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Case of an Application for Enforcement Reconsideration (Guangdong Longzheng Investment Development Co., Ltd. v. Guangdong Jingmao Auction Co., Ltd.)
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广东龙正投资发展有限公司、广东景茂拍卖行有限公司申请执行复议案
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【法宝引证码】
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- Type of Dispute:
Enforcement
- Legal document：
Ruling
- Judgment date：
06-15-2012
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| Case of an Application for Enforcement Reconsideration (Guangdong Longzheng Investment Development Co., Ltd. v. Guangdong Jingmao Auction Co., Ltd.) | | 广东龙正投资发展有限公司、广东景茂拍卖行有限公司申请执行复议案 |
| [Judgment Abstract] | | [裁判摘要] |
| Under the circumstance that shareholders of the buyer and the auction company are relatives, it may be presumed that there is collusion between them unless it may be proved that other bidders that have no affiliation with the auction company participate in bidding in the auction and they have made sufficient bidding; Where there is collusion between the buyer and the auction company and they know that the appraised prices and the hammer price of the subject matter are excessively low, the buyer and the auction company have malice in infringing on the rights of right holders related to the subject matter in the auction. The people's court may pronounce that the auction is invalid or the auction should be canceled. | | 在买受人与拍卖行的股东均系亲属的情况下，除非能够证明拍卖过程中有其他无关联关系的竞买人参与竞买，且进行了充分的竞价，否则可以认定拍卖行与买受人之间存在串通行为；买受人与拍卖行有串通行为，并明知标的物评估价格及成交价过低，则买受人与拍卖行对于拍卖导致与标的物相关的权利人的权利受侵害构成恶意。人民法院可以依法宣布拍卖无效或撤销拍卖。 |
| Enforcement Ruling of the Supreme People's Court | | 最高人民法院执行裁定书 |
| (No. 6 [2012], Enforcement Reconsideration, SPC) | | (2012)执复字第6号 |
| Applicant for reconsideration: Guangdong Longzheng Investment Development Co., Ltd., domiciled in 18F, Times International Building, No. 187 Dongfeng West Road, Guangzhou City, Guangdong Province. | | 申请复议人：广东龙正投资发展有限公司。 |
| Legal representative: Zhang Xiongwei, general manager of the Company. | | 法定代表人：张雄伟，该公司总经理。 |
| Applicant for reconsideration: Guangdong Jingmao Auction Co., Ltd., domiciled in Room 1708, 17F, Times International Building, No. 187 Dongfeng West Road, Guangzhou City, Guangdong Province. | | 申请复议人：广东景茂拍卖行有限公司。 |
| Legal representative: Zhang Aihong, general manager of the Company. | | 法定代表人：张爱红，该公司总经理。 |
| Applicant for enforcement: Guangzhou Baiyun Lifa Company, domiciled in Room 311, Feixia Building, Zhongshan Eighth Road, Guangzhou City, Guangdong Province. | | 申请执行人：广州白云荔发实业公司。 |
| Legal representative: Pan Zhizhao, manager of the Company. | | 法定代表人：潘志钊，该公司经理。 |
| Person against whom enforcement was sought: Guangzhou Guangfeng Real Estate Construction Co., Ltd., domiciled in 3F, No. 5 Guangzhou Avenue North, Guangzhou City, Guangdong Province. | | 被执行人：广州广丰房产建设有限公司。 |
| Legal representative: Jian Zuyang, chairman of the board of the Company. | | 法定代表人：简祖扬，该公司董事长。 |
| Person against whom enforcement was sought: Guangzhou Yinfeng Real Estate Co., Ltd., domiciled in 2F, No. 5 Guangzhou Avenue North, Guangzhou City, Guangdong Province. | | 被执行人：广州银丰房地产有限公司。 |
| Legal representative: Jian Zuyang, chairman of the board of the Company. | | 法定代表人：简祖扬，该公司董事长。 |
| Person against whom enforcement was sought: Guangzhou Jinhui Real Estate Construction Co., Ltd., domiciled in 3F, No. 5 Guangzhou Avenue North, Guangzhou City, Guangdong Province. | | 被执行人：广州金汇房产建设有限公司。 |
| Legal representative: Jian Zuyang, chairman of the board of the Company. | | 法定代表人：简祖扬，该公司董事长。 |
| The applicants for reconsideration Guangdong Longzheng Investment Development Co., Ltd. and Guangdong Jingmao Auction Co., Ltd. refused to accept the enforcement ruling (No.1 [2011], Objection to Enforcement, HPC, Guangdong) entered by the High People's Court of Guangdong Province and applied to the Supreme People's Court ("SPC") for reconsideration. The SPC legally formed a collegial bench and conducted an examination and the case has been concluded upon examination. | | 申请复议人广东龙正投资发展有限公司、广东景茂拍卖行有限公司不服广东省高级人民法院(2011)粤高法执异字第1号执行裁定，向本院申请复议。本院依法组成合议庭进行审查，现已审查终结。 |
| The SPC found that for a case of dispute over illegal lending among Guangzhou Baiyun Lifa Company (hereinafter referred to as "Lifa Company") and Guangzhou Guangfeng Real Estate Construction Co., Ltd. (hereinafter referred to as "Guangfeng Company"), Guangzhou Yinfeng Real Estate Co., Ltd., and Guangzhou Jinhui Real Estate Construction Co., Ltd., the High People's Court of Guangdong Province (hereinafter referred to as the "Guangdong HPC") entered a civil judgment (No. 4 [1996], First, Economic Division I, HPC, Guangdong) that Guangfeng Company and Guangzhou Yinfeng Real Estate Co., Ltd. should jointly repay a loan of 160,647,776.07 yuan and the interest thereof to Lifa Company, and Guangzhou Jinhui Real Estate Construction Co., Ltd. should assume joint and several liability for indemnification on May 20, 1997. | | 本院查明：广州白云荔发实业公司(以下简称荔发公司)与广州广丰房产建设有限公司(以下简称广丰公司)、广州银丰房地产有限公司、广州金汇房产建设有限公司非法借贷纠纷一案，广东省高级人民法院(以下简称广东高院)于1997年5月20日作出(1996)粤法经一初字第4号民事判决，判令广丰公司、广州银丰房地产有限公司共同清偿荔发公司借款160 647 776．07元及利息，广州金汇房产建设有限公司承担连带赔偿责任。 |
| In the process of enforcing the aforesaid judgment, on February 11, 1998, the Guangdong HPC ruled to seal up the unsold part of the Guangfeng Building under the name of Guangfeng Company (including the entire first floor, the entire 16th floor, the basement first floor except 110 square meters of parking space that has been sold, 71 houses on the 5th, 6th, 8th, 9th, 10th, 12th, 13th, and 14th floors with a total foot area of 18,851.86 square meters). On the subsequent day, the Guangdong HPC authorized Guangdong Jingmao Auction House Co., Ltd. (hereinafter referred to as the "Jingmao Auction Company") to auction the unsold part of the Guangfeng Building. In June of the same year, the appraisal report issued by Guangdong Yuecai Real Estate Appraisal Firm as authorized by the Guangdong HPC concluded that the auction price of the aforesaid property of the Guangfeng Building was 102,493,594 yuan on June 12, 1998. The disposal of the property involved in this case was suspended for some reasons. | | 广东高院在执行前述判决过程中，于 1998年2月11日裁定查封了广丰公司名下的广丰大厦未售出部分的物业(首层全层；十六层全层；负一层除已售出的110㎡车位的部分；第五、六、八、九、十、十二、十三、十四层共71套房产，面积总计 18851．86㎡)。次日，委托广东景茂拍卖行有限公司(以下简称景茂拍卖行)进行拍卖。同年6月，该院委托的广东粤财房地产评估所出具评估报告，结论为：广丰大厦该部分物业在1998年6月12日的拍卖价格为102493 594元。后该案因故暂停处置。 |
| In early 2001, the Guangdong HPC re-initiated the disposal procedures and on April 4, 2001, it authorized Jingmao Auction Company to auction the entire Guangfeng Building. In early November 2001, the Guangdong HPC released an announcement on auction of the plan for the auction of the entire Guangfeng Building in newspapers and required that all obligees or house proprietors of the Guangfeng Building should declare their rights to and register with Jingmao Auction Company before November 30, 2001 for disposal by the Guangdong HPC. According to the requirements set out in the announcement, the rights declared to Jingmao Auction Company included applications for the delivery of pre-sale housing and relocation housing in the Guangfeng Building and applications for the return of housing purchase funds, project funds, and bank loans, in a total amount of more than 1.5 billion yuan, of which the housing purchase funds paid by house buyers exceeded 20 million yuan. | | 2001年初广东高院重新启动处置程序，于同年4月4日委托景茂拍卖行对广丰大厦整栋进行拍卖。同年11月初，广东高院在报纸上刊登拟拍卖整栋广丰大厦的公告，要求涉及广丰大厦的所有权利人或购房业主，于2001年11月30日前向景茂拍卖行申报权利和登记，待广东高院处理。根据公告要求，向景茂拍卖行申报的权利有申请交付广丰大厦预售房屋、回迁房屋和申请返还购房款、工程款、银行借款等，金额高达15亿多元，其中，购房人所缴纳的购房款逾2亿元。 |
| On August 26, 2003, the Guangdong HPC authorized Guangdong Caixing Asset Appraisal Co., Ltd. (the former Guangdong Yuecai Real Estate Appraisal Firm) to appraise the value of the entire Guangfeng Building. On September 10 of the same year, the Company issued an appraisal report, which concluded that the market value of the entire Guangfeng Building (with a land use area of 3,009 square meters and a floor area of 34,840 square meters) amounted to 34.45 million yuan and the recommended reservation price for auction was 70% of the market value, namely, 24.12 million yuan. On October 17 of the same year, Jingmao Auction Company auctioned the entire Guangfeng Building to Guangdong Longzheng Investment Development Co., Ltd. (hereinafter referred to as the "Longzheng Company") at the hammer price of 24.12 million yuan. The Guangdong HPC entered a civil judgment (No. 7 [1997], Enforcement, HPC, Guangdong) on October 28, 1997, confirming that the entire Guangfeng Building was transferred to and owned by Longzheng Company at the hammer price of 24.12 million yuan. On January 5, 2004, the Guangdong HPC issued a notice of assistance in enforcement to the department of land and housing management in Guangzhou City, required that the property rights of the entire Guangfeng Building should be transferred to the buyer Longzheng Company and"all the relationships and contracts or agreements with respect to the property of the Guangfeng Building such as sale, transfer, mortgage, and compensation for relocation should be all rescinded and canceled,"and declared that the rights and interests of all original obligees of the Guangfeng Building, including house buyers, transferees, mortgagees, and persons being relocated or relocated households, should be disposed of by the Guangdong HPC in accordance with the law. After acquiring the Guangfeng Building, Longzheng Company kept investing funds in the continued construction of the building on the basis of the original main frame structure; the building was renamed as "Times International Building" after the completion of the continued construction. | | 2003年8月26日，广东高院委托广东财兴资产评估有限公司(即原广东粤财房地产评估所)对广丰大厦整栋进行评估。同年9月10日，该所出具评估报告，结论为：整栋广丰大厦(用地面积3009㎡，建筑面积34840㎡)市值为3445万元，建议拍卖保留价为市值的70％即2412万元。同年 10月17日，景茂拍卖行以2412万元将广丰大厦整栋拍卖给广东龙正投资发展有限公司(以下简称龙正公司)。广东高院于同年10月28日作出(1997)粤高法执字第7号民事裁定，确认将广丰大厦整栋以2412万元转给龙正公司所有。2004年1月5日，该院向广州市国土房管部门发出协助执行通知书，要求将广丰大厦整栋产权过户给买受人龙正公司，“将广丰大厦房产有关买卖、转让、抵押、拆迁补偿等关系及其合约或协议等，概予以解除和注销”，并声明原广丰大厦的所有权利人，包括购房人、受让人、抵押权人、被拆迁人或拆迁户等的权益，由该院依法处理。龙正公司取得广丰大厦后，在原主体框架结构基础上继续投入资金进行续建，续建完成后更名为“时代国际大厦”。 |
| In October 2008, after conducting an investigation on the auction of the Guangfeng Building according to tip-offs, the People's Procuratorate of Guangdong Province held that Jingmao Auction Company and the buyer Longzheng Company were actually owned by the same person and they sold and bought the Guangfeng Building by the same person in the auction, which violated the relevant provisions of the Auction Law of the People's Republic of China (hereinafter referred to as the "Auction Law");there was a great difference in the conclusions of two appraisals of the Guangfeng Building by Guangdong Yuecai Real Estate Appraisal Firm. The court authorizing the appraisal conducted poor regulation, resulting in the auction of the Guangfeng Building at a low price and seriously damaged the interests of petty proprietors that had pre-purchased houses therein. Therefore, the People's Procuratorate of Guangdong Province required that the Guangdong HPC should handle the matter in accordance with the law. | | 2008年10月，广东省人民检察院根据举报对广丰大厦拍卖活动进行调查后认为，景茂拍卖行与买受人龙正公司由同一人实际控制，在广丰大厦拍卖中自卖自买，违反了《中华人民共和国拍卖法》(以下简称《拍卖法》)的有关规定；广东粤财房地产评估所对广丰大厦的两次评估结论，相差巨大，委托法院对此疏于监管，导致广丰大厦被低价拍卖，严重侵害已预购房屋的小业主利益等，要求广东高院依法处理。 |
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