海南省第一中级人民法院
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（2017）琼96民终640号
海南省第一中级人民法院
民事判决书
（2017）琼96民终640号
上诉人（原审原告）：杨守书，女，1953年8月15日出生，汉族，住澄迈县。
委托诉讼代理人：吕建文，男，1955年5月1日出生，汉族，现住海南省。
被上诉人（原审被告）：澄迈宝信实业有限公司。住所地：澄迈县金江镇文明路***号。
法定代表人:王韦舜，该公司董事长。
委托诉讼代理人：黄昭毅，海南维特律师事务所律师。
原审第三人：海南天鹭置业有限公司。住所地：海南省海口市金龙路万利隆大厦。
法定代表人：杨雪岗，该公司董事长。
委托诉讼代理人：程晓东，海南信达律师事务所律师。
委托诉讼代理人：马杰，海南信达律师事务所律师。
上诉人杨守书因与被上诉人澄迈宝信实业有限公司（以下简称宝信公司）及原审第三人海南天鹭置业实业有限公司（以下简称天鹭公司）商品房预售合同纠纷一案，不服海南省澄迈县人民法院（2016）琼9023民初128号民事判决，向本院提起上诉。本院于2017年3月17日立案受理后，依法组成合议庭进行了审理。本案现已审理终结。
上诉人杨守书上诉请求：1.请求撤销海南省澄迈县人民法院民事判决书(2016)琼9023民初128号判决书第二款判决，并且依法判决被上诉人支付违约赔偿金116613元；2.由被上诉人承担一审诉讼费1560元及二审诉讼费。事实和理由：2013年5月27日上诉人与被上诉人签订《商品房买卖合同》，购买泉倾天下小区7-2-202号住宅，总价294925元。《合同》第15条约定：”出卖人应当自房屋交付之日起540日内为买受人办理房屋权属证书”。”如因出卖人的责任，买受人不能在约定期限内取得房屋权属证书的，出卖人自逾期之日起每日按己付房款的万分之六向买受人支付违约金”。房屋于2013年12月11日交付至2017年3月25日未办理完毕产权证书，扣除540天，已违约659天，应支付违约金116613元。一审法院未查明事实，将政府污水管网建设滞后、办证机关人手少、办证工作大等作为被上诉人逾期办证的原因，未判决被上诉人承担逾期办证的违约金，是认定事实错误。逾期办证的主要原因在于被上诉人不作为，为此，原审法院认定事实不清，适用法律错误，请求二审法院依法予以纠正，支持上诉人的上诉请求。
被上诉人宝信公司辩称，一审认定事实清楚、证据充分，适用法律正确，应予维持。
原审第三人天鷺公司述称，1.一审认定宝信公司逾期办证的原因事实清楚，并无不当，应予免责；2.上诉人混淆了房屋的交付条件和验收条件的概念，这是不正确的，被上诉人向上诉是通过正方验收的产品，符合合同的约定；3.天鹭公司作为本案第三人的身份不适格。
原告杨守书向一审法院起诉请求：1.请求法院依法判令被告承担逾期办理房屋权属证书的违约责任，并支付违约金70428元。2.判令被告继续履行合同义务，协助原告办理房屋权属证书并办理过户登记。3.本案诉讼费由被告承担。
一审法院认定事实：2011年8月3日，被告缴纳了涉案项目的基础设施配套费。金江镇污水管网工程系城市基础设施配套措施，于2013年7月开工建设，2015年8月竣工。环境影响评价书等是环境验收的内容，规划、环评验收是竣工验收备案的必备条件。2014年6月30日，海南省国土环境资源厅复函，不同意涉案项目试运营，不同意的理由是：”由于市政管网未完善，项目生活污水经三级化粪池处理后委托单位用槽罐车抽运至大坡村香蕉园作农肥使用，未按照环评批复要求进入澄迈县城市污水处理厂处理......”。2015年12月28日，被告委托五指山环境资源监测站对涉案项目进行环境保护竣工验收监测。2016年1月8日，被告向海南省生态环境保护厅提出对涉案项目的试运营申请。2016年6月27日，海南省生态环境保护厅发函同意涉案项目通过竣工环保验收。2016年9月23日，被告取得了涉案项目的不动产权证书（大证）。
一审法院认为，原、被告双方签订的《合同》是海南省住房和建设厅与海南省工商行政管理局联合监制的标准文本，是经双方对主要条款协商后达成的，非格式化合同。《合同》系双方当事人的真实意思表示，不违反法律、行政法规的禁止性规定，应为合法有效，双方当事人应当按照合同约定全面履行自己的义务。原告已依约付清了购房款并缴纳了相关税费，将办证需要的相关材料提交给了被告，履行了合同约定的义务。被告也按照《合同》第八条第3项的约定，将房屋交原告使用至今，但被告却逾期没有履行合同约定的办证义务。双方当事人的争议焦点有：一、涉案房屋逾期办证的原因和责任承担问题；二、如果被告应承担逾期办证的违约责任，违约金的计算问题。
对于逾期办证的原因，被告称属于《合同》第十五条第六款及《补充协议》第2条第（1）项中约定的免责事由，应予免责。由于金江镇污水管网工程未竣工，导致涉案项目不能及时接入市政的污水管道，从而不能获得海南省国土环境资源厅的批准进行试运营，也就无法取得涉案项目的初始登记。澄迈县金江镇污水管网工程项目于2013年7月开工建设，2015年8月竣工验收。原、被告签订《合同》时，澄迈县金江镇污水管网工程项目刚刚开工建设，该项目是政府建设的城市公共设施，被告无法预见该项目的竣工时间，更无法掌控该项目的工程进度。在2015年8月澄迈县金江镇污水管网工程竣工后，被告即迅速将涉案项目污水管网接入澄迈县金江镇污水管网，并于2015年11月底接好。2016年1月8日再次向海南省生态环境保护厅提出试运营申请，经过三个月的试运营后，于2016年6月27日通过了海南省国土环境资源厅的环评验收，于2016年9月2号取得了涉案总工程的验收备案，2016年9月23日取得了涉案项目的初始登记。从以上被告的工作时间节点可以看出，被告是严格按照《建设工程质量管理条例》和《建设工程规划验收申请表》的规定，按照《合同》约定的办证期限积极履行义务，试图尽快进行试运营，从而能早日办理房屋产权初始登记。《房屋登记办法》（中华人民共和国建设部令）第三十条规定，因合法建造房屋申请房屋所有权初始登记的，应当提交登记申请书、申请人身份证明、建设用地使用权证明、建设工程符合规划的证明、房屋已竣工的证明、房屋测绘报告及其他必要材料。而2013年12月2日，住房城乡建设部印发《房屋建筑和市政基础设施工程竣工验收规定》（建质〔2013〕171号）第五条规定：”工程符合下列要求方可进行竣工验收......(十)有公安消防、环保等部门出具的认可文件或者准许使用文件。”从上述两条规定可知，环保部门出具的准许文件是工程可以竣工验收的必备条件，而竣工验收又是申请房屋所有权初始登记所需提交的必要材料。综上，涉案房屋逾期办证的原因在于澄迈县金江镇污水管网项目建设的滞后，对于被告的辩称，本院予以认可。
原告诉称被告逾期办证的原因，不仅仅是因为环评未通过验收，还存在消防等验收均逾期的问题。本院认为，根据前述《房屋登记办法》和《房屋建筑和市政基础设施工程竣工验收规定》的相关规定，公安消防、环保等部门出具的认可文件或者准许使用文件，均是办理房屋初始登记必备的条件，缺一不可。澄迈县金江镇污水管网工程的滞后，是造成被告涉案项目未能按期办证的主要障碍，即使其他办证条件已按时通过验收，也无法取得总工程竣工验收备案登记，被告辩称在此情况下，其对消防等办证条件的工作安排，是出于经济效益、整体推进的角度考虑，以避免浪费人力财力做重复劳动，而且消防验收于2015年的11月5日通过，是在取得环评验收之前。综上，被告整体推进办证工作，并不存在消极不作为的过失，其做法符合情理。
关于涉案房屋逾期办证的责任承担问题。《合同》第十五条第六款”......因非出卖人原因造成买受人不能在约定期限内取得房地产权属证书的，出卖人不承担责任”及《补充协议》第2条第（1）项”......因买受人及政府部门的原因造成延误或不能办证，出卖人不承担任何责任”，已对免责事由做了明确的约定，从前述本院认为部分可知涉案房屋逾期办理权属证书，是因澄迈县金江镇污水管网项目的滞后造成的，属合同约定的政府部门原因，而不是作为出卖人的被告的原因造成的，被告可以根据《合同》和《补充协议》的约定免责。关于违约金的计算问题。因为涉案房屋逾期办证的责任不应由被告承担，因此本院对违约金的计算问题不再赘述。综上，对于原告要求被告赔偿违约金的诉讼请求，本院不予支持。虽然涉案项目已于2016年9月23日取得了房屋所有权初始登记，但是至今尚未为原告的涉案房屋办理房屋权属证书。被告辩称因不动产统一登记政策的改革，海南省和澄迈县开展一系列的机构组建、职责整改、资料移交，更换系统等工作，连同新增土地分割的要求，办理缓慢甚至暂停，加之登记机关人手少、办证工作量巨大，进一步造成办证进度延误。被告所说基本属实，原告也无异议，本院予以认可。根据前述《合同》第十五条第六款及《补充协议》第2条第（1）项的相关内容，被告可以据此免责。但是，根据《中华人民共和国合同法》第六十条第一款的规定，被告应当履行合同义务，为原告办理房屋权属证书。原告要求被告继续履行合同义务，为其办理房屋权属证书的诉讼请求，符合合同的约定和法律规定，本院予以支持。据此，原审法院依照《中华人民共和国合同法》第六十条第一款及《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》第十八条之规定，判决：一、被告澄迈宝信实业有限公司在本判决书生效之日起九十日内，为原告杨守书办理位于××县号房的房屋权属证书；二、驳回原告杨守书的其他诉讼请求。案件受理费1560元，由原告杨守书负担。
本院二审期间，上诉人杨守书向本院提交四份证据：1.澄环罚决字（2015）5号《行政处罚决定书》；2.澄土环罚决字（2011）12号《行政处罚决定书》；3.澄环罚决字（2013）19号《行政处罚决定书》；4.《澄迈县金江镇污水管网工程（监理标）》。证明被上诉人违法先建、违法售房；管网工程非政府行为，是公司的行为。被上诉人和原审第三人对证据1-3的真实性，没有异议，对关联性、证明内容有异议；对证据4的真实性有异议。本院对证据1-3的真实性予以确认，对证据4的真实性不予认可。
本院查明的事实与一审查明的事实一致，本院予以确认。
本院认为，本案的争议焦点是：被上诉人逾期办理房产证是否构成违约及上诉人主张被上诉人支付逾期办证的违约是否有事实和法律依据。根据《澄迈商品房买卖合同》第十五条第六款约定：”......因非出卖人原因造成买受人不能在约定期限内取得房地产权属证书的，出卖人不承担责任”及《补充协议》第2条第（1）项约定：”......因买受人及政府部门的原因造成延误或不能办证，出卖人不承担任何责任。”被上诉人涉案房屋逾期办理权属证书，是因澄迈县金江镇污水管网项目的滞后、消防设施验收拖后、办证机关人手少、办证工作量大等原因造成的，属合同约定的免责事由，不能归责于被上诉人。因此，被上诉人逾期办理房产证，不构成违约，不应当承担违约责任。上诉人主张被上诉人支付逾期办证违约金的理由不能成立，本院不予支持。
综上所述，上诉人上诉请求，不能成立，应予驳回；一审判决认定事实清楚，适用法律正确，应予维持。依照《中华人民共和国民事诉讼法》第一百七十条第一款第一项之规定，判决如下：
驳回上诉，维持原判。
二审案件受理费人民币1560元，由上诉人杨守书负担。
本判决为终审判决。
审判长黄声泽
审判员梁振文
审判员白玉琳
书记员吴灿
附适用的法律条文
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[{法规名称:\'《中华人民共和国民事诉讼法（2013年）》\',Items:[{法条名称:\'第十三条第一款\',法条内容:\'
第十三条民事诉讼应当遵循诚实信用原则。[ly]
当事人有权在法律规定的范围内处分自己的民事权利和诉讼权利。[ly]\'},{法条名称:\'第一百四十五条第一款\',法条内容:\'
第一百四十五条宣判前，原告申请撤诉的，是否准许，由人民法院裁定。[ly]
人民法院裁定不准许撤诉的，原告经传票传唤，无正当理由拒不到庭的，可以缺席判决。[ly]\'}]}]};if
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