The Infeasibility of Establishing Land Development Rights in China Based on the Path of Real Rights

Using comparative analysis and documentation method,this paper reveals infeasibility of establishing land development rights in China based on the path of real rights,in the hope of providing recommendations for improving the research route on localization of land development rights. Results indicate that at the level of legislative techniques,the land development rights rooted from property right paradigm do not contain possess the elements of object of real rights and conflict with the principle of statutory real rights and single ownership. At the level of legal logic,individual case of TDR conflicts with real right in rem. In conclusion,it is infeasible to introduce land development rights based on the path of real rights. In future,it is required to discard the concept of mechanical transplantation and explore feasible path and seek feasible way for establishing land development rights along with the direction of quasi-property and improving regulation efficiency.

Study on"Same Land,Same Right,Same Price"of Collective Commercial Construction Land and State-owned Land

Taking Changyuan City of Henan Province,a pilot city of collective commercial construction land reform,as the research object,this paper analyzes the scientific connotation of"same land,same right,same price"of collective commercial construction land and state-owned land in the unified urban-rural construction land market system,and how to realize"same land,same right,same price".The results show that in order to realize the fair entry of collective construction land into the market,it must base on scientific use control,unify the urban and rural construction land market and adhere to the guidance of market mechanism,and finally realize the sustainable development of the land market.

Rural Land Rights in China: Evolution and Case Studies

Constant divisions of rural land rights and contract renegotiations are the hallmark of China’s collective ownership system.Rural land ownership,property and operation systems in China have experienced four stages of evolution:(i)The People’s Communes,which served administrative and economic functions,exercised integrated collective land ownership,property,and operation rights.(ii)Under the system of“threetier ownership with production teams as basic accounting units,”production teams exercised the ownership right over land plots with greater autonomy and were responsible for organizing farm work.(iii)The household contract system has entitled farmers to claim surplus products and turned farm households into the basic unit of agricultural production.Subsequently,the reform of collective ownership has further enhanced farmers’contract rights and separated their operation rights from contract rights.The separation of rural land ownership,contract and operation rights marks a top-down design of the structure of China’s rural land rights after the collective ownership system and the reform of household contract system.By recognizing separate contract and operation rights without changing collective ownership,the separation aims to protect rural land contract and operation rights in accordance with the law.As in the four case studies,Chongzhou,Songjiang,Meitan and Liupanshui have experienced a restructuring of collective ownership,contract and operation rights.Their experience foretells complexities in the future evolution of rural land rights in China.

Methods and Paths for Rural Collectively Owned Profit-oriented Construction Land Entering into Trading Market

On the basis of analyzing cases of existing rural collectively owned profit-oriented construction land entering into trading market,this paper put forward several thoughts,introduced methods and paths for rural collectively owned profit-oriented construction land entering into trading market,including reforming rural collective land property right system,cultivating new rural collective economy organizations,helping them to become market entities; improving various legal systems,making clear range of construction land entering into trading market; formulating scientific benefit allocation mechanism; establishing fair and transparent decision making mechanism.

Discussion on Registration Validity Doctrine of Housing Land Use Right

Relationship between the registration and right change of housing land use right is not clearly stipulated in the Property Law. Land registration involves functions of private law and public law. It is partial to only considering private rights dimension when deciding whether registration validity doctrine or registration confrontation doctrine should be implemented in housing land use right. Compilation of land use planning, implementation of land use control and promotion of arrangement project in rural residential area all rely on sound and complete housing land registration data. To clarify housing land right adscription, eliminate hidden troubles causing housing land dispute and promote the establishment of harmonious countryside can never be achieved without housing land registration data. To carry out registration validity doctrine of housing land use right can effectively guide farmers' registration behavior and thus build a perfect registration information system of housing land use right. After the cross-village and even cross-town arrangement in rural residential areas, rural acquaintance society has transformed into semi-acquaintance society and even stranger society. Therefore, housing land use right commending its existence with registration in public form has been a necessary choice in legislation.

Timberland Investing and Private Property Rights in the United States of America

Investments in rural land for agriculture, timber, and other natural resource purposes occur frequently and globally. Fundamental principles of liberty and property found in the United States of America’s (“US”) legal system, from its origins to recent US Supreme Court decisions, continue to positively benefit holders of real estate in the Southern US, through a deep-rooted public policy of supporting private property rights and rural economic development. This stable rule of law enhances the long-term adaptability and sustainability of timberland as an asset class. This article is a commentary. It combines legal research methodology with the observations and conclusions of the authors. Its purpose is to demonstrate that the existence of alienable, documentable ownership, and related property rights create inherent stability and security. These principles form the basis of a culture that is defined by the rule of law and is “open for business.” This business mindset is particularly prevalent in the Southern US.

Developing the Commons: Models of Rural Land Trust in China

In recent years,experiments on land trusts(xin tuo)have been made in the rural areas of China.To better understand such practice,this research identifies four case studies based on their operational structures and divides them into government-led models and market-led models.The government-led models include the Yiyang Model in Hunan Province,and the Longgang Model in Hubei Province.The market-led models include the Suzhou Model in Anhui Province,and the Golden Field Series Model in Jiangsu Province.This paper compares their profit-sharing mechanisms with specific attention given to the incentives for the villagers.Findings suggest that the villagers’profits are limited in both models.The government-led models concern less about profits but more on reusing the desolated agricultural land.The market-led models are profit-driven therefore tend to exclude the villagers from the profit-sharing process.

价值均衡视角下宅基地使用权继承纠纷的裁判规则构建

现阶段宅基地使用权继承纠纷解决存在司法处理态度不一、缺少统一立法规范的实践困境。根本原因在于宅基地使用权兼具身份价值和财产价值,而现有纠纷处理模式不能达成两种价值取向的均衡。鉴于此,建议适用“身份资格—房地关系”双重标准的限制继承规则作为司法裁判指引,同时明确“三权分置”背景下宅基地使用权的成员权内涵,以填补双重标准裁判规则的理论漏洞,消解新规则的内在矛盾。

农地资源市场配置法律机制的完善

我国以土地承包经营权和土地经营权为基础的农地市场配置的法律机制,既存在市场机制的固有缺陷,也存在农村集体经济组织和集体土地所有权缺位的特定性局限。为实现市场对农地资源的有效配置,需充分发挥农村集体经济组织的民事治理作用和政府的市场管理与调控作用。应当完善农地市场民事法律机制,明确农村集体经济组织介入农户承包地经营权流转的法律地位和权利,扩大农村集体经济组织流转土地经营权的范围,完善农村集体经济组织的监督权利。应当完善对农地市场的管理调控法律机制,更好地发挥政府在农地用途管制、农业补贴政策和价格调控、产业政策引导、健全市场服务体系以及营造良好市场环境等方面的作用。

论进城落户农民承包地权益的法治保障

在统筹新型城镇化和乡村振兴、推动城乡融合及共同富裕的时代背景下,保障进城落户农民承包地权益是涉农改革的关键。集体成员身份的保留,是阐释进城落户农民承包地权益保障正当依据和法律边界的前提。当前,进城落户农民承包地权益保障面临权益冲突及身份认定、承包地财产权实现、承包地权益救济三大法治挑战。为此,应健全进城落户农民成员身份的认定与权益冲突的协调规则,兼顾进城落户农民承包地财产权益与保障功能的充分实现,构建以诉讼救济为兜底的多元救济机制。

宅基地分配中“落实集体所有权”的法理证成与制度实现

在推进宅基地“三权分置”改革、强化“落实集体所有权”的背景下,应否以及如何在宅基地分配中“落实集体所有权”殊值反思。现行宅基地分配中集体所有权的虚置与弱化加剧了“一户一宅”难以实现、宅基地资源闲置严重、宅基地财产价值难以释放等难题。在宅基地分配中注重“落实集体所有权”,既有充分的法理和政策根据,也有必要的组织和现实基础。应当秉持强化宅基地集体所有权的理念,构建和优化宅基地分配中“落实集体所有权”的制度和规范体系。

汲取与包容性治理视角下的土地发展权转移与乡村发展

土地发展权转移是通过土地增值收益的再分配来推动乡村发展的重要政策。然而,地方政府对该政策的实施呈现出不同的结果。从汲取与包容性治理视角出发,采用案例比较法,分别以德州与成都为典型案例,分析不同地方治理路径下发展权转移对乡村发展的差异化影响。在汲取性管制路径下,地方政府以土地财政为导向,主导发展权转移并垄断了土地交易,指标进城却并未引入资本下乡,最终造成农民权益受损。而在包容性治理路径下,地方政府以统筹城乡发展为导向,发挥村民的自主性,明晰产权、搭建交易平台并维护市场运行,乡村凭借土地资源撬动城市资本下乡,并通过市场机制推动土地增值收益的多主体共享。以土地发展权转移助推乡村发展,更应注重治理路径选择,推进集体建设用地全面确权,并建立市场化交易机制显化土地发展权。

体育赛事直播画面法律保护的适用困境与纾解路径——基于31个案例的实证分析

体育赛事直播已成为我国体育产业的重要组成部分,但其现有的法律保护路径仍不完善。综合运用文献资料、案例分析等方法,梳理2012-2023年31起体育赛事直播画面侵权案例后发现:由于相关权益性质不明,现有法律框架下著作权法、反不正当竞争法以及体育法等相关法律法规对体育赛事直播画面保护出现距离性,受害人通常难以实现权利救济。研究总结了当前体育赛事直播画面纠纷处理过程中在体育赛事直播画面定性、权利主体认定、权益保护法律适用三方面的现存困境。据此提出纾解路径,即立法将体育赛事直播画面定义为“实时数据集合”,并将其纳入“新型知识产权”客体范畴;扩大广播组织的定义,使其涵盖网络广播组织;在《体育法》中创设“体育赛事视听信息权”。

“三权分置”背景下土地经营权登记的路径选择

农地“三权分置”背景下,土地经营权性质的界定关系到土地经营权的权利构造及其权利行使方式,对于后续改革与权利的完善具有重大意义。学界针对土地经营权登记问题的研究形成了债权和物权登记两种理论观点。就其权利属性而言,土地经营权债权登记欠缺理论基础且在实践中不具有可操作性,无法为权利人提供实质性保障。土地资源要素市场化的构建需要效力强大的物权为其提供制度支撑,土地经营权的物权属性为其纳入不动产登记体系提供了理论基础。物权登记路径的确立有着坚实的制度基础和法律保障,既符合农地改革的内在要求,也与我国正在建立实施的不动产统一登记制度相契合。

房地产开发企业土地增值税预征政策改革分析——基于应对人口老龄化、防风险稳增长背景

中国经济经历三十多年高速增长,房地产开发行业作为支柱行业贡献可观,但现在房地产开发企业可持续发展问题凸显。中国老龄化程度持续加深造成商品房需求转弱导致主营业务收入下降,同时减缓城镇化进程造成房地产开发企业过度竞争面临利润减少问题,高周转、高杠杆生产经营模式和宏观政策调控也使其出现流动性减弱、资金链断链的风险,目前的困境导致房地产开发企业对我国宏观经济稳定增长的拉动作用放缓。土地增值税是我国房地产开发企业税率最高的税种,并且具有调节房地产市场的功能,其主要通过预征环节缴纳税金。因此,房地产开发企业土地增值税预征制度有必要作为调控企业现金流的工具进行相应的改革,缓解企业资金周转压力,帮助房地产开发企业应对当前问题。

农村集体经济发展的制度演进、现实阻滞与路径选择

发展农村集体经济是加快推进农村农民共同富裕的重要抓手。农村集体经济发展有其深厚的制度、组织和产权基础,基于历史、现实和未来角度,分析研究我国农村集体经济发展的制度演进、现实阻滞与路径选择。研究发现:农村集体经济发展存在土地、组织以及产权等多重制度演进逻辑;小农经济和集体经济组织有待创新、土地制度亟待进一步改革、不同历史时期生产力与生产关系矛盾适应延迟等是当前我国农村集体经济发展的现实阻滞;面向未来,我国农村集体经济发展需从尊重历史制度和现实难点出发,进一步推动农村集体产权改革、推进农地制度重点领域改革创新和注重农村集体经济体制机制创新等。

房地一体不动产确权登记数据管理系统的研究与实现

从房地一体化采购项目数字化、标准化、科学化和智能化管理面临的问题着手,结合房地一体不动产确权登记数据管理实际需求,给出了房地一体不动产确权登记数据管理系统的功能设计和实现,并对房地一体不动产确权登记数据管理系统建设的关键技术和系统特色进行了论述。

集体建设用地使用权设立制度的优化逻辑与规范续造

研究目的:释明设立制度在促进集体土地所有权行使、集体建设用地使用权创设、集体土地规划管理权三者协同方面的重要功能,对《土地管理法》增设的集体建设用地使用权设立制度进行立法完善。研究方法:文本分析,规范解释,价值分析。研究结果:现行设立制度存在单一“经营性”窄化集体建设用地使用权设权谱系、从严用途管制模式下集体所有权对土地用途的自调节功能受限、设立行为实施主体和土地供应标准模糊、设立方式的制度供给粗疏等问题,需要完成从“资源保障”到“资产效益”的法律调控转型。研究结论:有必要确立收缩土地规划管理权和扩张集体财产权的理论方案,扩展设立类型以形成“经营性、公益性、居住性”的集体建设用地使用权谱系,提升设立环节规划用途管理与农村产业发展的相容性,确立委托关系下的具体实施主体和净地供应的客体标准,增扩设立方式的制度供给以弥合现行出让规则的局限。

农村集体地权界定的治理逻辑及其路径分化——基于珠三角地区村级工业园改造的比较案例研究

农村集体地权的界定和治理是当前乡村振兴与城乡融合发展的核心议题之一。本文尝试在“产权的社会视角”基础上做进一步拓展,以阐明当代中国农村集体地权界定实践的理论逻辑。通过对珠三角地区两个相邻制造业重镇推行村级工业园改造政策过程中形成的“基层村庄主导的多元化产权形式”和“地方政府主导的单一化产权形式”两种地权界定结果差异的比较案例分析,本文认为,首先,地方政府与基层村庄围绕集体土地产权界定的博弈结果受到国家治理结构和村庄社会结构的影响。在地方分权的国家治理结构下,集体地权的界定结果取决于村庄社会结构的差异并通过呼吁机制发挥作用。其次,地方政府能够通过正式制度的调整形塑村庄治理结构,由此强化或削弱基层村庄的集体行动能力,最终对集体地权界定结果产生持续性的影响。最后,在城乡融合发展的政策背景下,东部发达地区应该更加尊重村集体和村民的土地权益,积极探索地方政府与村集体合作开展土地开发的新机制。

宅基地征收向宅基地收回的“逃逸”及其规制

实践中存在宅基地征收向村集体强制收回宅基地使用权逃逸的现象,并呈现为两种路径:一是向村集体基于乡村公益的宅基地收回逃逸,二是向基于村民自治的宅基地收回“逃逸”。此类“逃逸”行为规避了征收法的适用,侵害了农民权益。法律对宅基地使用权强制收回事由、程序、补偿和救济措施规定存在缺漏,人民法院对村民自治决议司法审查较为困难,形成了宅基地征收和宅基地收回之间的制度落差。应当从收回事由、程序、补偿等方面严格规制村集体的宅基地强制收回权,并通过明确村民自治的权限范围和相应的司法审查机制预防强制收回行为借村民自治之名遁入法治真空。建议对村民委员会组织法(修订草案)、农村集体经济组织法(草案)、农村宅基地管理暂行办法(草案)等予以完善。