海南省白沙黎族自治县人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9025民初187号
原告：吴小玲���女，1979年8月18日出生，汉族，住海南省白沙黎族自治县。
被告：文昌黄金海岸房地产开发有限公司白沙分公司，住所地：白沙黎族自治县牙叉镇桥南路（糖烟酒公司商住楼109、110号二、三层）。
负责人：赵英。
被告：文昌黄金海岸房地产开发有限公司，住所地：文昌市清澜开发区金椰园B35。
法定代表人：赵英。
第三人：海口金域雅境地产顾问有限公司，住所地：海南省海口市龙华区南海大道28号四季华庭一期4C704房。
法定代表人：陈川，系该公司总经理。
原告吴小玲诉被告文昌黄金海岸房地产开发有限公司白沙分公司（以下简称黄金海岸公司白沙分公司）、第三人���口金域雅境地产顾问有限公司（以下简称金域雅境公司）商品房预约合同纠纷一案，本院于2017年2月27日立案后，依法组成合议庭公开开庭进行了审理。同年3月20日，经审查，本院认为文昌黄金海岸房地产开发有限公司（以下简称黄金海岸公司）与本案有利害关系，依法追加了黄金海岸公司作为本案被告参加诉讼，并于2017年4月26日公开开庭进行了审理。原告吴小玲、第三人金域雅境公司的法定代表人陈川到庭参加诉讼，被告黄金海岸公司白沙分公司、黄金海岸公司经本院依法传唤无故未到庭参加诉讼。本案现已审理终结。
原告吴小玲诉称，原告于2015年11月24日与被告黄金海岸公司白沙分公司签订了《水景花都二期住宅认购协议书》，并交付了购房定金3万元，准备购买黄金海岸公司白沙分公司”水景花都”二期3号楼2单元四层401号房。双方约定在签署协议书之日起7日内签订《商品房买卖合同》，后因客观原因导致《商品房买卖合同》无法签订。为维护自身合法权益，请求法院判决：一、依法解除原、被告签订的《水景花都二期住宅认购协议书》，判令两被告退还购房订金3万元；二、依法判令两被告承担本案诉讼费。
被告黄金海岸公司白沙分公司未到庭参加诉讼，但其向本院提交《关于白沙县水景花都二期商铺合同纠纷案的函》辩称，由于一期开发过程中政府安置房的回购资金尚未返还和其他合作方的不当行为造成我公司二期开发资金紧张，直接导致二期建设不能按期动工，为此我公司深表歉意，同时采取积极措施，争取政府对该项目的大力支持，正在寻求其他合作方式，争取在两个月内动工建设，给广大客户以满意的答复。
被告黄金海岸公司未作答辩。
第三人金域雅境公司陈述，我公司与被告公司是销售代理关系，我公司只是帮忙收取购房款，扣除劳务费后再将购房款转交
给被告公司。
经审理查明，2015年1月20日，被告黄金海岸公司与第三人金域雅境公司签订了《房地产代理销售合同》，主要约定：一、第三人独家代理销售被告黄金海岸公司在白沙黎族自治县牙叉镇兴建的”水景花都”项目。二、代理期限自2015年1月20日至该项目每栋楼取得预售许可证算起的一年为止。三、两被告向第三人提供”商品房独家代理销售委托书”。被告黄金海岸公司白沙分公司、被告黄金海岸公司、第三人金域雅境公司在该份合同上盖章确认。同日，被告黄金海岸公司出具内容为”文昌黄金海岸房地产开发有限公司白沙分公司正式委托海口金域雅境地产顾问有限公司独家代理销售位于海南省××县的楼盘--'水景花都'”的《商品房独��代理销售委托书》。
2015年11月24日，原告吴小玲与被告黄金海岸公司白沙分公司签订《”水景花都”二期住宅内部认购书》，双方约定：一、原告认购被告黄金海岸公司白沙分公司开发的位于白沙黎族自治县牙叉镇滨河路”水景花都”二期3号楼2单元四层401号房，建筑面积为131.62平方米，套内面积为114.06平方米，公摊面积为17.56平方米（最终建筑面积以政府测绘的面积为准）。二、原告于2015年11月24日交付人民币3万元作为订金，此订金在签订《商品房买卖合同》时冲抵原告���首期购房款。三、原告认购此房屋的单价为2750元/㎡（以建筑面积计算），总价为361955元。四、原告在交付订金后的一周内（即2015年11月30日前）支付总房款的30%（含订金），即108955元，如原告在规定的时间内未支付总房款的30%（含订金），则被告黄金海岸公司白沙分公司有权另行出售该套房屋，原告所交房款如数退还，不计利息，在该项目取得商品房预售许可证后7天内，双方签订《商品房买卖合同》并选择付款方式。五、在该项目取得预售许可证时被告会通知原告，如原告在接到被告黄金海岸公司白沙分公司通知的7天内未签订《商品房买卖合同》，则本协议自动失去法律效力，原告所交房款被告如数退回，不计利息，其所认购的房屋被告黄金海岸公司白沙分公司有权另行出售。同日，原告缴纳认购”水景花都”二期3号楼2单元四层401号房的订金30000元，由第三人金域雅境公司出具收据并加盖财务专用章予以确认。
截止目前，被告黄金海岸公司白沙分公司所开发的”水景花都”二期尚未动工。
另查，被告黄金海岸公司白沙分公司系被告黄金海岸公司于2011年6月30日依法设立的有限责任公司分公司，其经营范围为受公司委托，以公司的名义从事房地产开发经营。
上述事实，有原告提供的《”水景花都”二期住宅内部认购书》、《收据》；第三人提供的《房地产代理销售合同》、《商品房独家代理销售委托书》及本院调取的黄金海岸公司白沙分公司、黄金海岸公司的公司注册登记信息、本案的庭审笔录为据，足以认定。
本院认为，本案的争议焦点为原告吴小玲主张解除其与被告黄金海岸公司白沙分公司之间的《”水景花都”二期住宅内部认购书》是否有法律依据及两被告对原告是否负有退还购房订金3万元的义务。分述如下：
一、原告吴小玲主张解除其与被告黄金海岸公司白沙分公司之间的《”水景花都”二期住宅内部认购书》是否有法律依据。合同的解除包括约定解除和法定解除。本案中，原���与被告黄金海岸公司白沙分公司签订的《”水景花都”二期住宅内部认购书》中并未有对合同解除进行明确约定，因此应从原告的主张是否符合法定解除条件进行分析。《中国人民共和国合同法》第九十四条规定：”有下列情形之一的，当事人可以解除合同：（一）因不可抗力致使不能实现合同目的；（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；（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；（五）法律规定的其他情形。”原告自2015年11月24日与被告黄金海岸公司白沙分公司签订《”水景花都”二期住宅内部认购书》后，仅向第三人缴纳了购房订金3万元，并未在该认购书约定的时间内向被告黄金海岸公司白沙分公司支付总房款的30%（含订金），即108955元，其行为应视为不履行合同义务的其他违约行为，符合上述第九十四条第一款第（四）项”其他违约行为致使不能实现合同目的”的规定。因此，原告主张解除与被告黄金海岸公司白沙分公司签订的《”水景花都”二期住宅内部认购书》的诉讼请求予以支持。
二、两被告对原告是否负有退还购房订金3万元的义务。第三人与被告黄金海岸公司白沙分公司签订的《房���产代理销售合同》、原告与被告黄金海岸公司白沙分公司签订的《”水景花都”二期住宅内部认购书》均系双方当事人的真实意思表示，且未违反相关法律行政法规的强制性规定，合法有效。被告黄金海岸公司白沙分公司委托第三人金域雅境公司代收购房订金，双方系委托关系，第三人行为后果应由被告黄金海岸公司白沙分公司负担。2015年11月24日，原告依据《”水景花都”二期住宅内部认购书》缴纳了购房订金3万元，该款项由第三人出具收据，应视为原告依约向被告黄金海岸公司白沙分公司缴纳的购房订金。依据《”水景花都”二期住宅内部认购书》第四条的约定，原告未在约定的时间内向被告黄金海岸公司白沙分公司支付总房款的30%（含订金），则被告黄金海岸公司白沙分公司有权另行出售该套房屋，原告所交房款如数退还，不计利息。被告黄金海岸公司白沙分公司应向原告退还购房订金3万元，因此，原告主张被告黄金海岸公司白沙分公司退还购房订金3万元的诉讼请求，于法有据，予以支持。此外，被告黄金海岸公司白沙分公司作为被告黄金海岸公司依法成立的分公司，依照《中华人民共和国公司法》第十四条”公司可以设立分公司。设立分公司，应当向公司登记机关申请登记，领取营业执照。分公司不具有法人资格，其民事责任由公司承担”的规定，其无独立承担民事责任的能力，故应由被告黄金海岸公司承担被告黄金海岸公司白沙分公司的民事责任。因此，原告主张两被告向其退还购房订金3万元的诉讼请求，本院予以支持。
依据《中华人民共和国合同法》第八条、第九十四条第一款第（四）项、第九十七条、第三百九十六条、《中华人民共和国公司法》第十四条第一款、《中华人民共和国民事诉讼法》第一百四十四条之规定，判决如下：
一、解除原告吴小玲与被告文昌黄金海岸房地产开发有限公司白沙分公司签订的《”水景花都”二期住宅内部认购书》。
二、被告文昌黄金海岸房地产开发有限公司白沙分公司在本判决生效之日起十五日内向原告吴小玲退还购房订金人民币3万元。
三、被告文昌黄金海岸房地产开发有限公司对上述债务负连带清偿责任。
四、驳回原告吴小玲的其他诉讼请求。
如果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550元，由原告吴小玲负担。
如不服本判决，可在判决书送达之日起十五日内，向本院递交上诉状，并按照对方当事人或者代表人的人数提出副本，上诉于海南省第二中级人民法院。
审判长叶必林
审判员周丽娟
人民陪审员黎焕松
书记员蒲壮森
附：本案适用的相关法律条文
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