海南省琼海市人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9002民初517号
原告：沈若谷，男，1985年6月7日出生，汉族，住江苏省苏州市。
委托诉讼代理人：李昭山，海南法立信（琼海）律师事务所律师。
被告：海南欧博房地产开发有限公司，住所地：海南省琼海市嘉积镇教育北路54号。
法定代表人：马振刚，董事长。
委托诉讼代理人：梁晓丽，海南华禾律师事务所律师。
原告沈若谷与被告海南欧博房地产开发有限公司（以下简称欧博公司）商品房预约合同纠纷一案，本院于2017年2月17日立案后，依法适用普通程序，公开开庭进行了审理。原告沈若谷的委托诉讼代理人李昭山、被告欧博公司的委托诉讼代理人梁晓丽到庭参加诉讼。本案现已审理终结。
沈若谷向本院提出诉讼请求：1、被告双倍返还购房定金共10万元给原告；2、涉案费用由被告负担。在审理过程中，原告增加诉讼请求：解除原、被告签订的《房屋认购协议书》。事实和理由：2016年12月3日，原告与被告签订一份《房屋认购协议书》，原告为购买被告开发的××区号房而向被告交纳了5万元购房定金，双方约定在2016年12月10日前签订正式《商品房买卖合同》。但此后在拟签订正式合同时，被告却始终不向原告出示相关销售许可或预售许可证明，原告经向琼海市房管局查询得知被告开发的该楼盘处在不可交易状态，且土地性质为旅游、商住用地，不是居民正常居住生活的住宅用地，土地使用年限只有约50年，不是住宅用地70年。被告在签订《房屋认购协议书》并收取定金时并未将上述情况如实告知原告，刻意对原告隐瞒了上述购房至关重要信息。因上述原因最终导致双方无法在2016年12月10日前签订正式《商品房买卖合同》，原告要求被告退还定金，但被告却始终不退。鉴于以上情况，原告认为，导致双方未能签订正式商品房买卖合同的过错责任在于被告，被告应承担双倍返还定金的违约责任。为此，原告特向法院提起诉讼，请求依法裁决。
欧博公司辩称，被告具备预售博鳌香槟郡小区4号楼4单元605号房的合法手续，605号房处于合法可售状态。本案《房屋认购协议书》签订并部分履行后，导致双方未能签订商品房买卖合同的原因是原告拒绝支付首期购房款、拒绝履行签约义务。原告要求双倍返还定金没有事实和法律依据，依法应予驳回。具体理由如下：一、被告同意原告解除双方签订的《房屋认购协议书》，该协议书事实上也已解除。二、《房屋认购协议书》是商品房预售的预约合同，约定的定金系签约定金。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》第四条规定，因原告的过错导致双方无法签订本约合同，依据定金罚则，被告已收定金不予返还。三、《房屋认购协议书》明确约定了被告向原告双倍返还定金的条件，由于该条件不成就，因此，原告要求双倍返还定金不应得到支持。协议书第四、五、六条对支付定金、双倍返还定金及不予返还定金等事宜进行了约定。协议书签订当日，原告支付定金5万元。2016年12月10日前，原告未支付首期款27万元（含定金），亦未就签订《商品房买卖合同》事项与被告协商一致。2017年1月5日，被告向原告寄送《签约催告函》，催请原告于2017年1月10日前办理相关购房手续，否则将按协议书第六条办理。原告收到该函后仍然未付款、未签约。被告没有在原告未违约的前提下将605号房产另售他人，因此不存在违约行为。由于本案不存在因不可归责于双方当事人的原因导致商品房买卖合同无法订立的情形，因此依据相关法律规定及协议书约定，原告无权要求被告双倍返还定金，对原告已经支付的定金，被告有权不予返还。四、被告已经于2013年7月17日合法取得博鳌香槟郡4号楼的预售许可证，并在许可证有效期内依法办理续期，于2016年7月15日办理了有效期至2017年7月16日的预售许可证。因此，原、被告签订《房屋认购协议书》时，605号房所属的4号楼的预售许可证在合法有效期内，只要原告履行约定义务，双方即可顺利签订商品房买卖合同。五、根据《物权法》第一百九十一条规定，抵押房产经抵押权人同意可以转让。本案抵押权人中国长城资产管理公司海口办事处对原告销售抵押房产同意并予以配合办理已售房产的注销抵押及商品房买卖合同的备案手续。605号房的抵押登记不构成签约障碍。原告以香槟郡房产办理抵押登记为由将该抵押房产视为不可交易没有法律依据，是错误的。六、被告已合法受让取得海国用（2009）第0753号国有土地使用权证，载明用途为旅游、商住用地，土地使用权终止日期为2064年4月5日。被告在该宗地块上合法建设博鳌香槟郡项目，不存在违法用地问题，该项目已于2015年9月取得海南省建筑工程竣工验收备案证。
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。对当事人无异议的证据，本院予以确认并在卷佐证。对有争议的证据和事实，本院认定如下：原告提供的证据：海房建海字第15号他项权利证书复印件，证明被告将涉案房屋抵押给中国长城资产管理公司海口办事处而导致房屋处在不可交易状态等事实。被告质证认为，该证据属于复印件，对其真实性、合法性、关联性不予认可。本院审查认为，该证据属于复印件，其上记载内容无法核实，故不予确认。被告提供的证据：1、博鳌香槟郡4号楼3单元801房的房屋认购、注销在建工程抵押、商品房买卖合同备案登记的完整手续，证明办理抵押手续的未售商品房一经销售，能够顺利办理注销抵押手续及合同备案登记手续，未售商品房的抵押不影响购房人的签约利益。2、被告与他人就涉案房屋另行签订的《房屋认购协议书》、3张收据（共38万元）、长城资产管理海南分公司出具的注销在建工程抵押手续申请函、长城公司与欧博公司共同向国土局出具的注销登记证明书，证明涉案房屋的抵押登记不影响签约和履行，进一步证明原告对涉案房屋的商品房买卖合同不能订立承担违约责任。原告质证认为，证据1、2的真实性、合法性没有异议，关联性有异议，是被告与他人之间的关系，与本案无关。本院审查认为，被告提供的证据1、2与本案有实际关联，对其真实性、合法性、关联性予以确认。
根据当事人陈述和经审查确认的证据，本院认定事实如下:2016年12月3日，原、被告签订《房屋认购协议书》，约定：乙方（原告）购买甲方（被告）出售的4号楼4单元605号房产，暂测建筑面积75.08平方米，优惠价后单价为11987.21元，成交总价900000元；乙方应在签订本认购书同时向甲方缴纳定金50000元；乙方若选择分期付款方式，须在2016年12月10日前付足首期款270000元（含定金，占总房款的30%），定金自动转为房款，同时双方签订《商品房买卖合同》，剩余房款须在2017年3月3日前付清；甲方在乙方未违约且未签署《商品房买卖合同》前将该物业卖给他人的，应双倍返乙方已支付定金；如乙方违反本协议中第四条中的第2项或第3项或第4项或由于乙方原因不能如期签订《商品房买卖合同》的，甲方除不予返还乙方已交定金，还可在不需先通知乙方情形下将该物业另行出售他人，且房款全部归甲方所有等。认购书签订当日，原告向被告支付（4-4-605#房）购房定金50000元。因原告未在2016年12月10日前与被告签订《商品房买卖合同》，被告于2017年1月3日向原告邮寄送达《签约催告函》，要求原告于2017年1月10日前至博鳌香槟郡现场售楼处办理相关购房手续，如未在规定时间内办理，将按照《房屋认购协议书》认购条款第六条处理，不予返还原告已付定金且房屋另行出售。原告称因房产抵押导致房产处于不确定状况，且土地性质为旅游、商住用地，使用年限只有约50年，因此不愿意继续交钱及签订合同，且与被告口头协商过要求退还定金。被告认可与原告进行协商，但认为没有签订合同的原因在于原告，其表示在大厅有显示土地性质，在签订《房屋认购协议书》时已告知原告房产抵押情况，但没有提供证据证明。
另查明，涉案房产所属土地地类（用途）为旅游、商住用地，使用年限至2064年4月5日。涉案房产所属楼栋即博鳌香槟郡4号楼于2013年7月17日取得琼海市房产预售许可证[（2013）海房预字（0058）号]，并依法办理延期，有效期至2017年7月16日。2013年8月19日，被告与中国长城资产管理公司海口办事处签订抵押合同，将包括涉案房产在内的香槟郡项目未销售的房产办理在建工程抵押，并办理了抵押手续。2017年3月13日，被告与崔妍艳签订《房屋认购协议书》，将涉案房产另行出售给崔妍艳。2017年5月5日，被告与中国长城资产管理股份有限公司海南省分公司共同向琼海市国土资源局提交《注销登记证明书》，表明双方一致同意注销涉案房产及相对应分摊土地使用权的抵押登记并办理合同备案手续，申请琼海市国土资源局办理涉案房产及相对应分摊土地使用权的抵押权注销手续并办理备案登记手续。
本院认为，本案系因房产认购引发的纠纷，双方签订的《房屋认购协议书》仅是为购买涉案房产达成初步意向，属于预约合同，故本案案由应为商品房预约合同纠纷。原、被告签订的《房屋认购协议书》系双方当事人的真实意思表示，内容未违反法律、行政法规的强制性规定，为有效协议。原告诉请要求解除该《房屋认购协议书》，被告亦表示同意，本院予以准许。本案的争议焦点为：一、原、被告未能依约签订正式《商品房买卖合同》的原因；二、被告应否返还双倍定金100000元给原告。
关于争议焦点一。对于未签订《商品房买卖合同》的原因，双方表述不一。原告称因房产抵押导致房产处于不确定状况，且土地性质为旅游、商住用地，使用年限只有约50年，因此不愿意继续交钱及签订合同。被告认为原告拒绝支付首期购房款及履行签约义务导致合同没有签订。根据本案查明的事实，被告将包括涉案房产在内的香槟郡项目未销售的房产办理了在建工程抵押，其表示在签订《房屋认购协议书》时已告知原告房产抵押情况，但原告不予认可，且被告没有提供证据证明。虽然在房屋销售过程中，该抵押不影响销售，但作为购房者，房产抵押系影响其购房判断的重大事实，出卖方应在签订认购协议时进行充分告知。另外，土地使用年限是商品房买卖的重要信息，法律规定住宅用地的土地使用年限为70年，在土地使用年限与法律规定不符时，出卖方应向购房者作明确提示。被告未在《房屋认购协议书》中明确告知土地使用权的年限，也未提供证据证明已向原告作出明确提示。由于涉及到房产抵押及土地使用年限等问题，原、被告不能就商品房买卖达成一致，且双方均没有提交充分证据证明对方存在过错，故涉案房产的《商品房买卖合同》不能订立均不能归责于双方。关于争议焦点二。如前所述，原、被告未能签订《商品房买卖合同》系因不可归责于双方当事人的事由。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》第四条的规定，出卖人通过认购、订购、预订等方式向买受人收受定金作为订立商品房买卖合同担保的，如果因当事人一方原因未能订立商品房买卖合同，应当按照法律关于定金的规定处理；因不可归责于当事人双方的事由，导致商品房买卖合同未能订立的，出卖人应当将定金返还买受人。因此，被告应当将定金50000元返还给原告。原告主张双倍返还定金，缺乏事实和法律依据，本院不予支持。据此，依照《中华人民共和国合同法》六十条、第九十四条、第一百一十五条，《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》第四条，《中华人民共和国民事诉讼法》第六十四条第一款的规定，判决如下：
一、解除原告沈若谷与被告海南欧博房地产开发有限公司于2016年12月3日签订的《房屋认购协议书》。
二、限被告海南欧博房地产开发有限公司于本判决生效之日起十日内返还50000元定金给原告沈若谷。
三、驳回原告沈若谷的其他诉讼请求。
如果未按本判决指定的期限履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条的规定，加倍支付迟延履行期间的债务利息。
案件受理费人民币2300元，由原告沈若谷负担1150元，由被告海南欧博房地产开发有限公司负担1150元。
如不服本判决，可以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或者代表人的人数提出副本，上诉于海南省第一中级人民法院。
审判长符儒超
审判员陈宏友
人民陪审员王国锋
二〇一七年八月三日
法官助理祁永芳
书记员黄鹏飞
附相关的法律条文
《中华人民共和国合同法》
第六十条当事人应当按照约定全面履行自己的义务。
当事人应当遵循诚实信用原则，根据合同的性质、目的和交易习惯履行通知、协助、保密等义务。
第九十四条有下列情形之一的，当事人可以解除合同：
（一）因不可抗力致使不能实现合同目的；
（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；
（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；
（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；
（五）法律规定的其他情形。
《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》
第四条出卖人通过认购、订购、预订等方式向买受人收受定金作为订立商品房买卖合同担保的，如果因当事人一方原因未能订立商品房买卖合同，应当按照法律关于定金的规定处理；因不可归责于当事人双方的事由，导致商品房买卖合同未能订立的，出卖人应当将定金返还买受人。但法律另有规定的除外。
《中华人民共和国民事诉讼法》
第六十四条第一款当事人对自己提出的主张，有责任提供证据。
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