海南省三亚市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼02民终1120号
上诉人（原审原告）：韩贵昌，男，1963年2月18日出生，汉族，现住北京市东城区。
委托诉讼代理人：聂友峰，海南信容慈律师事务所律师。
委托诉讼代理人：方玩，海南信容慈律师事务所实习律师。
被上诉人（原审被告）：三亚万宝房地产开发有限公司，住所地海南省三亚市南边海渔港路万宝威尼斯蓝湾(山水雅居)6-101室。
法定代表人：孙占德，该公司总经理。
委托诉讼代理人：何灵凤，海南云帆律师事务所律师。
委托诉讼代理人：吴虹，海南云帆律师事务所实习律师。
上诉人韩贵昌与被上诉人三亚万宝房地产开发有限公司（以下简称万宝公司）商品房销售合同纠纷一案，不服三亚市城郊人民法院（2017）琼0271民初2000号民事判决，向本院提起上诉。本院于2017年8月3日立案受理后，依法组成合议庭，并依照《中华人民共和国民事诉讼法》第一百六十九条第一款规定对本案进行书面审理。经本院院长批准本案审理期限延长至2017年12月3日止。本案现已审理终结。
韩贵昌上诉请求：一、请求依法撤销三亚市城郊人民法院（2017）琼0271民初2000号民事判决，并改判支持上诉人在一审中的全部诉讼请求；二、本案的一审、二审诉讼费用由万宝公司承担。事实与理由：一、一审判决事实认定错误。原合同并没有解除，若真的存在原合同解除的事实，也应该是有由双方签字确认的解除协议。故自始至终实质上只有一份《商品房买卖合同》，韩贵昌直接继受了2014年2月份上诉人代笔其子韩某与万宝公司所签商品房买卖合同中的权利义务。按照合同的约定，万宝公司违反了15条（逾期办证）和12条(房屋有产权债权债务纠纷），应承担相应的违约责任。一审判决认定”万宝公司将涉案房屋进行抵押，并没有给韩贵昌造成损失”一审认定韩贵昌于2015年4月24日才缴完房款，属于对本案事实认定错误。实际上购房款是韩贵昌的妻子在2014年1月17日和2014年2月25日分两次支付给被上诉人的，一次是定金（后冲抵了购房款）50000元，一次是除定金外的购房款1256885，两次万宝公司都给韩贵昌开具了收款收据，共计1306885元。该收据合计的金额与合同金额一致，这说明韩贵昌在2014年2月25日，即抵押解除之前就已经支付完毕房款。因此，一审法院认定付款完毕的时间是错误的，导致判决结果错误。按照合同条款，被上诉人应当在2015年2月26日前为上诉人办理完毕房屋产权证，但由于被上诉人没有给上诉人办理合同备案登记，拿上诉人的房屋办理了抵押贷款，不能够依约办理房产证，直到2015年5月12日才为上诉人办理完毕房产证，逾期办证达75天。故万宝公司应当承担违约责任。
万宝公司辩称，根据双方签订的《商品房买卖合同》约定，万宝公司并未违约，韩贵昌诉请支付逾期办证违约金于法无据。2014年2月25日，案外人韩某（韩贵昌之子）与万宝公司就涉案房屋签订《商品房买卖合同》。合同签订后由于韩贵昌、韩某未确定房屋过户至谁名下，便告知万宝公司暂停办理，直至2015年4月才告知办至韩贵昌名下。于是万宝公司与韩某解除合同，同韩贵昌重新签订合同。合同签订后万宝公司依约积极为韩贵昌办理房产权证书事宜，韩贵昌于2015年5月12日取得土地房屋权证[三土房（2015）字第053**号]，两份合同的主体、内容均不相同，且韩某从未作出原合同的相关权利义务由韩贵昌继受的意思表示，万宝公司也未同意韩贵昌继受原合同的权利、义务。万宝公司已在合同约定的期限为韩贵昌办理房产证，不存在逾期办证行为。韩贵昌的上诉主张于法无据。
上诉人韩贵昌向一审法院起诉请求：1、判令被告支付逾期办证违约金19603元(1306885元×75天×0.0002)以及利息(按中国人民银行同期贷款利率的标准，从2017年2月23日计算至实际支付之日)。2、判令被告因其违约抵押行为向韩贵昌支付赔偿金91653元(按中国人民银行同期贷款基准利率的标准，从2014年2月25日计算至房屋解除抵押之日，即2015年4月17日，详细见附表)。3、被告承担本案的诉讼费用。
一审法院认定事实：2015年4月3日双方签定了《商品房买卖合同》，合同15条约定：”出卖人万宝公司应当在商品房交付使用后365日内，将办理权属转移登记需由出卖人提供的资料报产权登记机关办理产权过户手续。如因出卖人的责任，买受人不能在规定期限内取得房地产权属证书的，双方同意按出卖人按己付房价款每日万分之零点五支付违约金，直到房产证办妥。”，万宝公司在2015年4月2日给韩贵昌出具了一份关于在2015年6月7日办理完房产证的承诺书。后万宝公司在2015年5月12日为韩贵昌办理完毕房产证。
另查，万宝公司将涉案房屋在银行办理过抵押，该房屋于2015年4月17日解除抵押。万宝公司于2014年2月27日与案外人韩某签订过《商品房买卖合同》及交付房款的事实，但是已作废。万宝公司于2015年4月24日向韩贵昌出具付款不动产发票。
一审法院认为，案件争议的焦点是：一、万宝公司是否应当向韩贵昌支付逾期办证违约金；二、万宝公司将涉案房屋进行抵押是否给韩贵昌造成损失；三、万宝公司的行为是否违约；四、韩贵昌及案外人韩某的民事行为是否两者合一。关于争议的焦点一万宝公司是否给韩贵昌违约办证，双方于2015年4月3日签订了《商品房买卖合同》，按约定办证时间止于2016年4月2日，而万宝公司于2015年5月12日已办完房产证。双方于2015年4月2日签订了一份关于在2015年6月7日前万宝公司办理完房产证的承诺书，万宝公司也依约履行完毕。万宝公司未逾期办证，所以韩贵昌的主张一审法院不予支持。关于争议的焦点二万宝公司将涉案房屋进行抵押是否给韩贵昌造成损失，万宝公司将涉案房屋在银行办理过抵押，该房屋于2015年4月17日解除抵押，而韩贵昌于2015年4月24日才缴完房款，也就是在韩贵昌缴完房款前，涉案房屋已经解除抵押，可以进行销售，并没有给韩贵昌造成损失。关于争议的焦点三万宝公司的行为是否违约，因为万宝公司没有违约办证，也没有因抵押而给韩贵昌造成损失，所以万宝公司的行为没有违约。关于争议的焦点四韩贵昌及案外人韩某的民事行为是否两者合一，虽然案外人韩贵昌的儿子韩某于2014年2月27日对涉案房屋缴过房款，但是万宝公司与韩某已经解除了签订的《商品房买卖合同》，发票作废。韩贵昌与韩某虽为父子，在未授权的情况下，双方的民事行为是独立的。所以韩贵昌的主张事实不清、证据不足、理由不充分，一审法院不予支持。遂判决：驳回韩贵昌韩贵昌的诉讼请求。案件受理费1262元（原告已预交），由原告韩贵昌负担。
本院对一审法院查明的事实予以确认。
本院认为，本案二审的争议焦点为：一、韩贵昌是否能概括承受韩某所签订的《商品房买卖合同》中的权利和义务向万宝公司主张逾期办证违约金。二、韩贵昌能否向万宝公司主张其将涉案房屋抵押所造成的损失。一、关于韩贵昌是否能概括承受韩某所签订的《商品房买卖合同》中的权利和义务向万宝公司主张逾期办证违约金的问题。1、合同权利义务的概括承受是指一方当事人与他人订立合同后，依照其与第三人的约定，并经过对方当事人的同意，将合同上的权利义务一并移转给第三人，由第三人承受自己在合同上的地位，享受权利并负担义务。本案中案外人韩某于2014年2月27日与万宝公司签订合同作废，由上诉人韩贵昌于2015年4月3日与万宝公司签订新的《商品房买卖合同》，根据《中华人民共和国合同法》第八十八条规定：”当事人一方经对方同意，可以将自己在合同中的权利和义务一并转让给第三人。”合同概括承受需经合同对方当事人同意，本案中没有证据证明经万宝公司同意由韩贵昌承受韩某所签订合同的权利和义务，故本院认为本案不存在合同权利义务的概括承受。2、韩贵昌能否向万宝公司主张逾期办证违约金，本案不存在合同权利、义务的概括承受，故韩贵昌不能依据韩某之前所签订的合同中约定的日期向万宝公司主张逾期办证违约金，而韩贵昌与万宝公司签订的《商品房买卖合同》约定万宝公司应在2015年4月30日前将房屋交付使用，于交付后的365日内办理房产证。万宝公司于2015年4月2日出具承诺书，承诺于2015年6月7日前办理完毕合同备案和产权证。万宝公司按约定办理房产证事宜，韩贵昌于2015年5月12日取得涉案房屋房产证，故韩贵昌上诉请求万宝公司支付逾期办证违约金无事实及法律依据，本院不予支持。二、关于韩贵昌能否向万宝公司主张其将涉案房屋抵押所造成的损失的问题。万宝公司将涉案房屋在银行办理过抵押，但该房屋于2015年4月17日解除抵押，并未导致商品房买卖合同目的不能实现，也未给韩贵昌造成损失，故本院对韩贵昌上诉请求不予支持。
综上所述，上诉人的上诉请求和上诉理由，于法无据，本院不予支持。一审判决认定事实清楚，适用法律正确，审判程序合法，应予维持。根据《中华人民共和国合同法》第八十八条、《中华人民共和国民事诉讼法》第一款第一项，判决如下：
驳回上诉，维持原判。
二审案件受理费2525元，由韩贵昌负担。
本判决为终审判决。
审判长林道贤
审判员李桂祥
审判员高建刚
二〇一七年十一月二十九日
法官助理陈道莹
书记员周婷
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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]
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