海南省海口市琼山区人民法院
p t ; ” > 民 事 判 决 书
（2017）琼0107民初667号
原告：吴彩霞，女，蒙古族，1983年6月19日出生，住址内蒙古兴安盟乌兰浩特市。
委托诉讼代理人：刘畅，海南昌宇律师事务所律师。
委托诉讼代理人：尚志强，海南昌宇律师事务所律师。
被告：海南中骏投资有限公司，住所地海口市玉沙路16号富豪大厦B-803房。
法定代表人：张光忠，公司总经理。
委托诉讼代理人：贺志红，男，汉族、1968年3月8日出生，海南中骏投资有限公司员工，住址贵州省金沙县城关镇罗马路133-18号。
被告：海南隆冠房地产投资顾问有限公司，住所地海口市龙昆北路36号海外大厦5层B5房。
法定代表人：甘秋荣，公司总经理。
委托诉讼代理人：陈青矗，海南宝岛律师事务所律师。
被告：袁立彪，男，汉族，1967年12月22日出生，现住址海口市。
委托诉讼代理人：虞青波，海南宝岛律师事务所律师。
原告吴彩霞与被告海南中骏投资有限公司（以下简称中骏公司）、海南隆冠房地产投资顾问有限公司（以下简称隆冠公司）、袁立彪商品房预约合同纠纷一案，本院于2017年2月25日受理后，依法适用普通程序，公开开庭进行了审理。原告吴彩霞的委托诉讼代理人刘畅，被告隆冠公司的委托诉讼代理人陈青矗,被告袁立彪的委托诉讼代理人虞青波到庭参加诉讼。被告中骏公司经传票传唤无正当理由拒不到庭参加诉讼。本案现已审理终结。
原告吴彩霞向本院提出诉讼请求：1、解除原告与被告海南中骏投资有限公司、被告海南隆冠房地产投资顾问有限公司订立《购房预定书》；2、三被告退还原告购房款合计282170元，以原告交款之日起按中国人民银行同期一年期贷款利率暂计算至2017年1月31日止的利息70366.03元（实际利息应计算至退还全部已付房款之日止）；3、三被告支付原告双倍返还定金差额40000元；4、三被告支付原告未按时交付房屋的违约金242666.20元（以282170元为本金，自2013年6月1日按照月息2%计算至2016年12月31日）；5、三被告承担连带责任；6、本案诉讼费用由三被告承担。事实与理由：2012年7月1日，原告与被告中骏公司、被告隆冠公司签订《购房预定书》，约定原告购买隆冠公司代销中骏公司开发的位于海口市××镇坡交汇处的”中骏佳园”809、1106房，房价3800元/平方米；总价为692170元；每套定金20000元整，中骏公司违约应双倍返还定金。隆冠公司时任法定代表人袁立彪手写备注约定：原告应在2012年7月10日前补交809房总房款的首付款40%，即144540元（包含20000元定金），1106房总房款的首付款40%为137630元（包含20000元定金）；定于2012年12月30日签订房产买卖合同，不按时办理买方有权退房款；2013年5月30日前中骏公司需办理交房给原告，如未按时交房，按实际交的金额的4%月息计算利息。2012年7月1日，原告向隆冠公司交纳定金40000元。2012年7月10日，原告交纳了242170元给隆冠公司，隆冠公司出具《收款收据》予以确认。至此，原告已如约交纳房款282170元。多年以来，原告虽与被告进行了无数次的沟通，但始终未能签订正式的商品房买卖合同，也未能依约收到房屋。现中骏公司已被吊销，涉案项目无法取得《商品房预售许可证》，且隆冠公司的法定代表人也由袁立彪变更为与非公司股东甘秋荣，原告的购房意愿已无法达成。2016年7月2日，被告袁立彪自己承认原告缴纳的购房款在其个人手里，不在隆冠公司账户。2016年12月22日，案外人李某所购”中骏佳园”209房交付给隆冠公司的定金50000元，也是由被告袁立彪个人账户转账退还给李某40000元。上述事实证明，袁立彪的个人与隆冠公司存在财产混同，袁立彪应对隆冠公司的债务承担连带责任。原告认为三被告的行为已严重损害了原告的合法权益，特向法院提起诉讼。
被告中骏公司未答辩。
被告隆冠公司辩称：同意解除预定书和补充协议，但不应当承担房款的返还责任，不存在定金的双倍返还问题。原告与被告中骏公司、隆冠公司签订的购房合同无效。原告所述的公司法定代表人变更符合法律要求，不属于逃避债务。
被告袁立彪辩称：被告隆冠公司是于2010年8月26日依法成立的，具有独立的法人主体资格，被告袁立彪只是被告二的其中一名股东。被告袁立彪依据公司的章程规定，已足额实缴，根据公司法的规定股东出资的部分不应当承担连带责任。原告与被告中骏公司、隆冠公司的房屋买卖合同纠纷，与被告袁立彪个人没有任何关系。
当事人围绕诉讼请求依法提交了证据，本院组织当事人进行了质证。原告提交的吴彩霞的身份证复印件、中骏公司工商登记资料、隆冠公司工商登记资料、《代理销售合同》（2012年5月1日）、《购房预定书》（两份）、《收款收据》（2份），被告隆冠公司、袁立彪对其真实性均无异议，本院予以确认并在卷佐证。被告隆冠公司提交的的《销售代理合同》（2012年5月20日）、《购房预定书》、《收条》，原告、被告袁立彪对其真实性均无异议，本院予以确认并在卷佐证。被告袁立彪提交《企业记录档案登记资料》，原告、被告隆冠公司对其真实性均无异议，本院予以确认并在卷佐证。本院依职权调取（2015）琼山民一初字第758号案卷中《国有土地使用权登记卡》、《报建单》、《建设工程复工通知书》，经组织质证，原告、被告中骏公司、隆冠公司、袁立彪对真实性、合法性、关联性均无异议。
根据当事人陈述和经审查确认的证据，本院认定事实如下：2012年5月1日，被告中骏公司与被告隆冠公司签订《销售代理合同》，约定隆冠公司代理销售中骏公司开发的位于海口市××路”项目，负责该项目在代理指定区域的市场营销推广及代理销售工作。合作期限自2012年5月1日至2014年6月。销售价格均价为每平方米4200元，多出部分作为隆冠公司代理佣金。合同委托期内，中骏公司免费向隆冠公司提供包括楼书，宣传单张和《认购书》、《商品房买卖合同》、《国有土地使用权证书》、《建设用地规划许可证》、《建设工程规划许可证》、《建设工程施工许可证》、《商品房预售许可证》等相关项目资料复印件，并加盖公司公章。2012年7月1日，被告中骏公司作为甲方、被告隆冠公司作为乙方、原告吴彩霞作为丙方，共同签订两份《购房预定书》，其中一份约定丙方自愿预定被告中骏公司开发的××园号房，房屋位于海口市××镇坡交汇处，建筑面积93.3平方米，付款方式为按揭六成，销售单价为每平方米3800元，总价为354540元。另一份约定丙方自愿预定被告中骏公司开发的××园号房，房屋位于海口市××镇坡交汇处，建筑面积88.85平方米，付款方式为按揭六成，销售单价为每平方米3800元，总价为337630元。两份《房屋预定书》均约定，被告中骏公司在取得政府规定的有关合法销售文件后一个月内，通过媒体发布信息，并由隆冠公司电话通知原告凭预订书和有效证件等手续到销售现场签署《商品房买卖合同》，同时支付房款。每套预定诚意金额为人民币20000元。两份《购房预定书》尾部分别以手写字体备注了原告应在2012年7月10日前补交809房总房款的首付款40%，即144540元（包含20000元定金），1106房总房款的首付款40%为137630元（包含20000元定金）；定于2012年12月30日签订房产买卖合同，不按时办理买方有权退房款；2013年5月30日前中骏公司需办理交房给原告，如未按时交房，按实际交的金额的4%月息计算利息等内容，但备注内容没有三被告盖章或签字确认。原告于2012年7月1日向被告隆冠公司支付两套房屋定金40000元。2012年7月12日，原告向被告隆冠公司支付两套房屋预付款242170元，总计282170元。
另查明，本案涉案的”中骏佳园”项目原名为”鸿信公寓楼”，1994年11月1日，经原琼山市建设委员会批准建设。报建单位及国有土地使用权人均为案外人海口鸿信房地产开发有限公司。该项目至今未取得该项目的《商品房预售许可证》，两被告亦未与原告签订正式的《商品房买卖合同》。2012年5月20日，被告中骏公司与隆冠公司再次签订《销售代理合同》，约定委托期限自合同签订之日起至2012年7月20日，销售基价一次性包死为每平方米3100元，多出部分归隆冠公司所有。被告隆冠公司成立于2010年8月26日，2016年7月2日法定代表人由袁立彪变更为甘秋荣。
本院认为，《最高人民法院关于审理买卖合同纠纷案件适用法律问题的解释》第二条规定：”当事人签订认购书、订购书、预订书、意向书、备忘录等预约合同，约定在将来一定期限内订立买卖合同，一方不履行订立买卖合同的义务，对方请求其承担预约合同违约责任或者解除预约合同并主张损害赔偿的，人民法院应予支持”。本案中，原告与被告中骏公司、隆冠公司于2012年7月1日签订的《房屋预定书》没有对商品房买卖合同的必备条款，即交付使用条件、面积差异处理方式、基础设施和公共设施的承诺交付及权益、办理产权登记事项等进行相关约定，且约定中骏公司在取得政府规定的有关合法销售文件后一个月内，通过媒体发布信息，并由隆冠公司电话通知原告凭预订书和有效证件等手续到销售现场签署《商品房买卖合同》，故该《房屋预定书》是对将来订立正式的商品房预售合同而达成的合意，属于商品房预约合同。合同条款是当事人真实意思表示，不违背法律、行政法规的强制性规定，属于有效合同，双方当事人都应遵守。虽然《房屋预定书》签订时，涉案项目的国有土地使用权人及报建单位均为海口鸿信房地产开发有限公司，被告中骏公司并无处分权，但无权处分并不影响买卖合同的效力。现被告中骏公司在合同约定的期限内未取得该项目的《商品房预售许可证》，导致原告合同目的无法实现，构成根本违约，原告主张解除《房屋预定书》，并要求被告对未签订正式的商品房买卖合同的事实承担相应的违约责任于法有据，本院予以支持。被告中骏公司应双倍返还定金80000元并返还原告购房预付款242170元及利息损失（以242170元为基数，自2012年7月12日起按照中国人民银行同期一年期贷款利率计算至被告实际给付之日止）。因本案属商品房预约合同纠纷，原告的合同目的是将来订立正式的商品房预售合同，被告的赔偿范围应是缔约的信赖利益损失，而非正式的商品房预售合同签订后履行过程中的损失，因而，原告不能依据两份《房屋预定书》上的预期交房违约条款主张违约金242666.20元，对于该诉讼请求本院予以驳回。
《中华人民共和国民法通则》第六十七条规定：”代理人知道被委托代理的事项违法仍然进行代理活动的，或者被代理人知道被代理人的代理行为违法不表示反对的，由被代理人和代理人负连带责任”本案中，被告中骏公司与被告隆冠公司签订《销售代理合同》时，涉案项目并未取得《商品房预售许可证》，不得以任何形式进行销售，被告中骏公司的行为违反了房地产预售行政许可制度，属于违法行为，故被告隆冠公司在此情况下仍然进行代理活动，依法应当承担连带责任。原告的该项诉讼请求，具有事实和法律依据，本院予以支持。
被告袁立彪自2010年8月26日至2016年7月12日，一直担任被告隆冠公司法定代表人。此期间，被告袁立彪经手与原告签订《房屋预定书》、收取购房定金、预付款，系其作为隆冠公司法定代表人的职务行为，其法律后果应有被告隆冠公司承担。原告要求被告袁立彪与被告中骏公司、隆冠公司承担连带责任之诉请，无事实和法律依据，本院不予支持。
被告中骏公司经本院合法传唤无正当理由拒不到庭参加诉讼，视为其放弃举证、质证的权利，本院依法缺席判决。
综上，依照《中华人民共和国民法通则》第六十七条、《中华人民共和国民事诉讼法》第一百四十四条、《最高人民法院关于审理买卖合同纠纷案件适用法律问题的解释》第二条之规定，判决如下：
一、解除原告吴彩霞与被告海南中骏投资有限公司、被告海南隆冠房地产投资顾问有限公司于2012年7月1日签订的《购房预定书》；
二、被告海南中骏投资有限公司于本判决生效后10日内向原告吴彩霞双倍返还定金80000元；
三、被告海南中骏投资有限公司于本判决生效后10日内向原告吴彩霞返还购房预付款242170元并支付利息损失（以242170元为基数，自2012年7月12日起按照中国人民银行同期一年期贷款利率计算至被告实际给付之日止）；
四、被告海南隆冠房地产投资顾问有限公司对本判决第二项、第三项中被告海南中骏投资有限公司的债务承担连带清偿责任；
五、驳回原告吴彩霞的其他诉讼请求。
如果未按本判决指定的期间履行给付金钱义务，应当按照《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10152元，由被告海南中骏投资有限公司、被告海南隆冠房地产投资顾问有限公司负担。
如不服本判决，可在判决书送达之日起十五日内，向本院递交上诉状，并按对方当事人的人数提出副本，上诉于海南省海口市中级人民法院。
审判长王荔枝
审判员黄小雅
人民陪审员吴强
二○一七年四月二十五日
书记员廖春叶
速录员苏旭
速录员苏旭
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