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二手房买卖纠纷逐年增多 违约成本低是原因之一

2017-09-18 07:36:44   中国经济网

昌平法院审理认为,江某未在2014年7月22日前将户口迁出的行为构成违约,且逾期超过30日,应按照合同约定承担房屋总价款5%的违约金,按日计算的违约金,判决江某在7日内支付潘某违约金7.8万元,并按照每日780元的标准计算,支付自2014年8月22日起至江某将户籍从涉案房屋实际迁出之日的违约金。

法官提示:迁户诉求难支持

就卖方来说,出售房屋时应先确定所售房屋的户口登记情况,以及自己是否能够履行将户口迁出的义务,如不能履行,可能会出现户口因为无处可迁而需要承担违约责任的情况。对于买方来说,如果有迁移户口的需求,也应要求卖方提供户口登记情况,并约定违约责任。需要特别注意的是,该违约责任仅能起到敦促卖方尽快将户口迁出的作用,因户口迁移属于行政机关的行政职能,不属于法院民事案件的审理范围。一旦出现卖方未能将户口迁出的情况,法院也只能判决其承担违约责任,无法支持要求卖方将户口迁出的请求。因此买方在买房时,对户口问题应尤为关注。

■法官析因

房屋买卖违约成本低

据昌平法院统计,2015年至2017年上半年,该院受理的涉及房屋买卖合同纠纷案件的情况为:2015年新收案件1006件,占合同类纠纷案件总数的比重为7.6%;2016年新收案件1299件,案件数量同比增长29%,所占合同类纠纷案件总数比重为9.9%;2017年上半年新收案件965件,较2016年同期增长48%。从中看出,该院受理的房屋买卖合同纠纷案件数量及所占比重不断增加。

昌平法院通过这些案例分析了房屋买卖合同纠纷案件的产生原因。首先就是房价上涨致卖方违约成本降低。法官告诉北京晨报记者,2015年以来,北京二手房的房价持续上涨,尤其是从2016年春节后,昌平地区房价大幅度攀升。其间,昌平法院受理的房屋买卖合同纠纷案件也相应随之增多。

通过分析,法官发现,纠纷产生的一部分原因是由于卖方欲提高房价而拒绝履行合同,或者卖方故意拖延、不及时配合买方办理相关手续,导致买方不能按期批贷,进而无法履行合同。而按照交易惯例,房屋买卖合同约定的违约金为合同价款的20%,而房价上涨幅度过快过高,违约成本已低于房价上涨带来的利益。

政策性因素影响履约

在二手房交易过程中,财政、金融等政策性因素会对买方产生一定影响。

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