A Probe into the Mortgage Rates of Land Contract Management Rights Based on Unified Annual Output Value

The mortgage of land contract management rights has launched a pilot project in Ningxia,Hubei,Henan,Guizhou,Chongqing and other provinces,municipalities and autonomous regions,which provides a good solution to the problem of funds for rural development and plays a huge role in promoting local rural economic development.In the mortgage financing of land contract management rights implemented in various regions,how to determine a scientific,accurate and reasonable mortgage rate of land contract management rights becomes a difficulty troubling the mortgage financing of land.On the basis of unified annual output value of land,this article uses survey method,income capitalization method,and comparison method to analyze the value of land contract management rights,and finally determine the mortgage rates of land contract management rights.

Contract System for Circulation of the Right to Rural Land Contractual Management

From the perspective of civil subject theory,law of value,comparative law and history of laws,the thesis expounds that the contract on the transfer of the contractual right of rural lands is in nature a civil contract instead of an administrative one.Then it explores the defects in the contract from the viewpoint of legal value goal,contract law and legal sociology,that is,the relevant provisions in Rural Land Contract Law and Explanations of Supreme People's Court about the Issues concerning the Laws Applicable to the Trial of Cases of Disputes over Rural Land Contracting go against the principle of free contracting and run counter to the legal value goal of justice,so they do not achieve good implementing effect.Finally,the thesis demonstrates and makes some practical legislative proposals to perfect the contract system for circulation of the right to operate constructed rural lands,aiming at improving the circulation rate through perfecting the contract of the right to rural land contractual management,solving the disputes in rural lands circulation and safeguarding the legitimate rights of the farmers.

Agricultural Land Contract and Management Rights:Transferring Price and Countermeasures in Typical Agricultural Areas of China

Henan is a large agricultural province and one of China’s major grain-producing areas. Agricultural land transfer and large-scale operations will have a profound impact on regional economic development and food security. This is a case study taken in Xiwan village in Qinyang city, Henan. This paper builds a transferring pricing model using land use rights assessment and characteristic correction of land contract and management rights. Results show that the transferring price of land contract and management rights should include the economic price, social price and corrected price. The use of a price model should focus on the distinction of theory and practical application. If there is no change in agricultural project,the actual transferring price should be the sum of the economic price and social security price. If there is a change in agricultural projects,such as cropland into cash crops,the actual transferring price should be the sum of the economic price, social price and corrected price. Because of the complexity of income distribution following the transfer, transferring gains should follow a rational distribution in the outflow side, inflow side, managers and land owner. The government should establish reasonable and orderly contracted management of land circulation transferring and use this to build a land transferring price system.

Study on Transfer Problem of Contract and Management Right of Agricultural Land in Anhui Province

The status quo and significance of contract and management right transfer of rural land are analyzed,and major problems existed in contract and management right transfer of rural land in Anhui Province are studied,containing unsound transfer market,insufficient flow demand motion,single transfer form,non-standard register,right determination and certificate issuing. On this basis,several policies and suggestions are proposed,such as combining practical use with suitable use of land right determination and certificate issuing,establishing multilayer rural social security system and expanding land management range.

论农业适度规模经营视野下的承包地细碎化治理

发展农业适度规模经营是中国式农业农村现代化的必由之路,而承包地细碎化治理是发展农业适度规模经营中的关键一环。承包地细碎化治理模式中,“承包权不动,经营权连片”在法律上的技术路径是三权分置之下的土地经营权流转;“承包权互换,承包地连片”在法律上的技术路径是两权分离之下的土地承包经营权互换。农村集体经济组织在承包地细碎化治理中发挥着统筹协调、组织服务等功能,按照法定的程序形成集体意志,还可以充当承包农户在土地经营权外部流转时的代理人,以破除集体行动困境。承包地的调整仅限于个别农户之间,并在符合法定条件的前提之下按照法定程序进行,不得以承包地细碎化治理为由扩大承包地调整的适用范围而进行“打乱重分”。

Development Model and Characteristics of Rural Land Joint Stock-cooperative System

We introduce and analyze operating mechanism of three major rural land joint-stock cooperative systems in China,including community type(Nanhai model),collective leasing type(Ningxia Pingluo model) and joint operating type(Zhejiang Jiande model).Current rural land joint-stock cooperative system has following characteristics.Firstly,adhere to the collective ownership and household contract responsibility system in rural areas.Secondly,safeguard farmers' land contractual rights and interests.Thirdly,implement large-scale agricultural production and operation.Fourthly,carry out normative operation of farmers' cooperatives.On the basis of these,we point out such problems as backward technology and short of funds in development of rural land joint-stock cooperative system.Finally,we conclude that the development of rural land joint-stock cooperative system should fully draw lessons from foreign advanced experience,actively try new model like securitization of rural land,to explore a road suitable for current national conditions.

Reform of Agricultural Land Transfer of Different Types of Farmers' Willingness

Since forty years of reform and opening up,China's rural landscape has undergone tremendous changes,and agricultural production manner is obviously improved,while farmers' living level is rose significantly.Rural land contracting and management right system plays a vital role in promoting rural economic and social development in China.In this paper,farmers under the background of the transfer of rural land contracting and management right are taken as research objects,and the difference of different types of farmers under the willingness of land transfer is analyzed.Finally,corresponding reform assumptions are proposed for transfer willingness of different types of farmers.

Land System Adjustment in Process of Developing Modern Agriculture

Under the premise of unchanging the collective ownership and the mode of family business, China should choose land shares pack system as the goal pattern of farmland system innovation. It is hoped that the pattern is accepted and supported by both sides of the government and the farmers, and then it constructs the land reasonable circulation and the effective centralism mechanism, thus realizing smooth transition from the traditional agriculture to the modem agriculture.

土地经营权入股立法的反思与展望

自家庭联产承包责任制实施以来,关于农村土地承包经营权能否以入股等方式流转,在政策与法律层面经历了比较复杂的变迁过程。土地经营权入股在立法中得到确认是“三权分置”改革的重要成果之一,有利于在流转中更好地实现土地经营权的价值。土地经营权入股现行立法表达不规范、不统一,且与相关法律规定存在冲突,导致立法预期的实现受阻。以立法的基本原理来审视,立法用语不规范只是表面现象,土地经营权的性质不明才是立法困境的根源,对入股所致不利后果的担忧则进一步导致适用难题。实践中大量存在的“以租代转”、“名为入股、实为出租”现象表明,既有立法并不能有效满足土地经营权入股的需求,反而徒增解释与适用的混乱。为了弥合土地经营权入股的认知分歧,保持相关立法之间的协调,实现“三权分置”的立法目的,有必要在立法中统一相关表述,明确规定土地经营权的性质,移除土地经营权承载的不必要负担,让土地经营权真正成为“可以用货币估价并可以依法转让的非货币财产”,进而以“作价出资”取代“入股”。

诉源治理下农村土地承包经营纠纷仲裁制度的实践反思——以广东S市为例

以广东省S市农地承包经营纠纷仲裁制度实证调查为基础,深入探究我国《农村土地承包经营纠纷调解仲裁法》在具体运作中存在的缺陷。结合诉源治理将社会纠纷“源头预防、前端化解”的要求,提出厘清制度的性质定位,明确仲裁机构独立性,赋予仲裁“一裁终局”效力,尝试构建仲裁与调解相结合、仲裁与诉讼相衔接的良性互动机制等一系列解困建议,以重现公正、及时解决农村土地承包经营纠纷,提升矛盾纠纷预防化解法治化水平,完善中国特色多元化纠纷解决机制。

集体经营性建设用地入市的规范路径研究——以入市合同的性质与效力为切入点

集体经营性建设用地的入市流转需要衔接以《土地管理法》为代表的公法规范和以《民法典》为代表的私法规范。集体经营性建设用地入市参照适用国有建设用地流转制度的同时,仍需关注集体经营性建设用地入市交易的特殊性。集体经营性建设用地入市牵涉多方面法律关系,入市过程伴随着一系列新型且复杂的法律关系与权利义务发生,需要厘清农村集体经济组织的主体资格及权责边界,以规范农村集体经营性建设用地入市的主体范畴。同时通过规范集体经营性建设用地入市的土地用途,形成与国有建设用地相协调的统一城乡土地交易市场体系,进而对出让合同和租赁合同的性质与效力重新认定,构建符合自身特性的入市合同规范。

土地流转过程中农民权益保护研究

以土地承包经营权流转过程中农民权益保护为视角,从土地流转过程中农民主体地位、农民意愿的表达、流转收益分配、农民经济利益和生活环境情况等方面展开分析。从权利理论视角对土地流转过程中农民权益保护情况进行探讨,基于理论和实证的研究,从健全农村土地管理法规体系、完善农村土地产权制度、以市场机制为导向创新土地流转机制、大力发展农村土地流转服务、协调流转和耕地保护的关系、构建农村社会保障体系等方面提出完善建议,对深化农村土地制度改革、促进统筹城乡发展具有重要的现实意义和理论价值。

乡村振兴战略下农村承包地“三权分置”的政策演进与研究综述

乡村振兴战略是新时代党对农村、农业、农民发展的新形势新任务新目标的重大判断,为新时代我国农业农村改革发展明确了重点、指明了方向。党的二十大报告进一步提出要“全面推进乡村振兴”。作为我国实现农业现代化建设和乡村振兴的必由之路,在乡村振兴战略实施的背景下“三权分置”制度的探索与实行必将得到深化。在乡村振兴战略下,明确实行“三权分置”的必要性,对乡村振兴和“三权分置”的政策演进和研究综述进行梳理,结合相关研究与实践中存在的问题,提出农村承包地“三权分置”研究的展望。

承包农户流转土地经营权中解除权与收回权的冲突及协调

《农村土地承包法》第42条规定的解除权与《土地管理法》第37条、第38条规定的收回权关于是否消灭土地承包经营权的法律效果,存在明显冲突。价值层面,涉及稳定承包关系和保护国家粮食安全的理念冲突。规范层面,其本质是私法规范与公法规范在调整同一法律关系时适用顺位的冲突。解除权优先说、收回权优先说抑或择一说并未解决问题。依现代法律观念,解除权与收回权冲突及其协调应置于公私合一的体系中,确定“私法主导、公法补充”与“公法主导、私法补充”两种适用类型。对于连续两年以上弃耕抛荒的事由,应限缩解释为预期违约而解除合同的情形;对于改变农地用途的事由,则应限缩解释为在改变农地用途且满足特定条件时而无偿收回的情形。

契约化赋权:我国土地使用权建构的制度逻辑

土地权利研究应当关注“赋权”问题。现代产权制度的本质,并不在于国家是否保留土地所有权,而在于国家是否采取了契约化赋权的方式,并在此基础上形成了土地产权的契约观,从而建构一种“开放包容”的土地利用秩序。中国在改革开放后,以签订土地使用权出让合同的形式重建土地财产权,恰是采取了契约化赋权方式,并根据社保纳入情况,不断扩展契约化赋权的范围。这一做法有利于维护产权稳定,有利于树立契约型税理观,有利于强化民法对国家治理的作用,对于社会主义法治建设具有重要的积极意义。

近代中国东北的土地契约文书形制与特点探析

土地契约文书是中国社会中极具特色的土地交易凭证,是契约文化得以发展传承的重要载体。近代东北的土地契约文书类型繁多,名目不一。按契约是否得到政府承认分有白契和红契,按性质分有买卖契约和典押契约等,还分有上手老契和本身契。契约有较为固定的订立程序,内容简省,格式化明显,主要包含订立契约当事人的信息和出手原因、不动产的情况和价格、买卖双方及中间人的权利和义务、签字画押及时间等。近代东北的土地契约文书以白契为主,中间人在订立过程中发挥重要作用,这些契约文书反映了近代东北地区土地所有权制度、土地管理制度以及社会演变。

清水江文书中的“用益物权”

清水江文书中的“用益物权”,以“讨”字文书的形式呈现。清水江文书中的地役权存在着“需役物”与供役地等不典型的地役权以及需役地与供役地的典型地役权两种模式;清水江文书中的居住权同样具有典型的“居住权”以及“保留占有、使用权买卖”的居住权两种模式;清水江文书中所呈现出的土地承包经营权则在占有、使用、收益的权利方面存在明显的限制性。纵观清水江文书中的三种用益物权,其背后蕴涵了以“礼”为主的法治观念价值和以“和谐”为主的法治实践价值,其对解决目前民法典用益物权编的某些现实问题以及建设中国特色社会主义法治体系均可能做出有益贡献。

乡村振兴战略下农村承包地“三权分置”问题研究

作为我国实现农业现代化建设和乡村振兴的必由之路,农村承包地“三权分置”制度在乡村振兴战略实施中的探索与实行必将得到进一步深化。农村承包地“三权分置”的制度设计是为了增强农业的规模化经营、提高农业生产力以及保障农民收入等。在乡村振兴战略下实行农村承包地“三权分置”具有必要性,通过对乡村振兴和“三权分置”的政策进行梳理,并结合相关研究与农村实地调查,总结农村承包地“三权分置”的成效,针对“三权分置”中承包地土地经营权的性质尚不明确、集体所有权虚置、土地流转“非农化”“非粮化”现象等问题,提出相应的对策建议,为解决农村承包地“三权分置”中存在的问题提供思路,从而推动乡村振兴。

基于集体所有制对农村体育的历史审视及学术反思

新中国成立后,在中国共产党领导下迅速形成的具有社会主义性质的集体所有制,既是组织农业生产的一项基本经济制度,也是治理农村社会的一项基本政治制度,还是改善农民生活的一项基本民生制度。因此,新中国成立后70多年来农村集体所有制的形成、改革与完善,必然左右着农村体育发展的方向和路径,决定着农村体育发展的组织与机制,制约着农村体育发展的规模与形式。该研究采用历史阐释和社会批判的方法,分析集体所有制在不同的历史时期对农村体育发展以何种原因和何种方式产生影响。结果显示:社会主义改造和“农业合作化运动”,使广大农民走上了集体化的合作道路,加速了农民对体育的社会主义认知;社会主义建设和人民公社体制,奠定了农村集体所有制的制度基础,为推动农村体育开展提供了基本的组织方式;改革开放和“家庭联产承包责任制”,重塑了农村的生产关系和社会结构,为农村体育提供了内在的需求与动力;新时代和农村土地制度改革的深化,推进了新型农业经营体系的形成,为农村体育提供了新的发展路径和走向。

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。