海南省三亚市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼02民终1117号
上诉人（原审原告）：袁泽正，男，2007年4月17日出生，汉族，住吉林省白山市江源区和平街三委***组。
上诉人（原审原告）：袁凤友，男，汉族，1958年9月28日出生，住吉林省白山市江源区湾沟镇和平街三委***组。
两上诉人共同委托诉讼代理人：荆卫华，吉林荆卫华律师事务所律师。
被上诉人（原审被告）：三亚中铁置业有限公司，住所地海南省三亚市吉阳区迎宾路165号中铁置业广场23层。
法定代表人：刘旭升，该公司董事长。
委托诉讼代理人：王垚，海南邦威律师事务所律师。
委托诉讼代理人：甘敏，海南邦威律师事务所律师。
上诉人袁泽正、袁凤友因与被上诉人三亚中铁置业有限公司（以下简称中铁公司）商品房销售合同纠纷一案，不服三亚市城郊人民法院（2017）琼0271民初2823号民事判决，向本院提起上诉。本院于2017年8月3日立案受理后，依法组成合议庭，公开开庭进行了审理。上诉人袁泽正、袁凤友的共同委托诉讼代理人荆卫华、被上诉人中铁公司的委托诉讼代理人王垚、甘敏到庭参加诉讼。本案现已审理终结。
袁泽正、袁凤友上诉请求：一、撤销海南省三亚市城郊人民法院作出的（2017）琼0271民初2823号民事判决；二、依法判决支持上诉人诉讼请求。
事实和理由：一、一审判决认定的房屋交付时间违背了人民法院已生效判决确认的事实。一审判决认定”根据合同约定，中铁公司应在商品房交付使用后90日内，将办理权属登记需由出卖人提供的资料报产权登记机关的。此处的交付使用应指的是房屋实际交付时间，与法律上认定中铁公司完成交付义务的实际不是一个概念，庭审已经查明，涉案房屋在2015年1月15日即具备交付条件，中铁公司已经完成通知交房义务。但袁泽正、袁凤友一直未办理收房手续，故涉案房屋至今未交付使用，故中铁公司的办证义务尚未开始。”事实上，一审判决混淆了房屋出卖人履行了交付义务时间与买受人房屋自主进户时间的不同概念。出卖人房屋交付符合法律规定可认定出卖人履行了交付义务。出卖人履行了符合法律规定的房屋交付义务后，无论买受人是否进户，均不影响出卖人房屋交付义务已履行事实的成立。更不应成为出卖人延期履行呈报产权登记资料的理由，房屋进户使用是买受人自主决定行为。并不是合同约定行为。袁泽正、袁凤友未进户并不能影响中铁公司卖方产权登记资料的呈报。袁泽正、袁凤友与中铁公司因房屋交付纠纷由三亚市中级人民法院（2014）三亚民一初字第35号判决书确认中铁公司房屋交付时间为2015年1月15日。该日即为中铁公司应履行呈报产权登记需由出卖方提供的资料起始日。根据最高人民法院《关于民事诉讼证据的若干规定》第九条规定”下列事实，当事人无需举证证明：（四）已为人民法院发生法律效力裁决所确认的事实。”而一审判决否认人民法院生效判决认定房屋交付时间的事实，其判决违反了法律规定。二、中铁公司违约事实成立。根据袁泽正、袁凤友与中铁公司签订的《商品房买卖合同》第十五条第三项约定”若出卖人未能在商品房交付使用后90日内，将办理权属登记需由出卖人提供的资料报产权登记机关的，每逾期一日，按买受人已付房款的万分之一的标准支付违约金。”在本案中，中铁公司于2016年1月21日办理了中铁公司名下的《土地房屋权证》，但袁泽正、袁凤友购买的房屋一直处于由中铁公司办理了抵押登记状态。2016年3月23日抵押解除。在此之前完全是中铁公司原因不能办理房屋产权证。袁泽正、袁凤友是否入住，与中铁公司应履行的呈报产权部门资料行为无关联。而且，房屋交付时间已由三亚市中级人民法院生效判决认定为2015年1月15日。2015年4月15日是法院生效判决确定中铁公司”将办理权属登记需由出卖人提供的资料报产权登记机关”的最终时间，逾期达十三个月。违约事实清楚、证据充分，中铁公司应承担违约责任。三、一审判决背离本案事实。根据袁泽正、袁凤友与中铁公司签订的《商品房买卖合同》附件四《合同补充协议》第三条”关于房屋交付的补充约定”3.2条约定”买受人应在商品房交付时：（a）签署面积误差确认单及结算协议等全部相关文件；（b）据实结算／支付办理产权证需交纳的各项费用；（c）据实支付／结算各项税费；（d）向出卖人付清全部购房款；（e）按《业主临时规约》的约定支付物业费。”第3.3条还约定”双方确认，买受人未按照第3.2条的约定履行相关义务的，不会对房屋交付这一法律事实产生影响，仍视为出卖人已于房屋交接书面通知载明的买受人应收房的起始日，向买受人交付了房屋。”由此可见，双方约定以中铁公司书面房屋交接通知为房屋交付起始日。中铁公司于2015年1月5日通过公证程序向袁泽正、袁凤友送达了《收房通知书》，中铁公司在另案的房屋交付纠纷中，在答辩状中也主张房屋交付日为2015年1月15日。并得到了三亚市中级人民法院（2014）三亚民一初字第35号民事判决及海南省高级人民法院二审民事判决的认定。判决已生效并执行完毕。而且，袁泽正、袁凤友与中铁公司并没有在《商品房买卖合同》中约定以业主入住为交付依据。而一审判决认定”房屋至今未交付使用。中铁公司办证义务尚未开始”，显然无依据。三亚市中级人民法院（2014）三亚民一初字第35号民事判决也没有将实际入住作为房屋交付依据。因此，一审判决不仅违背三亚市中级人民法院生效判决确认的事实，也背离袁泽正、袁凤友与中铁公司在《商品房买卖合同》中的约定内容。判决背离本案事实。
中铁公司辩称，一审法院判决认定事实清楚，适用法律正确。请求驳回袁泽正、袁凤友的上诉请求，维持一审判决。具体理由如下：一、关于”一审判决认定的房屋交付时间违背了人民法院已生效判决确认的事实”的答辩。（一）”商品房交付使用”这一事实的界定应以出卖人依约履行交付义务且买受人依约办理房屋交付入住手续两者同时成立为标准，袁泽正、袁凤友在上诉状中制造了”买受人房屋自主进户时间”这一概念并无法律依据，无法对抗袁泽正、袁凤友至今仍未到中铁公司处收房这一事实，一审判决认定”涉案房屋至今未交付使用，故中铁公司的办证义务尚未开始”正确。事实上，出卖人房屋交付符合法律规定可认定出卖人履行了交付义务，但出卖人履行了符合法律规定的房屋交付义务后，买受人是否实际接收房屋并入住，即是否办理房屋交付入住手续确是无法确定的，买受人可能会在出卖人发出书面收房通知后仍拖延迟迟未前来办理收房手续，故可能存在出卖人履行房屋交付义务的时间与房屋实际交付使用的时间不一致的情形。在本案中，在中铁公司于2015年1月5日以邮寄方式通知袁泽正、袁凤友前来办理收房手续的前提下，袁泽正、袁凤友至今仍没有前来办理收房手续，怠于行使其收房权利。而袁泽正、袁凤友一直不来收房的原因是由于其一直未找到该商铺的承租人，若其前来收房后即需要缴纳物业费，为达到少缴纳物业费的目的（袁泽正、袁凤友直今仍未缴纳任何物业费），且其在2015年底以中铁公司逾期交房为由向三亚市中级人民法院提起诉讼，故其为了自身利益和诉讼有利等方面考虑，在中铁公司早已通知其前来收房并要求其提交办证手续的情况下，仍拖延至今未前来收房。因此，合同中约定的中铁公司办证期限应当自未来袁泽正、袁凤友实际收房后次日起开始计算。（二）袁泽正、袁凤友在上诉状中作为主张依据的三亚市中级人民法院（2014）三亚民一初字第35号民事判决针对的是逾期交房违约责任认定的问题，与本案逾期办证违约责任认定属于不同案由，该判决认定的时间2015年1月15日实为中铁公司作为出卖人履行完毕房屋交付义务的时间，是中铁公司的单方行为，而”商品房交付使用”这一事实的界定还需要袁泽正、袁凤友作为买受人履行收房义务，即对商品房进行接收、办理交接入住手续。综上所述，鉴于袁泽正、袁凤友至今未前来办理收房手续，一审判决认定”涉案房屋至今未交付使用，故中铁公司的办证义务尚未开始”正确。二、关于”被上诉人违约事实成立”的答辩。（一）中铁公司在一审时提交的证据”三亚市在建工程项目抵押登记卡（五次）”能够证明：在对涉案房屋在内的2、4地块在建工程设定抵押是，抵押权人在《抵押登记卡》中已明确备注称，抵押物不包括已销售的房屋，抵押权人同意继续销售该项目房屋及分摊土地，在办理已销售的房屋及分摊土地转让过户时，自动解除所销售房产及相应分摊土地的抵押登记。因此，在建工程的抵押登记并不影响中铁公司向买受人出售涉案房屋和办理涉案房屋产权证书等事宜。故袁泽正、袁凤友诉称”在此之前完全是被上诉人原因不能办理房屋产权证”无事实和法律依据。（二）本案中，袁泽正、袁凤友至今未办理收房手续，涉案房屋至今未交付使用，故涉案商品房交付使用之日以及”将办理权属转移登记需由出卖人提供的资料报产权登记机关办理产权过户手续”的最终时间仍无法确定，中铁公司并未违约。三、关于”一审判决背离本案事实”的答辩。（一）《商品房买卖合同》附件四《合同补充协议》第三条”关于房屋交付的补充约定”第3.3款规定的是在买受人未按照第3.2款的约定履行相关义务的情况下，以出卖人书面房屋交接通知载明的买受人应收房的起始日作为出卖人履行交付房屋义务之日，而并非商品房实际交付使用之日。（二）根据袁泽正、袁凤友诉称时引用的《商品房买卖合同》附件四《合同补充协议》第三条”关于房屋交付的补充约定”第3.2款以及第八条第8.1、8.2、8.4款可知，出卖人履行产权登记义务的前提是：（1）买受人收房；（2）委托办证的手续等材料交付给出卖人；（3）买受人结清所有的购房款以及税费、物业费等费用。本案中，在2015年1月5日中铁公司书面通知袁泽正、袁凤友前来办理收房手续及2015年6月4日中铁公司书面通知袁泽正、袁凤友尽快提交用于办理房产证的相关资料并告知逾期未提供资料的法律后果的前提下，袁泽正、袁凤友至今仍没有前来办理收房手续，也未提交办证所需材料和缴纳税费，也未签署过委托中铁公司办证的授权委托书，所以中铁公司为袁泽正、袁凤友办证的义务尚未开始。只有袁泽正、袁凤友履行完毕《商品房买卖合同》附件四《合同补充协议》第3.2、8.1款之义务且袁泽正、袁凤友实际办理房屋交付入住手续后，中铁公司才应履行产权登记义务，办理的最终期限是袁泽正、袁凤友实际办理房屋交付入住手续之日后90日。而若袁泽正、袁凤友逾期履行《商品房买卖合同》附件四《合同补充协议》第3.2、8.1款之义务的，依据第8.2、8.4款约定，中铁公司履行产权登记义务的时限还可以在未来袁泽正、袁凤友实际收房之日起90日后再相应顺延；依据第8.5款约定，中铁公司还可以要求袁泽正、袁凤友支付办证迟延的逾期违约金。
袁泽正、袁凤友向一审法院起诉请求判决：1.中铁公司给付自2015年4月15日起至为袁泽正、袁凤友呈报产权登记之日期间的房屋价款日万分之一的违约金。截止到2017年2月15日为875,253.00元（1,308.30×669天）。2.诉讼费由中铁公司承担。
一审法院认定事实：2012年11月27日，袁泽正、袁凤友与中铁公司签订了《商品房买卖合同》，约定袁泽正、袁凤友购买中铁公司位于三亚市河东区迎宾路165号0015号商业用房，房屋建筑面积为346.26平方米，房屋总价款为人民币13083000元。第十五条第3项约定，”若出卖人未能在商品房交付使用后90日内，将办理权属登记需由出卖人提供的资料报产权登记机关的，每逾期一日，按买受人已付房款的万分之一的标准支付违约金。”合同约定交房日期为2012年12月31日，因中铁公司未能在约定期日交付房屋，双方发生纠纷，袁泽正、袁凤友起诉至法院要求中铁公司立即交付房屋并给付逾期交房违约金。案经三亚市中级人民法院审理查明，中铁公司于2015年1月5日以邮寄方式通知袁泽正、袁凤友自2015年1月5日至2015年1月30日办理收房手续。但袁泽正、袁凤友以未达到交付条件为由，拒办理交房手续。2015年6月5日，中铁公司向袁泽正、袁凤友邮寄《办理房产证的通知函》，通知袁泽正、袁凤友向中铁公司提供办理房产证所需要身份证、户口簿、结婚证复印件、房屋产权办理授权委托书，该送达经过三亚市公证处公证。2015年12月22日，三亚市中级人民法院判决中铁公司交付房屋并支付逾期交房违约金。该判决生效后，袁泽正、袁凤友一直未来办理收房手续，也未交纳办证所需税费及其他材料。2016年1月21日，包含涉案房屋在内的整栋楼房取得大产权证。
一审法院认为，袁泽正、袁凤友与中铁公司于2012年11月27日签订的《商品房买卖合同》是双方真实意思表示，没有违反法律、行政法规强制性规定，属合法有效合同。关于中铁公司是否应承担违约责任。根据合同约定，中铁公司应在商品房交付使用后90日内，将办理权属登记需由出卖人提供的资料报产权登记机关的。此处的交付使用应指的是房屋实际交付时间，与法律上认定中铁公司完成交房义务的时间不是一个概念，庭审已经查明，涉案房屋在2015年1月15日即具备交付条件，中铁公司已经完成通知交房义务，但袁泽正、袁凤友一直未来办理收房手续，故涉案房屋至今未交付使用，故中铁公司的办证义务尚未开始，袁泽正、袁凤友起诉的条件尚未成就，其主张逾期办证违约金无法律依据，应予驳回。依据《中华人民共和国合同法》第六十条第一款、第一百零七条、《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、《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》第九十条之规定，判决：驳回袁泽正、袁凤友的诉讼请求。一审案件受理费12552元（袁泽正、袁凤友已预交6272元），已减半收取6272元，由袁泽正、袁凤友负担。
二审中，当事人没有提交新证据。对一审法院判决认定事实各方当事人均无异议，本院予以确认。
本院认为，关于中铁公司是否违约及是否承担违约责任的问题。庭审已经查明，中铁公司于2015年1月5日以邮寄方式通知袁泽正、袁凤友前来办理收房手续，三亚市中级人民法院（2014）三亚民一初字第35号判决确认中铁公司房屋交付时间为2015年1月5日，是对一种邮寄方式送到视为交付房屋手续的认定，这与双方约定交付使用为办理产权登记义务的前提条件不同。中铁公司于2015年6月5日向袁泽正、袁凤友邮寄《办理房产证的通知函》，但袁泽正、袁凤友至今仍未到中铁公司办理收房手续，未提交办证所需材料和交纳办证所需的各项费用及税费，未开始计缴物业费，也未签署过委托中铁公司办证的授权委托书。根据《商品房买卖合同》附件四-2补充协议第3.2款（b）、（c）、（e）”买受人应在商品房交付时：......（b）据实结算/支付办理房产证需交纳的各项费用；（c）据实支付/结算各项税费；......（e）按《业主临时规约》的约定支付物业费”及第8.2款”买受人履行本补充协议第3.2、8.1款之义务，是出卖人履行主合同第十五条所述的商品房产权登记义务的前提，买受人逾期履行本补充协议第3.2、8.1款之义务的，出卖人履行产权登记义务的时限相应顺延”的约定，袁泽正、袁凤友在房屋交付时交纳办证所需的各项费用及税费、支付物业费是中铁公司履行《商品房买卖合同》第十五条约定的产权登记义务的前提，袁泽正、袁凤友逾期履行的，产权登记义务的履行期限相应顺延。因此中铁公司的产权登记义务履行期限应自中铁公司将涉案房屋交付袁泽正、袁凤友实际使用且袁泽正、袁凤友按约定交纳办证所需的各项费用及税费、支付物业费之日起算，中铁公司为袁泽正、袁凤友办证的义务尚未开始，袁泽正、袁凤友起诉的条件尚未成就，其主张逾期办证违约金无法律依据，应予驳回。一审法院判决驳回袁泽正、袁凤友的诉讼请求正确。
综上，上诉人袁泽正、袁凤友的上诉理由不成立，应予驳回。一审判决认定事实清楚，适用法律正确，予以维持。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12552元，由上诉人袁泽正、袁凤友负担。本判决为终审判决。
审判长陈德雄
审判员梁泽
审判员王晓艳
二○一七年十月十六日
书记员周海晶
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