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239号
原告：徐媛媛，女，1983年3月13日出生，汉族，河北省三河市人，自由职业，住河北省三河市。
委托诉讼代理人：易凯，系海南新概念律师事务所律师。
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。
原告徐媛媛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，原告徐媛媛于2017年4月24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8月30日公开开庭进行了审理，原告徐媛媛的委托诉讼代理人易凯到庭参加诉讼，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。
原告徐媛媛向本院提出的诉讼请求：1、判令被告华达地产公司将位于××县）第2栋4-A号房交付原告徐媛媛占有使用；2、判令被告华达地产公司继续履行与原告徐媛媛签订的《广东街楼宇认购书》（以下简称：《认购书》），并与原告徐媛媛签订《商品房买卖合同》及办理网签手续和办理房屋产权过户手续至原告徐媛媛名下；3、判令被告华达地产公司向原告徐媛媛支付违约金，以544086元为基数，自2014年12月31日起计算至判决确定履行给付之日止，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；4、本案诉讼费用、财产保全费，由被告负担。事实和理由：2013年1月10日，原告徐媛媛与被告华达地产公司签订一份《认购书》，认购书约定：原告徐媛媛向被告华达地产公司购买位于××县）第2栋4-A号房，建筑面积为81.45㎡，房屋总价款为544086元。付款方式为分期付款。认购书签订后，原告徐媛媛依约支付了全部购房款，被告华达地产公司向原告徐媛媛出具了《收据》。但被告华达地产公司未按认购书约定时间交房，也不告知原告徐媛媛延期交房，也未通知原告徐媛媛签订《商品房买卖合同》及办理相关房屋产权转移手续，原告徐媛媛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。现售楼处早已关闭，相关责任人已经躲藏或跑路，被告华达地产公司已严重违约。原告徐媛媛为维护其合法权益，特向人民法院提起诉讼。
原告徐媛媛为证明其主张，向法庭提供如下证据：
证据1、《认购书》一份，证明原告徐媛媛与被告华达地产公司存在合同关系，原告徐媛媛认购被告华达地产公司开发建设位于××县三期第2栋4-A号房；
证据2、《收据》三份、《中国建设银行（持卡人存根）》二份，证明原告徐媛媛已支付全部购房款367634元；
证据3、海南省第一中级人民法院（2016）琼96执异319号《执行裁定书》及《付款说明》各一份，证明岳长海代替原告徐媛媛支付购房款176452元，原告徐媛媛已已全额支付购房款，该涉案房屋已解封。
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。
本院对原告徐媛媛提交的证据认证如下：原告徐媛媛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。
根据原告徐媛媛的陈述、举证和本院的认证，查明本案的事实如下：
2013年1月10日，原告徐媛媛（乙方，由岳长海代签）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××县三期住宅/商铺第2栋4-A号房，建筑面积为81.45㎡，单价为6680元/㎡，房屋总价款为544086元（其中购房款为421911元，装修款为122175元）；2、付款方式：乙方分期付款：⑴签订认购书时，乙方支付支付全部房价款的40%，即217634元；⑵签订《楼宇认购书》后十日内，乙方支付全部房价款的50%，即272043元；⑶工程竣工时，乙方支付全部房价款的10%，即54409元；3、房屋交付时间为2014年12月31日前。认购书签订时（即2013年1月10日），原告徐媛媛缴纳84300元；2013年1月11日，原告徐媛媛缴纳购房款133334元；2013年12月30日，原告徐媛媛缴纳购房款150000元，共计缴纳购房款367634元，尚欠购房款176452元（544086元-367634元）。该涉案房屋因另案被海南省第一中级人民法院查封。2016年12月5日，岳长海代替原告徐媛媛向海南省第一中级人民法院缴纳代管购房款176452元。2016年12月12日，被告华达地产公司将涉案房屋交付原告徐媛媛使用。2016年12月23日，海南省第一中级人民法院（2016）琼96执167号之二执行裁定：解除对涉案房屋的查封。该事实有2016年12月26日海南省第一中级人民法院作出的（2016）琼96执异319号《执行裁定书》佐证。因被告华达地产公司未按照《认购书》的约定与原告徐媛媛签订《商品房买卖合同》及办理房屋产权证过户手续。2017年4月24日，原告徐媛媛向本院提起诉讼，请求判令：1、判令被告华达地产公司将位于××县三期住宅/商铺第2栋4-A号房交付原告徐媛媛占有使用；2、判令被告华达地产公司继续履行与原告徐媛媛签订的《认购书》，并与原告徐媛媛签订《商品房买卖合同》及办理网签手续和办理房屋产权过户手续至原告徐媛媛名下；3、判令被告华达地产公司向原告徐媛媛支付违约金，以544086元为基数，自2014年12月31日起计算至判决确定履行给付之日止，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；4、本案诉讼费用、财产保全费，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。2013年1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。因此，原告要求继续履行《认购书》，与原告签订《商品房买卖合同》及网签手续，并为原告办理房屋产权过户手续。该涉案房屋的购房款已付清，并于2016年12月12日交付使用。海南省第一中级人民法院对涉案房屋已予以解封。因此，原告对涉案房屋有权占有使用；
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：（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，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。被告于2016年12月12日将涉案房屋交付原告使用，被告应于房屋交付使用后90日内（即2017年3月12日前）为原告办理房屋产权过户手续，但被告未在该期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544086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2017年3月13日起至办理房屋产权过户手续时止。
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，被告应与原告签订《商品房买卖合同》及办理网签手续，协助原告办理房屋产权过户手续。因被告至今未与原告签订《商品房买卖合同》，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、原告徐媛媛对被告保亭华达房地产有限公司交付的的位××县三期住宅/商铺第2栋4-A号房有权占有使用；
二、被告保亭华达房地产开发有限公司继续履行与原告徐媛媛于2013年1月10日签订的《广东街楼宇认购书》，并于本判决生效之日起三十日内与原告徐媛媛签订《商品房买卖合同》及办理网签手续，协助原告徐媛媛办理位于××县三期住宅/商铺第2栋4-A号房屋产权过户到原告徐媛媛名下；
三、被告保亭华达房地产开发有限公司应向原告徐媛媛支付违约金。违约金以原告徐媛媛支付的购房款544086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2017年3月13日起至办理房屋产权过户到原告徐媛媛名下时止；
四、驳回原告徐媛媛的其他诉讼请求。
案件受理费人民币9240.86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
人民陪审员林露虹
人民陪审员卢伟
二〇一七年十一月十日
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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