Analysis on Mortgage of Farmland Contractual Management Right and Countermeasures

In recent years, a series of pilot projects in mortgage of farmland contractual management right have been carried out in some regions. However, there is considerable dispute over whether the farmland contractual management right can be mortgaged in the practice of China's legislation on land circulation. We firstly introduced current situations of mortgage of farmland contractual management right in China. Then, we analyzed existing problems in mortgage of farmland contractual management right. Finally, we put forward corresponding countermeasures and recommendations, to bring into full play land use efficiency, more rationally distribute land resource, and further promote development of rural economy.

Disputes over Circulation of Rural Land Contractual Management Right and Control Countermeasures

On the basis of current situations of disputes over rural land contractual management right,this paper analyzes causes of disputes from four aspects. It states that controlling disputes,regulating and strengthening land circulation in accordance with laws are core works of new socialist countryside construction and rural reform. Finally,it presents five control countermeasures,including improving laws and regulations on circulation of rural land contractual management right,strengthening popularization and guidance of relevant laws and regulations,government departments administering in accordance with laws,stressing management of land contractual management right circulation contract,and establishing and perfecting land circulation intermediaries to realize market-oriented circulation.

Empirical Analysis on Transfer and Limitation of Land Contractual Management Right

Existing laws have three limitations on transfer of land contractual management right. The survey of 506 farmer households in Zhejiang,Jiangxi and Guangxi provinces indicates that most farmers have the consistent knowledge of limitation on " transfer being approved by the party giving out the contract in advance" with legislative requirements,but it is not effectively implemented in actual operation. As to limitation on transferee,no matter in cognition of farmers,or in real transfer process,the transferee is not totally limited to farmers engaged in agricultural production and management. For the constraint that the transferor should have stable non-agricultural occupation or stable income source, most farmers agree,but more than half of the farmers have not confirmed the transfer action in practice.

The Innovation and Plights of Farmland Property Rights System Reform in Chongqing Municipality

Based on the background of national urban and rural comprehensive reform pilot area and the introduction of the profiles of research region and the data obtained by on-the-spot interview survey,the innovative models of farmland property rights system reform in Chongqing are introduced by applying participatory rural appraisal methods and examples. The innovative models cover buying shares of contract management rights,transforming from farmers to townspeople and mortgaging contract management rights. The plights exist in the reform are analyzed,among which the plights of buying shares of contract management rights are introduced from the following five aspects:the conflict with the present land contract laws,the possible new round of massive scale land loses,the confounded functions of government and enterprise caused by risk transference and the difficulties of handling assets when the contract management rights expired. Besides,the plights of the transforming from rural residents to urban residents are analyzed from four aspects,which include the particularity of reform,high financial pressure,emergence of interbedded people and difficulties of payoff of village-based companies. From the facets of limited mortgage area,risks of reimbursing the loan,legal risks of mortgage. The results show that the stock purchasing model of contractual management rights reveals the capital value of land and the model is of theoretical and practical significance in law and economics. However,the social security system is not perfect,so the stock purchasing model of contractual management rights can not be expanded. In addition,the participation of more famers and the expansion of enterprises are limited as well. The land comprehensive reform model of transforming from rural residents to urban residents is of positive significance to the comprehensive exploration of farmland property system reform,but this kind of model should be supported by strong economy. The stock purchasing model of contractual management rights is of significance to perfect the contractual management rights,but it conflicts with the existing laws and financial systems.

Issues concerning Farmland Transfer in the Development of China's Agricultural Modernization——Based on the Survey of Farmers in 21 Townships of Sichuan Province

Based on the actual survey of 724 rural households in 21 townships of Sichuan Province,this article analyzes the basic information,basic characteristics and problems in current China's farmland transfer.The results show that the rural land contractual management right is relatively stable;in farmland transfer market,the degree of development of farmland transfer-out market is higher than that of farmland transfer-in market;at the same time,there are many problems,such as fragmentation of rural land resources allocation,incomplete land property rights system,too powerful land security function,single land transfer pattern and unsound transfer system.Corresponding countermeasures are put forward as follows:unifying urban and rural planning,and adjusting distribution pattern of rural land in concert with the course of urbanization;improving land property rights system,so that the farmers have the land contractual management right with real right tendency;strengthening the legal construction of land transfer,regulating the land transfer process,and guiding regularized and legalized development of land transfer;promoting farmers' cognitive level,and establishing the intermediary platform to provide land transfer information,ensuring information symmetry between both sides of transfer;providing more non-agricultural jobs,establishing and improving social security system for farmers,and diluting the social security function of land.

农地二轮延包实施进路——基于贵州省XF县的调查研究

第二轮土地承包到期后农地顺利延包是促进乡村振兴之根本。当前我国第二轮土地承包到期后再延长三十年面临“有人无地种,有地无人种”与“保持农户承包地稳定”的现行政策相矛盾、无地少地农民以及“两头占”“两头空”“外嫁女”等特殊群体的利益处理这两大突出问题,制定具体农地延包方案迫在眉睫。基于贵州省XF县“第二轮土地承包到期后再延长三十年”试点的调研发现,二轮延包中存在着确权收尾工作难完成、延包主体资格难认定、土地细碎化难处理、延包协议难签订等困境。解决这些困境的实践逻辑为建立登记颁证机制、农户自愿有偿退出承包和未承包地管理机制、缺地少地农户承包地调整机制、矛盾纠纷化解机制、农地承包经营权长效管理机制。具体而言,农地二轮延包的实施路径包括:完成土地确权工作;化解延包矛盾纠纷;承包地退出、收回与管理;数字化赋能农地承包经营权长效管理;政府组织成立专班予以落实。

农村土地承包经营权可抵押性及其约束条件分析——以湖北与江苏的试点为例

研究目的:辨明农村土地承包经营权可抵押的约束条件,为农地抵押试点提供可靠的理论依据和可行的政策建议。研究方法:基于湖北天门和江苏新沂的典型案例,从经济条件、职能分工、试点政策与进展等方面对两地试点进行比较研究。研究结果:农村土地承包经营权可抵押性受到法律因素和经济因素的共同制约;在相同的法律制度下,其可抵押性更多地由农业生产水平、土地流转市场、农村社会保障水平等经济条件决定。研究结论:试点应选择在经济发展水平较高、农业生产水平较高、土地流转市场相对完善的地区开展,相关法律政策也应在此类地区有选择地放开。

农地经营权主体差异与农地抵押方式选择——基于市场与组织合约的分类视角

本文立足市场与组织合约的分类视角,通过选取以农户为抵押主体的同心与平罗、以规模经营主体为抵押主体的明溪与枣庄这两对典型案例的对比,探讨农地经营权主体与农地抵押合约方式选择之间的联系,结果表明:在农地抵押中存在直接与间接定价的合约方式差异,且农户和规模经营主体这两类主体倾向于选择不同的抵押合约;当农户作为抵押主体时,采用组织合约的间接方式优于选择市场合约的直接方式;而当规模经营主体作为抵押主体时,以市场合约的直接抵押方式要优于采用组织合约的间接抵押方式。就此,提出考虑抵押主体差异、鼓励具有信息收集与定价功能的主体参与抵押进程、推进"三权分置"改革和活化农地经营权等政策建议。

土地承包经营权抵押范围的再探索

改革开放三十多年后,随着社会的发展与变化,已凸显出现行法律对土地承包经营权的可抵押范围限制并不合理。由于农村的社会结构与实际需求改变,土地的社会保障功能日渐弱化;通过法律的设计,土地承包经营权抵押权的实现得与耕地面积的增减不发生直接关系。考虑到我国各区域间的重大经济差异等原因,法律应有条件地放宽得抵押融资的土地承包经营权范围,以解决农民的实际需要。

农户农地抵押融资方式选择行为影响因素分析——以山东临沂、枣庄、莱芜为例

基于山东省临沂市、枣庄市和莱芜市的调查数据,运用多分类Logistic回归模型,对农地经营权抵押贷款试点中农户农地抵押融资方式选择行为及其影响因素进行实证分析。农地流转体系的完善和专业合作社的发展对农户选择农地经营权抵押贷款具有促进作用,而农村社会保障滞后和现行禁止性法律具有制约作用,收入水平和社会资本对农户传统融资方式影响显著。根据这些影响因素提出了完善相关农地抵押相关制度的政策建议。

基于Logistic-DEA的农村土地承包经营权抵押贷款试点风险控制效果评估

基于入户问卷调查的切身感受和调研数据统计分析的理性思考,本着对农地承包经营权抵押贷款环境风险控制、农户风险控制和机构风险控制总的控制效果进行综合、量化评估的研究目标,通过构建有序两步Logistic-DEA模型的实证分析,研究发现:农地估价突破点、农户分类关键点、风险控制关节点这三个要点是进行农地承包经营权抵押贷款风险控制效果评估的重点;技术改进后的控制效果技术有效,规模无效。建议对老龄农户、纯农业户和专业农户三类农户家庭给予更多的人文关怀以收到更好的风险控制效果。

农户土地承包经营权抵押融资意愿分析——基于江苏太仓市农户的调查

文章在实地调研以及文献分析的基础上,从农户因素、政府因素、金融机构三方面选取影响农户土地承包经营权抵押融资意愿的因子时行实地研究。研究发现:风险偏好、金融机构的放贷利率、农户拥有的土地面积、政府是否支持及农户对贷款的需求程度,是影响农户参与土地承包经营权抵押融资意愿的主要因素。建议在法律和政策层面引导农民风险偏好观念;适当降低金融机构放贷利率,采取有差别贷款政策,实施小额信贷贴息;政府承担第三方角色,提高农户参与土地承包经营权抵押融资意愿。

东北粮食主产区农户主导型农村土地流转价格影响因素

分析各因素对农村土地流转价格的影响方向与作用强度可为确定土地承包经营权流转价格提供依据。该文以黑龙江省农村固定观察点14个村的转入方农户为样本,采用相关性分析和多元线性回归方法分别确定单因素与多因素对流转价格的影响,并对比分析各因素对高于均价组和低于均价组中流转价格的影响差异。结果表明:1)单因素对流转价格的影响分析中,耕地粮食产量对流转价格产生显著正向影响,是影响流转价格最重要的因素;2)多因素对流转价格的影响分析中,耕地粮食产量、村域经济发达程度、县域交通通达性、户主年龄对流转价格产生显著正向影响,县域人均GDP、与市中心距离对流转价格产生显著负向影响;3)对比各因素对高于均价组和低于均价组的影响,发现交通通达性、与市中心距离对高于均价组流转价格的影响方向与总样本一致,这些因素对低于均价组流转价格的影响方向与总样本相反。需明确耕地信息、了解地区经济与交通情况,为确定土地流转价格、完善农村土地流转市场创造条件。

农户土地依赖性的测度及其与土地承包经营权流转意愿关联性分析

依据影响农户土地依赖性的因素构建了农户土地依赖性的测度模型并给出了判断依据。分析了农户土地依赖性与其土地流转意愿的关联性。利用西部7省(市、自治区)调查问卷的数据,对样本农户的土地依赖性进行了测算,并在此基础上,对农户的土地依赖性与其土地流转意愿的关联性进行了实证分析。分析结果表明:样本农户的土地依赖性强弱程度分布较为均衡,土地依赖性强的农户比重略高一些;农户土地流转意愿与农户土地依赖性关联性很强,基本遵循以下规律:当农户对土地的依赖性强时,农户表现为土地流出意愿低而流入意愿高;当农户对土地依赖性弱时,农户表现为土地流出意愿高而流入意愿低。

三权分置改革中农村土地承包经营权抵押贷款研究

在三权分置改革下,农村土地承包经营权抵押贷款兼顾效率和公平,兼有金融性和普惠性,是金融支农惠农和农村金融扶贫的新方式,是当前农村金融和普惠金融的有力补充。不过,农村土地承包经营权抵押贷款在抵押物价值评估和确认、农村土地承包经营权再流转和变现、地方政府支持等方面存在不足,抑制了其充分发挥金融性和普惠性功能。只有合理界定和发挥市场和政府作用,以精准识别和分类施策的方式评估和确认抵押物价值,构建农村土地承包经营权再流转体系,完善农村信用体系,建立农民、农业经营主体和农村金融机构风险转移机制等,才能充分释放农村土地承包经营权抵押贷款金融性和普惠性潜能,促进农村经济和金融快速普惠发展。

农民土地退出意愿对耕地利用效率的影响研究

文章基于陕西省西安市杨凌示范区的农户调查数据,运用DEA-Tobit两步法,分别采用BCC模型评价农户耕地利用效率和Tobit模型实证分析农户土地退出意愿及其他影响因素对于耕地利用效率的影响。结果表明:样本农户耕地利用效率普遍较低,且耕地利用效率有很大的提升空间;农户土地承包权退出意愿对耕地利用效率有显著的负向影响,农户土地经营权退出意愿对耕地利用效率有显著正向影响;农户家庭人均收入、农业收入占家庭总收入的比重、人均耕地面积、户主性别、户主年龄、复种指数对耕地利用效率有正向影响,地块数量、户主受教育年限、有效灌溉率和农业补贴对农户耕地利用效率影响不显著。

农村土地金融制度创新研究——从土地承包经营权抵押融资模式创新的角度

近年来,我国多地开展了土地承包经营权抵押融资试点,但未能有效解决金融机构关注的风险和收益问题,无法激发其积极性,进展缓慢。本文结合国外农村土地抵押融资的先进经验、国内试点的有益尝试和不足,探索通过建立中国特色"土地银行"制度、推进土地承包经营权抵押与农业产业链融资有效结合以及完善长效配套扶持机制,解决信贷资金供给和市场风险问题,提高金融机构开展土地承包经营权抵押贷款积极性,破解"三农"融资瓶颈。

农地流转制度的现实困惑与改革路径

农地流转实践在促进我国农地规模经营同时,也使现有农地法律制度的规范能力捉襟见肘。无论转包、抵押、转让,还是入股和出租均不能解决土地流转实践中农户利益和农业企业利益的冲突与对立,均无法调和土地承包经营权社会保障属性与财产属性的矛盾,迫切需要新的法权形式出现。三权分置下的土地经营权是破解农地流转难题的正解。三权分置视阈下,转让客体为土地承包经营权,转让仍有存续必要,且转让条件应保持严苛。应区分转包与出租,转包的客体应为物权性的土地经营权,而出租的客体为土地承包经营权的租赁权,放宽接包方资格条件,使其涵盖所有市场主体。抵押应分为土地承包经营权抵押与土地经营权抵押两种类型,前者应满足转让所规定的条件要求。政府应支持农户之间的土地抵押实践,以消解对金融机构的路径依赖。入股应衡平土地承包经营权的社保属性与《公司法》的股东出资要求,出资形式应仅为土地经营权。

土地承包经营权流转的根据、障碍与对策

推进土地承包经营权流转是推进城乡一体化发展、实现农业现代化的必然要求。土地承包经营权为一项用益物权,完全流通性是其应有的属性。放开土地承包经营权流转有法律和政策上的根据。然现实中对土地承包经营权流转存在认识上的模糊、权属不清、改变土地用途等障碍。为保障规范有序地推进土地承包经营权流转,需要厘清思想上的认识,对农民的土地承包经营权予以确权,坚持土地承包经营权流转的原则,搭建交易平台,强化政府的服务、监管职能。

土地承包经营权的继承:流转的依据与对策

研究目的:探究将继承作为农村土地承包经营权法定流转的新形式,为完善土地承包经营权流转的立法提供新视角。研究方法:文献资料法和调查法。研究结果:农村土地使用权流转现状调查资料显示,64.4%的农户认为可以继承;68.7%的农户希望土地的使用权包括继承权;在涉及承包经营权流转的实际操作问题上,98%的农户采取"变账不变地"的方式解决。研究结论:继承作为农村土地承包经营权法定的流转方式具备法律上的可行性,应该重视和研究土地承包经营权继承制度的立法工作。