海南省第二中级人民法院
p t ; ” > 民 事 判 决 书
(2017)琼97民终1191号
海南省第二中级人民法院
民事判决书
(2017)琼97民终1191号
上诉人（原审被告）：海南乐东西海岸实业有限公司。住所地海南省乐东黎族自治县佛罗镇太阳城。
法定代表人：陈燕山，该公司总经理。
委托诉讼代理人：连玉清，该公司副总经理。
委托诉讼代理人：岑怡，海南众品律师事务所律师。
被上诉人（原审原告）：郝建杰，男，1992年10月22日出生，汉族，住黑龙江省海林市。公民身份号码：×××。
委托诉讼代理人：王夏，海南昌博律师事务所律师。
上诉人海南乐东西海岸实业有限公司（以下简称西海岸公司）因与被上诉人郝建杰商品房销售合同纠纷一案，不服海南省乐东黎族自治县人民法院（2016）琼9027民初508号民事判决，向本院提出上诉。本院依法组成合议庭公开开庭审理了本案，上诉人西海岸公司委托诉讼代理人岑怡、被上诉人郝建杰委托诉讼代理人王夏到庭参加诉讼，本案现已审理终结。
上诉人西海岸公司上诉请求：撤销一审判决，改判驳回郝建杰的诉讼请求，本案的一、二审诉讼费用等均由郝建杰承担。事实与理由：一审法院认定双方签订的《商品房买卖合同》目的不能实现而判决解除双方的买卖合同系事实认定和法律适用的双重错误。本案不应适用《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第八条之规定，涉案房屋完全能够交付；西海岸公司履行了通知交房的义务，一审法院以不知道邮递内容为由否定西海岸公司提交的通知交房证据不合理。另，一审判决的赔偿金额远高于实际造成的损失，严重损害了西海岸公司的合法权益。
被上诉人郝建杰答辩称，西海岸公司在与答辩人签订案涉商品房买卖合同后，在未告知答辩人的情况下将房屋抵押给案外人，导致购房目的无法实现，其行为已构成违约，符合《商品房买卖司法解释》第八条的规定。法院生效判决已对西海岸公司同样的违约行为判决承担同样的违约责任。请求二审法院驳回上诉，维持原判。
郝建杰向一审法院起诉请求：1、解除郝建杰与西海岸公司签订的《商品房买卖合同》（合同编号：FA·XHA0000101）；2、西海岸公司返还购房款540416元和利息损失162935.42元（利息损失从2011年7月18日暂算至2016年6月30日止，共1809天，按中国人民银行贷款年基准利率6%计算）；3、西海岸公司向郝建杰支付因办理购房事宜从黑龙江省到海南省乐东县的往返交通费、住宿费30000元；4、西海岸公司向郝建杰支付违约金5404元；5、西海岸公司承担已付购房款一倍的赔偿责任，即向郝建杰支付赔偿款540416元；6、西海岸公司承担本案的诉讼费。
一审法院认定事实:2011年7月18日，郝建杰与西海岸公司签订《商品房买卖合同》（合同编号：FA·XHA0000101），约定：西海岸公司将位于龙沐湾碧海花园第2栋A座9层901号商品房出售给郝建杰，购房款为540416元，郝建杰应于合同签订之日向西海岸公司支付全部购房款，西海岸公司则于2012年10月1日前将商品房交付郝建杰使用。还约定，若出卖人逾期交房超过360日的，买受人可以解除合同并要求退还购房款及按照已付款的1%支付违约金。合同签订后，郝建杰已依约向西海岸公司交纳了全部购房款540416元，西海岸公司至今未将该商品房交付郝建杰使用。另查明，2012年6月5日，西海岸公司在未告知郝建杰的情况下将已经出售给郝建杰的房屋抵押给案外人，于2016年11月7日解除抵押。
一审法院认为，本案的争议焦点是：1、郝建杰与西海岸公司签订的《商品房买卖合同》是否满足合同解除的条件；2、郝建杰主张的交通费、住宿费应否由西海岸公司承担。本案中，西海岸公司开发的涉案房产手续齐备、程序合法，符合商品房开发出售的相关要求，予以确认。由于西海岸公司与郝建杰签订《商品房买卖合同》后未告知郝建杰，又将房屋抵押给案外人，导致郝建杰的购房目的无法实现，已经构成违约。根据《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第八条”商品房买卖合同订立后，出卖人未告知买受人又将该房屋抵押给第三人，导致商品房买卖合同目的不能实现的，无法取得房屋的买受人可以请求解除合同、返还已付购房款及利息、赔偿损失，并可以请求出卖人承担不超过已付购房款一倍的赔偿责任”的规定，郝建杰主张解除合同的理由成立，予以支持。郝建杰要求西海岸公司返还购房款540416元有事实根据和法律依据，予以支持。西海岸公司应于2012年10月1日前将房屋交付给郝建杰，但是西海岸公司至今仍未交付，已逾期超过360日，根据《商品房买卖合同》第九条第二款关于违约金的约定，本案的违约金应当为5404元（540416元×1%），予以支持。虽然西海岸公司的行为构成违约，给郝建杰造成损失，但综合考虑本案的客观情况及西海岸公司已办理了房产抵押的解除，郝建杰主张西海岸公司向其支付已付购房款一倍的赔偿责任过高，参照《最高人民法院关于适用<中华人民共和国合同法>若干问题的解释（二）》（以下简称《合同法司法解释二》）第二十九条关于违约金过高标准的认定，酌定西海岸公司赔偿郝建杰已付购房款的30%即162124.8元。西海岸公司的行为给郝建杰造成损失，郝建杰主张支付购房款的利息于法有据，予以支持，利息应当按照中国人民银行同期一年期一般流动资金贷款基准利率计算，郝建杰主张利息按中国人民银行贷款年基准利率6%自2011年7月18日暂算至2016年6月30日止，没有违反法律规定，予以支持。郝建杰没有证据证明其所产生的交通费、住宿费与本案关联，因此对其要求西海岸公司支付交通费、住宿费30000元，不予支持。依照《中华人民共和国合同法》第一百三十五条、《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第八条第一项、《最高人民法院关于适用<中华人民共和国合同法>若干问题的解释（二）》第二十九条规定，判决：一、解除海南乐东西海岸实业有限公司与郝建杰于2011年7月18日签订的《商品房买卖合同》（合同编号：FA·XHA0000101）；二、海南乐东西海岸实业有限公司应于判决发生法律效力之日起十日内退还购房款540416元及其利息（利息从2011年7月18日计至2016年6月30日，按照中国人民银行同期一年期一般流动资金贷款基准利率6%计付）给郝建杰，并向其支付违约金5404元；三、海南乐东西海岸实业有限公司应于判决发生法律效力之日起十日内支付赔偿款162124.8元给郝建杰；案件受理费16329元，由海南乐东西海岸实业有限公司负担。
二审庭审中，西海岸公司提交龙沐湾碧海花园二号楼、三号楼部分业主入住的证明，拟证明案涉房屋可以正常交付并办理房产证。郝建杰称西海岸公司的举证已经超过法院确定的举证期限，故不予质证。本院认为，西海岸公司提交的其他业主的入住资料与本案没有关联性，无法证明西海岸公司已履行向郝建杰交房的义务。
本院二审查明事实与一审一致。
本院认为，本案双方于2011年7月18日签订《商品房买卖合同》，该合同系双方真实意思表示，内容不违反法律、法规强制性规定，合法有效，双方均应按照合同约定履行自身义务。合同签订后，郝建杰依约支付了全部购房款540416元，西海岸公司未能按照约定交付房屋，已构成违约，应承担相应违约责任。本案争议焦点为：一、双方签订的《商品房买卖合同》是否解除，西海岸公司是否返还购房款及利息。二、西海岸公司应否支付逾期交付违约金5404元。三、西海岸公司是否按照已付购房款30%向郝建杰承担赔偿责任。
一、关于案涉《商品房买卖合同》是否解除，西海岸公司是否返还购房款及利息。《中华人民共和国合同法》（以下简称《合同法》）规定了合同解除的三种方式：当事人协商一致解除、约定解除及法定解除。本案中双方未对合同解除事由达成一致意见，不适用《合同法》第九十三条第一款当事人合意解除规定。故本案合同是否解除关键在于是否适用《合同法》第九十三条第二款规定的约定解除或者第九十四条规定的法定解除。本案双方《商品房买卖合同》约定，出卖人逾期交房超过360日的，买受人可以解除合同并要求退还购房款及按照已付款的1%支付违约金。此系双方关于合同解除权的约定，在合同履行中，西海岸公司至今未向郝建杰交付房屋，合同约定解除权条件已经成就，根据《合同法》第九十三条第二款”当事人可以约定一方解除合同的条件。解除合同的条件成就时，解除权人可以解除合同”的规定，郝建杰有权解除合同。故一审判决解除双方《商品房买卖合同》于法有据，予以维持。西海岸公司上诉主张其已于2014年5月24日向郝建杰邮寄送达了交房通知书，其不存在逾期交房的违约行为。本院认为，西海岸公司提交的《整付零寄交寄清单》显示用户名称是乐东县交警大队涂改为乐东西海岸，该清单上并没有郝建杰的名字，亦无法显示邮寄内容，故该清单不能作为认定西海岸公司已经通知郝建杰交房的依据。且即使西海岸公司2014年5月24日向郝建杰邮寄了交房通知单，其逾期亦已经超过合同约定的360日，郝建杰仍有权解除合同，故对其该上述主张不予支持。根据《合同法》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”及上诉司法解释第八条的规定，西海岸公司应向郝建杰返还购房款及利息，故一审判决西海岸公司返还购房款540416元及酌情按照年利率6%计付利息并无不当，予以维持。
二、西海岸公司应否支付逾期交付违约金5404元。双方合同约定，出卖人逾期交房超过360日的，买受人可以解除合同并要求退还购房款及按照已付款的1%支付违约金。本案中西海岸公司逾期交付已经超过360日，郝建杰有权要求其按照已付款的1%支付违约金，故一审判决西海岸公司支付违约金5404元于法有据，予以维持。
三、西海岸公司是否按照已付购房款30%向郝建杰承担赔偿责任。本案中西海岸公司在签订《商品房买卖合同》后，虽将案涉房屋抵押给案外人，但在一审法庭辩论终结前案涉房屋已经解除抵押，西海岸公司能够履行合同义务交付房屋，双方仍然可以实现合同目的。《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第八条规定：”具有下列情形之一，导致商品房买卖合同目的不能实现的，无法取得房屋的买受人可以请求解除合同、返还已付购房款及利息、赔偿损失，并可以请求出卖人承担不超过已付购房款一倍的赔偿责任：（一）商品房买卖合同订立后，出卖人未告知买受人又将该房屋抵押给第三人；（二）商品房买卖合同订立后，出卖人又将该房屋出卖给第三人。”该规定中适用惩罚性赔偿制度需要满足两个构成要件：一是出卖人在订立商品房买卖合同后存在未告知买受人又将房屋抵押或一房二卖的行为；二是该行为导致商品房买卖合同目的不能实现的，买受人无法取得房屋的结果。本案中西海岸公司虽然在签订合同后将在建工程抵押给第三人，但在诉讼中已经解除抵押，合同目的仍然能够实现，购房人也能够取得房屋，不符合上述司法解释的构成要件，故本案不应适用该规定，郝建杰要求西海岸公司承担不超过已付购房款一倍的赔偿责任于法无据，不予支持。另，郝建杰在二审期间提交了本院（2015）海南二中民一终字第1085号民事判决作为参考。本院审判委员会决议认为，该案判决存在法律适用不当，本应予以再审。但因双方当事人未提出再审申请，且已在执行环节和解，故提起再审没有必要，该案判决结果不能作为处理本案的参照依据。
综上，一审判决认定事实清楚，但关于惩罚性赔偿的问题适用法律不当，予以纠正。西海岸公司的上诉请求有理部分，予以支持。经本院审判委员会讨论决定，依照《中华人民共和国民事诉讼法》第一百七十条第一款第二项之规定，判决如下：
一、维持海南省乐东黎族自治县人民法院（2016）琼9027民初508号民事判决第一、第二项。
二、撤销海南省乐东黎族自治县人民法院（2016）琼9027民初508号民事判决第三项。
三、驳回上诉人海南乐东西海岸实业有限公司的其他上诉请求。
四、驳回被上诉人郝建杰的其他诉讼请求。
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、二审案件受理费32658元，由上诉人海南乐东西海岸实业有限公司负担22658元，被上诉人郝建杰负担10000元。
本判决为终审判决。
审判长康文举
审判员吴慧明
审判员龙蜀娟
二○一七年十二月二十五日
书记员刘昕昕
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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[{法规名称:\'《中华人民共和国民法通则》\',Items:[{法条名称:\'第二条\',法条内容:\' 第二条
中华人民共和国民法调整平等主体的公民之间、法人之间、公民和法人之间的财产关系和人身关系。
\'}]},{法规名称:\'《中华人民共和国劳动法》\',Items:[{法条名称:\'第七十七条第一款\',法条内容:\'
第七十七条 用人单位与劳动者发生劳动争议，当事人可以依法申请调解、仲裁、提起诉讼，也可以协商解决。
调解原则适用于仲裁和诉讼程序。
\'}]},{法规名称:\'《中华人民共和国劳动争议调解仲裁法》\',Items:[{法条名称:\'第二条\',法条内容:\'
第二条 中华人民共和国境内的用人单位与劳动者发生的下列劳动争议，适用本法：
（一）因确认劳动关系发生的争议；
（二）因订立、履行、变更、解除和终止劳动合同发生的争议；
（三）因除名、辞退和辞职、离职发生的争议；
（四）因工作时间、休息休假、社会保险、福利、培训以及劳动保护发生的争议；
（五）因劳动报酬、工伤医疗费、经济补偿或者赔偿金等发生的争议；
（六）法律、法规规定的其他劳动争议。
\'}]},{法规名称:\'《中华人民共和国民事诉讼法》\',Items:[{法条名称:\'第一百七十条\',法条内容:\'第一百七十条
系统尚未收录或引用有误
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