STUDY ON LEGAL ISSUES OF THE URBAN AND RURAL CONSTRUCTION LAND REPLACEMENT:FROM THE PERSPECTIVE OF NEW-TYPE RIGHTS

城乡建设用地置换法律问题研究：以新型权利为视角（英文）

Faced with the needs of farmland protection and urbanization, many areas have carried out urban and rural construction land replacement under the existing land system, which gives birth to land exploitation rights and land development rights. Land exploitation rights belong to landowners and they are sources of changes of land use. Based on that, land development rights determine the attribution of relevant appreciation. Appreciation of homestead where indicators are delivered belongs to homestead users while appreciation of other construction land is shared by local government, collective and all members. In areas where indicators are received, collective members have priority in homestead exploitation rights. The local government can enjoy the appreciation. Appreciation from other rural construction land should be shared by the collective, collective members and local government. Asset gains from collective resources belong to the collective. After replacement, homestead users ' rights on land remain constant or turn into rights to use urban construction land which can renew automatically and freely. Non-collective members can only be assignees of superficies whose term is shorter than construction lands for urban housing.

面对耕地保护与城市化建设需要,各地在现有土地制度下开展的城乡建设用地置换实践已经孕育出土地开发权和土地发展权。土地开发权归属于土地产权人,是土地用途变更的权源。土地发展权则为相关增值利益确定归属:指标发送区宅基地的增值利益属于宅基地使用权人,其他建设用地的利益由地方政府、集体和集体成员共享。在指标接收区,集体成员对宅基地有优先开发权,地方政府可分得该收益;其他农村建设用地的增值收益应由集体、集体成员和地方政府共享。集体资源性资产收益属于集体。置换后,宅基地使用权人的土地权利或保持不变,或变为免费自动续期的城镇建设用地使用权,非集体成员只能受让期限不高于城镇住宅建设用地的地上权。