海南省五指山市人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9001民初205号
原告王瑞莲，女，1959年9月12日出生，现住五指山市。
被告海南润城投资有限公司，住所地海南省五指山市环市西路尾段东南侧润城山语公寓9号楼。
法定代表人崔笑铭，该公司董事长。
委托代理人刘溪，海南知非律师事务所律师。
原告王瑞莲诉被告海南润城投资有限公司（以下简称润城公司）商品房买卖合同纠纷一案，原告于2017年3月20日向本院提起诉讼，本院于同日立案受理本案。本院依法适用简易程序，于2017年4月6日公开开庭进行了审理。原告王瑞莲、被告润城公司委托代理人刘溪到庭参加诉讼。本案现已审理终结。
原告王瑞莲诉称，原告与被告于2012年7月31日签订《五指山市商品房买卖合同》，购买被告开发的环市××路尾段东南侧的××公寓房，合同约定建筑面积共100.87平方米，每平方米2930元，总金额295549元，原告于2012年9月17日通过中国建设银行五指山市支行贷款支付了购房尾款，购房总价款295549元已按双方约定全部支付。被告于2013年12月31日履行交房义务，原告在收房时，已经按照合同约定向被告支付代收代办产权证相关税费共计10878元，履行合同义务。根据合同第十五条约定”出卖人应当自房屋交付之日起720日内（即2015年12月21日之前）为买受人办理房屋权属证书。在买受人取得该商品房权属证书后，出卖人应当在720日内向土地登记机关申请，为买受人办理土地使用权证书。如因出卖人的责任，买受人不能在约定期限内取得房地产权权属证书的，出卖人自逾期之日起每日按已付房价款万分之一向买受人支付违约金。”但是，被告却未按上述合同条款的约定，按时为原告办理房产证，截止至2017年2月20日止，被告逾期办证时间为426天，被告的行为已严重损害原告的合法权益，为维护原告的合法权益，请求法院判令1、被告为原告办理润城山语公寓4栋1单元1101房房屋权属证书；2、被告支付逾期办理房屋权属证书违约金12590.38元（具体违约金计算自2015年12月22日起至被告办理完房屋权属证并交付原告时止）。
原告为支持其诉请，向本院提交了如下证据：
1、五指山市限价商品房买卖合同。证明原、被告双方存在商品房买卖合同关系；
2、销售不动产统一发票、个人贷款支付凭证。证明原告已全部支付购房款；
3、手机短信。证明被告交付房屋时间；
4、入伙费用表及收据。证明原告向被告支付代收代办产权证相关税费。
被告润城公司辩称，一、被告虽然依照双方合同约定超过了办证期限，但应当免除违约责任，理由如下：根据合同法第117条的规定表明，在无过错责任下，不可抗力可作为法定的免责事由。由于政府部门行政行为导致逾期办证应属于不可抗力。因此，开发商不承担违约责任。被告向原告交付房屋后，本应当为原告在约定的期限内办理房产证，但正值办证时，被五指山市住房和城乡建设局下达了《关于润城山语6号楼人防地下室集中建设申请的批复》。该批复批准在即将兴建的6号楼地下建设人防工程，并且在人防工程完成批建和验收后，方可进行1-6号楼的竣工验收程序。依照此批复，原告所购买的房屋根本不可能在约定期间内办理产权证，因为只有楼盘竣工验收后才能办总证，办理总证后,方可办理分证，即为原告办理产权证。因此本案中的行政行为构成了合同法上的不可抗力，出卖人不应承担违约责任。开发商作为行政相对方，对于行政主体实施的要求增加人防工程，只能服从并执行。本案中，2012年深圳市建筑设计研究总院有限公司，根据被告所开发的1、4栋住宅楼的地质情况，建议不建人防工程，随后，五指山市人民防空办公室分别于2012年4月23日和2013年1月14日又多次对人防工程的建设进行了设计变更，同时，五指山市住房和城乡建设局，分别在2013年11月12日、2013年8月19日、2015年6月29日分别对人防工程的施工选址等规划进行了调整变更，最后确定在7、8号楼的中心广场下面集中建设人防工程，并对人防工程面积等进行了相应的变更。相关政府部门要求开发商增加人防工程是在房屋买卖合同签订之后发生的，显然具有不可预见性，行政机关的增加人防工程的决定更不是开发商能够左右的。开发商和业主签订了合同之后，行政部门的增加人防工程决定的行为构成了合同法上的不可抗力，开发商不应承担违约责任。同时，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18条第1款的规定，由于出卖人的原因导致逾期办理产权证的，出卖人应当承担违约责任，即出卖人主观上存在过错是其承担法律责任的基础，如果因第三人或者不可抗力造成的延误，出卖人不承担违约责任。由于本案的行政行为构成了合同法上的不可抗力，出卖人不应承担违约责任。二、鉴于《批复》的内容将不得已对双方约定的办证期限进行调整。因此，被告根据双方签订的合同第26条约定，在收到政府《批复》后随即将《批复》及公司《通知》小区公告栏中张贴，告诉了包括原告在内的全体业主。履行了通知义务。综上，6号楼地下人防工程正在加紧施工，但原告因逾期办证而起诉被告不符合法律规定。请求法院驳回原告的诉讼请求。
被告为支持其辩称，向本院提交了如下证据：
1、《关于”润城公寓”1、4栋住宅楼不建议做人防地下室的函》；
2、《关于<在小区内集中建设人民防空工程的报告>的批复》（2012年4月23日）；
3、《关于<在小区内集中建设人民防空工程的报告>的批复》（2013年1月14日）；
4、、《关于润城山语公寓2#、3#楼人防地下室面积变更的回复》；
5、《关于<在小区内集中建设人民防空工程的报告>的批复》；
6、《关于润城山语公寓6#楼人防地下室集中建设申请的批复》；
7、照片。
以上证据证明被告开发的1-4号楼在建设过程中人防工程建设设计及选址多次进行变更，这些变更都是由政府作出了相应的决定，导致原告购买的房屋没办法通过验收取得房产权，只能等到人防工程建成竣工验收以后才能办理。政府的行为构成了不可抗力，依照法律规定，应当免除责任。该情况被告已向包括原告在内的所有小区业主都进行了通知。
8、市长办公会议纪要。
9、《关于确认2011年保障性住房项目的函》。
证据8、9证明被告系保障性住房的承建方，且经五指山住房保障局确认；
10、建筑工程施工许可证。证明该工程的开工日期、建筑面积等情况；
11、建设工程施工合同。证明该工程在签订施工合同时并没有对人防工程进行约定。
经庭审质证，现对双方当事人提交的证据作如下认定：
一、对原告提交证据的认定。
原告提交的证据，经被告质证，对原告提交证据真实性、合法性、关联性均无异议。本院作为认定事实的依据。
二、对被告提交证据的认定。
被告提交的证据，经原告质证，对被告提交证据的真实性均有异议。经庭审核对，被告提交了证据2-7的原件，本院对证据2-7的真实性予以认定。对证据7因该照片中无法体现具体地点，故对被告证明内容本院不予采纳。对证据8-11的真实性予以认定。
三、本院依职权调取的证据。
为查明深圳市建筑设计研究总院有限公司1、是否向被告出具过《关于”润城?山语公寓1、4栋住宅楼”不建议做人防地下室的函》即被告提供的证据1；2、在向被告出具该函件后，是否对人防地下室的选址另行规划设计；3、若另行规划设计，选址的具体地址在何处等问题向该公司去函询问，该公司复函我院后，经原告质证，对证据的真实性、合法性、关联性无异议。本院对该证据予以认定。对被告提交的证据1的真实性予以认定。
经审理查明，2012年7月31日，原告与被告签订了《五指山市商品房买卖合同》，双方约定原告购买被告开发的环市××路尾段东南侧的××公寓房，房屋总价款为295549元。同时还约定被告应当自房屋交付之日起720日内为原告办理房屋权属证书。在原告取得该商品房权属证书后，被告应当在720日内向土地登记机关申请，为原告办理土地使用权证书；如因被告的责任，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万分之一向原告支付违约金。逾期120日以上的，原告有权单方解除合同。2012年7月19日，原告向被告支付了购房款65549元，2012年9月17日，原告向被告支付了购房款230000元。2013年12月31日，被告向原告交付房屋。2014年3月1日，原告向被告支付了代办产权证相关税费10878元。至今被告仍未能为原告办理产权证。
另查明，本案涉案房产属于五指山市人民政府保障性住房项目中的限价商品房。2012年1月10日，深圳市建筑设计研究总院有限公司以《关于”润城山语公寓1、4栋住宅楼”不建议做人防地下室的函》2012年4月23日、2013年1月4日、2013年8月19日、五指山市人民防空办公室批复同意被告在建润城山语小区1、4、5、2、3号楼集中统一建人民防空地下室，面积4293.18平方米，位置位于该公司二期小区中心广场±0.00以下建设，同时1、2、3、4、5号楼必须完成人防地下室工程竣工验收合格后方可进行工程项目验收程序。以上批复均加盖了五指山市住房和城乡建设局的公章。2015年6月29日，五指山市住房和城乡建设局批复同意润城山语小区6号楼的人防工程集中在7、8号楼及中心广场建设，并要求人防工程施工图设计文件，应由本省具备国家人防工程施工图设计审查资质的单位通过图审，在工程开工前，需到五指山市住房和城乡建设局办理人防工程开工手续。同时1-6号楼的竣工验收需在人防工程建设并验收后进行。至今，润城山语小区人防工程尚未办理开工建设，仅进行土方平整。1-5号楼尚未办理竣工验收。
本院认为，本案的争议焦点为1、本案是否具备办理房屋权属证书的条件；2、被告是否应支付逾期办证违约金给原告。关于焦点1，本案是否具备办理房屋权属证书的条件。根据本案的实际情况，本案涉诉房屋润城山语4栋1单元1101房尚未经过整体工程竣工验收，尚不具备办理房屋权属证书的条件。原告诉请要求被告为其办理房屋权属证书的诉讼请求，条件尚未成就，本院不予支持。
关于焦点2，被告是否应支付逾期办证违约金给原告。原告与被告之间签订《五指山市商品房买卖合同》系双方当事人的真实意思表示，并不违反法律的强制性规定，应属有效合同。双方当事人应按照合同的约定履行各自的权利及义务。被告系在2013年12月31日向原告交付了房屋，根据合同的约定，被告应当在交房之日起720日内为原告办理房屋权属证书，即应当在2015年12月21日前将房屋权属证书办理完毕。被告认为五指山市人民防空办公室在2012年4月23日已确定润城山语4号楼的竣工验收需在人防工程建成并验收合格后才能进行，而至今人防工程尚未完工，导致4号楼无法进行竣工验收，同时也导致被告无法为原告办理房屋权属证书，被告认为该原因由行政行为导致，属于不可抗力，被告在办理房屋权属证书的问题上不存在违约。本院认为，本案涉案房产无法办理竣工验收系因政府相关部门要求被告在将人防工程建成并验收合格后才能办理，且该人防工程的建设在4号楼已经不适宜建设，被告对人防工程的设计已经进行了变更且经相关部门同意，该原因应属于不可抗力。根据《中华人民共和国合同法》第一百一十七条的规定，应免除被告的违约责任，被告主张存在不可抗力免责理由成立，本院予以采纳。原告主张被告逾期办证违约金理由不成立，本院不予支持。经本院审判委员会讨论决定，依据《中华人民共和国合同法》第一百一十条、第一百一十七条之规定，判决如下：
驳回原告王瑞莲的诉讼请求。
案件受理费57元，由原告王瑞莲负担。
如不服本判决，可自判决书送达之日起十五日内，向本院递交上诉状，并按对方当事人人数提交副本，上诉于海南省第一中级人民法院。
审判员梁丽梅
二〇一七年五月十八日
书记员万芬
附法律条文：
《中华人民共和国合同法》
第一百一十条当事人一方不履行非金钱债务或者履行非金钱债务不符合约定的，对方可以要求履行，但有下列情形之一的除外：
（一）法律上或者事实上不能履行；
（二）债务的标的不适于强制履行或者履行费用过高；
（三）债权人在合理期限内未要求履行。
第一百一十七条因不可抗力不能履行合同的，根据不可抗力的影响，部分或者全部免除责任，但法律另有规定的除外。当事人迟延履行后发生不可抗力的，不能免除责任。
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