海南省澄迈县人民法院
民事判决书
（2016）琼9023民初913号
原告：许文峰，男，1976年8月12日出生，汉族，住海口市。
委托诉讼代理人：陈晓萍，海南坤和律师事务所律师。
被告：澄迈宝信实业有限公司。住所地：澄迈县。
法定代表人：王韦舜，总经理。
委托诉讼代理人：黄昭毅，海南维特律师事务所律师。
委托诉讼代理人：王凤娟，海南维特律师事务所律师。
第三人：海南六福祥投资有限公司。住所地：海口市。
法定代表人：张祥旗，董事长。
原告许文峰与被告澄迈宝信实业有限公司(以下简称宝信公司）、第三人海南六福祥投资有限公司（以下简称六福祥公司）商品房预售合同纠纷一案，本院于2016年6月13日立案后，依法适用普通程序于2016年11月21日公开开庭审理。原告许文峰及其委托诉讼代理人陈晓萍，被告宝信公司的委托诉讼代理人黄昭毅、王凤娟到庭参加诉讼，第三人六福祥公司经本院合法传唤无正当理由拒不到庭，本院根据《中华人民共和国民事诉讼法》第一百四十四条的规定，缺席审理了本案。本案现已审理终结。
原告向本院提出诉讼请求：1、判令被告向原告支付未按期交付10套房屋的逾期违约金，暂计至起诉之日金额为967482.23元（当庭变更金额；以10套房总额2811631元为基数，按合同约定违约金日万分之三的利率标准，自2013年10月1日起计至被告向原告交付经完成竣工验收合格并取得竣工验收备案的房屋之日止）。2、判令被告向原告交付竣工验收合格并取得竣工验收备案的房屋。3、被告承担本案的全部诉讼费用（包括案件受理费、公告费、鉴定费、评估费等）。
事实和理由：2013年8月15日，原告购买被告开发预售的位于澄迈县金江镇金马大道东侧宝信小区3号地的13号楼共计10套商品房，双方为此签订了10份《澄迈商品房买卖合同》（以下简称《买卖合同》），购房款共计2811631元。除房号、建筑面积、价款外，该10份《买卖合同》约定的其他条款均一致。《买卖合同》第八条、第十一条对交房时间、逾期交房违约金的计算等进行了明确的规定。
上述合同签订后，原告于2013年9月21日依约支付了全部购房款，已经完全履行了作为买受人的全部合同义务。虽经原告多次催促，被告至今仍未完成上述房屋的住宅工程验收备案，更没有将竣工验收备案显示为“验收合格”的房屋交付给原告。被告逾期近三年未交房，已构成违约。根据相关法律规定以及双方签订的《买卖合同》第八条、第十一条的约定，被告应履行其合同义务，承担支付违约金的责任。
被告辩称，本案法律关系的实质是“以房抵工程款”而非商品房买卖合同关系。2010年至2013年，被告将宝信小区三期项目（即四季春城*温泉谷）的基础预应力管桩工程承包给海南鼎发建筑工程有限公司（以下简称鼎发公司）。经协商，被告与鼎发公司于2013年7月2日签订《协议书》，将被告开发的宝信小区三期已建成的15套房屋，抵偿鼎发公司的4070469元工程款。《协议书》的附件还作出了将其中10套房屋与鼎发公司法定代表人许文峰、另5套与其兄弟许文超签订《商品房买卖合同》的安排。《协议书》第三条还约定“房屋抵顶相关手续办理后，该房屋的产权随之转移为乙方（即鼎发公司）所有，处置权由乙方自行决定”；“本次甲方向乙方抵顶的所有房屋，无论乙方自住或以后出售，甲方都按照现在确定的各房价格和总价冲减甲方所欠乙方的工程款”。2013年8月15日，被告与原告签订了10套房屋的《买卖合同》。鼎发公司系涉案房屋的施工人之一，签订《买卖合同》时，涉案房屋所在的13号楼已经竣工验收合格（但部分专项验收尚未完成）并已交房给业主，如果原告需要居住，完全具备入住条件。原告也明知一个多月后的2013年9月30日无法完成全部验收项目，但原告仍与被告约定明知不可能实现的交房条件，也不要求合同备案登记。原告与被告签订10套房的《买卖合同》，是将“以房抵工程款”落实下来采取的手段，今后鼎发公司还是要通过售出这些房屋获取款项。鼎发公司至今为止从未通知被告交房，现原告反向被告主张逾期交房，实在有违诚实信用的基本原则。
鼎发公司迟迟不按施工合同的约定提交的桩基竣工资料给被告，致使本项目验收延期，亦存在过错。根据《合同法》第一百二十条的规定，当事人双方都有违反合同的，应当各自承担相应的责任，原告无权要求被告向其承担逾期交房的违约责任。
****被告按时足额缴交了城市基础设施配套费，但政府却未及时提供相应的市政配套设施，特别是金马大道污水管网市政设施建设比原计划严重滞后，本项目污水不能接入市政污水管道进入污水处理厂处理，导致本项目环评验收迟迟不能开展。另外，工程建设验收期间，消防等多项法律法规的调整，使得消防等专项验收的办理面临停滞、调整等情况而不得不延期，由此又影响规划等其他专项验收的开展。综上，本项目迟迟未能达到《买卖合同》第八条第一款约定的交房条件，亦是因政府政策、法规变化的原因造成，是被告无法控制的，根据《买卖合同》第八条第二款的约定，被告无须承担逾期交房的违约责任。
即便被告应当承担逾期交房的责任，原告主张的违约金也高出其实际损失数倍，应当按照《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》第十七条第三款的规定，按本项目同类房屋的租金标准确定违约金数额。
第三人未出庭，也未提交书面答辩意见。
原、被告围绕诉讼请求依法提交了证据，本院庭审中组织当事人进行质证。原告提交的证据1、澄迈商品房买卖合同（10份）；2、销售不动产统一发票（10份）；被告提交的第一组证据：1、《桩基预应力管桩压桩施工合同》，2、协议书，3、《买卖合同》（10份），双方对这些证据基本无异议，但对对方证据的证明对象和证明力均持异议。后经庭审询问，双方均认可以下事实：原告作为法人的鼎发公司2010年与被告签订了《桩基预应力管桩压桩施工合同》，之后双方于2013年7月2日签订了《协议书》。约定用被告四季春城15套现房，抵顶应付给鼎发公司《桩基预应力管桩压桩施工合同》的4070469元工程款，还在《协议书》的附件中将15套房屋中的10套，安排要求登记到原告名下。2013年8月15日和16日，被告与原告分别签订了10份《买卖合同》。被告提交的其他证据，与本案的处理结果没有实质关联。
本院认为，被告经与案外人鼎发公司结算后，于2013年7月2日签订《协议书》，确认其应付鼎发公司施工的《桩基预应力管桩压桩施工合同》的工程款4070469元，并约定以被告四季春城15套现房抵债，还在合同附件中将其中的10套房屋安排要求办证在原告的名下。以上合同内容，是双方对工程项目结算后达成的，应是合法有效合同。但双方在抵债物权未发生变动转移的情况下，又在合同的附件中，将鼎发公司未实际取得的不动产物权，指定转移给原告。根据《中华人民共和国物权法》第九条第一款规定：“不动产物权的设立、变更、转让和消灭，经依法登记，发生效力；未经登记，不发生效力……”被告和鼎发公司指定转移10套房屋物权给原告的行为，至今未过户登记，依法未发生法律效力。
本案原告以与被告签订的《买卖合同》，主张已通过支付合同对价的购房款，买下了其主张的10套房屋，与本案查明的以房抵债事实不相符，双方之间并不存在买卖合同中约定的买卖房屋的事实；而被告与鼎发公司指定转移房屋物权给原告的行为又未生效，因此，原告主张要求履行《买卖合同》，支付合同违约金的诉讼请求，没有事实根据和法律依据，本院不予支持。
据此，依照《 **最高人民法院关于适用** **<** **中华人民共和国民事诉讼法** **>** **的解释》** 第九十条的规定，判决如下：
驳回原告许文峰的诉讼请求。
本案案件受理费12117元，由原告许文峰负担。
如不服本判决，可在判决书送达之日起十五日内，向本院递交上诉状，并按对方当事人的人数或代表人的人数提出副本，上诉于海南省第一中级人民法院。
审判长侯芝萍
审判员
李学信
人民陪审员吴妤
二0一六年十二月十四日
法官助理陶美沙
书记员王文洁
****
**附相关法律条文：**
**最高人民法院**
**关于适用《中华人民共和国民事诉讼法》的解释**
****
**第九十条** 当事人对自己提出的诉讼请求所依据的事实或者反驳对方诉讼请求所依据的事实，应当提供证据加以证明，但法律另有规定的除外。
在作出判决前，当事人未能提供证据或者证据不足以证明其事实主张的，由负有举证证明责任的当事人承担不利后果。
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