海口市琼山区人民法院
p t ; ” > 民 事 判 决 书
(2017)琼0107民初1436号
原告：黄少丽，女，1985年1月5日，汉族，住海口市。
委托诉讼代理人：刘敏雪（系原告丈夫），男，住址同上。
被告：张儒杰，男，1965年8月10日出生，汉族，住所地海口市。
被告：林盛荣，男，住海口市。
原告黄少丽诉被告张儒杰、林盛荣房屋买卖合同纠纷一案，本院于2017年3月9日立案后，依法适用简易程序，公开开庭进行了审理。原告黄少丽的委托诉讼代理人刘敏雪到庭参加诉讼，被告张儒杰、林盛荣经本院合法传唤，无正当理由拒不到庭。本案现已审理终结。
原告黄少丽向本院提出诉讼请求：1、解除原、被告双方签订的《房地产买卖契约》；2、被告张儒杰、林盛荣连带偿还原告支付的购房款191030元及装修费51032.54元，两项共计242062.54元；3、被告张儒杰、林盛荣连带承担违约金673116.6元；4、本案全部诉讼费用由被告承担。事实和理由：原告于2013年5月10日与被告张儒杰签订购房协议，约定将被告张儒杰名下位于海口市××区号第三层302房卖与原告，总价为368730元，付款方式为：首付178730元，按揭190000元。原告于2013年5月11日通过交通银行向被告张儒杰交通银行账户转账支付房款178730元，后又于2013年5月11日，向被告林盛荣支付现金购房款12300元，两次共计支付购房款191030元，有银行付款单据及林盛荣所开收据为证。原告于2013年9月装修完毕，并同时入住至今，装修费（材料费和人工费）共计51032.54元，其中材料费39032.54元，人工费12000元。双方约定，于2013年10月30日前，被告张儒杰将本案所指302号房屋产权正式交付给原告，房屋移交给原告的同时，该建筑物范围内的土地使用权一并移交给原告，同时双方约定，若任何一方违约，每违约一日，由违约方向对方给付相当于购房款千分之三的违约金，从2013年10月31日起至2017年2月28日止，被告共计违约1217日，应承担违约金1346233.23元。原告按约定已支付191030元购房款，而被告却没有按约定将302号房房地产产权移交给原告，原告反复催促，被告都以各种理由推脱，原告也多次要求被告退还购房款，赔偿装修费，二被告都明确表示不可能退款。2017年2月28日，琼山区人民法院法官到原告所住302号房，通知原告说法院已经委托完成对该302号房的评估，即将进行拍卖，原告才知道二被告一直在欺骗原告，事实上302号房早在2013年就被另案申请执行人林某1申请查封，现决定拍卖。由于房屋即将拍卖，以致原、被告之间的房地产买卖契约已经事实无法履行。
被告张儒杰未作答辩。
被告林盛荣未作答辩。
原告围绕诉讼请求依法提交了如下证据：《房地产买卖契约》、交通银行个人转账回单、林盛荣出具的收款收据、四张送货单等、五张收据、9张支付宝订单信息、（2014）琼山执字第4-2号拍卖公告、黄少丽常住人口登记卡、婚姻登记记录证明、个人收入证明、公证书和法院依职权调取的两张海口市房产登记信息查询情况说明、（2013）琼山民一初字第27号民事判决书、（2014)琼山执字第4-1号执行裁定书、（2014）琼山执字第4-2号执行裁定书、土地登记卡、两份《房地产买卖契约》以及法院现场拍摄的照片。以上证据经本院审查，对其真实性、合法性、关联性均予以确认。
根据本院采信的证据认定如下事实：2012年4月11日，案外人张某1、王某、张某2、林某2、张某3、黄某、蔡某向张儒杰出具委托书，委托书主要内容为：”我们是位于海口市××区号第三层302房[房产证号：海口市房权证海房字第XX**号]和位于海口市××镇[土地证号：海口市国用（2012）第××××××号]产权的共有人，现我们全权委托张儒杰为我们的代理人，并以我们的名义全权代为办理上述房地产转让、过户、评估所需我们办理的一切相关手续、代为签订房地产转让合同（契约）、收取房款等一切相关费用。受托人在我们授权范围内所签署的一切有关文件，我们均予以承认。”该委托书经海南省海口市椰城公证处公证。张儒杰持着上述委托书，与黄少丽就购买位于海口市××区号第三层302房事宜协商后，于2013年5月10日签订《房地产买卖契约》，该契约主要条款约定：一、张儒杰将位于海口市顺民街127号302房售予黄少丽；二、房屋建筑面积81.94平方米，房款为368730元，黄少丽在2013年10月30日前两次付清给张儒杰，付款方式为首付款178730元，银行按揭190000元；三、2013年10月30日前由张儒杰将上述房地产正式交付给黄少丽，房屋移交给黄少丽时，其改建筑物范围内的土地使用权一并转移给黄少丽；四、张儒杰保证上述房地产权属清楚，若发生与张儒杰有关的产权纠纷或债权债务，概由张儒杰负责清理，并承担民事责任，因此给黄少丽造成的经济损失，张儒杰负责赔偿；五、黄少丽不能按期向张儒杰付清购房款，或张儒杰不能按期向黄少丽交付房地产，每逾期一日，由违约一方向对方给付相当于上述房地产价款千分之三的滞纳金。在上述契约中有手写补充事项，黄少丽陈述是案外人我爱我家房产公司的员工写的，当时张儒杰不在场。2013年5月11日，黄少丽通过其在交通银行的银行账户向张儒杰转账支付178730元购房款，同日向林盛荣支付现金12300元购房款，林盛荣向黄少丽出具了12300元的收款收据，并加盖海南鸿坚置业有限公司财务专用章，剩余房款黄少丽至今未支付。2013年5月，黄少丽开始对讼争房屋进行装修，为此购买地板瓷砖、洗脸盆、拖把盆、便盆、安全门、防盗窗、电线、电源开关及插座、涂料、卫浴淋浴器、洗菜盆、排风扇、卧室客厅和厨房等灯具物品，合计39032.54元。黄少丽陈述其装修讼争房屋共花费人工费为12000元。2013年10月初，黄少丽入住讼争房屋至今。
诉讼中，本院对讼争房屋现场查看，讼争房屋现由黄少丽及其家人居住，该房屋的装修情况为：水电安装、屋内墙壁均粉刷白色涂料，地面铺贴瓷砖、窗台安装防盗网、入户防盗门、室内房门、厨房灶台、厨房和卫生间安装隔板层。
另查，案外人林某1就购买位于海口市顺民街127号第十一层1104房与张儒杰签订《房地产买卖契约》，后双方在履行合同过程中产生纠纷，林某1于2012年12月3日向本院起诉张儒杰，诉讼中本院于2013年3月11日以（2013）琼山民一初字第27号民事裁定书轮候查封本案讼争房屋，2014年10月8日，轮候查封转为正式查封。2013年2月5日，本院作出（2013）琼山民一初字第27号民事判决书，判决：一、解除林某1与张儒杰签订的《房地产买卖契约》；二、张儒杰于本判决生效之日起七日内向林某1双倍返还定金共计40000元。该判决生效后，张儒杰未履行判决确定的内容，林某1向本院申请强制执行，张儒杰收到本院执行通知书后仍未自动履行。2016年5月9日，林某1向本院提出申请，请求评估拍卖被查封的上述房产，本院通过海口市中级人民法院对外委托对被查封的房产进行评估，评估确认讼争房产总价值为40.16万元，本院并于2016年7月20日作出（2014）琼山执字第4-1号执行裁定书，裁定拍卖本案讼争房屋，并于9月29日，作出（2014）琼山执字第4-2号执行裁定书，续行查封本案讼争房屋，续封期限为3年。2017年2月28日，本院作出拍卖公告。
再查，讼争房屋的产权登记在张儒杰、张某3、张某1、林某2名下。
本院认为，一、关于合同是否解除问题。虽讼争房屋的产权人除了张儒杰，还有其他共有人，但张儒杰是持有其他共有人经过公证的委托书与黄少丽协商房产转让事宜，由此可以认定，张儒杰对涉案房屋是有处分权，因此，张儒杰与黄少丽签订的《房地产买卖契约》，缔约主体适格，且是双方的真实意思表示，内容没有违反法律、法规的强制性规定，为有效合同。合同双方应按照合同约定全面履行各自义务，合同的最终目的是黄少丽取得讼争房屋的所有权，张儒杰获得购房款，同时张儒杰负有保证讼争房屋产权清晰的合同义务。由于张儒杰拒不履行生效判决书，导致案外人申请法院强制执行，法院裁定拍卖讼争房屋，以致讼争房屋的产权无法过户至原告名下，黄少丽与张儒杰签订的《房地产买卖契约》不能继续履行，合同目的无法实现。根据《中华人民共和国合同法》第九十四条的规定，当事人一方迟延履行债务或有其他违约行为致使不能实现合同目的，另一方可以解除合同。因此，原告主张解除《房地产买卖契约》具有事实和法律依据，本院予以支持。合同解除后，张儒杰应将黄少丽已付购房款返还黄少丽。现黄少丽已依约向张儒杰支付178730元首付购房款，同时按照林盛荣的要求向林盛荣支付12300元购房款，根据合同相对性原则，黄少丽理应向张儒杰支付购房款，由于黄少丽无证据证实张儒杰委托林盛荣代为收取房款，也无证据证实张儒杰与林盛荣系讼争房屋的共同出卖方。因此，林盛荣所收取的12300元购房款不能视为张儒杰收取的。故张儒杰应向黄少丽退还178730元购房款。基于本案系房屋买卖合同纠纷，林盛荣不是房屋买卖合同相对人，黄少丽可另案主张林盛荣返还购房款。
二、关于赔偿装修费及数额问题。张儒杰交付给黄少丽的讼争房屋系不具备居住使用条件的毛坯房，黄少丽出于居住使用的需要而对讼争房屋进行适当装修所支付的材料费39032.54元，人工费12000元，合计51032.54元，并未超出合理范畴。合同解除后，黄少丽有权要求张儒杰赔偿其装修损失，但由于黄少丽主张的材料费中含有灯具，而灯具是可以拆卸再次使用或变卖，黄少丽对此不存在损失，故灯具的费用损失不应由张儒杰承担，黄少丽主张的材料费应将灯具的费用828.74元予以扣除，即材料费应为38203.8元，基于黄少丽至今在该房居住生活了1年半，现黄少丽要求张儒杰全额赔偿装修损失不合理，本院酌情确定黄少丽的装修损失为按照装修费（38203.8元+12000元）的80%计40163元，由于黄少丽在购买标的额较大的不动产时，未核实讼争房屋产权情况，未尽到合理谨慎义务，其应对损失承担30%责任，张儒杰出售不符合房产过户要求的房子导致合同不能履行，应对损失承担70%的责任，因此，张儒杰应赔偿黄少丽装修费损失为28114元，黄少丽主张超出部分，本院不予支持。
三、关于违约金赔偿问题。黄少丽依据《房地产买卖契约》中关于逾期交房的约定主张违约金，认为逾期交房是逾期办理房产过户手续。本案中买卖契约的手写补充条款，黄少丽陈述张儒杰当时不在场，由此可见该补充条款不是黄少丽与张儒杰协商签订，则视为双方没有补充协议。根据房屋买卖交易习惯，买房人的合同主要目的是居住使用，产权过户是物权变动的公示，是合同的随附义务，且交付使用与产权过户是两个不同概念，由此可见双方在契约中约定的交房仅指房屋的交付使用，并非房产过户。本案中张儒杰已于2013年5月份将讼争房屋交付原告使用，未超过合同约定的时间，张儒杰不存在逾期交房的违约情形，黄少丽依据逾期交房主张违约金，没有事实和法律依据，本院不予支持。
四、关于林盛荣是否应对张儒杰的上述债务承担连带责任问题。被告林盛荣并非《房地产买卖契约》的合同当事人，本案的《房地产买卖契约》签订双方是张儒杰和黄少丽，讼争房屋产权未登记在林盛荣名下，黄少丽无证据证实林盛荣是讼争房屋出卖人之一，根据合同相对性原则，黄少丽仅能要求合同相对方即张儒杰承担合同义务和责任，因此黄少丽要求林盛荣承担连带责任无合同依据，也无法定依据，本院不予支持。
张儒杰、林盛荣未到庭应诉，视为其放弃举证、质证及辩论等诉讼权利，由此而产生对其不利的诉讼后果应由张儒杰、林盛荣自行负担。
综上，根据《中华人民共和国合同法》第九十四条第（四）项、第九十七条、《中华人民共和国民事诉讼法》第六十四条、第一百四十四条之规定，判决如下：
一、解除原告黄少丽与被告张儒杰于2013年5月10日签订的《房地产买卖契约》；
二、限被告张儒杰于本判决生效之日起十日内返还原告黄少丽已付的购房款178730元；
三、限被告张儒杰于本判决生效之日起十日内赔偿原告黄少丽房屋装修费28114元；
四、驳回原告黄少丽的其他诉讼请求。
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6476元，原告负担4922元，被告张儒杰负担1554元。
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，并按对方当事人的人数提出副本，上诉于海南省海口市中级人民法院。
审判员郭煊
二〇一七年四月二十日
书记员蔡慧文
速录员石仁静
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