海南省琼海市人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9002民初516号
海南省琼海市人民法院
民事判决书
（2017）琼9002民初516号
原告：漆慧，女，1955年11月29日出生，汉族现住上海市嘉定区。
委托诉讼代理人：王某，女，1981年6月22日出生，现住上海市嘉定区。
原告：华某，男，2010年2月7日出生，汉族，现住上海市嘉定区。
法定代理人：王某，女，1981年6月22日出生，现住上海市嘉定区。系原告华某母亲。
被告：琼海博鳌幸福联盟投资有限公司，住所地：海南省琼海市博鳌镇望海街1号博鳌湾4号楼1层。
法定代表人：陈弘，总经理。
委托诉讼代理人：陈筱青，海南海地律师事务所律师。
原告漆慧、华某诉被告琼海博鳌幸福联盟投资有限公司商品房预售合同纠纷一案，本院2017年2月17日立案受理后，适用普通程序，于2017年4月11日公开开庭进行了审理。原告漆慧的委托诉讼代理人和华某的法定代理人王某，被告的委托诉讼代理人陈筱青到庭参加诉讼。本案现已审理终结。
原告向本院提出诉讼请求：1、判决被告为原告办理不动产权登记证；2、判决被告向原告支付自2014年1月22日起至原告取得不动产权证书之日止的违约金(违约金每日按已付房价款的万分之0.3计算)，总计40000元；3、由被告承担本案的全部诉讼费用。事实与理由:2011年12月7日，原、被告签订《琼海市商品房买卖合同》，约定原告购买被告开发的位于琼海市××镇号房，签订合同时一次性付清房款，出卖人应在2012年12月31日前交房，并应在交房之日起360日内为买受人办理房屋权属证书，在买受人取得房屋权属证书后，出卖人应当在360日内向土地登记机关申请，为买受人办理土地使用权证。合同签订后，原告依约向被告支付房款1032861元以及其他办证费用。但被告于2013年1月26日才向原告交房，不在合同约定期限内为原告办理房屋权属证书及土地使用权证。2016年海南省全面实行不动产登记制度，被告应为原告办理不动产权证，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》第十八条的规定，原告有权要求被告承担逾期办证的违约责任。为维护原告的合法权益，特向法院提起诉讼，请依法判如所请。
被告答辩称：一、被告未能在合同约定时间为原告办理房屋产权证书，是因政府、税务机关核税及施工方完税等原因，责任不在被告。《琼海市人民政府市长办公会议纪要》证实，琼海市博鳌片区(含被告项目所在地)由于地类划分、土地变性等历史遗留问题，以及因开工项目过多，产权登记机关工作人员不足，导致办证工作延迟。2、被告未能按时取得涉案项目房屋初始登记的原因在于税务机关核税时间过长，施工方纳税过迟。由于税务机关税务核定工作直到2014年8月29日才完成，施工方才缴纳最后一笔税款1384133元，2014年9月29日税务机关才出具建筑工程税收完税证明书，被告才办理房屋初始登记。二、合同未约定被告为原告办理不动产权证书，但被告在无合同约定的情况下仍积极为原告办理各项办证事务，不存在违约行为。2015年11月琼海市成立不动产登记中心，实施不动产统一登记，原房屋权属证书及土地使用权证停止办理。2016年9月8日被告已为原告办出房屋国有土地使用权分割转让证明书，2017年3月13日琼海市住房保障与房产管理局出具房屋交易和产权确认书(转让)。目前，因不动产登记中心系统更新及人员不足等原因，不动产登记暂停办理。三、原告请求超过诉讼时效。依据《最高人民法院关于审理民事案件适用诉讼时效制度若干问题的规定》第六条规定，可以确定履行期限的，诉讼时效期间从履行期限届满之日起计算。本案中，合同约定办证期限为交房之日起360日，原告于2013年1月29日收房，2014年1月24日起逾期办证事实可确定，此时诉讼时效开始计算。原告在二年诉讼时效期内不主张，到2017年才主张，已过诉讼时效，应予驳回。
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质证。原告提交了下列证据：1、身份证、户口本、被告工商登记信息，证明原、被告主体资格。2、《琼海市商品房买卖合同》，证明2011年12月7日原、被告签订《琼海市商品房买卖合同》，约定交房时间及办理房屋权属证书的时间及被告违约向原告支付违约金。3、购房款发票，证明原告已付清房款。4、工商银行个人业务凭证4张，物业费发票、契税收据、汇款凭证，证明原告已支付了全部办证费用，契税是2012年8月3日交付。被告质证认为，对原告提供证据1-3的真实性、合法性、关联性无异议，对证据2的证明力有异议，合同约定支付违约金，但逾期办证责任不在于被告，被告不应承担。对证据4中的工商银行个人业务凭证4张，契税收据、汇款凭证的真实性、合法性、关联性无异；对证据4中的物业费发票的真实性、合法性无异议，关联性有异议，物业费是物业公司收取，与被告无关。本院审查认为，对原告提供证据1-3及证据4中的工商银行个人业务凭证4张，契税收据、汇款凭证的真实性、合法性、关联性予以确认。对证据4中的物业费发票的真实性、合法性予以确认，关联性不予以确认。
被告提交了下列证据：1、国有土地使用权证，2、琼海市房产预售许可证[2010]海房预字(0290)号，3、建设用地规划许可证[2010]10(变更)号，4、建筑工程施工许可证[2010]81号，证据1-4证明被告依法取得开发和建设涉案项目的各项许可，有权签订合同售房。5、海南省建筑工程竣工验收备案证，证明涉房屋验收合格，具备居住使用条件。6、纳税凭证，证明被告与施工方依法纳税。7、证明，8、湖北江天建设集团有限公司海南分公司缴税凭证，证据7、8证明施工方和被告依法纳税，税务机关直到2014年8月29日才核定税款，施工方才缴纳末笔税款，不按期办证的原因不在于被告。9、完税证明书，证明项目2012年竣工验收后因税务机关核税的原因，于2014年9月29日被告才取得完税证明书。10、《琼海市人民政府市长办公会议纪要》，证明琼海市博鳌片区(含被告项目所在地)由于地类划分、土地变性等历史遗留问题，造成办证延迟。11、海房权证海字第XX**号房屋产权证书，证明被告于2014年10月15日取得房屋所有权初始登记。12、商品房交付使用签收单，证明原告于2013年1月29日收房。13、房屋国有土地使用权分割转让证明书，证明被告积极履行合同，于2016年9月8日办妥原告所购房屋国有土地使用权分割转让。14、房屋交易和产权确认书(转让)，证明被告积极履行合同，于2017年3月13日取得原告名下房屋交易和产权确认书。原告质证认为，对证据1-14的真实性、合法性无异议，证据12的关联性无异议，证据1-11、13、14的关联性有异议，被告提供的证据是在回避合同的责任，被告没有按期为原告办证，应承担违约责任。证据14显示时间是2017年，比起诉时间还晚。本院审查认为，对被告提供证据1-14的真实性、合法性、关联性予以确认。
本院经审理认定事实如下：2011年12月7日原、被告签订《琼海市商品房买卖合同》，约定原告购买被告开发位于琼海市××镇的位于琼海市××镇号房，建筑面积为50.16平方米，套内面积为38.59平方米，总房价款为1032861元。合同第八条约定，出卖人（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，将已完成建设工程规划和各种专项验收，并取得建筑工程竣工验收备案证明文件的房屋交付买受人（原告）使用。合同第十五条约定，出卖人应当自房屋交付之日起360日内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360日内向土地登记机关申请，为买受人办理土地使用权证......。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属证书的，出卖人自逾期之日起每日按已付房价款的万分之0.3向买受人支付违约金。逾期360日以上的，买受人有权单方解除合同。合同签订后，原告依约向被告支付了全部购房款1032861元，及支付了相关办证费用，2013年1月29日被告将房屋交付给原告。因被告逾期为原告办理房地产权属证书，原告向本院提起诉讼，请求支持上述诉讼请求。
另查明，2012年12月25日被告开发的博鳌湾1-4#楼竣工验收，取得海南省建筑工程竣工验收备案证。2014年10月15日被告取得博鳌湾4#楼房屋大产权证(房产证号为:海房权证海字第XX**号)。2016年4月28日起，琼海市实施不动产统一登记，由琼海市不动产登记中心办理不动产权证。2016年9月8日琼海市国土资源局对原告所购房屋的国有土地使用权进行分割，并出具房屋国有土地使用权分割转让证明书。2017年3月13日琼海市住房保障与房产管理局出具房屋交易和产权确认书(转让)，确认原告购买的房屋可办理房屋所有权转移登记。
本院认为，原、被告签订的《琼海市商品房买卖合同》是双方当事人的真实意思表示，其内容未违反法律、行政法规的强制性规定，合同合法有效，双方均应遵守履行。本案的争议焦点是：一、被告应否为原告办理不动产权证；二、被告是否违约逾期办证，应否承担违约责任，违约金计算是否超过诉讼时效。
一、被告应否为原告办理不动产权证。本案中，原告购房已向被告付完房款及各项办证费用，被告已于2013年1月29日交房给原告。合同第十五条约定，出卖人(被告)应当自房屋交付之日起360日内为买受人(原告)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360日内向土地登记机关申请，为买受人办理土地使用权证......。该条款已约定被告为原告办理房地产权属证书的义务。按合同约定，被告应为原告办理房地产权属证书。鉴于国家实行不动产统一登记制度，实行房产、土地两证合一办理不动产权证，琼海市从2016年4月28日起开始实施办理不动产权证。因此，合同约定被告为原告办理房地产权证的义务，应随着国家政策的调整，变更为原告办理不动产权证。被告抗辩合同没有约定被告为原告办理不动产权证，理由不成立，不予采纳。
二、被告是否违约逾期办证，应否承担违约责任，违约金计算是否超过诉讼时效。合同第十五条约定，出卖人(被告)应当自房屋交付之日起360日内为买受人(原告)办理房屋权属证书，......。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属证书的，出卖人自逾期之日起每日按已付房价款的万分之0.3向买受人支付违约金。被告已于2013年1月29日交房给原告，按约定应在2014年1月24日前为原告办理房屋权属证书，但被告未在约定的期限内办理，其行为已违约，应承担违约责任。原告要求被告支付违约金，应予支持。鉴于被告已于2016年9月8日为原告办理了房屋国有土地使用权分割转让证明，于2017年3月13日为原告办理了房屋所有权转移登记确认书，完成了为原告办理不动产权证需要的手续，因不动产权证的发放由不动产登记中心完成，故办证违约金应计到2017年3月13日为止。至于违约金计算是否超过诉讼时效的问题，合同约定的违约金按已付房款的日万分之0.3计算，属于连续性债权，在诉讼时效上可区分为若干个”个体债权”每个”个体债权”在法律上具有相对独立性，可分别适用诉讼时效。原告主张的违约金，应从其主张权利之日起倒推两年，在两年之内的违约金未超过诉讼时效，应予支持。两年之外的违约金超出诉讼时效，不予支持。原告于2017年2月17日主张被告支付违约金，在没有提供证据证明其诉讼时效存在中断、中止情形的情况下，其违约金应从2017年2月17日起倒推两年到2015年2月17日的违约金，应予支持。2015年2月17日之前的违约金，已超过诉讼时效，不予支持。故违约金的计算从2015年2月17日起计到2017年3月13日为止，违约金天数为754天，违约金额为1032861×0.00003×754=23363元，对原告主张超出部分不予支持。被告已于2014年10月15日取得涉案房屋大产权证，土地变性问题已经解决，其抗辩因政府的土地变性问题，税务机关核税时间过长以及施工方纳税迟，登记机关工作人员不足，导致办证工作延迟等原因造成，不存在违约，不应承担违约责任，缺乏事实和法律依据，抗辩理由不成立，不予采纳。据此，依照《中华人民共和国合同法》第八条、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》第六十四条第一款的规定，判决如下：
一、限被告琼海博鳌幸福联盟投资有限公司在本判决生效之日起三十日内为原告漆慧、华某办理位于琼海市××镇号房屋的不动产权证。
二、限被告琼海博鳌幸福联盟投资有限公司在本判决生效之日起十日内向原告漆慧、华某支付逾期办证违约金23363元。
三、驳回原告漆慧、华某的其他诉讼请求。
如未按本判决指定的期限履行给付金钱义务，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。
案件受理费人民币800元，由原告漆慧、华某承担333元，被告琼海博鳌幸福联盟投资有限公司承担467元。
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。
审判长周英俊
审判员符儒超
人民陪审员王国锋
法官助理祁永芳
法官助理祁永芳
书记员黄鹏飞
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[{法规名称:\'《中华人民共和国刑法》\',Items:[{法条名称:\'第二百六十四条\',法条内容:\' 第二百六十四条
盗窃公私财物，数额较大的，或者多次盗窃、入户盗窃、携带凶器盗窃、扒窃的，处三年以下有期徒刑、拘役或者管制，并处或者单处罚金；数额巨大或者有其他严重情节的，处三年以上十年以下有期徒刑，并处罚金；数额特别巨大或者有其他特别严重情节的，处十年以上有期徒刑或者无期徒刑，并处罚金或者没收财产。
\'},{法条名称:\'第二百六十四条\',法条内容:\'
第二百六十四条
盗窃公私财物，数额较大或者多次盗窃的，处三年以下有期徒刑、拘役或者管制，并处或者单处罚金；数额巨大或者有其他严重情节的，处三年以上十年以下有期徒刑，并处罚金；数额特别巨大或者有其他特别严重情节的，处十年以上有期徒刑或者无期徒刑，并处罚金或者没收财产；有下列情形之一的，处无期徒刑或者死刑，并处没收财产：
（一）盗窃金融机构，数额特别巨大的；
（二）盗窃珍贵文物，情节严重的。
\'},{法条名称:\'第六十四条\',法条内容:\' 第六十四条
犯罪分子违法所得的一切财物，应当予以追缴或者责令退赔；对被害人的合法财产，应当及时返还；违禁品和供犯罪所用的本人财物，应当予以没收。没收的财物和罚金，一律上缴国库，不得挪用和自行处理。
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