海南省屯昌县人民法院
p t ; ” > 民 事 判 决 书
（2017）琼9022民初318号
原告:狄长玲，女，1957年1月25日出生，汉族，现住新疆克拉玛依市。
委托诉讼代理人：浦立恒，男，1990年6月3日出生，汉族，现住黑龙江省肇东市。由屯昌县美林湖国际社区业主委员会推荐。
被告：海南屯昌美林物业管理有限公司,住所地:海南省屯昌县昌盛大道370号。
法定代表人：金鹏，系该公司总经理。
委托诉讼代理人：赵雷，海南昌宇律师事务所律师。
原告狄长玲与被告海南屯昌美林物业管理有限公司（以下简称”美林物业公司”）物业服务合同纠纷一案，本院于2017年3月31日立案后，依法适用普通程序，公开开庭进行了审理。原告狄长玲的委托诉讼代理人浦立恒、被告美林物业公司法定代表人金鹏及其委托诉讼代理人赵雷到庭参加诉讼。本案现已审理终结。
原告狄长玲向本院提出诉讼请求：1.依法判令被告退还2013年收取的税费契税6961.41元、维修基金3186元、房屋档案管理费50元、产权登记费80元、办证费15元共计10292.41元，依法承担违约金及利息；2.依法判决被告退还非法收取的装修管理费950元；3.退还应该由开发商承担责任而向业主收取的16个月的物业管理费1274.4元；4.由被告承担诉讼费。事实和理由：一、退还收取的契税等相关款项。我们缴纳的契税等相关费用是被告收的，被告收取税费等相关费用在房屋验收合格后至今没有按《商品房买卖合同》的规定依法办理产权证，被告已经严重违约和失信。社区业主委员会在2014年已经向县公安局经侦大队报案，此案至今在侦查办理当中；二、退还非法强行收取的装修管理费。我们在收房时，美林物业公司以不缴纳装修管理费不给钥匙为由，强行收取上述费用，依据《海南省物业管理条例》和国家相关规定，此款项属于乱收费；三、退还应该由开发商承担的16个月的物业管理费。现已查明美林湖二期房屋验收合格日期是2015年1月28日，开发商将未经验收的房屋交给业主使用实属违法行为，其物业管理费应当依法由开发商承担责任。而由开发商在购房合同中指定的美林物业管理有限公司即被告，却在业主不知情的情况下强行从2013年8月1日开始收取物业费，强收的物业费计：53.1平方米×1.5元×16个月=1274.4元。请求法院依法支持原告的诉求。
被告美林物业公司辩称，一、关于契税、维修基金、办证费等费用，被告是上述费用的代收人，被告已将费用转交委托人，代收行为属于代理行为，法律责任应当由委托人承担，原告诉讼的被告主体错误。2013年，被告受案外人海南美丰不动产有限公司（下称：美丰公司）的委托，收取了美林湖的业主缴纳的维修基金、契税、办证费、产权登记费、房屋档案管理费。收取业主缴纳的以上办证税费后，被告已全部转付给了美丰公司。因此，被告仅仅是美丰公司的代理人，权利义务应当由委托人美丰公司承担。因此，原告诉讼的被告主体错误；二、关于”装修管理费”的临时物业合同，是在装修过程中产生的，该合同早已履行完毕。而且原告现在起诉返还已经超过了诉讼时效，其诉求依法应当予以驳回。首先，关于”装修管理费”，是业主在装修过程中，产生了大量的施工垃圾，对于垃圾的清运以及对现场的管理、电梯使用等产生的费用。这些费用并不是基于物业的日常性服务产生的，而是基于临时性的物业服务产生的，这些费用的缴纳是一次性的，原告也是自愿缴费的。如果业主没有进行装修，或者自己清运装修过程中产生的垃圾，被告则不会收取费用。其次，关于装修管理费的合同，该合同已于2013年履行完毕。原告现在要求返还费用，毫无法律依据，而且从法律上讲其诉求超过了两年的诉讼时效，应当予以驳回；三、关于原告要求被告退还”应该由开发商承担责任的物业管理费”的诉求，诉求主体错误应当予以驳回。原告主张因开发商的原因导致交房过程发生问题，如果确实存在问题，责任应当由开发商承担，原告不应当向被告主张。综上，被告只是契税、维修基金、办证费等费用的代收人，其法律责任应当由美丰公司承担；关于产生”装修管理费”的临时物业合同早已履行完毕，原告现在要求返还没有事实依据，而且已超过诉讼时效；关于原告要求退还”应该由开发商承担的物业管理费”的诉求，被告不是责任主体。所以，被告请求法院，依法驳回原告的诉讼请求。
原告为支持其诉讼主张，提供的证据有：1.收据、中国农业银行商户存根；2.美林湖二期收款收据、美林湖二期代收费收据（税费）。
经法庭质证，被告对原告提供的证据质证意见如下：证据1、2因无原件，故对其真实性无法认可。
被告美林物业公司为支持其主张，向本院提供的证据有一份：《关于美林物业公司代收维修基金及契税的情况说明》，证明收取的办证税费等费用是美林物业公司代美丰公司收取的，并且所收取费用已转交给美丰公司，被告只是代收税费的代理人，其法律后果应当由委托人美丰公司承担。
原告对被告提供的证据的质证意见为：真实性不予认可，没有银行流水账单和第三方的收据不能证明美林物业公司将所收取款项转给美丰公司，被告系独立法人，被告开的收据应该自己负责，美丰公司已经被当地公安立案，证明美丰公司挪用业主颁证费用事实，虽账户所有的材料被查封，但银行对账单是可以打出来的。
本院对双方当事人提供的证据认证意见如下：一、对原告提供证据1、2的真实性、合法性、关联性，本院予以确认。二、对被告提供证据的真实性、合法性、关联性，本院予以确认。
根据当事人陈述和经审查确认的证据，本院认定事实如下：
2012年12月20日原告与美丰公司签订了《商品房买卖合同》，购买美林湖国际社区第15幢1106号房，所购房屋面积为53.1平方米，合同还约定：”出卖人（美丰公司）在项目通过竣工验收和买受人（原告）付足总房款100%及缴交办证税费后将商品房产权申办过户登记至买受人名下；出卖人承诺与该商品房正常使用直接关联的下列基础设施、公共配套建筑按以下日期达到使用条件：市政供电、供水、小区有线电视、电话线路于交房之日达到交付条件。如果在规定日期内达到使用条件的，由出卖人代买受人支付物业服务费直至达到使用条件之日止。”原告于2013年7月30日与2014年7月7日向被告美林物业公司缴纳了物业管理费769元及1752元，总计2421.3元，2013年7月30日被告美林物业公司受美丰公司委托代收原告缴交的办证税费款总计5916.47元，美丰公司也出具证明承认已经收取了原告预交的办证税费。原告于2013年7月30日实际接收所购商品房后进行装修并居住至今。原告未向法院提交其所主张的已交纳的装修管理费收据。
另查明，被告美林物业公司成立于2010年10月22日，营业期限是从2010年10月22日至2030年10月15日，经营范围是酒店管理、家政服务、装饰工程、建材贸易、园林绿化。被告美林物业公司成立后进驻美林湖国际社区进行物业管理，收取物业管理费并提供安保、保洁、绿化、收取水电费等服务。
本院认为，原告于2013年7月30日实际接收所购商品房后进行装修并居住至今，同时向被告美林物业公司缴纳了相应的物业管理费，双方已经形成了事实物业服务合同关系。
关于原告要求被告退还2013年代收的办证税费10292.41元及承担违约金及利息的诉讼请求。原告提供的美林湖二期代收费收据（税费）合计金额为5916.47元，非原告主张的10292.41元。且该办证税费是原告基于与美丰公司签订的《商品房买卖合同》约定，委托美丰公司办证而预交的办证税费，而且原告也依据《商品房买卖合同》约定向美丰公司指定代收人被告缴交了办证税费，美丰公司也承认已经收取了原告预交的办证税费，因此”预交办证税费以及委托办证”的合同约定是在原告与美丰公司之间建立的权利义务关系，所以原告请求退回办证税费的前提应当是不再委托美丰公司代为办证，而且退还预交办证税费的主张应该向合同相对方美丰公司提出，是否应当解除《商品房买卖合同》中关于原告预交办证税费以及由美丰公司代为办证的约定，应由美丰公司行使抗辩权。因此原告请求退还办证税费应向合同相对人美丰公司提出，而不应向代收人被告美林物业公司提出。因此原告请求被告美林物业公司退还办证税费及承担违约金及利息的诉讼请求，没有事实与法律依据，本院不予支持。
关于原告要求被告退还非法收取的装修管理费950元的诉讼请求。被告美林物业公司平常收取的物业管理费是按照相关规定以及一般性的物业管理（提供安保、保洁、绿化、收取水电费等服务）收取的费用。原告于2013年7月30日实际接收所购商品房后就进行装修，其装修房屋必然产生大量的垃圾，同时也频繁使用升降机（电梯）搬运物体必然消耗一定量的电，出入装修工人等必然加大美林物业公司的管理，因此美林物业公司按照各业主购房的面积一次性收取适当的、额外增加工作量的物业管理费，增加人力为大家提供一个舒适、整洁、安全、方便的居住环境，并没有不当之处。原告虽主张其应被告要求缴交了额外物业管理费，但并未向法院提供相应证据予以证明。原告实际上已接受了被告美林物业公司额外的物业服务，被告在庭审答辩中也认可了原告缴交了装修管理费，双方事实上达成了临时物业服务合同，较好地体现权利义务的一致性，合同未违反法律、行政法规的强制性规定，属有效合同。现原告以被告收取该费用属于乱收费而要求被告美林物业公司给予退回，实际上即否认原告装修房屋给被告增加额外的工作量、否认被告额外付出的物业服务，因此原告该项诉讼请求有违于公平原则、诚实信用原则。另外原告认为双方达成的物业服务合同存在受胁迫等问题，主张撤销该合同并退回缴交的装修管理费，原告应当在该装修管理费交付之日起一年的除斥期间内行使撤销权，但原告交付装修管理费至起诉之日已经有三年多，因此对原告该项诉讼请求本院不予支持。
关于原告要求被告退还所购商品房未达到使用条件前应该由开发商承担16个月的物业管理费1274.4元的诉讼请求。原告提出该项诉讼请求是基于与美丰公司签订的《商品房买卖合同》约定”原告所购商品房未达到正常使用条件，开发商美丰公司应承担物业服务费”，该项合同约定是在原告与美丰公司之间建立权利义务关系，原告主张该项诉讼请求应当向合同相对方美丰公司提出，原告所购商品房是否未达到使用条件也应向美丰公司行使抗辩权，因此原告的该项诉讼请求与被告无关。因此原告向被告主张的该项诉讼请求，没有事实和法律依据，本院不予支持。
综上，依照《中华人民共和国合同法》第八条、《中华人民共和国民事诉讼法》第六十四条之规定，判决如下：
驳回原告狄长玲的诉讼请求。
案件受理费112.92元，由原告狄长玲负担。
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。
审判长黎家雄
人民陪审员梁扬生
人民陪审员彭晓
法官助理陈茜茜
法官助理陈茜茜
书记员黄小蕾
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