海南省第二中级人民法院
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（2017）琼97民终1035号
海南省第二中级人民法院
民事判决书
（2017）琼97民终1035号
上诉人（本诉原告、反诉被告）：杨洪莉，女，1947年11月15日出生，汉族，自由职业，现住辽宁省沈阳市沈河区。
上诉人（本诉原告、反诉被告）：郑岩，女，1976年12月29日出生，汉族，自由职业，现住辽宁省沈阳市沈河区。
两名上诉人的共同委托诉讼代理人：马泽东，广东深天成（文昌）律师事务所律师。
被上诉人（本诉被告、反诉原告）：海南春天房地产开发有限公司，住所地：海南省白沙黎族自治县邦溪镇。
法定代表人：蔡荣斌，该公司董事长。
委托诉讼代理人：唐德武，海南天赐律师事务所律师。
上诉人杨洪莉、郑岩因与被上诉人海南春天房地产开发有限公司（以下简称春天房地产公司）商品房购销合同纠纷一案，不服海南省白沙黎族自治县人民法院（2017）琼9025民初231号民事判决，向本院提起上诉。本院于2017年8月10日立案后，依法组成合议庭审理了本案。本案现已审理终结。
杨洪莉、郑岩上诉请求：1.依法撤销海南省白沙黎族自治县人民法院（2017）琼9025民初231号民事判决第一项、第二项、第三项；2.依法改判双方当事人签订的《商品房买卖合同》于2016年1月19日解除；3.依法改判春天房地产公司返还杨洪莉、郑岩购房款6万元及利息（以6万元为基数，按年利率6%从2016年1月20日计算至实际付清）；4.依法改判驳回春天房地产公司的全部反诉请求。事实和理由：第一，双方当事人签订的《商品房买卖合同》的解除时间并非一审法院认定的2016年5月13日，而是2016年1月19日。杨洪莉、郑岩购买涉案房屋后，春天房地产公司同意以”代为转手”的形式进行善后处理，2016年1月19日，杨洪莉、郑岩将材料交给春天房地产公司时双方已经解除合同。若双方于2016年1月19日没有解除《商品房买卖合同》，春天房地产公司又将涉案房屋出售他人，属于违法。第二，本案是双方当事人协商一致解除合同，故不存在违约责任问题。一审法院认定合同为协商一致解除，但同时又认定杨洪莉、郑岩存在违约属事实认定错误。
春天房地产公司辩称，双方当事人签订合同后均应按约定履行合同。杨洪莉、郑岩将授权委托书交给春天房地产公司工作人员时合同并未解除，合同解除的时间是涉案房屋再次出售的时间，也就是2016年5月13日。合同的解除不影响违约条款的效力，故杨洪莉、郑岩应当按照合同的约定承担违约责任。一审判决认定事实清楚，适用法律正确，请求二审法院维持原判。
杨洪莉、郑岩向一审法院起诉请求：1.确认双方当事人签订的《商品房买卖合同》已于2016年1月19日解除；2.判令春天房地产公司向杨洪莉、郑岩返还购房款6万元及支付利息4160元（以6万元为基数按年利率6%从2016年1月19日计算至实际付清，暂计算至2017年3月15日）；3.本案诉讼费由春天房地产公司承担。
春天房地产公司向一审法院反诉请求：1.判令杨洪莉、郑岩向春天房地产公司支付逾期付款违约金14065.80元；2.判令杨洪莉、郑岩向春天房地产公司支付单方解除合同违约金3万元，共计44065.08元。
一审法院认定事实：2015年11月28日，杨洪莉、郑岩向春天房地产公司支付购房定金1万元，同年12月3日，双方当事人签订《商品房买卖合同》，杨洪莉、郑岩向春天房地产公司购买由春天房地产公司开发的位于海南省××县”四季春天温泉小镇”4幢1单元303房，面积为47.35平方米，总价款为200658元。同日，杨洪莉、郑岩向春天房地产公司交付5万元购房款。《商品房买卖合同》第六条”付款方式及期限”约定：”买受人于2015年12月3日前付首期房款6万元整，余款140658元须于2016年2月8日前支付”、第七条”买受人逾期付款的违约责任”第一款第二项约定：”逾期超过90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10%向出卖人支付违约金。...”。《商品房买卖合同》附件四”合同补充协议”第三条”双方同意本合同第六条补充如下”第二款”一次性付款的约定”：”在《房屋所有权证》办理完毕前，出卖人和买受人双方任何一方无正当理由要求终止合同的，责任方须承担违约责任，并按已付款的50%承担对方损失。”2016年1月19日，杨洪莉写下《委托书》一份，内容为：”现有房屋买受人杨洪莉因故要将已签合同的四季春天四期××楼进行转手。该房共47.35平方米，总计金额为200658元，其中已付6万元。根据协商，此转手事宜全权委托四季春天三亚售楼处刘利华经理办理”。刘利华未在《委托书》中签名。同年1月20日，四季春天三亚售楼处于清江向杨洪莉、郑岩出具《收条》一张，内容为：”今收到杨洪莉女士交付的房屋转手事务委托书和商品房买卖合同一份（合同编号CT-4A41303）此二份文件，将尽快交到刘利华手中”。2016年5月13日，涉案房屋已由春天房地产公司再次以同样的价格出卖给案外人李某。另查明，刘利华为春天房地产公司三亚海坡售楼处销售经理。杨洪莉、郑岩委托刘利华转卖涉案房屋时，涉案房屋未办理《房屋所有权证》。
一审法院认为，本案争议的第一个焦点为：双方当事人于2015年12月3日签订的《商品房买卖合同》是双方协商解除还是杨洪莉、郑岩单方解除。杨洪莉、郑岩与春天房地产公司签订的《商品房买卖合同》是双方真实、自愿的意思表示，内容不违背国家法律、行政法规的强制性规定，为有效合同。合同生效后，双方当事人应全面按照合同的约定履行自己的义务。本案合同在履行过程中，因杨洪莉、郑岩在交付完6万元首付款后欲终止合同的履行，随后以委托春天房地产公司销售处经理刘利华对涉案房屋进行转手的形式要求终止合同。虽然春天房地产公司对杨洪莉、郑岩所主张的把委托书交给刘利华后即视为双方协商一致解除合同的主张不予认可。但是，2016年5月13日，春天房地产公司又将涉案房屋转卖给了另一个案外人李某，并将款项收归自己所有。春天房地产公司转卖房屋的行为说明其是知晓杨洪莉、郑岩想解除合同并将房屋退还春天房地产公司的意思表示的，虽然春天房地产公司没有对杨洪莉、郑岩的意思表示给予明确的回复，但是依据《最高人民法院印发《关于贯彻执行＜中华人民共和国民法通则＞若干问题的意见（试行）》的通知》第66条”一方当事人向对方当事人提出民事权利的要求，对方未用语言或者文字明确表示意见，但其行为表明已接受的，可以认定为默示。不作为的默示只有在法律有规定或者当事人双方有约定的情况下，才可以视为意思表示。”的规定，春天房地产公司的转卖涉案房屋的行为视为春天房地产公司同意解除合同。法院依法确认，杨洪莉、郑岩与春天房地产公司于2015年12月3日签订的《商品房买卖合同》于2016年5月13日协商解除。
第二个争议焦点：合同解除后，春天房地产公司应否返还杨洪莉、郑岩购房款6万元并支付利息。依据《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，春天房地产公司应返还杨洪莉、郑岩已交付的购房款6万元及支付相应的利息损失，利息为3698元{6万元×6%年利率/365天×375天（从2016年5月13日至2017年5月23日）}，合计63698元。
第三个争议焦点：合同解除后，杨洪莉、郑岩是否仍需按合同约定承担相应的违约责任。一审法院认为，依据合同补充协议第二条”在《房屋所有权证》办理完毕前，出卖人和买受人双方任何一方无正当理由要求终止合同的，责任方须承担违约责任，并按已付款的50%承担对方损失。”的约定性质来看，该约定属于对合同解除后的清理条款。依据《中华人民共和国合同法》第九十八条”合同的权利义务终止，不影响合同中结算和清理条款的效力。”的规定，该条款不因合同权利义务的终止而终止，该条约定对双方仍然有效。从该条约定的内容及约定的本意分析，该条应理解为：在杨洪莉、郑岩购买的房屋未办理《房屋所有权证》前，杨洪莉、郑岩与春天房地产公司双方任何一方均不得解除合同，除非一方有正当理由。任何一方如果没有正当理由要求解除合同并导致合同解除的，责任方须承担违约责任，并按已付款的50%承担对方损失。根据该条约定，本案合同无论是否是双方协商一致解除，只要有一方无正当理由要求解除合同并导致合同最终解除的，要求一方都将承担违约责任。本案中杨洪莉、郑岩在《房屋所有权证》没有办理完毕前即要求终止合同，杨洪莉、郑岩应当对其要求终止合同的正当理由进行举证，因杨洪莉、郑岩在庭审过程中无法证明其”有正当理由要求终止合同”，因此，按照合同的约定，应承担违约责任，并按已付款6万元的50%，即3万元承担违约金。
第四个争议焦点：合同解除后，杨洪莉、郑岩是否还应支付逾期付款违约金14065.80元。一审法院认为，依据《中华人民共和国合同法》第九十七条的规定，因合同已于2016年5月13日解除，合同解除后，杨洪莉、郑岩可以终止履行支付余款的义务，终止履行后即不存在逾期付款的违约问题，春天房地产公司该项反诉请求，不予以支持。
综上，杨洪莉、郑岩应向春天房地产公司支付3万元违约金，春天房地产公司应向杨洪莉、郑岩返还购房款6万元并支付3698元的利息，两项相抵，春天房地产公司应返还杨洪莉、郑岩33698元。依照《中华人民共和国合同法》第九十三条第一款、第九十七条、第一百零七条，《最高人民法院关于民事诉讼证据的若干规定》第二条之规定，判决：一、杨洪莉、郑岩与海南春天房地产开发有限公司于2015年12月3日签订的《商品房买卖合同》于2016年5月13日解除。二、杨洪莉、郑岩于判决生效之日起十日内向海南春天房地产开发有限公司支付3万元违约金。三、海南春天房地产开发有限公司于判决生效之日起十日内返还杨洪莉、郑岩购房款6万元并支付利息3698元,合计63698元；该款与判决第二项相抵后，海南春天房地产开发有限公司还需向杨洪莉、郑岩返还购房款33698元。四、驳回杨洪莉、郑岩的其它诉讼请求。五、驳回海南春天房地产开发有限公司的其它诉讼请求。案件受理费1404元，减半收取计702元，由海南春天房地产开发有限公司负担；反诉费451元，由杨洪莉、郑岩负担307元，海南春天房地产开发有限公司负担144元。
二审期间，双方当事人均未提交新证据。
二审审理查明的事实与一审查明的事实相一致，本院予以确认。
本院认为,本案二审争议焦点是：1.双方当事人签订的《商品房买卖合同》解除时间；2.双方当事人解除合同的类型以及合同解除后，杨洪莉、郑岩是否需要向春天房地产公司支付违约金及具体数额。
关于双方当事人签订的《商品房买卖合同》解除时间的问题。杨洪莉、郑岩与春天房地产公司签订的《商品房买卖合同》是双方的真实意思表示，且协议内容不违反法律、行政法规的强制性规定，合法有效，双方当事人均应全面履行各自的权利、义务。根据本案查明的事实，双方当事人在庭审中均认可合同已经解除，仅对合同解除的时间存在异议。在合同履行过程中，2016年1月19日，杨洪莉书面委托春天房地产公司将涉案房屋进行转让，并于次日将委托手续交给售楼处工作人员，以上行为表明双方当事人同意在涉案房屋转让他人时解除本案《商品房买卖合同》。2016年5月13日，春天房地产公司将涉案房屋另行出售他人，故可认定本案《商品房买卖合同》是通过双方当事人协商一致后于2016年5月13日予以解除。杨洪莉、郑岩上诉主张《商品房买卖合同》系2016年1月19日解除没有事实根据和法律依据，本院不予支持。双方当事人解除合同后，春天房地产公司应当向杨洪莉、郑岩返还已付购房款6万元，但因春天房地产公司没有按时返还杨洪莉、郑岩购房款，故利息按中国人民银行公布的同期一年期一般流动资金贷款基准利率从2016年5月14日计算至款项付清之日止。
关于双方当事人解除合同的类型以及合同解除后，杨洪莉、郑岩是否需要向春天房地产公司支付违约金及具体数额。合同解除，是指已成立生效的合同因发生法定的或当事人约定的情况，或经当事人协商一致，而使合同关系终止。合同的解除分为：法定解除、协商解除与约定解除。本案属协商解除，故春天房地产公司依据《商品房买卖合同》的违约条款主张杨洪莉、郑岩承担违约责任没有事实和法律依据，违背诚信原则，本院不予支持。
综上所述，一审判决认定事实部分不清，适用法律部分有误，处理结果部分不当，依法应予纠正。依照《中华人民共和国民事诉讼法》第一百七十条第一款第（一）、（二）项之规定，判决如下：
一、维持海南省白沙黎族自治县人民法院（2017）琼9025民初231号民事判决第一项；
二、撤销海南省白沙黎族自治县人民法院（2017）琼9025民初231号民事判决第二项、第三项、第四项、第五项；
三、海南春天房地产开发有限公司应于本判决生效之日起十五日内向杨洪莉、郑岩返还购房款6万元及利息（利息按中国人民银行公布的同期一年期一般流动资金贷款基准利率从2016年5月14日计算至款项付清之日止）；
四、驳回杨洪莉、郑岩的其他诉讼请求。
五、驳回海南春天房地产开发有限公司的反诉请求。
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。
一审案件受理费1404元，减半收取702元，由海南春天房地产开发有限公司负担；二审案件受理费1855元，由海南春天房地产开发有限公司负担。
本判决为终审判决。
审判长王柱进
审判员何昌恩
审判员叶玉华
二○一七年九月二十二日
书记员王雪娟
附：本案适用的相关法律条文
《中华人民共和国民事诉讼法》
第一百七十条第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：
（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；
（二）原判决、裁定认定事实错误或者适用法律错误的，以判决、裁定方式依法改判、撤销或者变更；
（三）原判决认定基本事实不清的，裁定撤销原判决，发回原审人民法院重审，或者查清事实后改判；
（四）原判决遗漏当事人或者违法缺席判决等严重违反法定程序的，裁定撤销原判决，发回原审人民法院重审。
原审人民法院对发回重审的案件作出判决后，当事人提起上诉的，第二审人民法院不得再次发回重审。
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