海南省海口市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼01民终1059号
上诉人（原审原告）：杜阳，男，1985年5月29日出生，汉族，现住海口市。
委托诉讼代理人：李扬，海南昌宇律师事务所律师。
被上诉人（原审被告）：林顺利，男，1957年10月20日出生，汉族，系海南利源房地产营销策划有限公司法定代表人、股东，现住海口市。
委托诉讼代理人：符喆，男，1967年3月23日出生，汉族，系林顺利同事。
被上诉人（原审被告）：符照源，男，1969年11月29日出生，汉族，系海南利源祥房地产营销策划有限公司股东。
原审第三人：梁玉娟，女，1958年5月30日出生，汉族。
上诉人杜阳因与被上诉人林顺利、符照源及原审第三人梁玉娟房屋买卖合同纠纷一案，不服海口市琼山区人民法院(2016)琼0107民初847号民事判决，向本院提起上诉。本院于2017年4月17日立案受理后，依法组成合议庭对本案进行审理。本案现已审理终结。
上诉人杜阳上诉请求：1、请求撤销（2016）琼0107民初847号《民事判决书》；2、依法改判确认上诉人与被上诉人林顺利签订的《房产买卖契约》（【204】房买卖契字博号）有效。3、依法改判被上诉人林顺利及第三人梁玉娟办理上诉人所购房屋及其相应的国有土地使用权过户登记手续。4、判决一、二审诉讼费由被上诉人林顺利承担。事实与理由：一、一审判决认定上诉人未按合同约定于2010年3月30日前一次性现金付给海南利源祥房地产营销策划有限公司（下称利源祥公司）人民币80000元，已支付的购房款尚不足全部购房款的50%，未履行合同约定的主要义务，系事实认定错误。事实是，2008年4月22日，林顺利整体买下第三人梁玉娟名下227平方米的国有土地使用权及地上1133平方米的房产所有权，梁玉娟已将土地证和房产证原件（已办理分户房产证，共计19户，均在梁玉娟名下）交给林顺利，林顺利已经付清转让款。并且林顺利与梁玉娟约定由梁玉娟负责办理产权过户至林顺利名下（或林顺利指定人名下）。2009年后，林顺利陆续将所购房产分别卖给多人并已实际向购房人交付了房产，部分办理了房产证，上诉人购买的第一套房屋已经办理房产证，与本案一起状告林顺利的共7户未办理房产证。林顺利与该7户购房人签订《房产买卖契约》时，有的加盖的是海南利源祥房地产营销策划有限公司（下称利源祥公司）公章，有的加盖的是海南利民强房地产营销策划有限公司（下称利民强公司）公章，但签名的人均是林顺利的弟弟林顺祥。购房款均支付给了林顺利，收款收据加盖的均是利源祥公司公章，开收据的开票人为林顺祥代办。上诉人签订的《房产买卖契约》，加盖的是海南利源祥房地产营销策划有限公司（下称利源祥公司）公章。上诉人于2009年10月19日与林顺利签订合同后，支付7万元给林顺利，2010年3月30日上诉人未支付林顺利8万元是事实，但上诉人与林顺利已经口头约定房产证办理下来后上诉人即支付该8万元。所以上诉人未支付该8万元不构成违约。二、一审判决以上诉人已支付的购房款尚不足全部购房款的50%，未履行合同约定的主要义务为由，驳回上诉人诉讼请求，系适用法律错误。1、上诉人与林顺利签订的合同为合法有效合同。一审判决以上诉人已支付的购房款尚不足全部购房款的50%，未履行合同约定的主要义务为理由，没有法律依据。根据《合同法的司法解释一》第九条规定：”法律、行政法规规定合同应当办理登记手续，但未规定登记后生效的，当事人未办理登记手续不影响合同的效力，合同标的物所有权及其他物权不能转移。”和最高人民法院《关于贯彻执行民事政策法律若干问题的意见》56条规定：”买卖双方自愿，并立有契约、买方已交付了房款，并实际使用和管理了房屋，又没有其他违法行为，只是买卖手续不完善的，应认为买卖关系有效，但应着其补办房屋买卖手续。”及《中华人民共和国物权法》第十五条规定：”当事人之间订立有关设立、变更、转让和消灭不动产物权的合同，除法律另有规定或者合同另有约定外，自合同成立时生效；未办理物权登记的，不影响合同效力。”上诉人与林顺利签订的《房产买卖契约》合法有效。法律并没有对”已支付的购房款尚不足全部购房款的50%，未履行合同约定的主要义务”作为合同生效或失效的条件。如果因为上诉人违约，导致不能实现合同目的，合同相对方完全有权追究违约方的违约责任或者依法要求撤销和解除合同。但本案林顺利或利源祥公司均未提出该请求。法庭无权认定上诉人违约，更无权裁决合同解除或者撤销。一审法院以上述理由驳回上诉人诉讼请求系适用法律错误。2、一审判决应当确认涉案合同合法有效，一审判决未对涉案合同的性质和效力进行认定，系适用法律错误。本案系房产买卖合同纠纷，一审判决应当对合同性质和合同效力作出认定，未作评判和认定，系适用法律错误。另外，一审判决应当确认和支持”地随房走”的诉请合法有效。根据《中华人民共和国房地产管理法》第三十二条规定：”房地产转让、抵押时，房屋的所有权和该房屋占用范围内的土地使用权同时转让、抵押。”和《中华人民共和国物权法》第一百八十二条第1款规定：”以建筑物抵押的，该建筑物占用范围内的建设用地使用权一并抵押。”和《划拨土地使用权管理暂行办法》（中华人民共和国土地管理局1992年3月8日颁布）第十一条规定：”转让、抵押土地使用权，其地上建筑物、其他附着物所有权随之转让、抵押；转让、抵押地上建筑物、其他附着物所有权，其使用范围内的土地使用权随之转让、抵押。但是地上建筑物、其他附着物作为动产转让的除外。”根据上述规定，上诉人与林顺利签订的《房产买卖契约》应当包括房产和该房产占用的土地使用权一并转让。”地随房走、房随地走”的权力合一原则是我国房地产权属的一贯原则。综上所述，由于一审判决在认定事实，适用法律上的错误，上诉人特提起上诉，请求二审法院依法处理。
被上诉人林顺利口头辩称，对上诉人杜阳的上诉状有异议，在其上诉状第3页说没有交8万元不构成违约被上诉人认为不成立，房子卖给上诉人是15万，上诉人只付了7万，所以这个行为是严重违约的，而上诉人在上诉状中说不构成违约是不符合事实的，因为合同没有履行是构成严重违约的。2、在上诉人杜阳的上诉状的第4页中说”如果因为上诉人违约导致不能实现合同目的，合同相对方完全有权利追究责任...是适用法律错误”的上诉理由不成立，因为上诉人没有履行合同的主要义务有超过50%的房款没有支付，而被上诉人和利源祥公司提不提出诉求是看情况而定，并不是说被上诉人已经放弃了权利，如果上诉人不支付8万元的购房款，被上诉人将主张权利维护自己的合法权益。
被上诉人符照源没有提交答辩意见。
原审第三人梁玉娟没有提交陈述意见。
杜阳向一审法院起诉请求：1、被告协助原告办理位于海口市××区房产证及土地证；2、被告支付原告违约金，从2009年10月19日至2016年4月共计166075元整（70元×365天×6年零6个月）；3、本案诉讼费由被告承担。
一审法律认定事实：原告于2009年10月19日与海南利源祥房地产营销策划有限公司（合同甲方）签订《房产买卖契约》，合同主要约定：”甲方自愿将座落在海口市××区房出售给乙方（面积为58.67平方米）；购房总价款为150000元，付款方式为乙方于2009年10月20日前一次性现金付给甲方人民币柒万元整，乙方于2010年3月30日前一次性现金付给甲方人民币捌万元整；乙方不能按期向甲方付清购房款或甲方不能按期向乙方交付房产，每逾期一日，由违约一方向对方给付相当于房产价款千分之壹的滞纳金；该房办理过户手续所需缴纳的税费由甲乙双方各自承担。”原告于2009年10月19日缴款70000元，缴纳购房款凭证上加盖的是海南利源祥房地产营销策划有限公司的销售专用章。海南利源祥房地产营销策划有限公司于2009年10月19日将该房交付给原告，原告占有使用至今。合同甲方海南利源祥房地产营销策划有限公司未协助原告将该房的房产证办理至原告名下。原告与海南利源祥房地产营销策划有限公司未在合同中约定办理房屋产权证的时间及逾期办理房屋产权证的违约金计算标准。原告未按合同约定于2010年3月30日前一次性现金付给海南利源祥房地产营销策划有限公司人民币80000元整。另查明，被告林顺利系海南利源祥房地产营销策划有限公司的法定代表人、股东，被告符照源系海南利源祥房地产营销策划有限公司的股东，海南利源祥房地产营销策划有限公司经清算后已于2009年11月4日被核准注销，被告林顺利、符照源是清算组成员。清算组未在自成立之日起十日内通知原告，仅在报纸上对债权人进行了公告。另查明，第三人梁玉娟（合同甲方）与被告林顺利（合同乙方）于2008年4月22日签订《项目转让协议》，合同中主要约定：”甲方出让乙方的房屋位于海口市××区，土地使用号为琼山籍国用（2001）字第01－2277号，房产所有权证号为琼山市房权证府城（私）字第XX**号；甲方以现状转让该项目的土地（贰佰肆拾柒平方米）及地上的房产所有权（壹仟壹佰叁拾叁平方米），转让总价款为人民币壹佰叁拾叁万元整；签订本协议后，乙方在三天内付给甲方首期购房款人民币捌拾万元整。......，甲方须提供办理房产分证手续的必要证件。（如房产证，土地证等）。签署协议后肆个月内，......，（甲方）并将该项目土地使用权证和房产所有权证的原件交给乙方，乙方付清剩余购房款伍拾叁万元整人民币给甲方；由乙方负责办理产权过户至乙方名下（或乙方指定人名下），产权过户所产生的一切税费由乙方承担；本协议的生效以双方签字、盖章，乙方支付首期购房款后即生效。（购房款以甲方出具的条据为准）。”第三人梁玉娟于2008年4月23日向被告林顺利出具收据1张，载明：”已收到林顺利交来购房款人民币捌拾万元正。收款人：梁玉娟”，被告林顺利于同日通过银行向第三人梁玉娟转账25万元；于2009年3月4日向被告林顺利出具收条1张，载明：”今收到林顺利交来购房款叁拾万元正。收款人：梁玉娟”；于2009年5月3日向被告林顺利出具收条1张，载明：”今收到林顺利交来最后购房款贰拾叁万元正人民币。收款人：梁玉娟”。庭审中，被告林顺利述称，第三人梁玉娟已将合同中约定的位于海口市××区的房屋向己方进行了交付，还交付了涉案房屋的房产证原件，各涉案房屋的房产证原件现均分别交给各涉案房屋的原告。另查明，原告与海南利源祥房地产营销策划有限公司签订《房产买卖契约》中的座落在海口市××区房，现登记在第三人梁玉娟名下（产权证号：HK1960**），涉案房屋产权登记载明座落地址为海口市××镇房。
一审法院认为，原告起诉的海南利源祥房地产营销策划有限公司经清算后已于2009年11月4日被核准注销，已不是适格的诉讼主体。在合同的履行过程中，原告未按合同约定于2010年3月30日前一次性现金付给海南利源祥房地产营销策划有限公司人民币80000元，而该公司已于2009年10月19日即原告缴款首笔购房款70000元的当天就已将涉案房屋交付给原告占有使用，应视为已履行了合同约定的主要义务，而原告已支付的购房款尚不足全部购房款的50%，故原告未履行合同约定的主要义务，故对于原告主张海南利源祥房地产营销策划有限公司的股东林顺利、符照源及第三人梁玉娟为其办理涉案房产房屋产权证、土地证及给付逾期办证违约金的诉讼请求，没有事实及法律依据，本院不予支持。被告符照源、第三人梁玉娟未到庭应诉，视为其自愿放弃诉讼权利。依照《中华人民共和国民事诉讼法》第六十四、第一百四十四条之规定，判决如下：驳回原告杜阳的诉讼请求。案件受理费3300元，由原告杜阳负担。
本院二审查明的事实与一审查明的事实一致。
本院认为，被上诉人林顺利是涉案房产的实际产权人，其以利源祥公司的名义与上诉人杜阳签订的《房产买卖契约》，系双方的真实意思表示，没有违反法律法规的强制性规定，应认定该合同合法有效，受法律保护，双方应当按照合同的约定全面、严格履行。根据合同约定，买方杜阳应当在2010年3月30日一次性付清第二笔购房余款8万元，但杜阳至今没有付清。根据《中华人民共和国合同法》第六十七条的规定，当事人互负债务，有先后履行顺序，先履行一方未履行的，后履行一方有权拒绝其履行要求。先履行一方履行债务不符合约定的，后履行一方有权拒绝其相应的履行要求。因此，杜阳作为买方没有履行付清购房款的义务，其要求卖方林顺利办理过户手续和承担逾期办证的违约责任的诉讼请求应不予支持。
综上所述，杜阳的上诉请求不能成立，应予驳回。一审判决认定事实清楚，适用法律正确，应予维持。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规定，判决如下：
驳回上诉，维持原判。
二审案件受理费3300元，由杜阳负担。
本判决为终审判决。
审判长李家林
审判员林梅
审判员刘华琪
二〇一七年六月十九日
法官助理廖敏
书记员刘沛
书记员刘沛
附相关法律法规司法解释规定：
《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；
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