海南省第二中级人民法院
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（2017）琼97民终1358号
海南省第二中级人民法院
民事判决书
（2017）琼97民终1358号
上诉人（原审被告）：东方永丰生态工程有限公司，住所地：海南省东方市。
法定代表人：赵永亮，该公司董事长。
委托诉讼代理人：万光明，海南维特律师事务所律师。
被上诉人（原审原告）：朱玉杰，女，1954年4月2日出生，汉族，现住海南省东方市。
委托诉讼代表人：董志滨，男，1956年11月25日出生，汉族，黑龙江省哈尔滨市人，现住海南省东方市。
委托诉讼代表人：于汇历，男，1951年6月15日出生，汉族，黑龙江省哈尔滨市人，退休干部，住海南省东方市。
上诉人东方永丰生态工程有限公司（以下简称”永丰公司”）因与被上诉人朱玉杰商品房销售合同纠纷一案，不服海南省东方市人民法院（2017）琼9007民初744号民事判决，向本院提出上诉。本院依法组成合议庭公开开庭审理了本案，上诉人永丰公司委托诉讼代理人万光明，被上诉人委托诉讼代表人董志滨、于汇历到庭参加诉讼。本案现已审理终结。
上诉人永丰公司上诉请求：1.撤销海南省东方市人民法院作出的（2017）琼9007民初744号民事判决，并将本案改判或者发回重审；2.本案一、二审诉讼费用由朱玉杰承担。事实和理由：一审法院认定事实错误，涉诉房产办证不及时应归结于政府原因。1.2012年10月3日，住建部门以7号楼危害中信海直东方通用机场飞行安全为由要求停建，直至2016年8月才恢复建设。在施工建设报检过程中，机场并未将其航道信息进行公示备案，上诉人无从知晓，也无从规避。因此原因导致施工进度延迟且验收延迟的责任不应当由上诉人承担。2.由于7号楼建设状态不符合规划，导致竣工验收、消防验收滞后。2014年7月住建部门同意涉诉项目7号楼以现有状态进行竣工验收。但公安消防部门应当出具的消防验收备案材料由于项目未建成，消防部门一直拒绝验收。在住建部门协调下，2016年6月消防部门以7号楼的8层现状进行了消防验收。3.由于市政府污水管网未能建设完毕，导致涉诉项目环保备案不能通过。直至目前，市政排污管道仍未接通。污水处理厂及市政管网的建设显然是政府责任，上诉人自行建设污水处理设施是不合理的。环保部门在涉诉项目没有接入市政管网也没有自建污水处理设施的情况下给予了环保备案，上诉人认为拒绝备案的行为发生之后再到同意备案的行为发生之时，该时间应从违约时间中扣除。另，一审判决对永丰公司提交的《建设工程消防设计审核意见书》、《建设工程竣工验收消防备案检查告知书》未进行认定，程序违法应发回重审。
被上诉人朱玉杰答辩称，案涉7号楼分为两个阶段建设，7号楼第一个阶段8层以下在2013年底结束，在2013年11月底如期交房。购买7号楼1-7层的户主，在2014年办理了入住手续，直到2016年8月才恢复建设的是7号楼八楼以上，与本案无关。案涉《商品房买卖合同》第十五条办理违约期限从买受人住入开始计算，住建局发出暂停施工的通知并没有影响交房，对于逾期办证没有关系。政府没有过错，不是永丰公司免责的事由，一审法院认定事实，适用法律正确，请求二审法院驳回永丰公司上诉请求，维持原判。
被上诉人朱玉杰向一审法院起诉请求：1、判令永丰公司赔偿违约金4858.12元；2、判决永丰公司负担案件受理费。
一审法院认定事实:2013年1月8日，朱玉杰与永丰公司自愿签订《商品房买卖合同》，由朱玉杰购买永丰公司的位于海南省东方市××区商品房一套，建筑面积共52.30平方米，总价款242906元。其中，该合同第十五条约定，出卖人应当在商品房交付使用后360个工作日内，将办理权属登记需由出卖人提供的资料报产权登记机关备案。如因出卖人的责任，买受人不能在规定期限内取得房地产权属证书的，买受人不退房，出卖人按已付房价款的2%向买受人支付违约金。合同签订之后，朱玉杰已按合同约定向永丰公司支付购房款242906元。永丰公司在2013年12月19日已将该房屋交付朱玉杰使用。之后，永丰公司因自身责任未在交房使用后360个工作日内将办理权属登记需出卖人提供的资料报产权登记机关备案，使得朱玉杰不能在规定期限内取得房地产权属证书。为此，朱玉杰诉至法院，要求永丰公司支付因逾期办证产生的违约金4858.12元。
一审法院认为，本案主要存在两个争议焦点，分别分析认定如下：一、关于是否是因永丰公司责任导致逾期办证的问题。庭审中，永丰公司主张因住建部门以7号楼危害中信海直东方通用机场飞行安全为由要求其停建、因7号楼工程延期导致政府竣工验收、消防验收滞后、因东方市政府污水管网未能建设完毕导致涉诉项目环保备案不能通过、因国土部门签发的《土地使用权证》坐标错误等政府原因才导致其逾期办证。一审法院认为，中信海直东方通用机场先于案涉项目投入使用，永丰公司在案涉项目建设的建筑物及塔吊等现场施工环境方面应充分考虑是否会影响中信海直东方通用机场的飞行安全，由此造成逾期办证的后果不能归责于政府，应由其自身承担。其次，东方市生态环境保护局已明确在项目未接入市政管网前投入运营的，应自建污水处理站，并合理解决项目尾水排放问题后，方可给予办理竣工环保验收手续，永丰公司不能以此为由将逾期办证的原因归责于政府，所产生的后果应由其自己承担。另外，《土地使用权证》坐标虽有错误，但永丰公司在2016年11月29日才申请办证，并于2016年11月30日才申请调整坐标，而永丰公司在2013年12月19日已将该房屋交付朱玉杰使用，在此之前永丰公司早已超过360个工作日提交相关办证材料备案。此外，永丰公司还提出因朱玉杰未及时提供相应办证材料，才导致其逾期办证。一审法院认为，无论朱玉杰是否及时提供相应办证材料，都不影响其按合同约定时间将办理权属登记需出卖人提供的资料报产权登记机关备案。综上所述，永丰公司未能按合同约定时间将办理权属登记需出卖人提供的资料报产权登记机关备案，使得朱玉杰不能在规定期限内取得房地产权属证书的原因不能归责于政府，其责任应由其自己承担。二、关于永丰公司是否构成违约及朱玉杰要求永丰公司按合同约定支付违约金是否有法律依据的问题。本案中，朱玉杰与永丰公司系自愿签订《商品房买卖合同》，是双方当事人的真实意思表示，权利义务明确，未违反相关法律法规的禁止性规定，应认定合法有效。该合同对双方当事人具有法律约束力，双方当事人应按合同约定全面履行自己的义务。朱玉杰与永丰公司签订的《商品房买卖合同》第十五条约定，出卖人应当在商品房交付使用后360个工作日内，将办理权属登记需由出卖人提供的资料报产权登记机关备案。如因出卖人的责任，买受人不能在规定期限内取得房地产权属证书的，买受人不退房，出卖人按已付房价款的2%向买受人支付违约金。而永丰公司因自身原因未按合同约定在商品房交付使用后360个工作日内将办理权属登记需出卖人提供的资料报产权登记机关备案，使得朱玉杰不能在规定期限内取得房地产权属证书，其行为已构成违约。综上所述，朱玉杰要求永丰公司按合同约定支付已付房价款的2%的违约金即4858.12元，一审法院予以支持。依照《中华人民共和国合同法》第八条、第一百零七条、第一百一十四条第一款之规定，判决：东方永丰生态工程有限公司于判决生效之日起十日内向朱玉杰支付因逾期办证产生的违约金4858.12元。如果未按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50元（朱玉杰已预交），由东方永丰生态工程有限公司负担。
二审审理期间，上诉人提交了4份新证据：前3份分别是《东方海蓝湾住宅小区项目环境影响报告书》、《东方市国土环境资源局关于东方海蓝湾住宅小区项目环境影响报告书初审的意见》、《海南省国土环境资源厅关于批复东方海岸项目环境影响报告书的函》，拟证明上诉人在设立项目之初的污水处理方式即为接入市政管网，由污水处理厂统一处理，该意见报东方市国土环境资源局审查后经省环保厅同意并回函确认该处理方式。第4份证据为《海南省非税收入一般缴款单》，拟证明上诉人已经交纳了案涉项目的管网建设及排污费共计5921280元。被上诉人对该4份证据真实性无异议，本院予以确认。
二审查明，2012年10月3日东方市住房和城乡建设局向永丰公司发出暂停施工的通知。2014年7月3日东方市住建局向永丰公司发出《关于东方海岸一期一阶段项目规划核实的意见》，7#已建部分与批准的方案相符，剩下部分在全部建成后再进行核实，其他楼各项规划指标基本符合规划要求。要求永丰公司及时组织竣工验收并办理竣工验收手续。2015年12月9日东方市住房和城乡建设局向永丰公司发出《督促办理竣工验收备案通知书》，要求永丰公司尽快按照相关要求准备材料向住建部门申请办理竣工验收备案。2014年11月24日东方市公安消防局作出案涉工程消防设计合格的审核意见，并要求永丰公司依法向东方市公安消防局申请消防验收。2016年11月22日永丰公司向东方市国土资源管理局提出不动产权证书办理的申请。
其他事实与一审法院查明的一致，本院予以确认。
本院认为，二审争议焦点为永丰公司是否因政府行为免除其逾期办证的违约责任。被上诉人与永丰公司签订的《商品房买卖合同》第十五条约定，出卖人应当在商品房交付使用后360个工作日内，将办理权属登记需由出卖人提供的资料报产权登记机关备案。如因出卖人的责任，买受人不能在规定期限内取得房地产权属证书的，买受人不退房，出卖人按已付房价款的2%向买受人支付违约金。本案中，永丰公司将房屋交付被上诉人使用后未按照合同约定在交房后360个工作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备案，导致买受人不能在规定期限内取得房地产权属证书，已经构成违约。永丰公司上诉主张逾期办证系因东方市住建部门以7号楼危害中信海直东方通用机场飞行安全为由要求停建才导致竣工验收、消防验收滞后，应归责于政府，其不应承担违约责任。本院认为，案涉合同签订时，永丰公司已收到政府部门发出的停工通知，其明知该项目的施工情况仍与购房人签订案涉合同，故双方合同约定的逾期办证违约责任不应受该通知的影响，永丰公司该上诉意见与其行为自相矛盾，违背诚信。且根据本院查明事实，东方市住建局及公安消防局均曾要求永丰公司及时申请竣工验收备案，永丰公司未及时向住建部门、消防部门申请竣工备案、消防备案亦是导致逾期办证的原因，故对永丰公司的该主张不予支持。永丰公司上诉主张市政排污管道未接通，项目产生的污水不能进入污水处理厂进行处理导致竣工环保验收滞后。本院认为，根据案涉合同第十四条约定，给排水在房屋交付使用时即达到使用条件。市政排污管道未接通是在房屋交付前即已存在的事实，且东方市环保部门亦明确未接通市政排污管道时应自建污水处理站处理，永丰公司明知合同约定及市政排污管道未接通的事实，仍未采取措施应对，亦存在过错。且永丰公司主张的市政排污管道至今仍未接通，案涉项目也准予办理登记，故该原因不能作为阻却永丰公司承担违约责任的事由，对永丰公司的上诉主张不予支持。一审法院认定永丰公司应当承担逾期办证违约责任得当，本院予以支持。关于永丰公司主张一审判决对其提交证据未进行认定，违反法定程序。本院认为，一审庭审中双方对该证据的真实性均无异议，一审判决已经进行了确认，不存在未予认定的情形，故对其主张不予支持。
综上，永丰公司的上诉请求不成立，本院不予支持。一审法院认定事实清楚，适用法律正确，应予维持。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50元，由东方永丰生态工程有限公司负担。
本判决为终审判决。
审判长王柱进
审判员吴育森
审判员叶玉华
二○一七年十一月二十九日
书记员王雪娟
附：本案适用的相关法律条文
《中华人民共和国民事诉讼法》
第一百七十条第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：
（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；
（二）原判决、裁定认定事实错误或者适用法律错误的，以判决、裁定方式依法改判、撤销或者变更；
（三）原判决认定基本事实不清的，裁定撤销原判决，发回原审人民法院重审，或者查清事实后改判；
（四）原判决遗漏当事人或者违法缺席判决等严重违反法定程序的，裁定撤销原判决，发回原审人民法院重审。
原审人民法院对发回重审的案件作出判决后，当事人提起上诉的，第二审人民法院不得再次发回重审。
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