海南省海口市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼01民终1569号
上诉人（原审被告）：何毓峰，男，1990年9月7日出生，汉族，现住澄迈县。
被上诉人（原审原告）：海南录德房地产股份有限公司，住所地海南省海口市金贸西路26号中城商住楼A座107铺面。
法定代表人：邱廷录，总经理。
委托诉讼代理人：冯桦，海南白驹律师事务所律师。
上诉人何毓峰因与被上诉人海南录德房地产股份有限公司（以下简称录德公司）居间合同纠纷一案，不服海口市琼山区人民法院（2017）琼0107民初649号民事判决，向本院提起上诉。本院于2017年6月2日受理后，依法组成合议庭对本案进行了审理。本案现已审理终结。
上诉人何毓峰上诉请求：1.撤销一审判决；2.二审受理费由录德公司承担。事实与理由：2016年2月4日，何毓峰因有债务，所以把购买海口市南海大道168-1号南海幸福城3栋12层1203房（房权证号：hXX**号）享有权益转给王某1，包括支付的购房首付款300000元。根据何毓峰二审提交的《补充协议》，何毓峰将已签署的《房产买卖居间合同》（合同编号SF02-0000249号）权利义务及产生的法律责任转让给王某1，并且王某1同意承担该合同的权利义务及所产生的法律责任，出售方何某和录德公司成安健经理同意并知晓，所以应由王某1支付居间服务费给录德公司。另外，《房屋买卖居间合同》第六条第三款约定录德公司有协助双方签订买卖合同的义务，但是现在何毓峰实际上并没有买房，录德公司也没有协助何毓峰买卖成功。录德公司对这些情况都是清楚的，不应该再向何毓峰主张权利。
被上诉人录德公司答辩称，本案有两个法律关系，一个是何毓峰和原房主的买卖合同法律关系，第二个是何毓峰与录德公司之间的居间合同法律关系。如果何毓峰的陈述属实，则何毓峰转让的也仅是其和原房东合同之间的买卖法律关系，何毓峰并没有把居间合同法律关系进行转让，如果要对居间合同法律关系进行转让，录德公司作为债权人应当同意，如果没有录德公司的同意，债务人不能随意转让合同义务。何毓峰称录德公司没有履行完自己的义务，没有签订买卖合同，不能收取佣金。这一观点是不符合客观事实。因为何毓峰与原房主及录德公司签订的《房屋买卖居间合同》既包含了房屋买卖的条款，又包含了居间服务的条款，所以签订这份合同后，就意味着买卖双方已经达成了买卖的合意。因此录德公司已经履行了自己的义务，只不过在履行过程中，何毓峰因自己的原因，把买卖合同中的履行人变更为他人。《中华人民共和国合同法》第四百二十六条规定，居间人收取居间费的前提是促成买卖双方签订合同，并且合同成立。只要何毓峰和原房东达成了买卖房屋的合意，并且签订了合同，居间人即可以收取居间费，至于买卖协议最后如何履行，甚至可能没有办理登记手续，都不影响居间人收取居间费。因为居间人的作用就是促成买卖双方成交。录德公司在这起房产交易过程中，促成何毓峰和原房东按照某一价格达成房屋买卖协议，录德公司的义务已经完成了，至于何毓峰将权利义务转让给其他人，是合同履行过程的事，与录德公司没有任何关系。录德公司仍有权利向何毓峰收取居间服务费。
录德公司向一审法院起诉请求：1.判决何毓峰向录德公司支付居间服务费45000元；2、诉讼费用由何毓峰承担。一审庭审中，录德公司变更其诉讼请求为：1.判决何毓峰向录德公司支付居间服务费33310.11元；2、诉讼费用由何毓峰承担。
一审法院认定事实：2016年1月21日，录德公司作为丙方（居间方）与何毓峰作为乙方（买方）、案外人何某作为甲方（卖方）签订《房产买卖居间合同》一份，主要约定：甲方将位于海南省海口市××道号南海幸福城3栋12层1203房出售给乙方；房屋所有权人为何某，共有人为李水胜，房产证号为海房字第XX**号，建筑面积为102.15m2；成交价格为855000元；房屋抵押权人为海口市农村商业银行股份有限公司，贷款余额约448611元，用买方首付款偿还；甲乙双方协商一致按本合同约定，乙方以45000元委托录德公司按国家过户指导价过户，代缴纳税费及中介费、过户服务费。该合同还对丙方责任、甲乙双方之间购房款支付方式、权属过户和房屋交付及违约责任等内容做了约定。该合同所载明的共有人李水胜亦在合同落款处签名。因何毓峰未向录德公司支付45000元，录德公司遂提起本案诉讼。另查，上述房屋原登记在卖方何某名下，2016年10月24日，何某将该房屋另行转让给案外人林某、王某2，该房屋于2016年11月3日变更登记在案外人林某、王某2名王某3下，其住房买卖契税为8689.89元。再查，录德公司在与其他房屋买卖双方签订的合同中向他人收取的过户服务费为3000元。庭审中，录德公司在扣减该两项费用后，将其请求的居间报酬数额变更为33310.11元。
一审法院认为，根据《房产买卖居间合同》的约定内容，录德公司与何毓峰之间已成立居间合同关系，内容合法，双方意思表示真实，应认定有效。该合同既约定了录德公司与何毓峰的居间关系，也约定了何毓峰与卖方关于房屋买卖合同的具体权利义务，因此，录德公司已促成何毓峰与卖方签订房屋买卖合同，何毓峰应当向录德公司支付居间报酬。但上述合同未明确约定该居间报酬的数额。而根据该合同约定，何毓峰向录德公司支付的45000元，除了包括中介费即居间报酬之外，还包括代缴纳税费和过户服务费。因卖方何某已将该房另行转让，录德公司代缴纳税费和过户服务已不可能履行，上述代缴纳税费和过户服务费应予扣减。录德公司自行参考卖方另行转让产生的住房买卖契税8689.89元和录德公司向其他购房人收取过户服务费3000元的数额并予以扣减后，变更其主张的居间报酬为33310.11元，符合合同约定，予以照准。故何毓峰应向录德公司支付居间报酬33310.11元。综上，依照《中华人民共和国合同法》第六十条第一款、第六十一条、第四百二十六条、《中华人民共和国民事诉讼法》第一百四十四条的规定，判决如下：限何毓峰于本判决生效后十日内向录德公司支付居间报酬33310.11元。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316.38元（录德公司已预交463元），由何毓峰负担316.38元。
二审期间，何毓峰向本院提交了以下两份证据材料：1.2016年7月25日，何某与何毓峰、王某1签订的补充协议；2.2016年8月10日，何某、何毓峰、王某1签订的补充协议。证明何毓峰已经将《房屋买卖居间合同》的权利义务转让给王某1，应由王某1支付居间费。经质证，录德公司对上述证据的真实性予以认可，但上述证据没有录德公司盖章，且根据上述补充协议约定，何毓峰转让的是买卖合同法律关系的权利义务，而不是居间合同法律关系的权利义务，所以该证据与本案没有关系。
本院认证如下：因何毓峰提交的上述证据涉及到案外人何某、王某1，而案外人并未到庭作证，且本案涉及的是何毓峰与录德公司之间的居间合同关系，《补充协议》中没有录德公司盖章确认，也无录德公司人员的签字确认，故本院在论理部分再对是否采纳该证据进行论述。
本院二审查明：何某（卖方）、何毓峰（买方）与录德公司（居间方）签订的《房产买卖居间合同》，约定何某将海口市南海道道168-1号南海幸福城3栋12层1203房转让给何毓峰，房屋价格为855000元。该合同第十一条约定：何某与何毓峰协商一致，签订本合同时，何毓峰向何某先支付购房定金1万元，何毓峰应在2016年1月25日前向何某支付购房首付款29万元，何毓峰应在2016年7月30日之前向何某偿还银行贷款余额45万元，双方协商一致，何毓峰应在房屋产权过户完成当日向何某支付购房尾款105000元。何毓峰以45000元委托录德公司按国家过户指导价过户，代缴纳税费及中介费、过户服务费。
本院二审查明的其他事实与一审法院查明的事实一致。
本院认为：何某（卖方）、何毓峰（买方）与录德公司（居间方）签订的《房产买卖居间合同》，约定了何某将房屋以855000元的价格转让给何毓峰，录德公司为双方的房屋买卖提供居间服务，由何毓峰向录德公司支付45000元。根据《中华人民共和国合同法》第四百二十四条规定：居间合同是居间人向委托人报告订立合同过的机会或者提供订立合同的媒介服务，委托人支付报酬的合同。上述《房产买卖居间合同》既包含了何某与何毓峰之间的房屋买卖法律关系，也包含了录德公司与何某之间的居间合同法律关系，一审法院认定录德公司与何某之间形成的居间合同法律关系合法有效正确，本院予以确认。
一、关于录德公司能否向何毓峰主张居间报酬的问题。根据何某、何毓峰与录德公司签订的《房产买卖居间合同》，可以认定录德公司已经促成何某、何毓峰达成了房屋买卖的协议，根据《中华人民共和国合同法》第四百二十六条”居间人促成合同成立的，委托人应当按照约定支付报酬。”的规定，何毓峰应按合同约定向录德公司支付相应的居间报酬。何毓峰上诉提出其最终并未成为房子的买受人，其已经将《房产买卖居间合同》的权利义务转让给案外人王某1，应由王某1支付居间报酬的问题。本院认为，首先，在录德公司已经促成何毓峰与何某达成房屋买卖协议的情况下，何毓峰最终是否实际履行其与何某之间的房屋买卖协议，属于买卖双方履行协议的问题，该问题并不影响居间人录德公司依据合同收取居间服务费。其次，何毓峰二审期间向本院提交的2016年7月25日及2016年8月10日其与何某、王某1签订的两份《补充协议》，虽然约定”因买方何毓峰个人原因，何毓峰同意将已签署的《房产买卖居间合同》（合同编号：SF02-0000249号）的权利义务，包括将已支付的首付款三十万元转让给王某1，并且由王某1承担该合同履行的权利义务及所产生的法律责任，何某同意并知晓。”，但根据《中华人民共和国合同法》第八十四条”债务人将合同义务全部或者部分转移给第三人的，应当经债权人同意”的规定，何毓峰在未支付居间费的情况下，欲将《房产买卖居间合同》中约定的义务包括”支付居间费”的义务转让给案外人，应当经过居间人录德公司的同意，但何毓峰提交的《补充协议》中并没有居间方录德公司的人员签字，录德公司也没有盖章确认，录德公司在本案中对此也表示不予确认，因此，何毓峰与案外人签订的《补充协议》对录德公司并无约束力，本院对该证据不予采纳。根据合同相对性原则，何毓峰不得以其与他人签订的协议抗辩主张其不应当支付居间费。录德公司仍有权向何毓峰主张居间报酬。
二、关于居间报酬的数额问题，根据《房产买卖居间合同》，何毓峰应支付的居间费为45000元，该款项包含了居间报酬（中介费）、代缴纳税费和代办房屋过户的服务费。因何毓峰并非涉案房产的最终买受人，录德公司没有为何毓峰代缴税费及办理房产过户，因此，录德公司仅能收取促成买卖双方交易的居间费（中介费），而不应收取税费以及代办过户的服务费。根据一审法院查明的事实，涉案房产的所有权人何某将房子最终卖给案外人林某、王某2，案外人缴纳了8689.89元的房屋买卖契税，因此，一审法院将该笔费用予以扣除并无不当。另外，录德公司主张按照3000元的标准计算本案的过户代理费，因该主张符合我市房地产中介机构的收费标准，何毓峰在上诉状中也未对此数额提出异议，因此一审法院认定录德公司应收取的中介费为45000元-8689.89元-3000元=33310.11元并无不当，本院予以维持。
综上所述，原审判决认定基本清楚，适用法律正确，本院予以维持。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之规定，判决如下：
驳回上诉，维持原判。
本案二审案件受理费632.74元，合计949.12元，由何毓峰负担。
本判决为终审判决。
审判长周玲
审判员陈桂华
审判员谭晓梅
二○一七年八月二日
法官助理王曼娜
书记员周娟
速录员李杰
附法律条文：
《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。
风险提示
1.根据《中华人民共和国民事诉讼法》第二百三十九条之规定，人民法院作出的裁判文书发生法律效力后，申请执行的期间为二年。如果权利人怠于申请执行，超过申请执行期间，就丧失了请求人民法院强制执行的权利。
2.根据《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》第四百八十七条之规定，人民法院冻结银行存款的期限不得超过一年，查封、扣押动产的期限不得超过两年，查封不动产、冻结其他财产权的期限不得超过三年。权利人在诉前或诉讼中申请财产保全的，应在查封或冻结的期限届满前申请人民法院申请继续查封或冻结，以避免保全财产自行解封或解冻，给权利人造成不必要的损失。
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