海口市琼山区人民法院
p t ; ” > 民 事 判 决 书
(2017)琼0107民初3816号
原告：吴立新，女，1965年10月25日出生，汉族，住海口市。
被告：林静，女，1979年8月11日出生，汉族，住海口市。
委托诉讼代理人：徐佳欢，海南瑞来律师事务所律师。
原告吴立新与被告林静租赁合同纠纷一案，本院于2017年5月25日立案后，依法适用简易程序，公开开庭进行了审理。本案当事人和委托诉讼代理人均到庭参加诉讼。双方当事人同意办案审理期限到期后继续使用简易程序，经本院院长批准，本案审理期限延长三个月。本案现已审理终结。
原告向本院提出诉讼请求：判决被告向原告支付海口市琼山区板桥路48-1号（产权证号：HK1262**）房屋租金共计116000元。事实与理由：2012年底，张某向原告借款50万元并以其名下海口市琼山区板桥路48-1号房屋作抵押，抵押期限从2012年5月16日至2014年5月30日。双方签订《抵押借款合同》和《委托书》（经公证），约定1、2年内偿还本金，利息每月4000元，若违约，原告有权自行办理上述房地产过户至原告名下的一切手续，用以抵偿上述借款。借款到期后张某未还款，原告依据合同约定办理房产过户。2014年7月10日，原告根据房产局要求撤销房产的抵押登记。2014年8月1日，琼山区人民法院根据申时芳的申请作出（2014）琼山民保字第16号民事裁定书裁定查封涉案房产，从而影响了诉争房屋的过户，造成原告权利的损害。为维护自身权利，原告遂于2014年10月17日向琼山区人民法院提起诉讼，原告不服琼山区人民法院判决，上诉至海口市中级人民法院，该院于2015年12月21日作出终审判决，确认原告就张某名下位于海口市××镇号（产权证号：海口市房权证海房字第XX**号）在50万元本金及112000元利息的范围内享有优先受偿权。后原告申请执行，琼山区人民法院于2016年5月24日作出（2016）琼0107执12、468号《公告》，拟对上述房产和土地使用权进行评估拍卖。
因此，张某拖欠原告利息112000元的截止日期以后产生的利息，只能从诉争房屋租金中收取，即从2012年6月至2017年6月共61个月，减去张某已交的4个月共16000元再减去法院已判决的28个月即112000元，剩下29个月利息116000元。被告向张某租用诉争房屋经营饭店多年，早在2016年2月1日，张某的丈夫欧某1和被告就签订了一份租铺协议，时间为2016年2月1日至2017年8月1日，每月租金人民币肆仟元整。综上所述，原告特提起本案诉讼，请求支持原告的诉讼请求。
被告辩称：2013年底，被告向案外人张某承租诉争房屋，租期从2014年2月1日起至2017年2月1日止，租金为3000元每月。2013年11月到2014年1月，被告陆续向张某本人及其指定的账户汇款121000元作为预付租金。后张某失去联系，案外人欧某1即张某的丈夫仅承认收到106000元。2016年2月1日，欧某1提出租金增加至3800元每月，每季度付租金6000元，从被告已交的106000元租金中减去2014年2月1日至2016年2月1日共24个月的租金72000元，欧某1欠被告34000元，用于抵付2016年2月1日至2017年8月1日的剩余租金，欧某1称在合同上写每月4000元方便计算。被告已按每季度6000元的标准支付了6个季度租金36000元，多支付的1600元可算至9月份的租金中。至此，被告已将租金全部支付完毕。原告向被告主张房屋租金116000元没有事实和法律依据。原告并未通知被告向其缴纳租金，被告直至原告起诉才得知原告对诉争房屋享有抵押权。被告在原告起诉前已将租金缴纳至2017年8月，作为承租人缴纳租金的义务已完成，不再负有清偿法定孳息的义务。另，根据（2016）琼0107执12、468号之一执行裁定书可知涉案房屋被查封的时间为2016年5月16日，即便原告向被告主张租金也应从这个时间开始主张。
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（2014）琼山民一初字第777号民事判决书、（2015）海中法民一终字第2178号民事判决书、房屋他项权证、公证书、（2016）琼0107执12、468号之一执行裁定书、录音光盘，被告对其真实性均无异议，本院予以确认并在卷佐证。被告提交的租铺合同、六份收款收据（收据），原告对其真实性没有异议，本院予以确认并在卷佐证。本院依职权调取的（2014）琼山民一初字第672号民事判决书、（2016）琼0107执12、468号之二执行裁定书、拍卖成交确认书、欧某1的询问笔录，双方当事人均无异议，本院予以确认并在卷佐证。
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，原告共向案外人张某出借款项50万元。后原告与张某及其丈夫欧某1就50万元借款签订《房地产抵押借款合同》和《委托书》，约定张某、欧某1以张某名下位于海口市××区铺面及地产作为抵押向原告借款50万元，并约定每月利息4000元。《委托书》约定原告代为办理解除上述房产抵押登记，办理房产过户至原告名下的一切手续。2012年5月24日，海口市房产管理部门根据申请向原告发放上述房产的他项权利证书。张某陆续偿还借款16000元后，未再偿还其他款项。原告遂根据约定自行前往房产管理部门办理房产及土地使用权的过户手续，房产管理部门表示需先注销房产抵押登记才能办理过户手续，原告根据房产管理部门关于房产所有权过户的工作程序要求，遂于2014年6月24日申请注销房产的抵押登记。2014年10月17日，原告以张某、欧某1为被告向本院提起民间借贷之诉，诉讼请求为：1.张某、欧某1归还借款本金50万元及利息112000元；2.确认原告对房屋一至五层共137.35平方米房产享有抵押物权。经过一、二审法院审理，判决：一、限被告张某、欧某1于判决生效之日起十五日偿还原告吴立新借款人民币500000元及利息112000元；二、确认原告就诉争房屋在50万元本金及112000元利息的范围内享有优先受偿权。2016年4月19日，房产的他项权证恢复抵押登记至原告名下。张某、欧某1不履行生效判决，原告申请执行，本院于2016年5月16日裁定查封房产及土地。另，张某不履行本院(2014)琼山民一初字第672号民事判决书内容即偿还申时芳借款699000元以及相应利息，后申时芳申请执行。2016年10月12日，本院作出（2016）琼0107执12、468号之一《执行裁定书》，裁定拍卖张某房产及土地。2017年7月31日，诉争房屋已拍卖成交，成交价款为88.4315万元。原告已取得执行款50万元。
另查明，2013年底，被告向张某承租上述房屋一层铺面经营使用。双方未签订书面合同。直至2016年2月1日，被告与欧某1签订《租铺合同》，约定欧某1出租”琼山区板桥路48-3号铺面给被告合法经营，租期从2016年2月1日至2017年8月1日止。每月租金4000元，每季度付一次，金额6000元，余下每月2000元抵扣欧某134000元的欠款，至2017年8月1日止，9月1日如需续租另签合同。”欧某1委托案外人欧某2在合同下面空白处手写拖欠的”34000元的来由说明”。被告称合同中铺面地址有误，正确应为48-1号。被告及欧某1均认可实际租金为3800元/月，为方便计算写成4000元/月。被告依约将租金给付欧某1，最后一笔租金支付时间为2017年4月27日。欧某1自认被告已不拖欠其租金。
再查明，原告欲通过向被告收取租金的形式抵扣张某、欧某1欠款，遂于2014年2月1日与被告就涉案铺面签订《租房协议》，约定租期2014年2月1日至2017年2月1日，但被告并未将租金支付给原告。2016年9月7日，原告再次来到涉案铺面要求被告向其交付租金，未果。被告与欧某1签订的合同到期后，被告于2017年8月1日与竞买人签订新的租赁协议，继续经营诉争房产一层铺面。
本院认为，《中华人民共和国物权法》第一百九十七条规定：”债务人不履行到期债务或者发生当事人约定的实现抵押权的情形，致使抵押财产被人民法院依法扣押的，自扣押之日起抵押权人有权收取该抵押财产的天然孳息或者法定孳息，但抵押权人未通知应当清偿法定孳息的义务人的除外。”据此，抵押权人有权向租金支付义务人收取租金，但应是抵押人尚未收取的租金。本案中，房产被查封前，出租人与被告就部分租金抵扣欠款一事达成协议，后被告一直履行该协议向出租人缴纳租金，且在原告起诉之前已支付完毕。虽然原告在房产查封后履行了通知义务，但上述支付行为对清偿义务人而言仍产生清偿的效力，被告已不拖欠租金，原告作为抵押权人无权再向被告收取租金。因此，原告的诉讼请求，本院不予支持。
综上，依据《中华人民共和国民事诉讼法》第六十四条第一款之规定，判决如下：
驳回原告吴立新的诉讼请求。
案件受理费1310元，由原告吴立新负担。
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。
审判员黄小雅
二〇一七年十月三十日
书记员王川凡
速录员黄丽
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