海南省澄迈县人民法院
p t ; ” > 民 事 判 决 书
（2016）琼9023民初222号
原告：田耀东，男，1959年12月2日出生，汉族，住澄迈县。
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，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。
委托诉讼代理人：王凤娟，海南维特律师事务所律师。
原告田耀东与被告澄迈宝信实业有限公司商品房预售合同纠纷一案，本院于2016年1月19日立案受理后，依法适用普通程序审理，原定合议庭成员为审判员侯芝萍、李学信和人民陪审员吴妤，因人民陪审员吴妤工作原因，变更其为人民陪审员陈丽君。2016年3月20日，被告提交鉴定申请，请求本院委托相关部门对涉案房屋价值及损失进行鉴定，本院准许后依法委托海南省第一中级人民法院对外委托相关单位进行司法鉴定，2016年11月21日，海南省第一中级人民法院向本院发出通知，因被告未缴费终结了该次鉴定。本院依法于2016年12月9日公开开庭审理了本案，原告田耀东及被告的委托诉讼代理人黄昭毅均到庭参加诉讼。本案现已审理终结。
原告向本院提出诉讼请求：1、请求判令被告为原告办理房屋权属证书；2、请求判令被告向原告支付逾期办证违约金112097.7元（2016年4月25日变更）；3、本案诉讼费由被告承担。事实和理由：2011年12月29日，原告与被告签订了《澄迈商品房买卖合同》（以下简称《合同》），约定：被告向原告出售澄迈宝信小区7号地块8号楼1单元1101号房，合同价款为377430元（2016年4月25日变更）。同时，该合同约定被告应当在2012年5月31日前将验收合格的商品房交付被告，并在房屋交付之日起730日内为原告办理房屋权属证书。合同签订后，原告已将购房款和税款缴纳完毕。原告于2012年3月28日办理了交房手续。截至原告起诉时止，被告仍然未按《合同》要求为原告办理房屋权属证书。原、被告签订的《合同》合法有效，在原告依约支付全部房款以及相关费用的情况下，被告逾期办理房屋权属证书的行为损害了原告的合法权益，故原告提出以上诉讼请求。原告主张被告赔偿期限为自2014年3月29日至2015年7月7日止共计495天，违约金合计为：377430×495×0.0006=112097.7元。
被告辩称，一、政府污水管网建设严重滞后导致项目无法进行竣工环保验收，是未能按期为业主办证的主要原因。2011年8月，被告就已依规缴交了涉案项目的城市基础设施配套费，政府有义务及时提供项目建设和使用所需的市政配套设施，但金江镇金马大道周边的市政建设比原计划严重滞后，2013年8月才开工建设污水管网，2015年8月才基本完工。涉案项目《环境影响报告书》也明确要求项目污水必须接入市政污水管道，才能投入使用。金江镇污水管网未竣工，项目污水就无法接入，无法最终进入污水处理厂处理，本项目就无法办理竣工环保验收。环保验收是办理竣工验收备案的必备条件，而竣工验收备案表又是办理涉案房屋产权证必备材料。被告多次向县委、县政府及有关部门反映并协调工作，还向环保验收部门申请提交开展验收前的试运营，但均未得到同意。经过检测、试运行以及公示等程序，2016年6月，涉案房屋所在的项目的环评验收才获得批准。
二、法规调整和政策变化是办理时间延长，办证延误的另一原因。不动产统一登记政策改革开始后，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。但登记机关承诺的初始、变更、转移登记的办理时效为五个工作日。
三、部分业主违建行为影响规划验收，也造成办证延误。在被告交房后，部分业主在装修房屋时存在封闭房屋阳台、在楼顶违章搭建的情形。被告申请规划验收时，澄迈县住建局因存在上述情形而不同意办理规划验收，并要求整改。但因多数业主不常住海南，又不配合。被告和物业公司没有强制权，整改迟迟无法完成，规划验收也就因此延期。而规划验收也是办理竣工验收备案、进行商品房所有权初始登记的必备条件。综上，不能如期办证的原因并非在于被告，根据《合同》第十五条第六款和《补充协议》第2条第（1）项的规定，被告无需承担违约责任。
四、即便被告需承担违约责任，原告主张的违约金高达房款的一半，过分高于原告的实际损失。根据《中华人民共和国合同法》第十一条的规定，应当根据逾期办证给原告造成的实际损失来计算赔偿数额。另外，根据双方签订的《合同》第十五条的约定，办证期限应当从被告将涉案房屋交付给原告使用之日开始计算。综上，请求法院依法驳回原告的诉讼请求。
当事人围绕诉讼请求依法提交了证据，本院组织当事人进行了证据交换和质证。
原告提交的证据：1、《澄迈商品房买卖合同》；2、《购房款发票》、契税；3、3张票据等。当事人无异议，本院予以确认并在卷佐证。以上证据可以证明原、被告双方于2011年12月29日签订《合同》，约定：原告购买由被告开发的××区号房；被告于2012年9月30日前将经验收合格的商品房交付原告使用；并在房屋付之日起730日内为原告办理房屋权属证书（房屋权属证书办理时间最终以当地房管部门核发时间为准）；如因被告责任，原告不能在约定期限内取得房地产权属证书的，被告自逾期之日起每日按已付房价款的万分之六向原告支付违约金；因非被告原因造成原告不能在约定期限内取得房地产权属证书的，被告不承担责任等。在《合同》的《补充协议》第2条第（1）项中约定：”......因买受人及政府原因造成延误或不能办证，出卖人不承担任何责任。”签订《合同》后，原告已依约向被告缴纳了购房款365000元，向被告提交了办理房屋权属证书所需要的资料并缴纳了相关税费等，原告与被告于2012年3月28日办理了房屋交接手续。
被告提交的证据：1、城市基础设施配套费缴费单据，证明宝信公司已经缴纳基础设施配套费。2、《澄迈县金江镇污水管网工程项目基本情况》、《环境影响报告书》（节选）、《关于批复澄迈宝信小区4#-1地块项目环境影响报告书的函》、《关于不同意澄迈金江宝信小区7#、8#地块项目试运营的复函》、政府网站公开的信息一批等，证明金江镇污水管网是办理环评验收的前提条件，但污水管网工程严重滞后。3、《建设项目竣工环境保护验收管理办法》（节选），证明环境影响评价书等是环境验收的内容。4、《建设工程质量管理条例》（节选），证明规划、环评验收是竣工验收备案的必备条件。5、《建设工程规划验收申请表》（节选）、《关于宝信小区7#、8#地块违章建筑整改的通知》、《关于委托查处宝信小区项目7#、8#地块违章建筑的函》，证明被告申请规划验收，但因为存在违章建筑，住建局要求整改。6、业主二期违建照片一批，证明存在业主违建的事实。7、《关于澄迈宝信小区7#、8#地块项目竣工环保验收意见的函》、《建设工程规划验收合格证》、《竣工验收备案证》，证明金江污水管网竣工后，被告积极办理环保验收手续，于2016年6月通过环评验收。8、涉案项目的不动产权证书（大证）、同一栋楼的其他房产证、涉案房屋登记到原告名下的《不动产权证书》，证明原告已经取得涉案房屋产权证书，原告产权证书比该楼最早出证的晚两个多月，登记机关办证时间严重超过承诺的办理时限。9、同小区房屋市场价值和租金水平的鉴定报告，证明因办证所造成的逾期损失远低于合同约定的违约金。原告对以上证据均不认可，并称尚未收到被告所说的涉案房屋的权属证书。本院认为，被告提交的证据1、2、3、4、5、7和8，均系政府或相关职能部门出具，且与本案相关联，予以采信。证据6，被告称该组照片是二期楼房的，而原告的房屋属于一期，对该组照片本院不予认可。证据9，真实、合法，但原告不予认可，本院认为该鉴定报告是其他房屋的鉴定报告，虽然具有一定的参考性，但是跟原告的房屋无关，不予认可。
根据以上采信的证据，可以认定以下事实：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2月5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3月24日，被告取得了涉案项目的不动产权证书（大证）。2016年8月22日，被告为原告办理出涉案房屋的房屋权属证书。
本院认为，本案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。
关于涉案房屋逾期办证的原因问题。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，但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。
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尚未开工建设，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。经过三个月的试运营后，于2016年2月5日通过了海南省国土环境资源厅的环评验收，于2016年3月份取得了涉案总工程的验收备案，2016年3月24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，而且消防验收是2014年的8月1日通过，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，被告可以根据双方签订的《合同》和《补充协议》的约定免责。
2016年8月22日，被告已为原告办理出涉案房屋的房屋权属证书，且现已交付给原告，因此对原告第一项诉讼请求，本院不予支持。
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。
据此，依照《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》第十八条之规定，判决如下：
驳回原告田耀东全部的诉讼请求。
案件受理费2542元，由原告田耀东负担（原告已预交3200元，多交的658元应予退还）。
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。
审判长侯芝萍
审判员李学信
人民陪审员陈丽君
法官助理陶美沙
书记员王文洁
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