海南省高级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼民终221号
上诉人（原审原告）：王槐泽，男，汉族，1975年10月12日出生，住海南省琼海市。
委托诉讼代理人：周少敏，海南坤和律师事务所律师。
被上诉人（原审被告）：海南金贯来旅业有限公司。住所地：海南省海口市龙昆南路新华区果菜批发市场。
法定代表人：史元高，该公司总经理。
委托诉讼代理人：邓小云，海南东方国信律师事务所律师。
委托诉讼代理人：李政科，海南新概念律师事务所律师。
被上诉人（原审被告）：史元高，男，汉族，1946年3月7日出生，香港特别行政区居民，住海南省琼海市。
委托诉讼代理人：李政科，海南新概念律师事务所律师。
上诉人王槐泽因与被上诉人海南金贯来旅业有限公司（以下简称金贯来公司）、被上诉人史元高房屋租赁合同纠纷一案，不服海南省第一中级人民法院（2016）琼96民初109号民事判决，向本院提起上诉。本院于2017年6月14日立案后，依法组成合议庭，开庭进行了审理。上诉人王槐泽的委托诉讼代理人周少敏、被上诉人金贯来公司的委托诉讼代理人邓小云、被上诉人金贯来公司及史元高共同委托的诉讼代理人李政科到庭参加诉讼。本案现已审理终结。
王槐泽上诉请求：撤销原审判决，改判支持王槐泽的原审诉讼请求，由史元高、金贯来公司承担本案一、二审诉讼费用。事实和理由：1.原审判决在事实方面有所偏袒，对王槐泽提出的第一项请求未作评判及说明理由。王槐泽请求确认涉案《房屋租赁合同》的终止时间为2015年9月30日，涉案《解除合同协议书》第一条无效，这项请求是有依据的。史元高按照每月3.8万元人民币（以下币种均为人民币）的标准向琼海市总工会支付租金至2015年9月30日止，说明其转租行为受到法律约束。但史元高及金贯来公司与王槐泽签订的《解除合同协议书》第一条确认”双方2014年9月12日签订的《房屋租赁合同书》自2016年1月1日解除”，违反了已生效法律文书的规定，应依法确认自2015年10月1日至2016年1月1日的租赁无效。涉案《房屋租赁合同》的生效与失效时间应与生效法律文书确定的时间一致，才能受到法律的保护，但原审判决判令涉案协议有效不仅错误，且超出了王槐泽的请求范围。2.原审判决适用法律错误。史元高及金贯来公司与琼海市总工会之间的租赁关系并非因”租赁期届满”而失效，而是因人民法院判决确认因超过二十年的租期而无效，该判决具有强制性和执行力，《中华人民共和国合同法》第二百三十六条不能约束王槐泽。3.琼海市总工会对涉案的房屋租赁关系享有独立的实体权利。王槐泽与琼海市总工会于2016年1月22日签订的《房屋租赁合同》已明确王槐泽需向琼海市总工会支付2015年10月1日至2016年1月1日期间的租金，但这期间的租金已被史元高及金贯来公司收取，造成了王槐泽要二次支付租金的局面，琼海市总工会有权要求王槐泽履行支付义务，因此原审法院应依职权追加琼海市总工会为有独立请求权的第三人。综上，请求二审法院依法改判。
史元高与金贯来公司共同辩称，原审判决认定事实清楚，适用法律正确，应予维持。1.案涉的两份协议均是当事人的真实意思表示，未违反法律法规的强制性规定，原审判决确认上述协议合法有效，应履行至2016年1月1日止，没有偏袒任何一方。2.王槐泽认为本案不能适用《中华人民共和国合同法》第二百三十六条是对法律的片面理解。无论租赁期间是基于合同约定到期还是因超过期限而被判决确认无效而届满，都应适用上述条款的规定。3.本案的争议标的是应否退还2015年10月1日至2015年12月31日的租金及利息，根据合同相对性原则，与琼海市总工会没有任何关系。琼海市总工会不是本案有独立请求权的第三人，原审法院也没有必要依职权追加其作为第三人参加诉讼。琼海市总工会如有独立请求权，也应另案起诉。综上，请求二审法院驳回王槐泽的上诉请求，维持原判。
王槐泽向一审法院起诉请求：1.确认王槐泽与史元高所签《房屋租赁合同》的终止时间为2015年9月30日，并确认《解除合同协议书》第一条无效；2.判令史元高及金贯来公司共同向王槐泽退还2015年10月1日起至2015年12月31日的租金28500元；3.判令史元高及金贯来公司自王槐泽起诉之日起至付清租金之日止，以租金28500元为本金按同期银行贷款利率向王槐泽赔偿利息损失。
一审法院认定事实：2014年9月12日，王槐泽与史元高签订《房屋租赁合同书》，约定：史元高出租琼海市总工会综合大楼铺面给王槐泽经营使用；租期二年，自2014年9月5日起至2016年9月5日止；第一、二年每月支付租金9500元，租金每季度一付；合同签订时，王槐泽需交付铺面押金19000元，水电押金1000元；租赁合同期满，史元高须退还全额押金给王槐泽。合同签订后，双方开始履行各自的合同权利和义务。王槐泽已一次性向金贯来公司交纳了2015年10月至12月的租金共计28500元；2016年1月23日，史元高出具证明书，内容为王槐泽交来琼海市总工会综合楼2015年10月至12月铺面租金28500元。2016年1月22日，王槐泽与琼海市总工会签订《房屋租赁合同书》，约定：王槐泽租赁该楼一层铺面经营；租期自2016年1月22日起至2019年1月21日止，共计三年；每月租金8740元。同时在该合同第十四条约定：由于其他原因，2015年10月1日起至2016年1月1日的租金为26220元，王槐泽应在2016年7月21日前分两次付清。合同签订后，王槐泽向琼海市总工会交纳了2015年10月至12月的部分租金。2016年1月25日，史元高与王槐泽签订《解除合同协议书》，约定：双方签订的《房屋租赁合同书》自2016年1月1日起解除。同日，史元高将铺面押金19000元、水电费押金1000元及多交的铺面租金一并退还给王槐泽。另查明，金贯来公司与琼海市总工会就综合大楼曾存在租赁合同关系，租期为1995年10月1日至2020年12月31日。2015年，琼海市总工会以金贯来公司为被告向一审法院提起民事诉讼，请求确认双方的租赁合同超过20年的部分即2015年7月31日后的租期无效，双方的合同自2015年7月31日后解除等。一审法院于2015年5月22日作出（2015）海南一中民三初字第6号民事判决，主文第一项确认琼海市总工会与金贯来公司协议中约定的超过二十年的租期无效，即2015年9月30日以后无效。金贯来公司不服提起上诉，本院于2015年12月17日作出（2015）琼民三终字第40号民事判决，驳回上诉，维持原判。金贯来公司分别于2015年10月22日、11月20日和12月21日以每月3.8万元的标准向琼海市总工会缴纳了综合大楼当年最后三个月的租金，琼海市总工会已收取并向金贯来公司开具了相关发票。2016年1月27日，琼海市总工会与史元高办理了综合大楼的相关移交手续。
一审法院认为，参照《中华人民共和国涉外民事关系法律适用法》第四十一条”当事人可以协议选择合同适用的法律。当事人没有选择的，适用履行义务最能体现该合同特征的一方当事人经常居所地法律或者其他与该合同有最密切联系的法律”的规定，案涉合同的签订地和履行地均在我国内地，故本案应适用内地法律作为准据法进行审理。案涉《房屋租赁合同书》、《解除合同协议书》均系双方的真实意思表示，未违反法律法规的强制性规定，属合法有效合同。虽然王槐泽主张《解除合同协议书》并不是其真实意思表示，但未能提供充分的证据证实，不予采信。本案双方争议的焦点是王槐泽诉请金贯来公司和史元高共同退还2015年10月1日至12月31日期间的租金28500元及赔偿利息是否应予支持的问题。王槐泽主张金贯来公司与琼海市总工会租赁合同纠纷一案判决确认金贯来公司租赁综合大楼的租期至2015年9月30日结束，金贯来公司从2015年10月1日起对综合大楼已不享有管理收益权利，故金贯来公司和史元高应退还已收取的王槐泽2015年10月至12月三个月的租金。一审法院认为，虽然生效判决确认金贯来公司对综合大楼的租期至2015年9月30日届满，但琼海市总工会依然收取了金贯来公司交纳的2015年10月至12月的租金，并且在此期间，金贯来公司仍然实际管理着琼海市总工会综合大楼，故根据《中华人民共和国合同法》第二百三十六条”租赁期间届满，承租人继续使用租赁物，出租人没有提出异议，原租赁合同继续有效，但租赁期限为不定期”之规定，应认定金贯来公司与琼海市总工会于2015年10月至12月期间形成了事实上的不定期租赁合同关系，并且直至2016年1月27日史元高与琼海市总工会办理了综合大楼的交接手续才结束。此事实从王槐泽与琼海市总工会于2016年1月22日签订的《房屋租赁合同书》约定”租期自2016年1月22日起至2019年1月21止”的内容中亦可得到印证。因此，金贯来公司有权收取王槐泽交来的此三个月的租金。王槐泽诉请判令金贯来公司和史元高共同退还2015年10月至12月的租金及赔偿利息的请求，不予支持。至于琼海市总工会另外向王槐泽收取的2015年10月至12月的租金，属于另一法律关系，王槐泽可另行向琼海市总工会主张。综上，王槐泽的诉请缺乏事实根据和法律依据，不予支持。依照《中华人民共和国民事诉讼法》第六十四条第一款、《最高人民法院关于适用<中华人民共和国民事诉讼法>的解释》第九十条规定，判决：驳回王槐泽的诉讼请求。案件受理费512.5元，由王槐泽负担。
二审中，当事人没有提交新证据，且对一审查明的事实没有异议，本院对一审查明的事实予以确认。
本院认为，一、关于本案的法律适用问题。史元高系香港特别行政区居民，案涉合同的签订地和履行地均在我国内地，参照《中华人民共和国涉外民事关系法律适用法》第四十一条的规定，本案应当适用内地法律作为准据法进行审理。
二、关于本案的实体处理问题。本案的争议焦点为史元高及金贯来公司应否退还王槐泽交纳的2015年10月1日至12月31日期间的租金及赔偿相应利息。首先，合同的效力问题属于人民法院依法主动审查的事项，案涉《房屋租赁合同书》与《解除合同协议书》均系合同双方的真实意思表示，不违反法律法规的强制性规定，一审法院据此认定上述合同合法有效并无不当，也未超出当事人的诉讼请求范围，王槐泽关于一审判决超出诉讼请求范围，对合同效力作出错误认定的主张不能成立，本院不予支持，各方当事人应依约履行上述合同。其次，本院（2015）琼民三终字第40号生效判决虽基于租赁合同不得超过20年的规定，确认金贯来公司对综合大楼的租期至2015年9月30日届满，但在前述日期至2016年1月27日琼海市总工会与史元高移交综合大楼期间，金贯来公司仍实际管理琼海市总工会综合大楼，而琼海市总工会在此期间也分三次收取了金贯来公司交纳的2015年10月至12月的租金。一审法院据此依照《中华人民共和国合同法》第二百三十六条”租赁期间届满，承租人继续使用租赁物，出租人没有提出异议，原租赁合同继续有效，但租赁期限为不定期”的规定，作出金贯来公司与琼海市总工会于2015年10月至12月期间形成了事实上的不定期租赁合同关系正确。在此期间史元高及金贯来公司仍有对外出租涉案房屋及收取租金的权利，王槐泽关于一审法院适用法律错误的主张不能成立，本院不予支持。最后，本案事实清楚，各方当事人对一审查明的事实均无异议和补充，琼海市总工会既未向一审法院申请参加诉讼，也非必须参加诉讼的当事人，一审法院未追加琼海市总工会作为第三人参加诉讼亦无不当，本案不存在发回重审的事由和情形。王槐泽因琼海市总工会向其主张2015年10月至12月期间的租金而支付”二次租金”的事宜，属于另一法律关系，王槐泽可另行向琼海市总工会主张。
综上所述，王槐泽的上诉请求不能成立，应予驳回；一审判决认定事实清楚，适用法律正确，应予维持。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项规定，判决如下：
驳回上诉，维持原判。
二审案件受理费512.5元，由上诉人王槐泽负担。
本判决为终审判决。
审判长祁永杰
审判员赵英华
审判员秦晴
二〇一七年七月二十四日
法官助理刘琼
书记员黄嘉琛
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