海南省保亭黎族苗族自治县人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9029民初382号
原告：周泉涌，男，1986年12月21日出生，汉族，山东省邹平县人，山东省邹平县长山镇金富信家具有限公司员工，住山东省邹平县。
委托诉讼代理人：周光红（系原告周泉涌父亲），男，1964年3月13出生，汉族，山东省邹平县人，无业，住山东省邹平县。
被告：保亭华达房地产开发有限公司。住所地：保亭黎族苗族自治县保城镇团结北路。
法定代表人：马财茂，总经理。
原告周泉涌诉被告保亭华达房地产开发有限公司（以下简称：华达地产公司）商品房预售合同纠纷一案，原告周泉涌于2017年7月14日向本院提起诉讼，本院于同日立案受理后，因被告华达地产公司售楼处及办公楼已关闭，无法直接送达相关的诉讼文书，本院依照《中华人民共和国民事诉讼法》第九十二条之规定，依法公告送达起诉状副本、应诉通知书、举证通知书、告知合议庭组成人员通知书、开庭传票等诉讼材料。本案依法适用普通程序于2017年11月20日公开开庭进行了审理，原告周泉涌的委托诉讼代理人周光红到庭参加诉讼，被告华达地产公司经公告传唤，无正当理由未到庭参加诉讼，本院依法缺席审理。本案现已审理终结。
原告周泉涌向本院提出的诉讼请求：1、判令被告华达地产公司继续履行与原告周泉涌签订的《广东街三期楼宇认购书》（以下简称：《认购书》），并为原告周泉涌办理房屋产权过户手续至原告周泉涌名下；2、判令被告华达地产公司向原告周泉涌支付违约金639100元；3、本案诉讼费，由被告负担。事实和理由：2014年11月10日，原告周泉涌与被告华达地产公司签订一份《认购书》，认购书约定：原告周泉涌向被告华达地产公司购买位于××县）第3栋13层B号房，建筑面积为61.91㎡，房屋总价款为430000元。付款方式为一次性付款。认购书签订后，原告周泉涌依约支付了全部购房款，被告华达地产公司向原告周泉涌出具了《收据》。该房屋已交付使用，但被告华达地产公司未按认购书约定与原告周泉涌签订《商品房买卖合同》及办理相关房屋产权转移手续，原告周泉涌多次要求被告华达地产公司履行其协议，但被告华达地产公司一直推脱不履行义务，被告华达地产公司已严重违约。原告周泉涌为维护其合法权益，特向人民法院提起诉讼。
原告周泉涌为证明其主张，向法庭提供如下证据：
证据1、《认购书》一份，证明原告周泉涌购买被告华达地产公司开发建设位于××县）第3栋13层B号房；
证据2、《收据》三张，证明原告周泉涌分三次支付全部购房款430000元；
证据3、海南省第一中级人民法院（2016）琼96执167号之一《执行裁定书》一份，证明原告周泉涌认购的涉案房屋于2016年12月12日已解封。
被告华达地产公司未到庭参加诉讼，亦未提交书面答辩状及发表质证意见。
本院对原告周泉涌提交的证据认证如下：原告周泉涌提交的四份证据的真实性、合法性、关联性以及证明的内容予以确认。
根据原告周泉涌的陈述、举证和本院的认证，查明本案的事实如下：
2014年11月10日，原告周泉涌（乙方）与被告华达地产公司（甲方）签订一份《认购书》，该认购书约定：1、乙方自愿向甲方购买位于××县）第3栋13-B号房，建筑面积为61.91㎡，单价为6945.57元/㎡，房屋总价款为430000元（其中购房款为337135元，装修款为92865元）；2、付款方式为一次性方式付款：⑴乙方于签订《认购书》支付30000元（含定金）⑵乙方于2014年11月18日前一次性付房屋尾款400000元；3、房屋交付时间为2015年3月30日前。认购书签订之日（即2014年11月10日），原告周泉涌缴纳购房款（含定金）30000元；2014年11月18日，原告周泉涌分两次缴纳购房款400000元（307135元+92865元）。签订《认购书》时，被告华达地产公司承诺二年内为原告周泉涌办理房屋产权过户手续。2015年3月20日，被告华达地产公司已将涉案房屋交付原告周泉涌使用。涉案房屋交付使用后因另案被查封。2016年12月12日，海南省第一中级人民法院（2016）琼96执167号之一执行裁定，解除对涉案房屋的查封。但被告华达地产公司未按照《认购书》的约定与原告周泉涌签订《商品房买卖合同》及办理房屋产权证过户手续。2017年7月14日，原告周泉涌向本院提起诉讼，请求判令：1、被告华达地产公司继续履行与原告周泉涌签订的《广东街三期楼宇认购书》（以下简称：《认购书》），并为原告周泉涌办理房屋产权过户手续至原告周泉涌名下；2、被告华达地产公司向原告周泉涌支付违约金639100元；3、本案诉讼费，由被告负担。
本院认为：一、关于确认原、被告签订的《认购书》是否有效和履行问题。2014年11月10日，原、被告签订的《认购书》是在平等、自愿的基础上签订，其内容是双方真实意思的表示，且不违反法律、行政法规的强制性规定，该《认购书》合法有效。根据《商品房销售管理办法》第十六条：商品房销售时，房地产开发企业和买受人应当订立书面商品房买卖合同。商品房买卖合同应当明确以下主要内容：（一）当事人名称或者姓名和住所；（二）商品房基本状况；（三）商品房的销售方式；（四）商品房价款的确定方式及总价款、付款方式、付款时间；（五）交付使用条件及日期；（六）装饰、设备标准承诺；（七）供水、供电、供热、燃气、通讯、道路、绿化等配套基础设施和公共设施的交付承诺和有关权益、责任；（八）公共配套建筑的产权归属；（九）面积差异的处理方式；（十）办理产权登记有关事宜；（十一）解决争议的方法；（十二）违约责任；（十三）双方约定的其他事项之规定及《海南省高级人民法院关于办理商品房买卖合同纠纷案件的指导意见（试行）》（以下简称：《海南省高级人民法院指导意见》）第九条”开发商收取了拟购房人的认购金、订购金、诚意金等且与拟购房人订立了认购协议、预购协议及意向书等的，分别情况予以处理：（1）认购协议、预购协议及意向书等具备了《商品房销售管理办法》第十六条规定的商品房买卖合同的主要内容，且开发商所收取的认购金、订购金、诚意金等为认购协议、预购协议及意向书中所约定的购房款数额的，应当认定为正式的商品房买卖合同，拟购房人要求继续履行的，应予支持。因开发商的原因致使合同不能继续履行的，拟购房人除可以请求解除合同外，还可以要求开发商返还已付购房款及利息、赔偿损失，并可以请求出卖人承担不超过已付购房款一倍的赔偿责任......”的规定。本案中，原、被告签订的《认购书》对房屋买卖双方当事人、商品房基本情况、商品房价款确定方式及总价款、付款方式、付款时间、交付使用条件及日期以及相关违约责任等做了约定，具备了《商品房销售管理办法》第十六条规定的商品房买卖合同的主要内容，应当认定《认购书》为正式的商品房买卖合同，且原告已付清购房款，因此，原告请求求继续履行《认购书》，并为原告办理房屋产权过户手续，本院予以支持；
二、关于原告诉请被告支付违约金的问题。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〉》第十八条：由于出卖人的原因，买受人在下列期限届满未能取得房屋权属证书的，除当事人有特殊约定外，出买人应当承担违约责任。合同没有约定违约金或者损失数额难以确定的，可以按照已付购房总额，按中国人民银行发布的同期一年期一般流动资金贷款基准利率计算。被告承诺签订《认购书》后二年内为原告办理房屋产权过户手续，但被告未在承诺的时间内为原告办理房屋产权过户手续，被告对原告应承担违约责任。其违约金以原告缴纳的购房款430000元为基数，按中国人民银行发布的同期一年期一般流动资金贷款基准利率计算，自2016年11月11日起至办理房屋产权过户手续时止。原告请求被告支付违约金639100元，缺乏事实根据和法律依据，本院不予支持。
综上，原、被告已签订了《认购书》，且原告已付清购房款，该《认购书》应认定为正式商品房买卖合同。因此，被告应继续履行双方签订的《认购书》，且未为原告办理房屋产权过户手续，被告存在违约，应向原告承担违约责任。依照《中华人民共和国合同法》第四十四条第一款、第六十条第一款、第一百零七条，《中华人民共和国民事诉讼法》第一百四十四条，参照《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〉》第五条、第十七条、第十八条之规定，判决如下：
一、被告保亭华达房地产开发有限公司继续履行与原告周泉涌于2014年11月10日签订的《广东街三期楼宇认购书》，并于本判决生效之日起三十日内协助原告周泉涌办理位于××县）第3栋13-B号房屋产权过户到原告周泉涌名下；
二、被告保亭华达房地产开发有限公司应向原告周泉涌支付违约金。违约金以原告周泉涌支付的购房款430000元为基数，按中国人民银行发布的同期一年期一般流动资金贷款基准利率计算，自2016年11月11日起计算至办理房屋产权过户到原告周泉涌名下时止；
三、驳回原告周泉涌的其他诉讼请求。
案件受理费人民币14421.9元、由被告承担。
如不服本判决，可以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者代表人的人数提出副本，上诉于海南省第一中级人民法院。
审判长陈会升
人民陪审员吴瑜虹
人民陪审员符卫
二〇一七年十一月二十日
法官助理杨忠宇
书记员ＸＸ桦
附：本案适用的法律条文
《中华人民共和国合同法》
第四十四条第一款依法成立的合同，自成立时生效。
第六十条第一款当事人应当按照约定全面履行自己的义务。
第一百零七条当事人一方不履行合同义务或者履行合同义务不符合约定的，应当承担继续履行、采取补救措施或者赔偿损失等违约责任。
《中华人民共和国民事诉讼法》
第一百四十四条被告经传票传唤，无正当理由拒不到庭的，或者未经许可中途退庭的，可以缺席判决。
《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〉》
第五条商品房的认购、订购、预订等协议具备《商品房销售管理办法》第十六条规定的商品房买卖合同的主要内容，并且出卖人已经按照约定收受购房款的，该协议应当认定为商品房买卖合同。
第十七条商品房买卖合同没有约定违约金数额或者损失赔偿额计算方法，违约金数额或者损失赔偿额可以参照以下标准确定：
逾期付款的，按照未付购房款总额，参照中国人民银行规定的金融机构计收逾期贷款利息的标准计算。
逾期交付使用房屋的，按照逾期交付使用房屋期间有关主管部门公布或者有资格的房地产评估机构评定的同地段同类房屋租金标准确定。
第十八条由于出卖人的原因，买受人在下列期限届满未能取得房屋权属证书的，除当事人有特殊约定外，出买人应当承担违约责任：
（一）商品房买卖合同约定的办理房屋所有权登记的期限；
（二）商品房买卖合同的标的物为尚未建成房屋的，自房屋交付使用之日起90日；
（三）商品房买卖合同的标的物为已竣工房屋的，自合同订立之日起90日。
合同没有约定违约金或者损失数额难以确定的，可以按照已付购房总额，参照中国人民银行规定的金融机构计收逾期贷款利息的标准计算。
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