划拨土地使用权抵押制度的问题与完善

Issues on mortgage system of allocated land use rights and its improvement

现行立法采用规定具体条件的方式确定划拨土地抵押的客体,但未能提供一种可行方法来清晰界定公益性划拨土地使用权,采列举方式制定的《划拨土地目录》也缺乏科学性。在抵押设立中,由于房地一体的立法规则与房产、地产管理分离的实践导致了双重抵押登记的出现。通行的比例式出让金确定方式难以反映真实价格。行政权与司法权的冲突导致了抵押实现不能的风险。类型化抵押客体,调整土地目录,建立不动产统一登记制度,变革出让金确定方式,引进土地储备制度是解决上述问题的方法。

The current legislation determined the object of the allocation of land mortgage through providing specific criteria, but failed to provide a viable way to clearly define the allocated land use fights for public interest. It is not scientific to develop ＂allocated land catalog＂ by listing. In setting up the mortgage, because the legislative rules of the unity of the house and real estate, and the separation of housing and real estate management led to double mortgage registration. Accepted method for determining the proportional premium is difficult to reflect the real price. Conflicts between the executive power and judicial power led to the risk of nonrealization of mortgage. Classifying mortgage object, adjusting land directory, creating a unified registration system of real estate, changing the determination of premiums and introducing the land reserve system are methods to solve the above problems.