海南省海口市中级人民法院
p t ; ” > 民 事 裁 定 书
（2017）琼01民辖终228号
上诉人（原审被告）：海南中嘉房地产开发有限公司，住所地海南省海口市国贸大道2号时代广场10层A。统一社会信用代码：×××。
法定代表人：陈烈进，副总经理。
被上诉人（原审原告）：祁晓东，男，1956年12月16日出生，汉族，住四川省成都市。
委托诉讼代理人：张晓东，海南威盾律师事务所律师。
委托诉讼代理人：张涛，海南威盾律师事务所律师。
上诉人海南中嘉房地产开发有限公司（以下简称中嘉公司）因与被上诉人祁晓东房屋买卖合同纠纷管辖权异议一案，不服海口市龙华区人民法院（2017）琼0106民初11676号民事裁定，向本院提起上诉。
中嘉公司上诉称，一、原审法院对本案无管辖权。本案为房屋买卖合同纠纷，属于因不动产纠纷提起的诉讼，依法应由不动产所在地人民法院专属管辖。中嘉公司与祁晓东于2012年3月1日在海南省三亚市签订《认购意向书》，认购中嘉公司开发的三亚·富春山居房屋。签约后，双方各自履行了义务，祁晓东付清了购房款，中嘉公司向其交付了房屋。根据《最高人民法院关于审理商品房买卖合同纠纷适用法律若干问题的解释》第五条”商品房的认购、订购、预订等协议具备《商品房销售管理办法》第十六条规定的商品房买卖合同的主要内容，并且出卖人已经按照约定收受购房款的，该协议应当认定为商品房买卖合同。”涉案《认购意向书》具备商品房买卖合同的主要内容，应认定为商品房买卖合同。双方商品房买卖合同引起的纠纷属于不动产纠纷，又因涉案房屋所在地为海南省三亚市××区，根据《中华人民共和国民事诉讼法》第三十三条第一款”因不动产纠纷提起的诉讼，由不动产所在地人民法院专属管辖”规定，本案应由三亚市城郊人民法院专属管辖。
二、原审法院对案件事实认定不完整，适用法律错误。涉案房屋项目由中嘉公司与海南省国营南新农场合作开发，中嘉公司在未取得商品房预售许可证的情况下，即与祁晓东签订《认购意向书》。根据《中华人民共和国合同法》第五十二条第一款第五项及《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》第二条的规定，《认购意向书》无效。同时，根据《中华人民共和国合同法》第五十八条规定，合同无效或者被撤销后，因合同取得的财产，应当予以返还。因双方签订的《认购意向书》无效，中嘉公司应向祁晓东返还购房款，祁晓东应向中嘉公司返还房屋。一审法院仅对祁晓东提出的违约金请求，依照《中华人民共和国民事诉讼法》第二十三条确定案件管辖，没有对《认购意向书》的合法有效性进行认定，对案件事实认定不完整。本案不仅涉及违约金，还因合同无效涉及房屋返还，属于因不动产权利的确认引起的物权纠纷。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》第二十八条的规定，应按照不动产纠纷确定管辖。综上，请求撤销原审裁定。将本案移送三亚市城郊人民法院审理。
被上诉人祁晓东未提交答辩意见。
本院经审查认为，《中华人民共和国民事诉讼法》第三十三条第一项规定的不动产纠纷是指因不动产的权利确认、分割、相邻关系等引起的物权纠纷。政策性房屋买卖合同纠纷按照不动产纠纷确定管辖。根据祁晓东的诉讼请求及所依据的事实和理由，其基于与中嘉公司签订的三亚·富春山居项目《认购意向书》，主张中嘉公司向其支付违约金、滞纳金而与中嘉公司之间形成房屋买卖合同关系，故本案属因合同纠纷提起的诉讼，且讼争房屋亦并非政策性房屋，应适用《中华人民共和国民事诉讼法》第二十三条的规定，由被告住所地或者合同履行地人民法院管辖。本案中，中嘉公司的住所地位于海南省海口市国贸大道2号时代广场，该地址属于海口市××区，故原审法院依据被告住所地法院管辖原则对本案有管辖权。中嘉公司关于本案应适用不动产专属管辖的主张，于法无据。中嘉公司主张原审法院认定事实不完整，本案涉及合同效力的认定问题和房屋返还问题，属因不动产权利的确认引起的债权与物权纠纷，不应依据《中华人民共和国民事诉讼法》第二十三条的规定确定案件管辖原则。但根据民事诉讼法确定案件管辖的一般原则，人民法院在管辖权异议的审查阶段应当以程序性审查为主，即应当围绕当事人主张的法律关系进行审理，而案件实体法律关系的审理，则应当在法庭审理阶段进行。故中嘉公司提出的上述实体抗辩，其与祁晓东之间签订的《认购意向书》是否合法有效，祁晓东主张其支付违约金、滞纳金的诉讼请求能否得到支持均应当经过人民法院实体审理予以确定，不应作为本案管辖权异议审查的内容。原审法院依据祁晓东的诉讼请求和其主张的法律关系确定本案应依照一般合同纠纷确定管辖正确。综上，中嘉公司的上诉理由不成立，本院不予支持。原审裁定认定事实清楚，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、第一百七十一条之规定，裁定如下：
驳回上诉，维持原裁定。
本裁定为终审裁定。
审判长曲洁
审判员符敏秀
审判员章蕾
二Ｏ一七年十一月二十七日
法官助理邓静瑜
书记员吴崇广
附：相关法律法规条文
《中华人民共和国民事诉讼法》
第二十三条因合同纠纷提起的诉讼，由被告住所地或者合同履行地人民法院管辖。
第三十三条下列案件，由本条规定的人民法院专属管辖：
（一）因不动产纠纷提起的诉讼，由不动产所在地人民法院管辖；
（二）因港口作业中发生纠纷提起的诉讼，由港口所在地人民法院管辖；
（三）因继承遗产纠纷提起的诉讼，由被继承人死亡时住所地或者主要遗产所在地人民法院管辖。
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。
第一百七十一条第二审人民法院对不服第一审人民法院裁定的上诉案件的处理，一律使用裁定。
《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》
第二十八条民事诉讼法第三十三条第一项规定的不动产纠纷是指因不动产的权利确认、分割、相邻关系等引起的物权纠纷。
农村土地承包经营合同纠纷、房屋租赁合同纠纷、建设工程施工合同纠纷、政策性房屋买卖合同纠纷，按照不动产纠纷确定管辖。
不动产已登记的，以不动产登记簿记载的所在地为不动产所在地；不动产未登记的，以不动产实际所在地为不动产所在地。
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