&&& > 正文
租期未到房子被卖 租赁合同是否还有效？
第 &&&3& 页
　　隐瞒租赁信息卖方担责
　　一般情况下，买房人购买房屋时，主要是通过卖房人了解房屋是否存在租赁的情形，但是卖房人往往为了自己的利益隐瞒租赁情况，因此建议买房人签订协议时尽量实地确认一下。如果发现被欺诈了，也要懂得保护好自己的合法权益。
　　律师表示，如果房屋还未过户，王先生可以要求继续履行房屋买卖合同，也可选择解除合同，这时王先生可以要求李先生返还所支付的房款、支付利息，并可以要求李先生赔偿损失。如果已经办理了过户手续，新房主王先生无权要求张女士腾房，但可以要求她支付租金。
&&&&&&&3&&&
&&&&以上网友评论只代表&亿房网友&个人观点，不代表亿房网观点
放眼看世界
3900/O3300/O2900/O4400/O4400/O6700/O2150/O1650/O1500/O3650/O
Copyright & .CN
Inc. All rights Reserved. 亿房公司 版权所有400-668-6166
有法律问题要寻求律师帮助您可以选择
当前位置： >>
买房人未按时付款 卖房人能否拒绝交房
[复制网址]
&&&&&&&&&&&&&& 买房人未按时付款 卖房人能否拒绝交房&&& 开发商比约定日期晚了440天交房，购房者郭女士一纸诉状要求其支付逾期交房违约金近27万元；开发商则反诉郭女士第二笔房款逾期22天才付，要求判令其支付逾期付款违约金近1万元。浦东新区法院日前作出判决，被告上海洲海房地产开发有限公司（以下简称洲海房产公司）和原告郭女士都要为各自的违约行为“埋单”。&&& 原告郭女士诉称，自己看中位于浦东梅花路上的一处房产，便与开发商洲海房产公司签订了商品房预售合同，约定当年9月30日前交房，如开发商未能如期交房，应按郭女士已付房款的日万分之三，自合同约定的最后交付期限之第2天起至实际交房日止，向郭女士支付违约金。此后，郭女士分两次付清购房款人民币200余万元，但洲海房产公司的交房日期却比约定整整晚了440天。&&& 被告洲海房产公司则辩称，双方已于同年11月签订了《房屋验收交接单》，并于当日将房屋钥匙交给了郭女士，房屋已经实际交付了，因此郭女士的诉请没有依据。相反，郭女士的第二笔房款逾期22天才付清，按约定，郭女士应以日万分之三，按逾期付款的金额和天数向其支付违约金。&&& 法院认为，当事人应当按照约定履行自己的义务，被告洲海房产公司未能在合同约定期内向原告郭女士交付房屋和办出新建商品房房地产权证，无论何种原因所致，并不妨碍原告要求被告承担违约金的后果。违约金计算标准可参照中国人民银行规定的金融机构计收逾期贷款利息的标准。而对于被告的反诉，原告郭女士没有证据证明其逾期支付第二笔房款的原因在被告，因此也需按合同约定，承担违约责任。法院最终判令：洲海房产公司向郭女士支付逾期交房违约金人民币3.6万余元，郭女士同时向洲海房产公司支付逾期付款违约金近1万元。【案例分析】&&& 商品房买卖过程中，经常会发生买房人没有按照合同的约定先支付购房款，开发商就会以此为由行使后履行抗辩权拒绝交付房屋。所谓后履行抗辩权，是指在双务合同中，负有先履行义务的一方当事人，届期未履行义务或不适当履行义务时，后履行义务的一方当事人享有的可拒绝对方履行或相应履行要求的权利。[2]所谓双务合同，是指双方当事人的义务互为对待给付或对价关系的合同。商品房买卖合同就是双务合同。买房人有付款义务，卖房人有交房义务，买卖双方履行义务的期限分别届满、届至。后履行抗辩权实质上是对先履行义务一方违约的抗辩。&&& 有一种观点认为，如果买房人未能在约定期限内支付大部分的购房款，那么开发商就可根据《合同法》第六十七条规定的先履行抗辩权拒绝交房（有些学者将后履行抗辩权称作先履行抗辩权，实际上两种说法表述的是同一含义，只是出发点不同：先（行）履行抗辩权是对先履行方抗辩的口吻，后履行抗辩权则站在为后履行方辩解的立场上。）[3]；如果买房人已经在约定期限内支付大部分的房款，那么开发商拒绝交房抗辩不予成立。因为履行抗辩权是对待给付之间的抗辩，对应商品房买卖合同来说，少部分的购房款项与商品房并不构成对待给付，开发商应当根据诚实信用原则通知购房人支付剩余款项，并要求购房人承担逾期付款的违约责任。本文不同意这一观点。买房人支付多少购房款算作“大部分”？支付多少购房款算作“少部分”？这一没有明确标准，也无法量化的“部分”要依据诚实信用原则来确定会引起争议。如果由法院来判案，也要依靠法官的自由裁量权来裁判。自由裁量权是法官在审判上所享有的一种特有职权。自由裁量权不是法官裁判不受任何限制的“自由”，而是行使裁量权的法官不受权力、利益、人情、偏见等因素干扰的“自由”。最高人民法院也是尽最大可能来规范法官对案件的自由裁量，包括通过积极推动民事立法、及时制定司法解释、建立案例指导制度、建立审判组织之间法律观点协调机制，来统一司法尺度，统一裁判标准。&&& 还有一种观点认为，卖房人出售的房屋在约定的交房之日已经竣工验收并具备交付条件的，卖房人有权行使后履行抗辩权，无需承担迟延交房的违约责任；卖房人出售的房屋在约定的交房之日尚未竣工验收，不具备交付条件的，卖房人无权行使后履行抗辩权，应向买房人支付迟延交房的违约金。对于买房人延期付款的违约行为，出卖人可依照合同约定及法律规定向买房人追究违约责任。这一观点实际上是行使后履行抗辩权的前提是后履行人无违约行为，否则就应依据《合同法》第一百二十条的规定承担相应的责任。本文认为，如果买卖双方没有先后履行顺序，合同履行过程中双方均有违约行为，应各自承担相应违约责任。本文引用的案例应属这一情况。但如果商品房买卖合同中约定由买房人先履行付款义务，而后由卖房人交付房屋，则即使房屋不具备交付条件，买房人未付清合同约定的购房款的，卖房人有权利行使后履行抗辩权，有权利与买房人延迟付款的时数相当的时日顺延交房而不承担逾期交房的违约责任。&&& 买房人可否以卖房人不具备房屋交付条件，而依据《合同法》第六十八条的规定行使不安抗辩权而拒交购房款呢？本文认为不可以。《合同法》规定的不安抗辩权行使条件，必须是有确切证据证明卖房人经营状况严重恶化；转移财产、抽逃资金，以逃避债务；丧失商业信誉；有丧失或者可能丧失履行债务能力的其他情形。房屋不具备交付条件不属于以上四种情形。&&& 商品房买卖是有风险的。买房人如果想先让卖房人交房后再付款，或者双方同时履行付款和交房的义务，就应在合同补充条款中约定的明确具体。如果商品房买卖处于卖方市场，房子不愁卖，卖房人一般不会同意让买房人在合同中填加对自己不利的条款。所以，签订合同的主动权也是受供求关系影响的。购买房屋和购买价值比较低的商品不一样。消费者在购买房屋前，一定要有风险预测，或找专业人士提供帮助，才能买到称心如意的房子。
文章来源：
[浙江-杭州]
浙江德睦律师事务所
联系电话：
转载请注明出处　
本文链接：
最新律师博文
相关法律热点
址：厦门市软件园二期望海路65号楼之一4楼卖了房又反悔不肯搬出 买房人上门收房却要跳楼
要跳楼女子坐在阳台上挺吓人。前天下午4点多， 家住南京鼓楼区鼓教新村一楼房3楼的一位市民报警称，有一帮人冲进她的住处，将她所有的家具物品扔出家门，还要赶她出去，她被逼得爬上窗台要跳楼。原来，该女士十多年前将房子以五万元的价格卖给了他人，然而，后来她又以公租房不能买卖为由，拒绝过户。经过法院审理，判定她败诉。现在对方上门要求她搬出去，并且扔了她的东西。民警赶到现场对另一位当事人进行了批评，要求对方将东西还原，并请对方通过法律手段索要房子。记者在现场看到，这名女子正坐在3楼的窗台上，手里还拿着一把菜刀，半个身子露在窗外，稍有不慎，就有摔下去的可能，情形十分危险。而她家里的家具以及物品，已经被人搬至楼下的空地上。这名女士称，搬她家具的人，正是早些年买下她房屋的购房人李某。据购房的李某称，这套房子是他1998年花了包括房价以及过户等费用共计5万元钱买下的，当时双方协商好，等可以办理产权的时候，就直接过户给自己。可到了2005年办理产权的时候，这名女子却不愿意过户了。据李某介绍，每次来找她办手续时，她都躲着不见面，导致产权一直无法过户。自己堵她多次，并交涉多次，可她却声称不卖了。无奈之下，双方还打起了官司。对此，要跳楼的女士承认当时李某买她房子时有协议，但当时房子是公租房，不能买卖，而且年年要交房租，但李某也不交房租，房产局电话催过多次，不得已，她只得自己替李某交房租，这说明李某违约在先，自己反悔不卖也是正常的。虽然，李某上诉法院，法院判自己败诉，但自己也对法院的判决提起了上诉，李某却突然来搬自己的家具，还撵自己出门，于理于法都行不通。对此，李某称，对于该女士的上诉，其实南京市中院已经做出了终审判决，维持原判，而且判决她在判决生效之日后三十天内把房子归还自己，但对方一直赖在房子里不走，自己才找人扔了她的东西，目的就是想要回属于自己的房屋。
至于李某是否有权力将自己的东西搬出门外，这名女士进行了反驳，称自己尽管终审败诉，但李某没有权力替法院执行，将自己的家具物品全部扔出去。随后，民警在详细了解了情况后，对李某还未到法院判决的最后期限就擅自带人闯入该名女子的住处，且扔掉她东西的行为，做出严厉的批评。在民警的再三劝说下，这名跳楼女子终于从窗台上回到房间里。目前，双方答应作进一步的协商处理。（记者 梅建明）
标签：李某 买房人 收房 过户 民警
本文来源：新华报业网-扬子晚报
购房直通车
意向楼盘：
姓　　名：
手　　机：
人　　数：
看房日期：
关键词阅读
48小时评论排行
编辑推荐楼盘
每日成交前十
1 15500元/平
2增城 15000元/㎡
3黄埔 21000元/平
4南沙 15000元/平
5天河 待定
7黄埔 价格待定
8清远 元/㎡
10荔湾 4.4-5.2万/平
地产大佬们普遍表示，今年房地产市场变化过快，调控非常及时，也非常必要。
热门产品:　　　
:　　　　　　　　
:　　　　　　　　　
热门影院：扫描关注房政在线微信
加入读者俱乐部
企业二维码扫一扫
<img style="cursor:" src='/Images/fczx4.GIF' onclick="LogonTalkTo('/Script/ashx/Logon.ashx',event);" />
> 房地产案例
房地产案例
[] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] []}