
新竹女子購入預售屋因貸款未成被建商主張15%違約金,法院認其非惡意違約將違約金酌減至10%判賠366萬5000元,專家質疑若法院屢調整違約金比例,預售屋定型化契約是否仍具約束力,應由行政與司法機關討論契約保障平衡。
AI-generated summary
預售屋買賣定型化簽約旨在確認雙方權利義務,違約金比例通常由契約約定。本案中買方因貸款未成被建商主張違約金,法院審酌情況後酌減比例。
預售屋買賣定型化簽約就是為了確認權利義務,若法院可以調整原契約約定的違約金比例,建商是否也能獲得同等的契約保障,值得行政與司法機關進一步討論。(圖/示意圖,非該建案)
買房貸款沒辦成,違約金該怎麼算?新竹一名女子2023年以3665萬元購入新竹新埔建案「壹山」二期F10戶,交屋前因貸款問題與建商發生爭議,建商依約主張15%違約金。不過,法院認為買方並非惡意違約,最終將違約金從房屋總價15%酌減至10%,判賠366萬5000元。
根據新竹地方法院115年度訴字第368號民事判決,該案2025年9月取得使用執照,建商通知凌女須在20個工作天內自行洽銀行辦理貸款,最晚應於10月30日前完成,但凌女未能如期完成。凌女主張受到央行政策影響,玉山銀行直到11月底才拒絕承作,之後建商雖同意延長期限,但要求簽署「延後過戶切結書」,雙方因此再起爭議。
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法院查明,凌女12月1日曾表示願意簽署切結書,但直到12月8日仍未簽署,建商後續將期限縮短為3日。至於凌女主張新竹三信已同意核貸,法院認為相關對話紀錄僅能證明「核貸之可能性」,尚不足以證明已完成申貸,因申貸還包括估價、確定核貸金額及對保等程序。不過,考量凌女期間確實持續向銀行申辦貸款,並非惡意違約,因此將違約金由15%降至10%。
馨傳不動產智庫執行長何世昌分析,從判決內容來看,建商從9月底通知申貸,到11月底前後,實際給予的時間約2個月,在目前銀行貸款量能緊繃的環境下,確實不算長,因此凌女所稱受到央行政策影響,應該有其可能性。
何世昌指出,不過凌女反映貸款問題後,建商其實已同意再延長至12月底,只是前提是要簽署「延後過戶切結書」,凌女逾期未簽,可能成為建商後續主張違約金的關鍵,他認為,現在申辦銀行貸款確實曠日費時,建商與消費者都應相互體諒,建商可以酌情給予較長申貸時間,但買方也要「上緊發條」,如果誤以為期限可以一再往後拖,最後恐怕得花錢繳學費。
《住宅週報》社長陸敬民則質疑,若法院在類似案件中一再依個案情況調降違約金,契約應記載及不得記載事項》的規定是否還能發揮約束力,他表示,買賣雙方內政部預售屋買賣定型化簽約就是為了確認權利義務,若法院可以調整原契約約定的違約金比例,建商是否也能獲得同等的契約保障,值得行政與司法機關進一步討論。
AI outlook — possibilities, not facts
行政與司法機關將就預售屋違約金機制進行檢討
Possible · Within months

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