海南省海口市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼01民终1060号
上诉人（原审原告）：王晶，女，1962年8月12日出生，汉族，住海口市。
委托诉讼代理人：杜万举，男，1958年8月25日出生，汉族，住海口市，系上诉人王晶丈夫。
委托诉讼代理人：李扬，海南昌宇律师事务所律师。
上诉人（原审原告）：包海涛，男，1940年3月18日出生，蒙古族，现住海口市。
委托诉讼代理人：李扬，海南昌宇律师事务所律师。
被上诉人（原审被告）：林顺利，男，1957年10月20日出生，汉族，系海南利源房地产营销策划有限公司法定代表人、股东，现住海口市。
委托诉讼代理人：符喆，男，1967年3月23日出生，汉族，系林顺利同事。
被上诉人（原审被告）：符照源，男，1969年11月29日出生，汉族，系海南利源祥房地产营销策划有限公司股东。
原审第三人：梁玉娟，女，1958年5月30日出生，汉族。
上诉人王晶、包海涛因与被上诉人林顺利、符照源及原审第三人梁玉娟房屋买卖合同纠纷一案，不服海口市琼山区人民法院(2016)琼0107民初846号民事判决，向本院提起上诉。本院于2017年4月17日立案受理后，依法组成合议庭对本案进行审理。本案现已审理终结。
上诉人王晶、包海涛上诉请求：1、请求撤销（2016）琼0107民初846号《民事判决书》；2、依法改判确认上诉人与被上诉人林顺利签订的《房产买卖契约》（【504】房买卖契字博号）有效；3、依法改判被上诉人林顺利及第三人梁玉娟办理上诉人所购房屋及其相应的国有土地使用权过户登记手续；4、判决一、二审诉讼费由被上诉人林顺利承担。事实与理由：一、一审判决认定海南利民强房地产营销策划有限公司是签订《房产买卖契约》的合同主体及交付房产的主体，系事实认定错误。事实是，2008年4月22日，林顺利整体买下第三人梁玉娟名下227平方米的国有土地使用权及地上1133平方米的房产所有权，梁玉娟已将土地证和房产证原件（已办理分户房产证，共计19户，均在梁玉娟名下）交给林顺利，林顺利已经付清转让款。并且林顺利与梁玉娟约定由梁玉娟负责办理产权过户至林顺利名下（或林顺利指定人名下）。2009年后，林顺利陆续将所购房产分别卖给多人并已实际向购房人交付了房产，部分办理了房产证，与本案一起状告林顺利的共7户未办理房产证。林顺利与该7户购房人签订《房产买卖契约》时，有的加盖的是海南利源祥房地产营销策划有限公司（下称利源祥公司）公章，有的加盖的是海南利民强房地产营销策划有限公司（下称利民强公司）公章，但签名的人均是林顺利的弟弟林某祥。购房款均支付给了林顺利，收款收据加盖的均是利源祥公司公章，开收据的开票人为林某祥代办。上诉人签订的《房产买卖契约》，加盖的是利民强公司公章。根据上述事实，其一，林顺利是梁玉娟名下房产的实际购买人和产权人，而利源祥公司和利民强公司均不是梁玉娟名下房产的实际购买人和产权人；其二，林顺利收取购房款，由林顺利担任法定代表人的利源祥公司出具收款收据，由林顺利的弟弟林某祥代办；其三，林顺利已将房产交付购房人占有使用至今；其四，林顺利在一审法院开庭时承认其为《房产买卖契约》的出卖人主体。因此，林顺利才是签订《房产买卖契约》的合同主体及交付房产的主体，而利源祥公司和利民强公司加盖公章的行为和林顺利的弟弟林某祥的签字行为均是受林顺利委托的代理行为。二、一审判决认定法律关系错误，导致适用法律错误。1、一审判决认定利民强公司是合同法律关系的相对方主体，否认林顺利不是合同法律关系的相对方主体，系错误认定。根据上述事实，利民强公司既不是梁玉娟名下房产的实际购买人和产权人，也没有收取购房款，也未出具收款收据，且林顺利在答辩中承认自己的合同主体地位，林顺利至今对向上诉人交付房产和上诉人占有使用房产没有任何异议。上诉人在洽谈购房、支付房款和交付房产过程中，均与林顺利对接，上诉人根本不认识利民强公司及其股东，林顺利既不是利民强公司的股东，也不是利民强公司的法定代表人。经查，利民强公司的股东文锦秀系林顺利妻子。利民强公司在合同上加盖公章的行为，只能是受林顺利的委托所进行的代理行为，即使没有委托，林顺利事后也予以承认或追认。因为林顺利按照合同约定收取了房款、以利源祥公司名义开具了收款收据、实际交付了房产，且林顺利始终没有否认合同和自己出卖人的资格和地位。2、由于一审判决对利民强公司和林顺利在合同法律关系中主体的错误认定，导致错误认定林顺利不是本案的适格主体，驳回上诉人诉讼请求系适用法律错误。一审法院在开庭审理过程中，既没有对利民强公司在合同中加盖公章的事实和原因进行询问和调查，也没有调取利民强公司的机读档案，仅从利民强公司公章的表象出发，作出了利民强公司是合同相对方的错误认定。一审判决混淆了林顺利合同主体地位和利民强公司代理人地位的法律关系，从而错误认定林顺利不是本案的适格主体，驳回上诉人诉讼请求系适用法律错误。3、一审判决应当确认涉案合同合法有效，一审判决未对涉案合同的性质和效力进行认定，系适用法律错误。本案系房产买卖合同纠纷，一审判决应当对合同性质和合同效力作出认定，未作评判和认定，系适用法律错误。根据《合同法的司法解释一》第九条规定：”法律、行政法规规定合同应当办理登记手续，但未规定登记后生效的，当事人未办理登记手续不影响合同的效力，合同标的物所有权及其他物权不能转移。”和最高人民法院《关于贯彻执行民事政策法律若干问题的意见》56条规定：”买卖双方自愿，并立有契约、买方已交付了房款，并实际使用和管理了房屋，又没有其他违法行为，只是买卖手续不完善的，应认为买卖关系有效，但应着其补办房屋买卖手续。”及《中华人民共和国物权法》第十五条规定：”当事人之间订立有关设立、变更、转让和消灭不动产物权的合同，除法律另有规定或者合同另有约定外，自合同成立时生效；未办理物权登记的，不影响合同效力。”上诉人与林顺利签订的《房产买卖契约》合法有效。另外，一审判决应当确认和支持”地随房走”的诉请合法有效。根据《中华人民共和国房地产管理法》第三十二条规定：”房地产转让、抵押时，房屋的所有权和该房屋占用范围内的土地使用权同时转让、抵押。”和《中华人民共和国物权法》第一百八十二条第一款规定：”以建筑物抵押的，该建筑物占用范围内的建设用地使用权一并抵押。”和《划拨土地使用权管理暂行办法》（中华人民共和国土地管理局1992年3月8日颁布）第十一条规定：”转让、抵押土地使用权，其地上建筑物、其他附着物所有权随之转让、抵押；转让、抵押地上建筑物、其他附着物所有权，其使用范围内的土地使用权随之转让、抵押。但是地上建筑物、其他附着物作为动产转让的除外。”根据上述规定，上诉人与林顺利签订的《房产买卖契约》应当包括房产和该房产占用的土地使用权一并转让。”地随房走、房随地走”的权力合一原则是我国房地产权属的一贯原则。三、一审判决程序不合法。如果判决认为诉讼请求没有事实根据和法律依据，则判决驳回诉讼请求，如果认为不符合起诉条件或主体不适格，则应当裁定驳回起诉。一审判决认定林顺利不是适格的主体，却错误以判决方式驳回诉讼请求，系程序不合法。一审法院认定主体不适格，应当向当事人当庭释明是否变更诉讼主体。综上所述，由于一审判决在认定事实，认定法律关系，适用法律和判决程序上的错误，上诉人特提起上诉，请求二审法院依法处理。
被上诉人林顺利口头辩称，我方对本案一审判决没有异议，对本案的上诉状内容也没有异议。以二审审理查明的事实做判决。
被上诉人符照源没有提交答辩意见。
原审第三人梁玉娟没有提交陈述意见。
王晶、包海涛向一审法院起诉请求：1、被告协助原告办理位于海口市××区房产证及土地证；2、被告支付原告违约金，从2009年12月21日至2016年4月共计237770元整（130元×365天×5年零4个月）；3、本案诉讼费由被告承担。
一审法律认定事实：原告于2009年12月21日与海南利民强房地产营销策划有限公司（合同甲方）签订《房产买卖契约》，合同主要约定：”甲方自愿将座落在海口市××区房出售给乙方（面积为58.67平方米）；购房总价款为145000元，付款方式为乙方于2009年12月21日付人民币壹拾叁万元整，在房产证办理下当天付人民币壹万伍仟元整；双方同意于2009年12月21日由甲方将该房交付给乙方；乙方不能按期向甲方付清购房款或甲方不能按期向乙方交付房产，每逾期一日，由违约一方向对方给付相当于房产价款千分之壹的滞纳金；该房办理过户手续所需缴纳的税费由甲乙双方各自承担。”原告于2009年12月21日共计缴款130000元，缴纳购房款凭证上加盖的是海南利源祥房地产营销策划有限公司的销售专用章。海南利民强房地产营销策划有限公司于2009年9月10日将涉案房产交由原告占有使用至今，合同甲方海南利民强房地产营销策划有限公司至今未协助原告将该房的房产证办理至原告名下。原告与海南利民强房地产营销策划有限公司未在合同中约定办理房屋产权证的时间及逾期办理房屋产权证的违约金计算标准。原告王晶、包海涛至今仍有15000元未向海南利民强房地产营销策划有限公司支付。另查明，被告林顺利系海南利源祥房地产营销策划有限公司的法定代表人、股东，被告符照源系海南利源祥房地产营销策划有限公司的股东，海南利源祥房地产营销策划有限公司经清算后已于2009年11月4日被核准注销，被告林顺利、符照源是清算组成员。另查明，第三人梁玉娟（合同甲方）与被告林顺利（合同乙方）于2008年4月22日签订《项目转让协议》，合同中主要约定：”甲方出让乙方的房屋位于海口市××区，土地使用号为琼山籍国用（2001）字第01－2277号，房产所有权证号为琼山市房权证XXX**号；甲方以现状转让该项目的土地（贰佰肆拾柒平方米）及地上的房产所有权（壹仟壹佰叁拾叁平方米），转让总价款为人民币壹佰叁拾叁万元整；签订本协议后，乙方在三天内付给甲方首期购房款人民币捌拾万元整。......，甲方须提供办理房产分证手续的必要证件。（如房产证，土地证等）。签署协议后肆个月内，......，（甲方）并将该项目土地使用权证和房产所有权证的原件交给乙方，乙方付清剩余购房款伍拾叁万元整人民币给甲方；由乙方负责办理产权过户至乙方名下（或乙方指定人名下），产权过户所产生的一切税费由乙方承担；本协议的生效以双方签字、盖章，乙方支付首期购房款后即生效。（购房款以甲方出具的条据为准）。”第三人梁玉娟于2008年4月23日向被告林顺利出具收据1张，载明：”已收到林顺利交来购房款人民币捌拾万元正。收款人：梁玉娟”，被告林顺利于同日通过银行向第三人梁玉娟转账25万元；于2009年3月4日向被告林顺利出具收条1张，载明：”今收到林顺利交来购房款叁拾万元正。收款人：梁玉娟”；于2009年5月3日向被告林顺利出具收条1张，载明：”今收到林顺利交来最后购房款贰拾叁万元正人民币。收款人：梁玉娟”。庭审中，被告林顺利述称，第三人梁玉娟已将合同中约定的位于海口市××区的房屋向己方进行了交付，还交付了涉案房屋的房产证原件，各涉案房屋的房产证原件现均分别交给各涉案房屋的原告。另查明，原告与海南利民强房地产营销策划有限公司签订《房产买卖契约》中的座落在海口市××区房，现登记在第三人梁玉娟名下（产权证号：HK1960**），涉案房屋产权登记载明座落地址为海口市××镇房。
一审法院认为，根据原告提交的《房产买卖契约》、缴纳购房款凭证等证据来看，虽然原告提交的缴纳购房款凭证上加盖的是海南利源祥房地产营销策划有限公司的销售专用章，但原告是与海南利民强房地产营销策划有限公司签订的购房合同，根据合同相对性原则，应以海南利民强房地产营销策划有限公司作为本案被告，另海南利源祥房地产营销策划有限公司经清算后已于2009年11月4日被核准注销，不是适格的诉讼主体，且原告明确表示以林顺利系海南利源祥房地产营销策划有限公司的法定代表人的身份将其列为被告，林顺利亦不是本案适格的被告。故原告的诉讼请求，没有事实和法律依据，本院不予支持。被告符照源、第三人梁玉娟未到庭应诉，视为其自愿放弃诉讼权利。依照《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：驳回原告王晶、包海涛的诉讼请求。案件受理费3200元，由原告王晶、包海涛负担。
本案二审期间，当事人围绕上诉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。对当事人二审争议的事实，本院认定如下：海南利民强房地产营销策划有限公司由文锦秀（占股8%）、陆亚吉（占股84%）、林成伟（占股8%）三个股东共同投资设立，法定代表人是陆亚吉。文锦秀是林顺利的妻子，掌管公司公章。
本院认为，本案争议的焦点问题是：一、关于出卖人的认定问题；涉案房产系林顺利向第三人梁玉娟购得，虽没有办理过户手续，但林顺利已经付清全部购房款，梁玉娟也已经将涉案房产交付给林顺利占有。故涉案房产在没有转让给上诉人之前的实际产权人系林顺利。虽然，林顺利在委托其弟弟与上诉人签订《房产买卖契约》时在卖方一栏加盖了利民强公司的印章，但涉案房产并非利民强公司所有，收取购房款的也是林顺利，林顺利并不否认自己是出卖人。因此，利民强公司不是真正的出卖人，应当认定卖方为实际产权人林顺利。上诉人起诉林顺利要求其履行出卖方的合同义务并无不当。原审以林顺利不是适格被告为由，驳回原告的诉讼请求不当，应予纠正。二、关于林顺利应否协助上诉人办理房产过户手续的问题；林顺利以利民强公司的名义与上诉人签订的《房产买卖契约》，系双方的真实意思表示，没有违反法律法规的强制性规定，应认定该合同合法有效，受法律保护，双方应当按照合同的约定全面、严格履行。在房产买卖合同中，买方有支付购房款的义务，卖方有交付房产的义务，同时办理产权证是出卖人的随附义务。本案中，在买受人王晶、包海涛交付了大部分购房款后，出卖人林顺利已经将房产交付给买受人王晶、包海涛居住使用，但尚未将房产证办至买受人王晶、包海涛名下。买受人起诉请求出卖人协助办理房地产证，符合法律规定，应予支持。三、关于林顺利应否承担逾期办证的违约责任的问题；由于买卖双方在《房产买卖契约》中没有约定办证的期限，根据《中华人民共和国合同法》第六十二条第四项的规定，履行期限不明确的，债务人可以随时履行，债权人也可以随时要求履行，但应当给对方必要的准备时间。因此，出卖人林顺利并没有违反合同的约定，不应承担逾期办证的违约责任，但在买受人王晶、包海涛提出办证请求后应当及时给买受人王晶、包海涛办理。所以，买受人王晶、包海涛请求判令出卖人承担逾期办证的违约责任，本院不予支持。
综上所述，上诉人王晶、包海涛的上诉请求部分成立。本院依照《中华人民共和国合同法》第四十四条、第六十条、第六十二条第四项、第一百零七条和《中华人民共和国民事诉讼法》第一百七十条第一款第二项的规定，判决如下：
一、撤销海口市琼山区人民法院（2016）琼0107民初846号民事判决；
二、林顺利应在本判决发生法律效力之日起十日内协助王晶、包海涛将登记在第三人梁玉娟名下的海口市××区房（产权证号：HK1960**）房地产证办至王晶、包海涛名下，过户税费按国家有关规定各自承担。
三、驳回王晶、包海涛的其他诉讼请求。
一审案件受理费3200元，由林顺利负担2100元，王晶、包海涛负担1100元；二审案件受理费3200元，由林顺利负担2100元，王晶、包海涛负担1100元。
本判决为终审判决。
审判长李家林
审判员林梅
审判员刘华琪
法官助理廖敏
法官助理廖敏
书记员刘沛
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