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怎样让开发商退还买房定金

更新日期:2020-4-16 18:35:14    来源:szraebh.com浏览次数:7725次

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那么买房者怎么做,才会让开发商退还买房定金呢?
一、交定金千先看正式合同样本
重庆彩票网 在交定金时,要求看正式合同文本,要看已填写完毕的合同样本,好是别人签过的合同,看有无他们的承诺内容,如没有,就是存在开发商虚假宣传,这是决定交不交定金的问题。

二、不说不买说修改合同条款
如果交了定金后一定要在定金合同约定时间内去看合同(如果去晚了,开发商就说你违约了,定金就不可能退了),如合同存在苛刻条款和无原先承诺,决定不要的时候,不要说不要,只说要求修改合同,要求合同内容符合自己的要求,开发商肯定不愿意,这时你就可根据《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第四条“出卖人通过认购、订购、预订等方式向买受人收受定金作为订立商品房买卖合同担保的,如果因当事人一方原因未能订立商品房买卖合同,应当按照法律关于定金的规定处理;因不可归责于当事人双方的事由,导致商品房买卖合同未能订立的,出卖人应当将定金返还买受人”。因双方就合同条款无法达成一致,不属任何一方原因,所以就可以要求退定金了。

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典型案例与解析
案例1:王先生看中一处在建楼盘,于 2017年3月20日与开发商签订《商品房定购协议书》,王先生于当日向开发商交付了所约定的定金一万元,并于协议书中约定的时间即2017年4月1日至4月10日期间到开发商处商谈购房合同,因双方就某些合同条款未能达成一致意见,合同未能签成。

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案例1解析:
重庆彩票网 我们可以看出,王先生交付给开发商的一万元定金从法律性质上讲是作为其在约定时间与开发商订立购房合同的一个担保,只要王先生在约定的时间去和开发商商谈具体的购房合同,对于王先生而言,他就已经履行了合同义务,至于双方因合同条款未能协商一致导致不能签订正式的购房合同,这属于司法解释中所说的“不可归责于当事人双方的事由”,因此开发商以没有签订购房合同为由不予退还王先生的定金的理由不能成立,王先生可以诉求人民法院要回自己的一万元定金。

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在此,笔者提供以下几种方案供购房者参考使用:
1、去谈购房合同时请公证人员一起去,如果不能谈成,请公证人员就谈判的事实作公证,这种方案是稳妥的,但缺点是成本过高;
2、请两个以上证人一起去,如果谈不成,今后诉讼时可请证人出庭作证,这种方案操作简便,但有一定的风险,这种风险体现在对证人的证明效力的认定上;
3、自己去谈,如果谈不成,马上要求开发商退还定金,如果开发商口头答应但又以各种理由推脱的话,应要求其写下保证退还定金的承诺;如果开发商拒绝写下承诺,则可以在现场与公证人员联系请求到现场作公证,或者可以求助公安机关,能争取一个书面的报案记录,目的都是在于固定证据予以证明自己在约定时间去谈过购房合同这么一个事实;
4、在定金合同约定的时间内以有证据证明的书面方式(通常的做法是以公证邮寄送达方式)向开发商提出合同条款或者修改意见,如果开发商不答应所提合同条款或者修改意见,则要求依法退回定金。
相对而言,第4种方式简便易行,成本低,效果好,建议可以在实际的纠纷中大力推广。

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案例2解析:
买方认为双方签订的合同虽名为《定金协议》,但内容包括了房屋坐落地址、室号、面积等基本状况、房价款、付款时间及付款方式、房屋交付、产权过户等房屋买卖合同所应当具备的条款,其实质是一份买卖合同。双方履行了合同大部分义务,自己也支付了70%的房款,房屋也在自己的实际使用中。

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案例3:2017年3月8日,平时并不是很富裕的吴女士决定购买一套价格百万的房屋。
与开发商签订购房合同时,吴女士不仅倾其所有,而且借遍了亲朋好友,才算凑够了20万元首付款及税费(其中包括5万元定金)。可不到半个月,吴女士便接到开发商通知:根据新政,首付应不低于30%,即最少应补交10万元,同时贷款利率也将提高。

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案例3解析:
重庆彩票网 通常情况下,如果适当增加贷款首付、提高利率,买方仍有条件继续履行合同,是不得解除合同的。楼市新政带来的交易风险,不属于一般性的商业风险,对于购销双方来说,都因没有商量余地而须接受,无条件执行。但如果只让买方承担首付提高、利息增加后果,并非公平。

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案例4解析:《认购书》仅表明叶女士有购房意向,而非购房合同。理由有两点:
1、根据我国法律有关规定,房屋买卖契约,须经主管机关登记才有效。而《认购书》作为一份意向书显然不需房屋土地部门备案。
2、开发商在叶女士尚未见到房屋买卖契约、协议书及补充协议的前提下,即要求其须签约成功,否则扣除订金,显然违背了合同订立的自愿和公平原则。
重庆彩票网 案在江宁法院开发区法庭经审理认为:《认购书》备注栏虽有按时到指定地点办理签约、愈期视为放弃订购权、订金不予退还之条款,但当事人叶某在双方约定期限内已多次与房屋销售人员对购房契约的具体条款进行协商洽谈,未达成购房契约系由于双方分歧较大。故开发商在与预购方未达成购房契约的前提下,扣留后者的购房预付款无事实及法律依据。

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其他可以要求开发商退还购房定金的情形
在买房者签订商品房认购书后,如果有以下情形的,可主张解除双方签订的认购协议,并要求开发商退还购房定金。
1、购房者为非当地户口,不能提供一年以上社保证明或者纳税凭证的,通常开发商会私下允诺通过其他途径为买房者办理相关证明,所需费用由购房者提供且没有正规发票,这种情形存在着银行审批贷款的风险,有许多购房者就因此而无法获得银行贷款,而开发商会将这种风险由购房者来承担,一旦无法获得银行贷款就会不断要求购房者全额支付购房款,否则即会没收定金或者首期款并要求购房者承担违约责任。

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