摘要： Interpretation of the Supreme Peoples Court on Certain Issues Concerning the Application of Law in Trying Cases Involving Disputes over Contracts on Purchase and Sale of Commodity Premises 最高人民法院最高人民法院 關(guān)于審理商品房買賣合同糾紛
Interpretation of the Supreme People's Court
on Certain Issues Concerning the Application of Law in Trying Cases
Involving Disputes over Contracts on Purchase and Sale of Commodity Premises
最高人民法院最高人民法院
關(guān)于審理商品房買賣合同糾紛案件適用法律若干問題的解釋
(Adopted at the 1267th Meeting of the Trial Committee of the Supreme People's Court on 24 March 2003; Effective as of 1 June 2003)
（2003年3月24日最高人民法院審判委員會第1267次會議通過 自2003年6月1日起施行）
In accordance with the General Principles of the Civil Law of the People's Republic of China, the Contract Law of the People's Republic of China, the Urban Real Estate Administration Law of the People's Republic of China, the Guaranty Law of the People's Republic of China, and other relevant laws and based on the civil trial practices this Interpretation is formulated in order to ensure the correct and timely trial of cases involving disputes over contracts on purchase and sale of commodity premises.
為正確、及時審理商品房買賣合同糾紛案件,根據(jù)《中華人民共和國民法通則》、《中華人民共和國合同法》、《中華人民共和國城市房地產(chǎn)管理法》、《中華人民共和國擔(dān)保法》等相關(guān)法律,結(jié)合民事審判實(shí)踐,制定本解釋。
Article 1 For the purposes of this Interpretation, "contract on purchase and sale of commodity premises contracts on purchase and sale of commodity premises" shall mean the contracts by which a real estate enterprise (hereinafter, "Seller") publicly sells premises that are not yet completed or that are already completed and transfers the ownership of such premises to the buyer who pays for the premises.
第一條 本解釋所稱的商品房買賣合同,是指房地產(chǎn)開發(fā)企業(yè)(以下統(tǒng)稱為出賣人)將尚未建成或者已竣工的房屋向社會銷售并轉(zhuǎn)移房屋所有權(quán)于買受人,買受人支付價款的合同。
Article 2 Where a Seller concludes a contract on pre-sale of contract on pre-sale of commodity premises with a buyer without obtaining a commodity premises pre-sale permit, such contract shall be deemed as void; however, if a commodity premises pre-sale permit is obtained before an action is instituted, the contract shall be deemed as valid.
第二條 出賣人未取得商品房預(yù)售許可證明,與買受人訂立的商品房預(yù)售合同,應(yīng)當(dāng)認(rèn)定無效,但是在起訴前取得商品房預(yù)售許可證明的,可以認(rèn)定有效。
Article 3 Advertisements and promotion materials of commodity premises are invitations to offer. However, specific and determinate explanations and promises made by a Seller concerning premises and related facilities within the scope of a commodity premise development plan that have significant influence on the conclusion of the contract on purchase and sale of commodity premises and the determination of the price of the premises shall be deemed as offers. Such explanations and promises shall be deemed as content of the contract even if they are not included in the contract on purchase and sale of commodity premises, and any party in violation of such content shall be liable for breach of the contract.
第三條 商品房的銷售廣告和宣傳資料為要約邀請,但是出賣人就商品房開發(fā)規(guī)劃范圍內(nèi)的房屋及相關(guān)設(shè)施所作的說明和允諾具體確定,并對商品房買賣合同的訂立以及房屋價格的確定有重大影響的,應(yīng)當(dāng)視為要約。該說明和允諾即使未載入商品房買賣合同,亦應(yīng)當(dāng)視為合同內(nèi)容,當(dāng)事人違反的,應(yīng)當(dāng)承擔(dān)違約責(zé)任。
Article 4 Where a Seller receives an earnest money from a buyer by way of subscription, order, or advance reservation, etc. as guarantee for the conclusion of a contract on purchase and sale of commodity premises, in the event of failure to conclude the contract on purchase and sale of commodity premises due to reasons attributable to one of the parties concerned, the matter shall be handled in accordance with the provisions of law on earnest money; in the event of failure to conclude the contract on purchase and sale of commodity premises due to reasons not attributable to either party, the Seller shall return the earnest money to the buyer.
第四條 出賣人通過認(rèn)購、訂購、預(yù)訂等方式向買受人收受定金作為訂立商品房買賣合同擔(dān)保的,如果因當(dāng)事人一方原因未能訂立商品房買賣合同,應(yīng)當(dāng)按照法律關(guān)于定金的規(guī)定處理;因不可歸責(zé)于當(dāng)事人雙方的事由,導(dǎo)致商品房買賣合同未能訂立的,出賣人應(yīng)當(dāng)將定金返還買受人。
Article 5 Where an agreement of subscription, order, or advance reservation for commodity premises contains the main particulars of a contract on purchase and sale of commodity premises specified in Article 16 of the Measures for Administration of the Sale of Commodity Premises, and the Seller has received the purchase payment for the premises in accordance with the agreement, such agreement shall be deemed as a contract on purchase and sale of commodity premises.
第五條 商品房的認(rèn)購、訂購、預(yù)訂等協(xié)議具備《商品房銷售管理辦法》第十六條規(guī)定的商品房買賣合同的主要內(nèi)容,并且出賣人已經(jīng)按照約定收受購房款的,該協(xié)議應(yīng)當(dāng)認(rèn)定為商品房買賣合同。
Article 6 Where a party concerned files a request for invalidating a contract on pre-sale of commodity premises for the reason that no formalities are completed for the registration and record-filing of the contract in accordance with the law and administrative regulation, such request shall not be upheld.
Where the parties have agreed that the completion of registration and record-filing formalities shall be a condition to the effectiveness of the contract on pre-sale of commodity premises, such agreement shall be followed, unless one party concerned has already fulfilled its main obligations and the other party accepts the performance.
第六條 當(dāng)事人以商品房預(yù)售合同未按照法律、行政法規(guī)規(guī)定辦理登記備案手續(xù)為由,請求確認(rèn)合同無效的,不予支持。
當(dāng)事人約定以辦理登記備案手續(xù)為商品房預(yù)售合同生效條件的,從其約定,但當(dāng)事人一方已經(jīng)履行主要義務(wù),對方接受的除外。
Article 7 In the case of the conclusion between the party demanding removal and the owner of a premises of an agreement on relocation and compensation for the removal through ownership exchange, which clearly specifies that the party demanding the removal shall compensate and relocate the owner with designated premises with specific location and purposes. If the party demanding the removal sells the premises designated for compensation and relocation to a third party and the said owner requests priority in obtaining the premises for compensation and relocation, such request shall be upheld.
Where the said owner requests termination of the agreement on compensation and relocation, the matter shall be handled in accordance with Article 8 of this Interpretation.
第七條 拆遷人與被拆遷人按照所有權(quán)調(diào)換形式訂立拆遷補(bǔ)償安置協(xié)議,明確約定拆遷人以位置、用途特定的房屋對被拆遷人予以補(bǔ)償安置,如果拆遷人將該補(bǔ)償安置房屋另行出賣給第三人,被拆遷人請求優(yōu)先取得補(bǔ)償安置房屋的,應(yīng)予支持。
被拆遷人請求解除拆遷補(bǔ)償安置協(xié)議的,按照本解釋第八條的規(guī)定處理。
Article 8 If any of the following circumstances result in the frustration of the purposes of a contract on purchase and sale of commodity premises, the buyer who fails to obtain the premises may request the termination of the contract and return of the purchase price already paid with interest thereon and the compensation for losses, and may also request compensation by the Seller in an amount not exceeding one time the purchase payment that has been paid:
(1) The Seller, after a contract on purchase and sale of commodity premises is concluded, mortgages the premises to a third party without informing the buyer thereof; or
(2) The Seller, after a contract on purchase and sale of commodity premises is concluded, sells the premises to a third party.
第八條 具有下列情形之一,導(dǎo)致商品房買賣合同目的不能實(shí)現(xiàn)的,無法取得房屋的買受人可以請求解除合同、返還已付購房款及利息、賠償損失,并可以請求出賣人承擔(dān)不超過已付購房款一倍的賠償責(zé)任:
(一)商品房買賣合同訂立后,出賣人未告知買受人又將該房屋抵押給第三人;
(二)商品房買賣合同訂立后,出賣人又將該房屋出賣給第三人。
Article 9 Where any of the following circumstances occur when a Seller concludes a contract on purchase and sale of commodity premises, rendering the contract invalid, revoked, or terminated, the buyer may request the return of the purchase price already paid with interest thereon and the compensation for losses, and may also request compensation by the Seller in an amount not exceeding one time the purchase payment that has been paid:
(1) The Seller deliberately conceals the fact that it has not obtained a commodity premises pre-sale permit or provides a false commodity premises pre-sale permit;
(2) The Seller deliberately conceals the fact that the premises being sold have already been mortgaged; or
(3) The Seller deliberately conceals the fact that the premises being sold have already been sold to a third party or designated as premises for compensation and relocation.
第九條 出賣人訂立商品房買賣合同時,具有下列情形之一,導(dǎo)致合同無效或者被撤銷、解除的,買受人可以請求返還已付購房款及利息、賠償損失,并可以請求出賣人承擔(dān)不超過已付購房款一倍的賠償責(zé)任:
(一)故意隱瞞沒有取得商品房預(yù)售許可證明的事實(shí)或者提供虛假商品房預(yù)售許可證明;
(二)故意隱瞞所售房屋已經(jīng)抵押的事實(shí);
(三)故意隱瞞所售房屋已經(jīng)出賣給第三人或者為拆遷補(bǔ)償安置房屋的事實(shí)。
Article 10 Where a buyer fails to obtain the premises as a result of malicious collusion between the Seller and a third party in the conclusion of a separate contract on the purchase and sale of commodity premises and the delivery of the premises to such third party for use, and files a request to invalidate such a contract, the request shall be upheld.
第十條 買受人以出賣人與第三人惡意串通,另行訂立商品房買賣合同并將房屋交付使用,導(dǎo)致其無法取得房屋為由,請求確認(rèn)出賣人與第三人訂立的商品房買賣合同無效的,應(yīng)予支持。
Article 11 Transfer of possession of premises shall be deemed as delivery for use of the premises, except as otherwise agreed by the parties concerned.
The risks of damage to, and destruction of, the premises shall be borne by the Seller before the premises are delivered for use, and by the buyer after they are delivered for use. If a buyer receives the Seller's written notification of delivery of the premises and refuses, without justified reasons, to take the delivery of the premises, the risks of damage to, and destruction of, the premises shall be borne by the buyer from the date of delivery for use specified in the written notification, except as otherwise specified in the law or agreed upon by the parties concerned.
第十一條 對房屋的轉(zhuǎn)移占有,視為房屋的交付使用,但當(dāng)事人另有約定的除外。
房屋毀損、滅失的風(fēng)險,在交付使用前由出賣人承擔(dān),交付使用后由買受人承擔(dān);買受人接到出賣人的書面交房通知,無正當(dāng)理由拒絕接收的,房屋毀損、滅失的風(fēng)險自書面交房通知確定的交付使用之日起由買受人承擔(dān),但法律另有規(guī)定或者當(dāng)事人另有約定的除外。
Article 12 If the premises fails to be delivered for use because of the unqualified main structure, or if the main structure is found to be unqualified upon testing and verification after delivery for use, and the buyer requests termination of the contract and compensation for losses, such request shall be upheld.
第十二條 因房屋主體結(jié)構(gòu)質(zhì)量不合格不能交付使用,或者房屋交付使用后,房屋主體結(jié)構(gòu)質(zhì)量經(jīng)核驗確屬不合格,買受人請求解除合同和賠償損失的,應(yīng)予支持。
Article 13 Where any quality problem with the premises seriously affects the normal use for habitation, and the buyer requests termination of the contract and compensation for losses, such request shall be upheld.
In the event of quality problems occurring in the premises that have been delivered for use during the warranty period, the Seller shall bear the liability for repair; if the Seller refuses to repair or delays doing so within a reasonable time limit, the buyer may repair it by himself or have it repaired by another person, and the cost of the repair and other losses caused during the repair period shall be borne by the Seller.
第十三條 因房屋質(zhì)量問題嚴(yán)重影響正常居住使用,買受人請求解除合同和賠償損失的,應(yīng)予支持。
交付使用的房屋存在質(zhì)量問題,在保修期內(nèi),出賣人應(yīng)當(dāng)承擔(dān)修復(fù)責(zé)任;出賣人拒絕修復(fù)或者在合理期限內(nèi)拖延修復(fù)的,買受人可以自行或者委托他人修復(fù)。修復(fù)費(fèi)用及修復(fù)期間造成的其他損失由出賣人承擔(dān)。
Article 14 In the event of inconsistency between the floor area or construction area of the premises delivered for use by the Seller and the area specified in the contract on purchase and sale of commodity premises, the matter, if agreed upon in the contract, shall be handled in accordance with the contract; if there is no such agreement or this agreement is unclear in the contract, the matter shall be handled in accordance with the following principles:
(1) If the absolute value of the error ratio of the area is 3% or less, the settlement shall be based on the actual area of the premises according to the price specified in the contract, and the buyer's request for termination of the contract shall not be upheld; and
(2) If the absolute value of the error ratio of the area exceeds 3% and the buyer requests the termination of the contract and the return of the purchase price already paid with interest thereon, such a request shall be upheld. If the buyer agrees to continue the performance of the contract and the actual area of the premises is greater than that specified in the contract, the buyer shall pay the price for the portion of the area within an error ratio of 3% or less according to the price specified in the contract, and the Seller shall pay the price for the portion of the area exceeding the error ratio of 3%, with the ownership going to the buyer; if the actual area of the premises is less than that specified in the contract, the Seller shall return the payment for the portion of the area within an error ratio of 3% or less with interest thereon to the buyer, and the Seller shall return an amount of double the price for the portion exceeding 3% to the buyer.
第十四條 出賣人交付使用的房屋套內(nèi)建筑面積或者建筑面積與商品房買賣合同約定面積不符,合同有約定的,按照約定處理;合同沒有約定或者約定不明確的,按照以下原則處理:
(一)面積誤差比絕對值在3%以內(nèi)(含3%),按照合同約定的價格據(jù)實(shí)結(jié)算,買受人請求解除合同的,不予支持;
(二)面積誤差比絕對值超出3%,買受人請求解除合同、返還已付購房款及利息的,應(yīng)予支持。買受人同意繼續(xù)履行合同,房屋實(shí)際面積大于合同約定面積的,面積誤差比在3%以內(nèi)(含3%)部分的房價款由買受人按照約定的價格補(bǔ)足,面積誤差比超出3%部分的房價款由出賣人承擔(dān),所有權(quán)歸買受人;房屋實(shí)際面積小于合同約定面積的,面積誤差比在3%以內(nèi)(含3%)部分的房價款及利息由出賣人返還買受人,面積誤差比超過3%部分的房價款由出賣人雙倍返還買受人。
Article 15 In accordance with Article 94 of the Contract Law, where the Seller delays the delivery of the premises or the buyer delays the payment of the purchase price for the premises and fails to do so within a reasonable time limit of three months after a reminder, the request of a party concerned for termination of the contract shall be upheld, except as otherwise agreed upon by the parties.
In the absence of provisions in law or agreement between the parties concerned, the reasonable time limit for exercising the right of annulment shall be three months after reminder from the other party. In the absence of reminder from the other party, the right of annulment shall be exercised within one year of the date of its occurrence. If the right is not exercised within the time limit, it shall be extinguished.
第十五條 根據(jù)《合同法》第九十四條的規(guī)定,出賣人遲延交付房屋或者買受人遲延支付購房款,經(jīng)催告后在三個月的合理期限內(nèi)仍未履行,當(dāng)事人一方請求解除合同的,應(yīng)予支持,但當(dāng)事人另有約定的除外。
法律沒有規(guī)定或者當(dāng)事人沒有約定,經(jīng)對方當(dāng)事人催告后,解除權(quán)行使的合理期限為三個月。對方當(dāng)事人沒有催告的,解除權(quán)應(yīng)當(dāng)在解除權(quán)發(fā)生之日起一年內(nèi)行使;逾期不行使的,解除權(quán)消滅。
Article 16 Where a party concerned requests a reduction of the amount of liquidated damages that is extortionate, this amount of liquidated damages shall be appropriately reduced when it exceeds 30% of the losses caused. Where a party concerned requests an increase of the amount of the liquidated damages that is less than the losses caused, the amount of the liquidated damages shall be determined by the amount of loss caused by the breach of contract.
第十六條 當(dāng)事人以約定的違約金過高為由請求減少的,應(yīng)當(dāng)以違約金超過造成的損失30%為標(biāo)準(zhǔn)適當(dāng)減少;當(dāng)事人以約定的違約金低于造成的損失為由請求增加的,應(yīng)當(dāng)以違約造成的損失確定違約金數(shù)額。
Article 17 In the absence of a specific amount of liquidated damages or method for calculation of compensation for losses in a contract on purchase and sale of commodity premises, the amount of liquidated damages or compensation for losses may be determined by referring to the following standards:
In the case of overdue payment, it shall be calculated by referring to the interest rate on outstanding loans set by the People's Bank of China for financial institutions on the basis of the amount of the total unpaid purchase price.
In the case of overdue delivery of the premises for use, it shall be calculated according to the standard of the rent of the premises of the same type in the same locality as published by the relevant competent department or as appraised by a qualified real estate appraisal organization for the period of the delay.
第十七條 商品房買賣合同沒有約定違約金數(shù)額或者損失賠償額計算方法,違約金數(shù)額或者損失賠償額可以參照以下標(biāo)準(zhǔn)確定:
逾期付款的,按照未付購房款總額,參照中國人民銀行規(guī)定的金融機(jī)構(gòu)計收逾期貸款利息的標(biāo)準(zhǔn)計算。
逾期交付使用房屋的,按照逾期交付使用房屋期間有關(guān)主管部門公布或者有資格的房地產(chǎn)評估機(jī)構(gòu)評定的同地段同類房屋租金標(biāo)準(zhǔn)確定。
Article 18 If the buyer fails, due to reasons attributable to the Seller, to obtain the certificate of ownership of the premises before the expiration of the following respective time limits, the Seller shall be liable for breach of the contract, except as otherwise agreed upon by the parties concerned:
(1) The time limit for registration of ownership of the premises as specified in the contract on purchase and sale of commodity premises;
(2) 90 days from the date on which the premises are delivered for use, provided that the subject matter in the contract on purchase and sale of commodity premises is premises not yet completed; and
(3) 90 days from the date on which the contract on purchase and sale of commodity premises is concluded, provided that the subject matter in the contract is completed premises.
In the absence of a specific amount of liquidated damages in the contract or in the case of difficulty in determination of compensation for losses, it shall be calculated by referring to the interest rate on outstanding loans set by the People's Bank of China for financial institutions on the basis of the amount of the total purchase price that has been paid.
第十八條 由于出賣人的原因,買受人在下列期限屆滿未能取得房屋權(quán)屬證書的,除當(dāng)事人有特殊約定外,出賣人應(yīng)當(dāng)承擔(dān)違約責(zé)任:
(一)商品房買賣合同約定的辦理房屋所有權(quán)登記的期限;
(二)商品房買賣合同的標(biāo)的物為尚未建成房屋的,自房屋交付使用之日起90日;
(三)商品房買賣合同的標(biāo)的物為已竣工房屋的,自合同訂立之日起90日。
合同沒有約定違約金或者損失數(shù)額難以確定的,可以按照已付購房款總額,參照中國人民銀行規(guī)定的金融機(jī)構(gòu)計收逾期貸款利息的標(biāo)準(zhǔn)計算。
Article 19 Where the buyer fails, due to reasons attributable to the Seller, to register ownership of the premises after one year from the expiry of the time limit for registration of ownership of the premises specified in a contract on purchase and sale of commodity premises or in Article 33 of the Regulations on Administration of Urban Real Estate Development and Operation, the request of the buyer for termination of the contract and compensation for losses shall be upheld.
第十九條 商品房買賣合同約定或者《城市房地產(chǎn)開發(fā)經(jīng)營管理條例》第三十三條規(guī)定的辦理房屋所有權(quán)登記的期限屆滿后超過一年,由于出賣人的原因,導(dǎo)致買受人無法辦理房屋所有權(quán)登記,買受人請求解除合同和賠償損失的,應(yīng)予支持。
Article 20 Where a Seller concludes with an exclusive distributor a contract on exclusive sale of commodity premises specifying that the exclusive distributor shall sell, in the name of the Seller, the premises developed and constructed by the Seller, the premises that have not been sold after the expiration of the period of exclusive sale shall be purchased by the exclusive distributor at the price of exclusive sale specified in the contract, except as otherwise agreed upon by the parties.
第二十條 出賣人與包銷人訂立商品房包銷合同,約定出賣人將其開發(fā)建設(shè)的房屋交由包銷人以出賣人的名義銷售的,包銷期滿未銷售的房屋,由包銷人按照合同約定的包銷價格購買,但當(dāng)事人另有約定的除外。
Article 21 Where a Seller sells on its own the premises that have been agreed to be sold by an exclusive distributor, and the exclusive distributor requests compensation for losses from the Seller, such request shall be upheld, except as otherwise agreed upon by the parties.
第二十一條 出賣人自行銷售已經(jīng)約定由包銷人包銷的房屋,包銷人請求出賣人賠償損失的,應(yīng)予支持,但當(dāng)事人另有約定的除外。
Article 22 In the event of a dispute arising from a contract on purchase and sale of commodity premises between a buyer and a Seller, the people's court shall notify the exclusive distributor to participate in the litigation. If the Seller, the exclusive distributor, and the buyer have a clear agreement on their respective rights and obligations, the position of each party in the litigation shall be determined according to such agreement.
第二十二條 對于買受人因商品房買賣合同與出賣人發(fā)生的糾紛,人民法院應(yīng)當(dāng)通知包銷人參加訴訟;出賣人、包銷人和買受人對各自的權(quán)利義務(wù)有明確約定的,按照約定的內(nèi)容確定各方的訴訟地位。
Article 23 Where it is agreed in a contract on purchase and sale of commodity premises that the buyer shall pay by secured loan and the contract on purchase and sale of commodity premises cannot be performed because of the failure to conclude the contract of secured loan for the commodity premises due to reasons attributable to one of the parties concerned, the other party may request a termination of the contract and compensation for losses. Where the performance of the contract on purchase and sale of commodity premises cannot be continued because of the failure to conclude a contract of secured loan for the commodity premises due to reasons not attributable to any of the parties concerned, a party concerned may request the termination of such contract on purchase and sale of commodity premises, and the Seller shall return the principal of the purchase payment for the premises with interest thereon or the earnest money received to the buyer.
第二十三條 商品房買賣合同約定,買受人以擔(dān)保貸款方式付款、因當(dāng)事人一方原因未能訂立商品房擔(dān)保貸款合同并導(dǎo)致商品房買賣合同不能繼續(xù)履行的,對方當(dāng)事人可以請求解除合同和賠償損失。因不可歸責(zé)于當(dāng)事人雙方的事由未能訂立商品房擔(dān)保貸款合同并導(dǎo)致商品房買賣合同不能繼續(xù)履行的,當(dāng)事人可以請求解除合同,出賣人應(yīng)當(dāng)將收受的購房款本金及其利息或者定金返還買受人。
Article 24 Where a contract on purchase and sale of commodity premises is determined to be invalid, or is revoked or terminated, thereby resulting in the frustration of the purposes of the contract of secured loan for the commodity premises, the request of a party concerned for termination of the contract of secured loan for the commodity premises shall be upheld.
第二十四條 因商品房買賣合同被確認(rèn)無效或者被撤銷、解除,致使商品房擔(dān)保貸款合同的目的無法實(shí)現(xiàn),當(dāng)事人請求解除商品房擔(dān)保貸款合同的,應(yīng)予支持。
Article 25 Where one party to a contract on purchase and sale of commodity premises that makes payment in the form of secured loan files request for invalidating, revoking, or terminating the contract on purchase and sale of commodity premises, and the guaranteed party files claims as a third person with independent claims, a consolidated trial shall be conducted for such claims and the dispute over the contract of secured loan for commodity premises. If no claims are filed by the guaranteed party, only the dispute over the commodity premises purchase and sale contract shall be handled. If the guaranteed party files a separate action for the dispute over the contract of secured loan for commodity premises, a consolidated trial may be conducted for such action and the dispute over the contract on purchase and sale of commodity premises.
In the event of termination of the contract of secured loan for the commodity premises due to the invalidation, revocation, or termination of a contract on purchase and sale of commodity premises, the Seller shall return the principal of the premises purchase loan and the premises purchase payment with interest thereon it has received to the guaranteed party and the buyer respectively.
第二十五條 以擔(dān)保貸款為付款方式的商品房買賣合同的當(dāng)事人一方請求確認(rèn)商品房買賣合同無效或者撤銷、解除合同的,如果擔(dān)保權(quán)人作為有獨(dú)立請求權(quán)第三人提出訴訟請求,應(yīng)當(dāng)與商品房擔(dān)保貸款合同糾紛合并審理;未提出訴訟請求的,僅處理商品房買賣合同糾紛。擔(dān)保權(quán)人就商品房擔(dān)保貸款合同糾紛另行起訴的,可以與商品房買賣合同糾紛合并審理。
商品房買賣合同被確認(rèn)無效或者被撤銷、解除后,商品房擔(dān)保貸款合同也被解除的、出賣人應(yīng)當(dāng)將收受的購房貸款和購房款的本金及利息分別返還擔(dān)保權(quán)人和買受人。
Article 26 Where the buyer has neither repaid the loan according to the contract of secured loan for commodity premises nor completed, together with the guaranteed party, the formalities for registering the mortgage on the premises, and the guaranteed party files an action against the buyer requesting the disposition of the buyer's contractual rights under the contract on purchase and sale of commodity premises, the seller shall be notified to participate in the litigation. If the action filed by the guaranteed party is against the Seller at the same time, the Seller shall be listed as co-defendant if the Seller has provided a warranty for the contract of secured loan for commodity premises.
第二十六條 買受人未按照商品房擔(dān)保貸款合同的約定償還貸款,亦未與擔(dān)保權(quán)人辦理商品房抵押登記手續(xù),擔(dān)保權(quán)人起訴買受人,請求處分商品房買賣合同項下買受人合同權(quán)利的,應(yīng)當(dāng)通知出賣人參加訴訟;擔(dān)保權(quán)人同時起訴出賣人時,如果出賣人為商品房擔(dān)保貸款合同提供保證的,應(yīng)當(dāng)列為共同被告。
Article 27 Where the buyer fails to repay the loan according to the contract of secured loan for commodity premises but has already obtained the certificate of ownership of the premises and has completed, together with the guaranteed party, the formalities for registering the mortgage on the premises, and the mortgagee requests the buyer to repay the loan or requests repayment from the mortgaged premises on a priority basis, the Seller shall not be added as a party concerned except where the Seller has provided a warranty.
第二十七條 買受人未按照商品房擔(dān)保貸款合同的約定償還貸款,但是已經(jīng)取得房屋權(quán)屬證書并與擔(dān)保權(quán)人辦理了商品房抵押登記手續(xù),抵押權(quán)人請求買受人償還貸款或者就抵押的房屋優(yōu)先受償?shù)?不應(yīng)當(dāng)追加出賣人為當(dāng)事人,但出賣人提供保證的除外。
Article 28 This Interpretation shall take effect as of 1 June 2003.
In the event of a case involving a dispute over a commodity premises purchase and sale contract concluded after the implementation of the Urban Real Estate Administration Law of the People's Republic of China, If the case remains at the first instance or second instance procedure after the promulgation and implementation of this Interpretation, this Interpretation shall apply.
In the event of a case involving a dispute over a commodity premises purchase and sale contract concluded after the implementation of the Urban Real Estate Administration Law of the People's Republic of China for which a final judgment was rendered before the promulgation and implementation of this Interpretation, if the case is retried upon the application of a party concerned or a decision for retrial rendered pursuant to trial supervision procedures, this Interpretation shall not apply.
In the event of an act of sale and purchase of commodity premises occurring before the implementation of the Urban Real Estate Administration Law of the People's Republic of China, the laws and regulations in effect at that time and the Answers of the Supreme People's Court to Certain Issues Concerning the Trial of Cases Involving Real Estate Development and Operation Occurred Prior to the Implementation of the "Urban Real Estate Administration Law" shall apply.
第二十八條 本解釋自2003年6月1日起施行。
《中華人民共和國城市房地產(chǎn)管理法》施行后訂立的商品房買賣合同發(fā)生的糾紛案件,本解釋公布施行后尚在一審、二審階段的,適用本解釋。
《中華人民共和國城市房地產(chǎn)管理法》施行后訂立的商品房買賣合同發(fā)生的糾紛案件,在本解釋公布施行前已經(jīng)終審,當(dāng)事人申請再審或者按照審判監(jiān)督程序決定再審的,不適用本解釋。
《中華人民共和國城市房地產(chǎn)管理法》施行前發(fā)生的商品房買賣行為,適用當(dāng)時的法律、法規(guī)和《最高人民法院〈關(guān)于審理房地產(chǎn)管理法施行前房地產(chǎn)開發(fā)經(jīng)營案件若干問題的解答〉》。
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