海南省第一中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼96民终909号
海南省第一中级人民法院
民事判决书
（2017）琼96民终909号
上诉人（原审原告）：王静，女，1972年12月21日出生，汉族，住新疆维吾尔族自治区克拉玛依市。
委托诉讼代理人：王绪良，黑龙江四维律师事务所律师。
被上诉人（原审被告）：澄迈宝信实业有限公司,住所地澄迈县金江镇文明路101号。
法定代表人：王韦舜，该公司董事长。
委托诉讼代理人：黄昭毅，海南维特律师事务所律师。
被上诉人（原审第三人）：海南天鹭置业有限公司，住所地海南省海口市金龙路万利隆大厦。
法定代表人：杨雪岗，该公司董事长。
委托诉讼代理人：程晓东，海南信达律师事务所律师。
委托诉讼代理人：马杰，海南信达律师事务所律师。
上诉人王静因与被上诉人澄迈宝信实业有限公司（以下简称宝信公司）、被上诉人海南天鹭置业有限公司（以下简称天鹭公司）商品房预售合同纠纷一案，不服澄迈县人民法院（2016）琼9023民初176号民事判决，向本院提起上诉。本院于2017年4月20日立案后，依法组成合议庭并于2017年5月19日公开开庭审理了本案。上诉人的委托诉讼代理人王绪良、被上诉人宝信公司的委托诉讼代理人黄昭毅、被上诉人天鹭公司的委托诉讼代理人马杰等到庭参加诉讼。本案现已审理终结。
王静上诉请求：1.依法撤销一审判决，并改判二被上诉人承担违约责任；2.本案一审、二审诉讼费用由被上诉人承担。事实和理由：一审法院未查明事实，将格式合同认定为非格式合同是极其错误的认定，该合同文本系宝信公司所提供，且未与上诉人进行协商，是格式条款合同。宝信公司是在没有取得开工许可的情况下的擅自开工建设，而且是在未取得竣工验收的前提下擅自投入使用，宝信公司在交房后二年多才取得安全消防验收，是明显的违约行为。按相关法律规定，房地产开发项目竣工，经验收合格后，方可交付使用；未经验收或者验收不合格的，不得交付使用。另外，一审法院认定宝信公司逾期办理权属证书，是因澄迈县金江镇污水管网项目的滞后造成的，属合同约定的政府部门原因，但在适用法律时却引用了无关的法律，是适用法律错误，为此，原审法院认定事实不清，适用法律错误，请求二审法院依法予以纠正，支持上诉人的上诉请求。
被上诉人宝信公司答辩称，一审认定事实清楚，适用法律正确，应予维持。一、延期办证问题。延期办证的原因在于以下几点：1.市政污水管网建设，本案项目需要在市政污水管网项目完成后才能与之连接，故本项目要进行竣工验收备案所需的环评验收需要等待市政污水管网建设完成并通过验收后才能进行验收，本项目的其他专项验收都已经在环保验收前全部完成。2.在办证期间，因政策的变更，从原来的办理房产证及土地证改为办理不动产登记证，而不动产登记中心刚成立，办证量巨大，导致办证难，并不是宝信公司不想去办证，而是办证中心无法办理。所以不能办证的原因不在宝信公司。二、格式合同条款的问题，我们提供的都是政府部门要求的标准文本，但是对于价款等均是可以协商的，所以并不是格式合同条款。
被上诉人天鹭公司答辩称，一审认定事实清楚，适用法律正确，应予维持。一、一审认定逾期办证的原因是属于《商品房买卖合同》第十五条第六款及补充协议第2条第（1）项约定的免责事由，事实清楚，并无不当。二、上诉人混淆房屋的交付条件和综合验收的条件，不符合双方《商品房买卖合同》的约定，其上诉理由不成立。上诉人混淆了房屋交付条件，合同中约定是商品房验收合格，并不是竣工备案。三、天鹭公司并非《澄迈县商品房买卖合同》的合同主体，与本案没有直接的利害关系，不是本案适格当事人。根据合同相对性原则，该合同产生的法律纠纷不能扩展到天鹭公司。
王静向一审法院起诉请求：1.请求法院判令被告继续履行合同，协助原告办理登记过户手续。2.请求法院判令被告向原告支付违约金，至起诉日112418元。3.本案诉讼费等因诉讼而产生的费用由被告承担。4.第三人对以上诉请承担连带责任。
一审法院认定事实：2011年8月3日，被告缴纳了涉案项目的基础设施配套费。金江镇污水管网工程系城市基础设施配套措施，于2013年7月开工建设，2015年8月竣工。环境影响评价书等是环境验收的内容，规划、环评验收是竣工验收备案的必备条件。2014年6月30日，海南省国土环境资源厅复函，不同意涉案项目试运营，不同意的理由是：”由于市政管网未完善，项目生活污水经三级化粪池处理后委托单位用槽罐车抽运至大坡村香蕉园作农肥使用，未按照环评批复要求进入澄迈县城市污水处理厂处理......”。2015年12月28日，被告委托五指山环境资源监测站对涉案项目进行环境保护竣工验收监测。2016年1月8日，被告向海南省生态环境保护厅提出对涉案项目的试运营申请。2016年6月27日，海南省生态环境保护厅发函同意涉案项目通过竣工环保验收。2016年9月23日，被告取得了涉案项目的不动产权证书（大证）。
一审法院认为：本案双方当事人的争议焦点有：一、涉案房屋逾期办证的原因和责任承担问题；二、如果被告应承担逾期办证的违约责任，违约金的计算问题；三、第三人是否应对第二项的违约金承担连带赔偿责任。关于涉案房屋逾期办证的原因问题。原告认为根据《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，因涉案房屋为已竣工房屋，被告理应自合同订立之日起90日为原告办理房屋权属登记，现双方所签署的合同约定为540日，是法律规定的6倍，具有违法的性质。一审法院认为，在该条规定中明确规定”除当事人有特殊约定外”，首先赋予了当事人意思自治的权利，当事人可以自行约定办证时间，而该条规定的”90日”，是在当事人无特殊约定的情况下才适用的法定时间。因此对原告上述关于双方约定540日期限违法的说法，一审法院不予认可。原告、被告双方签订的《合同》是海南省住房和建设厅与海南省工商行政管理局联合监制的标准文本，但是经双方对主要条款协商后达成的，非格式化合同。《合同》系双方当事人的真实意思表示，不违反法律、行政法规的禁止性规定，应为合法有效，双方当事人应当按照合同约定全面履行自己的义务。原告已依约付清了购房款并缴纳了相关税费，将办证需要的相关材料提交给了被告，履行了合同约定的义务。被告也按照《合同》第八条第3项的约定，将房屋交原告使用至今，但被告却逾期没有履行合同约定的办证义务。对于逾期办证的原因，被告称属于《合同》第十五条第六款及《补充协议》第2条第（1）项中约定的免责事由，应予免责。由于金江镇污水管网工程未竣工，导致涉案项目不能及时接入市政的污水管道，从而不能获得海南省国土环境资源厅的批准进行试运营，也就无法取得涉案项目的初始登记。澄迈县金江镇污水管网工程项目于2013年7月开工建设，2015年8月竣工验收。原告、被告签订《合同》时，澄迈县金江镇污水管网工程项目尚未开工建设，该项目是政府建设的城市公共设施，被告无法预见该项目的竣工时间，更无法掌控该项目的工程进度。在2015年8月澄迈县金江镇污水管网工程竣工后，被告即迅速将涉案项目污水管网接入澄迈县金江镇污水管网，并于2015年11月底接好。2016年1月8日再次向海南省生态环境保护厅提出试运营申请，经过三个月的试运营后，于2016年6月27日通过了海南省国土环境资源厅的环评验收，于2016年9月2日取得了涉案总工程的验收备案，2016年9月23日取得了涉案项目的初始登记。从以上被告的工作时间节点可以看出，被告是严格按照《建设工程质量管理条例》和《建设工程规划验收申请表》的规定，按照《合同》约定的办证期限积极履行义务，试图尽快进行试运营，从而能早日办理房屋产权初始登记。《房屋登记办法》（中华人民共和国建设部令）第三十条规定，因合法建造房屋申请房屋所有权初始登记的，应当提交登记申请书、申请人身份证明、建设用地使用权证明、建设工程符合规划的证明、房屋已竣工的证明、房屋测绘报告及其他必要材料。而2013年12月2日，住房城乡建设部印发《房屋建筑和市政基础设施工程竣工验收规定》（建质〔2013〕171号）第五条规定：”工程符合下列要求方可进行竣工验收......(十)有公安消防、环保等部门出具的认可文件或者准许使用文件。”从上述两条规定可知，环保部门出具的准许文件是工程可以竣工验收的必备条件，而竣工验收又是申请房屋所有权初始登记所需提交的必要材料。综上，涉案房屋逾期办证的原因在于澄迈县金江镇污水管网项目建设的滞后，对于被告的辩称，一审法院予以认可。
关于涉案房屋逾期办证的责任承担问题。原告、被告双方签订的合同第十五条第六款”出卖人应当在商品房交付使用后90日内，将办理权属登记需要出卖人提供的资料报产权登记机关备案。因非出卖人原因造成买受人不能在约定期限内取得房地产权属证书的，出卖人不承担责任”；《补充协议》第2条第（1）项中”......因买受人及政府部门的原因造成延误或不能办证，出卖人不承担任何责任”。《合同》及其《补充协议》已对免责事由做了明确的约定，从前述部分可知涉案房屋逾期办理权属证书，是因澄迈县金江镇污水管网项目的滞后造成的，属合同约定的政府部门原因，而不是作为出卖人的被告的原因造成的，被告可以根据双方签订的《合同》和《补充协议》的约定免责。关于违约金的计算问题。因为涉案房屋逾期办证的责任不应由被告承担，因此对违约金的计算问题不再赘述。综上，对于原告要求被告赔偿违约金的诉讼请求，一审法院不予支持。关于第三人是否应对第二项的违约金承担连带赔偿责任的问题。首先，第三人不是原告、被告所签《合同》的相对人，一审法院追加第三人是为了查清案件事实的需要；其次，根据《合同》免责条款，因被告不承担违约责任，第三人也就无需承担连带赔偿责任，对原告该项诉讼请求不予支持。虽然涉案项目已于2016年9月23日取得了房屋所有权初始登记，但是至今尚未为原告的涉案房屋办理房屋权属证书。被告辩称因不动产统一登记政策的改革，海南省和澄迈县开展一系列的机构组建、职责整改、资料移交，更换系统等工作，连同新增土地分割的要求，办理缓慢甚至暂停，加之登记机关人手少、办证工作量巨大，进一步造成办证进度延误。被告所说基本属实，一审法院予以认可。根据前述《合同》第十五条第六款及《补充协议》第2条第（1）项的相关内容，被告可以据此免责。但是，根据《中华人民共和国合同法》第六十条第一款的规定，被告应当履行合同义务，为原告办理房屋权属证书。原告要求被告继续履行合同义务，为其办理房屋权属证书的诉讼请求，符合《合同》的约定和法律规定，一审法院予以支持。据此，依照《中华人民共和国合同法》第六十条第一款及《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》第十八条之规定，判决：一、被告澄迈宝信实业有限公司在本判决书生效之日起九十日内，协助原告王静办理位于××县号房的房屋权属证书；二、驳回原告王静的其他诉讼请求。案件受理费2548元，由原告王静负担。
二审期间，上诉人向本院提交澄环罚字（2013）19号处罚决定书，拟证明因宝信公司未批先建，被处罚；宝信公司向本院提交上诉人的不动产权证，证明上诉人的不动产权证已经办理下来。本院认为，上诉人所提交的处罚决定书与本案无关，对关联性不予认可；宝信公司提交的不动产权证，上诉人认可已经收到该产权证，对该产权证的真实性，本院予以认可。
本院二审查明的事实与一审认定的事实一致，本院予以确认。另外，二审期间，被上诉人宝信公司已为上诉人办妥了涉案房屋的产权证。
本院认为，本案的争议焦点为：一、本案的商品房买卖合同是否属于格式条款合同；二、涉案房屋逾期办证的原因和责任承担问题；三、如果被上诉人宝信公司应承担逾期办证的违约责任，违约金如何计算问题；四、被上诉人天鹭公司是否承担责任。
关于本案商品房买卖合同是否属于格式条款合同的问题。依据《中华人民共和国合同法》第三十九条第二款的规定：格式条款是当事人为了重复使用而预先拟定，并在订立合同时未与对方协商的条款。被上诉人宝信公司提供的商品房买卖合同是源自政府行政部门提供的标准示范文本，关于商品房的单价、数量、交房方式及违约责任等条款均是双方当事人协商后订立，并非格式条款合同。据此，上诉人关于本案商品房买卖合同及补充合同系格式合同的主张本院不予采信。
关于涉案房屋逾期办证的原因和责任承担问题。依据合同第十五条第六款”出卖人应当在商品房交付使用后90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。非因出卖人原因造成买受人不能在约定期限内取得房地产权属证书的，出卖人不承担责任。”及补充协议第2条第一项”因买受人及政府部门的原因导致不能办证，出卖人不承担任何责任。”根据一审法院和二审法院的调查结果，被上诉人宝信公司未能在合同约定的时间内为上诉人办理产权证书，主要是因政府污水管网建设滞后、消防设施验收拖后、办证机关人手少、办证工作量大等原因造成，并非被上诉人宝信公司不作为。因此，涉案房屋逾期办证的原因不能归责于宝信公司。上诉人主张宝信公司承担违约责任，没有事实和法律依据，本院不予支持。
关于天鹭公司是否应承担责任的问题。被上诉人天鹭公司不是合同的相对方，也不是项目的所有人，对本案的处理结果无直接利害关系。为此，上诉人要求被上诉人天鹭公司承担连带责任，没有事实根据和法律依据，本院不予支持。
综上所述，上诉人上诉理由不成立，应予驳回；一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2548元，由上诉人王静负担。
本判决为终审判决。
审判长黄声泽
审判员梁振文
审判员白玉琳
法官助理谢婷婷
法官助理谢婷婷
书记员吴灿
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当事人应当按照约定全面履行自己的义务。
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第九十四条 有下列情形之一的，当事人可以解除合同：
（一）因不可抗力致使不能实现合同目的；
（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；
（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；
（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；
（五）法律规定的其他情形。
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