条内容:\'
第一百零七条
当事人一方不履行合同义务或者履行合同义务不符合约定的，应当承担继续履行、采取补救措施或者赔偿损失等违约责任。
\'},{法条名称:\'第一百九十六条\',法条内容:\'
第一百九十六条 借款合同是借款人向贷款人借款，到期返还借款并支付利息的合同。
\'},{法条名称:\'第二百零一条第一款\',法条内容:\'
第二百零一条 贷款人未按照约定的日期、数额提供借款，造成借款人损失的，应当赔偿损失。
借款人未按照约定的日期、数额收取借款的，应当按照约定的日期、数额支付利息。
\'},{法条名称:\'第四百零六条第一款\',法条内容:\'
第四百零六条
有偿的委托合同，因受托人的过错给委托人造成损失的，委托人可以要求赔偿损失。无偿的委托合同，因受托人的故意或者重大过失给委托人造成损失的，委托人可以要求赔偿损失。
受托人超越权限给委托人造成损失的，应当赔偿损失。
\'}]},{法规名称:\'《中华人民共和国物权法》\',Items:[{法条名称:\'第二百一十九条第一款\',法条内容:\'
第二百一十九条 债务人履行债务或者出质人提前清偿所担保的债权的，质权人应当返还质押财产。
债务人不履行到期债务或者发生当事人约定的实现质权的情形，质权人可以与出质人协议以质押财产折价，也可以就拍卖、变卖质押财产所得的价款优先受偿。
质押财产折价或者变卖的，应当参照市场价格。
\'}]},{法规名称:\'《中华人民共和国民事诉讼法》\',Items:[{法条名称:\'第一百四十四条\',法条内容:\'第一百四十四条
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