专业团队

<p，近日，江西省铜鼓县人民法院对一起房屋买卖合同纠纷一案作出判决，两被告以卖房形式向原告借款，《房屋买卖协议》无效，两被告应当归还两原告借款。下面该案例详细报道。

　　5月8日，江西省铜鼓县人民法院对一起房屋买卖合同纠纷一案作出判决，判处被告张某、蔡某在本判决生效后三十日内归还原告卢某、李某借款100000元并支付此款自2012年5月2日起至判决确定的还款之日止的借款利息，利息按照年利率24%(年利率6%×4=24%)计算；以及借款330000元。

　　经法院审理查明：被告张某、蔡某系铜鼓县村民，后移民迁至铜鼓县温泉镇温泉村万家组。2010年被告张某、蔡某在温泉镇兴建了四层砖混结构住房，补办了集体土地宅基地使用权审批手续，并办理了房屋所有权证。

　　2012年5月2日被告张某拟向原告卢某借钱，以其住房作担保，但原告卢某不同意借款。后双方协商由被告张某、蔡某将其住房作价450000元卖给原告，并由在场人曾东发起草了一份《房屋买卖协议》，两原告和两被告在该协议上签了字。

　　该协议内容有“甲方现有房屋三层三套，现决定全部出售给乙方，具体协议如下：

　　一、标的物：甲方拥有的位于铜鼓县温泉镇房屋共三层三套，包括附属车库一间。

　　二、价格：肆拾伍万元，支付方式，因甲方手续不齐全又急需资金，先以借支形式收取房款。

　　三、预付款：乙方先预付购房款壹拾万元。

　　四、甲方得在6—10天内腾房、交房。

　　五、退款：甲方如在6—10天内将购房预付款全部退回乙方，本协议立即终止。

　　六、房屋所有权转移时间：如未发生第五条退款事由，该房屋所有权在约定的交房期后第三天转移归乙方所有，甲方得立即协助乙方办理房屋产权变更登记过户或上户手续。……”等内容。

　　协议签订后，原告即交付100000元现金给两被告，两被告向两原告出具了一张借条，借条内容为：“今借到卢某、李某夫妇的人民币壹拾万元整。借期定6—10个月，每月支付利息肆仟元整。付利息方式为每月2日支付借款人：张某蔡某2012年5月2日”。5月11日至9月13日之间，两被告先后在两原告借330000元，分别都出具了借条。在原、被告合同履行过程中，被告并未按约将该房产交付两原告。

　　2012年12月初，两被告通过一个姓卢的人找到第三人，要求将其住房过户到第三人名下，承诺支付好处费给第三人，第三人表示同意。12月7日，两被告与第三人签订了一份《房屋买卖合同》，合同内容为将原、被告诉争的房产作价300000元卖给第三人。但第三人并未实际支付购房款。12月14日，两被告委托他人协助第三人在铜鼓县房产部门办理了房产过户手续，将该房产过户到第三人名下。两被告的委托人将该房产证带走，并支付了5000元好处费给第三人。

　　在案件审理过程中，原告申请本院对已过户至第三人的诉争房产采取保全措施，本院审查后，依法对该房产采取了冻结该房产转让、抵押的保全手续。

　　另查明，2012年7月6日起，六个月至一年(含一年)金融机构人民币贷款基准利率为6%(年利率)。

　　经法院审理认为：被告张某、蔡某向原告卢某、李某借款，并以其住房担保，原告卢某担心担保无效，故不同意借款。后双方协商以两被告卖房给两原告的形式向原告借款，双方真实的意思表示均不是买卖房屋，而是借款，故在双方合同中有“甲方如在6—10天内将购房预付款全部退回乙方，本协议立即终止”的约定。

　　由此可见，原告卢某、李某与被告张某、蔡某于2012年5月2日签订的《房屋买卖协议》，形式上是房屋买卖合同，实质上是借款合同，故两被告未将房屋交付两原告，两原告也未及时主张要求交房。被告张某、蔡某房屋的土地性质是农村集体土地。

　　根据《城市房地产管理法》中“房地产转让、抵押时，房屋的所有权和房屋占用范围内的土地使用权同时转让、抵押”和《土地管理法》中“农民集体所有的土地的使用权不得出让、转让或者出租用于非农业建设”的规定，原告卢某、李某与被告张某、蔡某的《房屋买卖协议》，违反法律禁止性规定，应当认定为无效。两被告以卖房形式向原告借款，《房屋买卖协议》无效，两被告应当归还两原告借款。因此两原告要求两被告归还借款430000元的诉讼请求，于法有据，应予支持。法院遂依法作出以上判决。

Recently, the People's Court of Tonggu County, Jiangxi Province made a judgment on a dispute over a housing sales contract. The two defendants borrowed money from the plaintiff in the form of selling a house, and the "Housing Sales Agreement" was invalid. The two defendants should repay the loans to the two plaintiffs. Below is a detailed report on this case.

On May 8th, the People's Court of Tonggu County, Jiangxi Province made a judgment on a dispute over a housing sales contract, sentencing defendants Zhang and Cai to repay a loan of 100000 yuan to Lu and Li within 30 days after this judgment came into effect, and to pay interest on the loan from May 2nd, 2012 to the date of repayment determined by the judgment, calculated at an annual interest rate of 24% (6% x 4=24%); And a loan of 330000 yuan.

After being tried by the court, it was found that the defendants Zhang and Cai were villagers of Tonggu County. They later immigrated to Wanjia Group, Wenquan Village, Wenquan Town, Tonggu County. In 2010, defendants Zhang and Cai built a four story brick and concrete structure housing in Wenquan Town, completed the approval procedures for the use rights of collective land homesteads, and obtained the property ownership certificate.

On May 2, 2012, the defendant Zhang intended to borrow money from the plaintiff Lu as collateral for his housing, but the plaintiff Lu did not agree to the loan. Later, the two parties negotiated that the defendants Zhang and Cai would sell their housing to the plaintiff for 450000 yuan, and a "House Purchase and Sale Agreement" was drafted by Zeng Dongfa, who was present. The two plaintiffs and defendants signed the agreement.

The content of this agreement is as follows: "The first party currently has three floors and three sets of houses, and has decided to sell them all to the second party. The specific agreement is as follows:"

1、 Subject matter: The property owned by Party A, located in Wenquan Town, Tonggu County, consists of three floors and three sets, including an attached garage.

2、 Price: Four hundred and fifty thousand yuan, payment method. Due to incomplete procedures and urgent need for funds by Party A, the house payment will be collected in the form of borrowing first.

3、 Advance payment: Party B shall make a prepayment of one hundred thousand yuan for the purchase of the house.

4、 Party A shall vacate and deliver the property within 6-10 days.

5、 Refund: If Party A refunds all the advance payment for the purchase of the house to Party B within 6-10 days, this agreement shall terminate immediately.

6、 Time of transfer of property ownership: If there is no refund reason specified in Article 5, the ownership of the property shall be transferred to Party B on the third day after the agreed delivery date. Party A shall immediately assist Party B in handling the registration, transfer or registration procedures for the change of property ownership Wait for the content.

After the agreement was signed, the plaintiff immediately delivered 100000 yuan in cash to the two defendants. The two defendants issued a promissory note to the two plaintiffs, which read: "I borrowed one hundred thousand yuan from Mr. Lu and Mr. Li. The loan period is 6-10 months, and I pay interest of 4000 yuan per month. The interest payment method is to pay the borrower Zhang and Cai on May 2, 2012.". Between May 11th and September 13th, the two defendants successively borrowed 330000 yuan from the two plaintiffs and issued promissory notes. During the performance of the contract between the plaintiff and defendant, the defendant did not deliver the property to the two plaintiffs as agreed.

In early December 2012, the two defendants found a third person through a person surnamed Lu and requested that their housing be transferred to the third person's name, promising to pay the benefits to the third person. The third person agreed. On December 7th, the two defendants signed a "House Purchase and Sale Contract" with a third party, which involved selling the disputed property to the third party for a price of 300000 yuan. But the third party did not actually pay the purchase price. On December 14th, the two defendants entrusted others to assist a third party in handling the property transfer procedures at the real estate department of Tonggu County, and transferred the property to the name of the third party. The clients of the two defendants took away the property certificate and paid a commission of 5000 yuan to a third party.