海南省海口市中级人民法院
p t ; ” > 民 事 判 决 书
（2016）琼01民终1986号
上诉人（原审原告）：王良福，男，汉族，1939年2月9日出生，住海口市。公民身份证号码：×××。
被上诉人（原审被告）：海南海岸投资有限公司，住所地：海口市海秀路74号顺发新村A13楼。
法定代表人：李力，该司总经理。
被上诉人（原审被告）：海南华美房地产有限公司，住所地：海口市国贸贸易大道银岛大厦8楼。
法定代表人：董立坤，该司总经理。
被上诉人（原审被告）：海南华美房地产交易服务有限中心，住所地：海口市国贸贸易大道银岛大厦*楼。
法定代表人：谭丽华，该司总经理。
上诉人王良福因与被上诉人海南海岸投资有限公司（以下简称海岸公司）、海南华美房地产有限公司（以下简称华美公司）、华美房地产交易服务有限中心（以下简称华美中心）物权确认纠纷一案，不服海口市龙华区人民法院（2015）龙民一初字第1269号民事判决，向本院提起上诉。本院受理后依法组成合议庭对本案进行了审理，现已审理终结。
王良福上诉请求：1.撤销（2015）龙民一初字第1269号民事判决，改判为确认海口市龙华区金侨村A座802房的所有权归王良福所有，并判令海岸公司、华美公司、华美中心协助王良福办理房产过户手续；2.案件受理费由三被上诉人承担。事实和理由：一、原审判决的认定事实部分，忽略了本案的实际案情与历史遗留问题，导致认定事实错误。原审判决的第3至5页为法院事实查明部分，一审法院认定了王良福提交的《劳动合同》、《补充合同》、《收据》、《法人委托书》等证据合法有效能证明相关事项；华美中心向海岸公司购买涉诉房屋，华美公司向房产交易中心购买涉案房屋，王良福向华美公司购买涉诉房屋，并已经向华美公司支付了所有购房款，房屋从1993年交付至王良福并使用至今，随后，房产交易中心授权王良福将涉诉房屋办理至王良福名下。王良福认为，一审法院的上述认定事实正确，但忽略了本案产生的历史背景，导致最终的判决错误。以下为本案的历史背景：涉案诉房屋是在20世纪90年代初建成并交付至王良福使用的。但由于当时商品房买卖正值兴起的阶段，法律法规并不完善，国家仍未出台配套的房屋交易政策予以规范，促使众多的开发商圈地投资，没有规划性地建设，只是为尽完成资金回笼，导致大部分的房屋都是在未办理房屋产权证、甚至仍在建设的过程中就已经进行了交易，最后交付至实际购买人，由于不规范的建设与违规的交易，这也导致了当时海南省出现众多烂尾楼，开发商、中间商卷款潜逃、人去楼空，部分的实际购买人已经支付了房款却无法收楼，而另一部分的则为办理房产证事宜奔走于多个政府部门。而本案的实际情况也就是以上所属的缩影。涉案房屋的开发商是农垦华侨房地产开发公司，房屋竣工后，经过了几次的买卖交易，然后由海岸公司购买所得，之后华美公司以房产交易中心的名义向海岸公司购买，最终由王良福通过华美公司签订的《补充合同》，取得涉诉房屋，并从1993年居住至今。据王良福了解所得，房产证未能办理的原因是海南农垦总局不同意涉诉房屋所在的楼盘项目办理房产证。因为涉及大量的实际购买人无法取得的房产，导致社会的不稳定，相关的政府部门在海南市房管局专门成立了处理历史遗留问题的办公室，出台相应的政策，开通绿色通道，为实际购买人办理房产证。而涉案房屋所在地小区的众多业主也已经在当时的政府政策下已经办理了房产证，但因王良福在异地工作，未能及时享受政府优惠政策，错过了最佳的时机。为此，王良福也已经咨询了海口市房管局遗留办，其工作人员明确告知优惠政策已过，只能通过法院诉讼、判决的方式取得房产证，因此王良福在穷尽所有的方法、奔走了多个政府部门的情况下，才向贵院提起诉讼，请求解决王良福的问题。因此，在审理本案时，并不只能单从房产交易双方主体是哪一方、交易时是否有产权、房款是否已经支付等产权确认案件的常规思路进行审理，而是要结合整个案件发生的背景，才能对进行正确的判决。二、原审判决机械适用法律，应结合实际情况灵活处理。一审法院作出判决的依据为《物权法》第九条，”不动产权的设立、变更、转让和消灭、经依法登记，发生效力；未经登记，不发生效力，但法律另有规定的除外。”一审法院认为物权经登记生效，但因海岸公司、华美公司、华美中心未进行产权登记，未取得涉诉房屋的所有权，所以王良福的产权主张没有事实依据，不予支持。王良福认为，一审法院机械适用法律，对王良福的权利造成损害。王良福自1993年已经在涉诉房屋居住了二十多年，而且王良福于2012年在报纸上登报公示，说明涉诉房屋的产权问题，但期间未有任何第三人向王良福提出所有权的主张，相关的水电费、物业管理费也是向王良福收取的。另外，海岸公司、华美公司、华美中心已经人去楼空、没有再实际经营，本案也已经经过了公告程序才进行开并，缺席判决。因此，一审法院若一再坚持要海岸公司、华美公司、华美中心取得涉诉讼房屋产权，是不符合现实的，而且开发商已经卷款潜逃，下落不明，中间经历了多少次的交易买卖也不得而知，也无法向中间商追索。王良福认为，用现行的法律是无法促使开发商及中间商现时补正产换登记手续、弥补之前交易的不规范行为，本案是不能够使用现行的法律对当时的特殊情况进行审理，否则将会使判决结果有失偏颇。同时，涉诉房产又未有办理任何产权，可以说长期处于无主物的状态。若法院继续机械地适用法律、摒弃现实状况的话，则最终无法为涉诉房屋办理产权，将会严重阻碍了涉诉讼房屋的使用、收益、处分，侵害了王良福的利益。王良福作为工薪阶层，已年近八十，辛勤工作几十年，只为取得一套属于自己的房产，为自己的家庭过上更好的生活。王良福也已经为此支付了所有房款，但换来的结果却是为一纸房产证继续操劳。每天奔走于各政府部门咨询，寻求解决办法，最终只能起诉至法院，希望法院能支持王良福的所有上诉请求，给王良福一个公道。另外，王良福与妻子均已年事已高，没有任何经济生活来源，关于涉诉讼房屋也已经进行了两次诉讼，花费了王良福半年的养老金。王良福妻子的社保、医保问题至今仍未得到解决。再加上王良福体弱多病，医疗费也已经成为平时开支最主要部分，若案件最终未能获得如其的结果，王良福希望贵院能依据《诉讼费用缴纳办法》第四十五条，准予王良福免交诉讼费，望得到批准。
海岸公司、华美公司、华美中心未进行答辩。
王良福在原审的诉讼请求：一、确认位于海口市××区房的所有权归王良福所有，并判令海岸公司、华美公司、华美中心协助王良福办理房产过户手续。二、判令海岸公司、华美公司、华美中心承担本案诉讼费。
原审法院认定事实：1993年5月14日王良福与华美公司签订《劳动合同书》，约定由王良福受聘于华美公司工作，期限为五年，自1992年12月1日至1997年11月30日止。同日王良福（乙方）和华美公司（甲方）签订一份《补充协议》，协议载明：一、甲方在招聘时承诺乙方服务五年，甲方向乙方提供四室三厅（120平方米以上）住宅一套，第一年服务期满即提供房产证，同时安排其爱人工作；二、为解决乙方急需住房的困难，甲方同意购买金侨新村A座（116平方米）八楼三室两厅（价值452400元）一套给乙方居住，先由甲方垫付，乙方在两年半内用奖金还清此款，利息按月息八厘支付；三、在龙凤园职工住房竣工后，甲方仍按建筑成本价售给乙方一套不少于120平方米；四、如果乙方严重违反公司规章制度，损害公司利益被公司辞退，则收回住房及房产证，退还乙方所交房款及利息，如果甲方违约时房产权属归乙方所有，乙方可自谋职业，甲方负责办理房产证转移；五、如乙方致残不能坚持工作，甲方应予谅解，房产权属归乙方所有，甲方负责办理房产证转移等，1995年6月26日王良福（乙方）与华美公司（甲方）签订《终止劳动合同协议书》，约定：一、甲方按合同支付乙方的报酬与甲方购买给乙方居住的房屋金侨新村A座802房（116平方米）的购房款相抵，基本平衡，房屋产权应归乙方所有，甲方将购房合同、产权转移证明、法人委托书等有关办理房产证手续全部办好交给乙方，今后办理房产证过程中如遇困难，甲方有帮助乙方的义务；二、甲方在合同中规定办理乙方及承诺乙方夫人社会保险、医疗保险等，办理好交付乙方；三、甲方如数退还乙方信誉金；四、上述条款执行完毕后，双方全部合同执行中止。2012年5月7日王良福向海南省劳动人事争议仲裁委员会申请仲裁，该委员会作出了不予受理的处理。另查，1993年5月15日，华美中心与海岸公司签订一份《商品房买卖合同》约定，海岸公司将金侨新村A栋802房以452400元的价格卖给华美中心，合同签订当天华美中心支付房价款50%即226200元作为定金，待海岸公司将房交付华美中心使用之日付至房价总款40%即180960元，剩余的10%的房款即45240元待办理房产手续时向海岸公司付清，1993年9月海岸公司出具一张《收据》，确认收到华美公司购房款407160元，上述房屋在支付上述房款后交付王良福使用至今，1995年7月5日，华美中心出具《法人委托书》，载明：关于购买贵司金侨新村A栋802房（116平方米）房产，我中心同意将其房产证办至王良福名下，并委托王良福先生办理房产证手续事宜。尔后，王良福多次催促海岸公司、华美公司、华美中心办理房产证，均未果，王良福诉诸法院，遂成讼。
原审法院认为：王良福和华美公司签订的《劳动合同书》及其《补充合同》，是对双方存在劳动关系及其劳动报酬方式作出的约定，根据约定华美公司提供金侨新村A座802房（116平方米）给王良福居住使用，1995年6月26日王良福与华美公司终止劳动关系时签订《终止劳动合同协议书》，终止协议对金侨新村A座802房的所有权作出了处置，华美中心并向王良福出具了《法人委托书》，关键问题在于，王良福是否就《劳动合同书》、《补充合同》、《终止劳动合同协议书》及《法人委托书》取得金侨新村A座802房的所有权。金侨新村A座802房系由华美公司付款以华美中心名义向海岸公司购买的房产，双方签订《商品房买卖合同》时，海岸公司、华美公司、华美中心均未取得该房所有权或处置权益，海岸公司、华美公司、华美中心在未取得金侨新村A座802房的所有权情况下，对金侨新村A座802房作出处理，将其所有权确认至王良福名下，不符合事实和法律依据。王良福依据华美中心出具的《法人委托书》及其《终止劳动协议》不能取得金侨新村A座802房的所有权，王良福主张金侨新村A座802房归其所有没有事实和法律依据，予以驳回。综上，原审法院判决如下：驳回王良福的诉讼请求。案件受理费8086元，由王良福负担。
各方当事人在二审期间均未提交新证据。
二审查明的事实与一审查明的事实一致。
本院认为：根据《最高人民法院关于民事诉讼证据的若干规定》的第二条的规定：”当事人对自己提出的诉讼请求所依据的事实或者反驳对方诉讼请求所依据的事实有责任提供证据加以证明。没有证据或者证据不足以证明当事人的事实主张的，由负有举证责任的当事人承担不利后果。”本案中，虽然王良福提交其与华美公司签订的《劳动合同书》、《补充合同》、《终止劳动合同协议书》以及《法人委托书》等一系列证据，证明双方已对金侨新村A座802房（116平方米）的所有权作出了处置。但根据本案查明的事实来看，涉案房屋的《商品房买卖合同》是由华美中心与海岸公司签订的，且双方约定涉案房屋总价452400元，合同签订当天华美中心支付房价款50%即226200元作为定金，待海岸公司将房交付华美中心使用之日付至房价总款40%即180960元，剩余的10%的房款即45240元待办理房产手续时向海岸公司付清，1993年9月海岸公司出具一张《收据》，确认收到华美公司购房款407160元。因此，虽然上述房屋在支付上述房款后交付王良福使用至今，但华美中心是否完全支付房款由于华美公司、海岸公司未到庭无法查明该事实，即双方签订《商品房买卖合同》时，海岸公司、华美公司、华美中心均未取得该房所有权或处置权益，海岸公司、华美公司、华美中心在未取得金侨新村A座802房的所有权情况下，对金侨新村A座802房作出处理，将其所有权确认至王良福名下，没有事实和法律依据。故王良福不能依据《劳动合同书》、《补充合同》、《终止劳动合同协议书》及《法人委托书》取得金侨新村A座802房的所有权，原审法院据此驳回王良福的诉讼请求并无不当，本院予以维持。
综上，王良福的上诉请求不能成立，应予以驳回。原审判决认定事实清楚，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规定，判决如下：
驳回上诉，维持原判。
二审案件受理费8086元，由王良福负担。
本判决为终审判决。
审判长黄玉臣
审判员谭晓梅
审判员陈璐
书记员刘璐
审核：黄玉臣撰稿：黄玉臣校对：刘璐印刷：何宗谦海南省海口市中级人民法院2016年10月27日印制（共印11份）
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