海南省海口市秀英区人民法院
p t ; ” > 民 事 判 决 书
（2015）秀民一初字第2121号
原告（反诉被告）陈实,男，1972年6月24日出生，汉族，住海口市。
委托代理人曹金仁，海南天皓律师事务所律师。
委托代理人裴儒静，海南天皓律师事务所律师。
被告（反诉原告）福记南洋投资有限公司，住所地海口市秀英区秀华路5号。
法定代表人李涛，该司董事长。
委托代理人戴丽霞，海南嘉天律师事务所律师。
第三人中国光大银行股份有限公司海口分行，住所地海口市龙华区世贸东路世贸中心D幢首层。
负责人张轶昌，行长。
委托代理人易东，该银行职员。
原告（反诉被告）陈实诉被告（反诉原告）福记南洋投资有限公司（以下简称南洋公司）、第三人中国光大银行股份有限公司海口分行（以下简称光大银行）商品房买卖合同纠纷一案，陈实于2015年11月2日诉至本院，福记南洋投资有限公司于2015年11月24日以解除双方签订的《商品房买卖合同》为由提出反诉，本院受理后，依法组成合议庭，公开开庭合并审理了本案，原告（反诉被告）委托代理人曹金仁，被告（反诉原告）委托代理人戴丽霞及第三人委托代理人易东到庭参加诉讼。本案现已审理终结。
原告（反诉被告）陈实诉称，2003年10月22日，陈实与南洋公司签订《商品房买卖合同》，约定南洋公司将海口市秀英区秀华路5号义乌小商品市场南洋批发城6栋1-2层6058房出售给陈实。合同签订后，陈实已按照合同约定履行自己的义务，但，但南洋公司至今未依约将房屋过户至陈实名下，南洋公司行为违反了合同约定，致使陈实的合法权益受到损害，请求法院判令：一、确定陈实与南洋公司于2003年10月22日签订的关于购买海口市××区号义乌小商品市场南洋批发城6栋1-2层6058房《商品房买卖合同》合法有效；二、南洋公司协助陈实办理上述房屋的过户手续。
被告（反诉原告）南洋公司答辩及反诉称，一、陈实逾期未支付首期购房款，购房合同没有履行，实际处于解除状态。2003年10月22日，陈实与与南洋公司签订的《商品房买卖合同》，约定南洋公司将海口市秀英区秀华路5号义乌小商品市场南洋批发城6栋1-2层6058房出售给陈实，价款总额为313421元，付款方式为按揭付款。双方约定陈实于2003年10月22日前支付第一期房款123421元，占总房款的39.38%，第二期房款190000元，占总房款的60.62%，向银行申请按揭贷款。被反诉人签订当日支付了20000元定金，之后并未向反诉人支付第一期房款。购房合同第七条第一款约定：”买受人逾期付款的违约责任。......（2）逾期超过叁拾日后，出卖人有权解除合同。出卖人解除合同的，买受人按累计应付款的3%向出卖人支付违约金。”根据上述约定，陈实逾期未向反诉人支付第一期购房款超过30日，南洋公司有权解除合同。因此，由于陈实一直未按时支付首付款导致合同无法履行，实际处于解除状态，南洋公司可随时解除合同。二、委托租赁合同实际不能履行，也没有存在基础。双方在签订合同的次日即签订了《委托租赁合同》，按合同约定，陈实委托南洋公司租赁其购买的6058房，期限为36个月，自2004年1月1日至2006年12月31日止。由于陈实逾期未交首付款，合同并未履行，实际处于解除状态，故陈实并未购买该房产并取得所有权。三、陈实未按时支付首付款，也没有还贷，导致南洋公司保证金账户资金被扣划用于还贷。双方签订合同同时，陈实与第三人光大银行签订了《个人贷款合同》，约定南洋公司作为陈实按揭贷款190000元的保证人。合同第三十三条约定：”如借款人未按合同的约定履行其还款义务，贷款人有权向保证人发出还款通知，保证人在接到贷款人的通知之日起5日内即应按通知中所载明的偿还金额、方式向贷款人支付该笔款项。”同时第三十五条约定：保证人授权贷款人自行按贷款金额的10%从保证人账户中将相应金额转让保证金专户，作为保证人履行担保责任的保证金。贷款人实现担保权益时，有权直接从保证金专户中扣收借款人在本合同项下未付的本金、利息及其他应付款项。因此，由于陈实总共支付了20000元定金，之后没有按时完成首付款的首付，也没有还贷，导致南洋公司保证金账户资金被扣划用于还贷。综上，请求法院判令解除双方于2003年10月22日签订的关于购买海口市××区号义乌小商品市场南洋批发城6栋1-2层6058房《商品房买卖合同》。
第三人光大银行请求法院依法判决。
经审理查明：2003年10月22日，陈实与海口大地商贸城有限公司签订一份《商品房买卖合同》，双方约定陈实购买该公司开发的海口市××区号义乌小商品市场-
南洋批发城项目的6058房，建筑面积共54.99平方米，其中，套内面积为52.80平方米，房屋总价款为313421元，购房款分两期支付，第一期房款123421元，占总房款的39.38%，须于2003年10月22日前付清，第二期房款190000元，占总房款的60.62%，向银行申请按揭贷款。同时，该合同第七条约定，如陈实逾期付款超过30日后，海口大地商贸城有限公司有权解除合同。该合同附件四第四条第（4）项约定，因陈实未按照贷款合同的约定期限偿还银行贷款，致使南洋公司为陈实贷款担保而设定的保证金被银行划扣，而陈实在收到南洋公司关于还贷的通知后15日内，仍未偿还贷款的，南洋公司有权单方面解除合同。之后，双方与中国光大银行海口支行签订一份《中国光大银行个人贷款合同》，合同约定贷款期限为120个月，该贷款合同第三章保证条款约定，海口大地商贸城有限公司为陈实借款向贷款人提供贷款履行期内的连带责任保证担保。如陈实未按合同的约定履行还款义务，贷款人有权向保证人发出还款通知，保证人在接到贷款人的通知之日起5日内即应按通知中所载明的偿还金额、方式向贷款人支付该款项，贷款人无需事先向陈实或其他任何第三人提出付款要求或对陈实或其他任何第三人提起诉讼或申请仲裁，或采取任何其他措施以实现债权，即可直接要求保证人履行其在合同项下的保证责任。保证人授权贷款人自行按贷款金额的10%从保证人账户中将相应金额转入保证金专户，作为保证人履行担保责任的保证金，贷款人实现本章项下的担保权益时，有权直接从保证金专户中扣收陈实在本合同项下未付的本金、利息和其他应付款项。之后，三方就上述贷款办理了抵押和公证手续。合同签订后至2015年11月2日南洋公司向法院起诉时，陈实仅向南洋公司支付了20000元购房款，陈实仅向第三人偿还该房按揭款8595元，因陈实没有及时足额偿还银行按揭贷款，导致南洋公司的保证金账户被第三人扣划用于偿还上述按揭款，南洋公司共向第三人偿还按揭款248427.59元，该房的贷款本息已偿还完毕，三方签订的《中国光大银行个人贷款合同》也已经履行完毕。
另查明：2003年11月19日，海口大地商贸城有限公司经核准名称变更登记为海口义乌小商品市场南洋批发城有限公司，2006年12月7日，海口义乌小商品市场南洋批发城有限公司经核准名称变更登记为福记南洋投资有限公司。2005年3月2日，中国光大银行海口支行更名为中国光大银行股份有限公司海口分行。
以上事实，有房屋买卖合同、中国光大银行个人贷款合同、银行交易明细清单、资金扣划申请书、划款通知书、委托划款授权书、客户贷款结清通知书、公证书、委托书、中国工商银行个人借款凭证、《情况说明》、海口市房产登记信息查询情况说明、当事人陈述及庭审笔录在卷为凭，足以认定。
本院认为，陈实与海口大地商贸城有限公司签订的《商品房买卖合同》是双方的真实意思表示，合同内容未违反有关法律禁止性规定，属有效合同，应受到法律保护，双方应按照约定全面履行自己的义务。根据上述合同及协议书的约定，陈实应于2003年10月22日前付清第一期房款123421元，截至陈实向本院起诉时，陈实尚未付清第一期购房款，仅向南洋公司支付了20000元购房款，仅向光大银行偿还按揭款8595元，陈实关于按约支付了首付及当时双方约定由南洋公司负责对外租赁，租房费用用以抵扣贷款费用等抗辩，缺乏证据佐证，本院不予采纳。因陈实没有及时足额偿还银行按揭贷款，导致南洋公司的保证金账户被原审第三人扣划用于偿还上述按揭款，陈实的行为已构成根本违约，致使双方签订的商品房买卖合同的目的无法实现，合同已没有继续履行的必要。且根据双方合同第七条以及该合同附件四第四条第（4）项的约定，如陈实逾期付款超过30日，海口大地商贸城有限公司有权解除合同。因陈实未按照贷款合同的约定期限偿还银行贷款，致使南洋公司为陈实贷款担保而设定的保证金被银行划扣，而陈实在收到南洋公司关于还贷的通知后15日内，仍未偿还贷款的，南洋公司有权单方面解除合同。由于海口大地商贸城有限公司已经核准变更登记为本案南洋公司，因此，关于陈实本诉的诉讼请求，本院不予支持。南洋公司起诉要求解除双方签订的《商品房买卖合同》有事实和法律依据，予以支持。合同解除后，南洋公司同时应将陈实已经支付的20000元购房款和偿还银行的8595元按揭款共计28595元退还给陈实。综上，依照《中华人民共和国合同法》第六十条第一款、第九十三条第二款、第九十四条第（四）项、第九十七条的规定，判决如下:
一、解除福记南洋投资有限公司与陈实于2003年10月22日签订的《商品房买卖合同》；
二、福记南洋投资有限公司于本判决发生法律效力之日起三日内向陈实退还海口市秀英区秀华路5号义乌小商品市场南洋批发城6栋1-2层6058房的28595元购房款；
三、驳回陈实的诉讼请求。
本诉案件受理费582元，由陈实负担，反诉案件受理费3001元，由陈实负担。
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。
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审判长柯婷婷
审判员欧阳丹丹
人民陪审员陈允清
书记员刘朋
审核：柯婷婷撰稿：柯婷婷校对：刘朋
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第一百四十五条宣判前，原告申请撤诉的，是否准许，由人民法院裁定。[ly]
人民法院裁定不准许撤诉的，原告经传票传唤，无正当理由拒不到庭的，可以缺席判决。[ly]\'},{法条名称:\'第一百五十四条第一款\',法条内容:\'
第一百五十四条 裁定适用于下列范围：[ly][ly] （一）不予受理；[ly] （二）对管辖权有异议的；[ly] （三）驳回起诉；[ly]
（四）保全和先予执行；[ly] （五）准许或者不准许撤诉；[ly] （六）中止或者终结诉讼；[ly] （七）补正判决书中的笔误；[ly]
（八）中止或者终结执行；[ly] （九）撤销或者不予执行仲裁裁决；[ly] （十）不予执行公证机关赋予强制执行效力的债权文书；[ly]
（十一）其他需要裁定解决的事项。[ly] 对前款第一项至第三项裁定，可以上诉。[ly]
裁定书应当写明裁定结果和作出该裁定的理由。裁定书由审判人员、书记员署名，加盖人民法院印章。口头裁定的，记入笔录。[ly]\'}]}]};if
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