论宅基地资格权确权及其法理依据——以财产属性为视角

Rules and Jurisprudential Basis for the Confirmation of the Qualification Right of Rural Residential Land:From the Perspective of Property Attribute

研究目的:以集体成员在土地改革时确权的宅基地所有权无偿转移给集体对集体积累的贡献为依据,确定宅基地资格权,阐明此权的财产属性,对其产权市场交易改革实践进行理论总结,推进《农村宅基地使用条例》公正立法和保障农民带财产进城。研究方法:历史和规范分析法,实地调查法。研究结果:当前学界多偏于宅基地资格权的身份属性和无偿取得的特性,而漠视有偿退出和复耕换地票式资格权入市及产权置换。未来,宅基地使用条例应确认:宅基地资格权的身份属性为其物权属性所吸纳;可登记;可转让,转让期满可收回;可继承;转让使用可约定共享、出典和续期。研究结论:剔除了身份和保障功能的宅基地资格权,才能最终真正成为可自由交易、市场化的财产权,建立城乡一体、产权平等的房地产市场。

The purposes of this paper are to determine the qualification right of rural residential land,clarify the property attribute of the qualification right,summarize the practices of property rights transfer reform and promote the fair legislation in the Act of Rural Residential Land Use,so as to enable the farmers migrate into the urban areas with their property,based on the contribution of the collective members to the collective accumulation by gratuitously transferring their rural residential land ownership to the collective during the era of land reform.The methods of historical normative analysis and fieldwork are used.The results show that:the current literature almost focuses on the identity attribute of qualification right and gratuitous access,and ignores the social reality that rural residential land exit with compensation as well as the marketization of qualification right in the forms of land coupon and land property rights transfer occur in urban and rural areas.In future,the regulations on the use of rural residential land should confirm that:the identity attribute of qualification right is absorbed by its usufruct attribute,which can be transferred,disposed and inherited.The transfer and use of such qualification right can be shared,pledged and extended upon agreement.In conclusion,the qualification right of rural residential land,which excludes the identity attribute and guarantee function,can eventually become a freely transferred and marketized property right,and a real estate market with urban-rural integration and equal property rights can be established.