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Cao Ping et al. v. Cui Libin et al. (real estate purchase dispute case)
(real estate purchase dispute case)
江苏南通中院判决曹平等诉崔利斌等房屋买卖纠纷案
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[Key Terms]
real estate purchase contract ; allocated land ; validity of contract
[核心术语]
房屋买卖合同;划拨土地;合同效力
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[Disputed Issues]
1. Can the buyer claim the invalidity of the contract on the ground that the land of the real estate is allocated land, after the conclusion of the real estate purchase contract?
[争议焦点]
1.房屋买卖合同签订后，买方能否以房屋的土地性质为划拨土地为由，主张合同无效？
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[Case Summary]
Under the provisions of Article 14 of the Interpretation = 2 \* ROMAN II of the Supreme People's Court on Several Issues concerning the Application of the Contract Law of the People's Republic of China "compulsory provision" as provided in Item ( = 5 \* roman v) of Article 52 of the Contract Law refers to compulsory provision on validity. Therefore a contract becomes void and null as its content breaks the compulsory provision on validity as stated in laws and regulations. But the validity of a contract shall be identified according to the specific circumstance if only compulsory provision on management is violated. Lawfully established contracts take effect at the time of being established. The conclusion of the real estate purchase contract by the seller and the buyer is the expression of their true intention and does not violate any compulsory provision in law so the contract shall be valid. The land of the real estate is allocated land...
[案例要旨]
根据最高人民法院《关于适用〈中华人民共和国合同法〉若干问题的解释（二）》第十四条的规定合同法第五十二条第（五）项规定的“强制性规定”是指效力性强制性规定。因此合同内容违反法律、法规的效力性强制性规定而无效。但仅违反管理性强制性规定的则应当根据具体情况认定其效力。依法成立的合同自成立时生效。买卖双方签订房屋买卖合同...
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The full text is omitted. | | 江苏南通中院判决曹平等诉崔利斌等房屋买卖纠纷案 |
| | ——划拨土地上房屋买卖合同效力的认定 |
| | 裁判要旨 |
| | 土地的划拨性质并不影响合同的履行，仅是在办理过户前需要将划拨土地转为出让土地，合同当事人缴纳相应的争议土地出让金后即可办理过户手续。当事人据此主张合同无效应不予支持。 |
| | 案情 |
| | 原告曹平、季花（乙方）与被告崔利斌、徐善琴（甲方）于2011年5月11日在江苏省南通市通州区金沙镇天诚房产中介所签订了《房地产买卖合同》一份，合同约定甲方将其所有的位于金沙镇花行桥新村20号楼202室（67.93平方米）出售给乙方，总售价为41.8万元。中介成交费由甲、乙双方各负担4000元。付款方式：签订合同时乙方预付定金人民币2元，余款39.8万元，甲方2011年8月份交钥匙时，乙方款清后，双方即办理过户（交房前所产生的电费、水费等相关费用由甲方结清）。房产证过户费、契税由乙方承担，个人所得税由甲方承担。双方不得违约，如有违约，违约方的赔偿金为总房价的20%。原告曹平于当日汇款2万元定金给被告，被告崔利斌于次日向原告出具了收条。 |
| | 另查明，徐善琴未出面签订合同，合同上徐善琴的签字系由其丈夫崔利斌代签；出售房屋的土地性质为划拨土地。天诚中介负责人钱某证明，在原、被告签订合同时，约定由原告负担将划拨土地转为出让土地的土地出让金。 |
| | 曹平、季花认为，划拨土地不应进入市场流通，案涉合同应为无效。同时，本案徐善琴未在合同上签字，房屋买卖合同未成立。遂起诉至南通市通州区人民法院，要求两被告返还房屋定金2万元。两被告在审理中不同意返还房屋定金，并要求两原告继续履行合同。 |
| | 裁判 |
| | 通州法院经审理认为，依法成立的合同，自成立时生效。两原告与两被告签订的房地产买卖合同不违反法律强制性规定，应为有效。讼争房屋的土地性质为划拨土地，并不影响合同的履行，仅是在办理过户前需要将划拨土地转为出让土地，当事人缴纳相应的争议土地出让金后即可办理过户手续，故对原告诉称合同无效的主张，法院不予支持。现两被告始终愿意出售房屋，并无违约之情形。故两原告要求被告双倍返还定金的请求法院不予支持。 |
| | 通州法院判决：驳回两原告的诉讼请求。 |
| | 判决后，两原告不服，向南通市中级人民法院提起上诉。 |
| | 南通中院经审理认为，案涉房屋买卖合同，系双方当事人真实意思表示，未违反法律、行政法规的强制性规定，合法有效。曹平、季花称划拨土地上房屋不应进入市场流通，案涉合同应为无效，但从《中华人民共和国城市房地产管理法》第四十条第一款“以划拨方式取得土地使用权的，转让房地产时，应当按照国务院规定，报有批准权的人民政府审批。有批准权的人民政府准予转让的，应当由受让方办理土地使用权出让手续，并依照国家有关规定缴纳土地使用权出让金”之规定来看，划拨土地上的房屋并非绝对禁止转让，只要办理土地出让手续、缴纳土地出让金后即可转让。且曹平、季花在订立合同时明知案涉土地为划拨土地，此后也未积极办理相应土地出让手续，故法院对曹平、季花该主张不予支持。崔利斌、徐善琴在原审审理中明确表示愿意继续履行合同，应视为徐善琴对案涉合同予以追认，故法院对曹平、季花该主张亦不予支持。 |
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