海口市琼山区人民法院
p t ; ” > 判 决 书
(2017)琼0107民初6136号
原告：郑XX，男，1963年7月15日出生，汉族，现住海南省海口市XX。
委托诉讼代理人：王XX，海南XX律师事务所律师。
委托诉讼代理人：虞XX，海南XX律师事务所律师。
被告：海南XX房地产开发有限公司，住所地海南省海口市XX。
法定代表人：黎XX，总经理。
委托诉讼代理人：王XX，男，海南XX房地产开发有限公司法务专员。
原告郑XX与被告海南XX房地产开发有限公司（以下简称XX公司）房屋买卖合同纠纷一案，本院于2017年9月1日立案后，依法适用简易程序，公开开庭进行了审理。原告郑XX的委托诉讼代理人虞XX、被告XX公司的委托诉讼代理人王XX到庭参加诉讼。本案现已审理终结。
原告郑XX向本院提出诉讼请求：1、判决被告向原告支付逾期办证违约金（自2015年9月20日起至被告实际为原告办理房屋权属证书完毕之日止，以XX元为基数，按日利率0.1‰计算，其中至2017年8月24日止的违约金为XX元）；2、判决被告自本判决生效之日起30日内为原告完成办理房屋权属证书；3、本案诉讼费用由被告承担。事实和理由：2012年3月3日，原告与被告签订《商品房买卖合同》，约定购买被告开发的位于海口市XX号商品房，购房款总额为XX元，原告应于合同签订当日向被告支付XX元，余款XX元采取银行按揭方式向被告支付；被告应于2012年12月31日前将经工程竣工验收合格和消防验收合格的商品房交付给原告，且被告应在房屋交付之日起720日内为原告办理房屋权属证书；若因被告的原因，原告不能在约定期限内取得房地产权属证书的，被告应自逾期之日起每日按已付房屋价款的万分之一向原告支付违约金。合同签订后，原告按约定向被告足额支付了房款，但被告却迟迟未按合同约定时间交付房屋。在原告多次催促下，被告最终于2013年9月29日将房屋交付给原告，双方办理了《入住确认书》等相关手续。根据合同约定，被告应在房屋交付之日起720日内即2015年9月20日前，为原告办妥房屋权属证书。但到目前，被告一直没有为原告办理房屋权属证书，已经构成严重违约。为此，原告依法提起诉讼，请人民法院依法判决。
被告XX公司辩称：认可原告起诉所述事实。被告未能在合同约定的时间内交房产证是客观事实，但事出有因。1、本项目的房产是认购和预售房产，部分业主未能及时交付购房款，是建设资金不到位，工程延误不能按期交房的原因；2、通过招投标取得施工承包资格的海南XX建设工程有限公司的实际施工管理人被追究刑事责任，至今未提交工程预结算资料，致项目无法作竣工结算，不能办理房屋产权证书，是不能依约及时办结产权证的原因；3、就上述问题，被告正与施工方协商，如协商不成将提出诉讼，强制委托第三方评估结算，从而办理房产证；4、被告并非故意违约，虽有过错，但如依原告诉求，高额的违约金有可能导致被告破产，从而不能办证，故请原告体谅减免部分违约金，减少各方当事人的损失。
本院经审理认定事实如下：2012年3月3日，原、被告签订了《海口市商品房买卖合同》，主要约定：原告购买被告开发的预售商品房，即位于海南省海口市XX号商品房，建筑面积共XX平方米；每平方米XX元，总金额XX元；原告应在合同签订当日，向被告支付XX元购房款，余额XX元整采取银行按揭方式向被告支付；被告应在2012年12月31日前，依照国家和地方人民政府的有关规定，将经质检验收合格、消防验收合格，并符合本合同约定的商品房交付给原告使用；被告应在房屋交付之日起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180日内向土地登记机关申请，为原告办理土地使用权证；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的万分之一向原告支付违约金；逾期90日以上的，原告有权单方解除合同。该合同还约定了买受人逾期付款的违约责任等等其他内容。合同签订后，原告向被告支付了XX元购房款，被告于2012年3月2日向原告出具了《销售不动产统一发票》。原告又向被告支付了XX元购房款，被告于2012年11月26日向原告出具了《销售不动产统一发票》。之后，原告收到《入住须知》，并于2013年9月29日签署了《入住确认书》，确认接收涉案商品房。但原告至今未取得房屋权属证书，遂向本院提起本案诉讼。庭审中，被告表示，工程主体验收以及消防验收、质监站的验收已经办理，但是没有进行综合验收；要经过竣工结算才能进行综合验收，综合验收之后才能办理整栋楼的房产总证。案经调解未果。
本院认为，原、被告之间的《海口市商品房买卖合同》，系双方当事人基于真实意思表示所自愿签订，其缔约主体适格，内容不违反法律、行政法规的强制性规定，应认定合法有效。该合同对签订双方当事人均具有约束力，双方均应按照合同约定全面履行各自义务。原告已依约支付全部购房款，被告亦应依约为原告办理房屋权属证书。对于逾期办证的事实，双方没有争议，本院予以确认。
关于逾期办证的原因，不论是被告主张的部分业主未及时交付购房款致使建设资金不到位，导致工程延误不能按期交房，还是被告主张的施工管理人被追究刑事责任，至今未提交工程预结算资料，致使项目无法竣工结算而不能办理房屋产权证书，均系被告与案外第三人之间的法律关系，根据《中华人民共和国合同法》第一百一十二条的规定，当事人一方因第三人的原因造成违约的，应向对方承担违约责任，当事人一方和第三人之间的纠纷，依照法律规定或按照约定解决。因此被告主张逾期办证的原因即使属实，其也应当向原告承担逾期办证的违约责任。被告已于2013年9月29日交付房屋，其应按照合同关于“在房屋交付之日起720日内为原告办理房屋权属证书”的约定，在2015年9月19日前为原告办理房屋权属证书。被告逾期未办证，应依约向原告承担违约责任。原告主张从2015年9月20日起计算违约金，本院予以照准。因具体办证时间尚不能确定，本案违约金暂计至庭审之日，原告主张的超出部分，本院暂不予处理。故被告应向原告支付自2015年9月20日起至2017年9月27日止，以购房款XX元为本金按每日万分之一计算的逾期办证违约金，即XX元（XX元×0.1‰×738日）。
关于原告要求被告自本判决生效之日起30日内为原告完成办理房屋权属证书的诉讼请求，因涉案房产尚未进行竣工验收，不具备初始登记条件，故原告要求被告为其办理房屋权属证书目前尚不具备办证条件，故原告该项请求本院不予支持。
综上，依照《中华人民共和国合同法》第四十四条、第六十条、第一百零七条、第一百一十四条、《中华人民共和国民事诉讼法》第六十四条第一款之规定，判决如下：
一、限被告海南XX房地产开发有限公司于本判决生效之日起十日内向原告郑XX支付自2015年9月20日起至2017年9月27日止的逾期办证违约金XX元；
二、驳回原告的其他诉讼请求。
如果未按本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条之规定，加倍支付迟延履行期间的债务利息。
案件受理费XX元（原告已预缴），由被告海南XX房地产开发有限公司负担。
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，并按照对方当事人或者代表人的人数提出副本，上诉于海南省海口市中级人民法院。
审判长王春映
书记员李素素
二〇一七年九月二十九日
书记员李素素
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[{法规名称:\'《中华人民共和国民法通则》\',Items:[{法条名称:\'第八十四条第一款\',法条内容:\' 第八十四条
债是按照合同的约定或者依照法律的规定，在当事人之间产生的特定的权利和义务关系，享有权利的人是债权人，负有义务的人是债务人。
债权人有权要求债务人按照合同的约定或者依照法律的规定履行义务。
\'},{法条名称:\'第一百零八条\',法条内容:\' 第一百零八条
债务应当清偿。暂时无力偿还的，经债权人同意或者人民法院裁决，可以由债务人分期偿还。有能力偿还拒不偿还的，由人民法院判决强制偿还。
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第二百一十一条
自然人之间的借款合同对支付利息没有约定或者约定不明确的，视为不支付利息。自然人之间的借款合同约定支付利息的，借款的利率不得违反国家有关限制借款利率的规定。
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