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.

The Transfer of Land Contractual Management Rights in Ethnic Village--A Case Study of Ya'ergou Village in the Ningxia Hui Autonomous Region

Based on field survey in Ya'ergou Village,Yuanzhou District,Guyuan City,the Ningxia Hui Autonomous Region,we analyze the status quo of the transfer of land contractual management rights in this village,and study the basic information,form,characteristics,and problems concerning the transfer of land contractual management rights in this nationality village.Then corresponding countermeasures are put forward for promoting the transfer of land contractual management rights in ethnic village as follows:strengthening the publicity of the policy in order to improve farmers' ideological understanding;raising the rent in order to promote the transfer of the land contractual management rights;diverting the governmental investment to the talented people within village;consolidating management and resolving disputes in the transfer timely and effectively.

Research on the Circulation Problems of Contractual Management Right of Rural Land

Based on the judicial explanation of the contractual management right of land, the thesis elaborates the definition of main body of contractual management right of rural land; right of possession, use right, usufruct of contractual management right of land; autonomy of production and operation; disposition of the products; expropriation and occupation compensation authority of contractual land respectively, in order to demonstrate the connotation of land contractual management. The thesis also analyzes perspicaciously the phenomenon of non-agricultural-use land and proclaiming phenomenon of contractual management right of land. We should establish normalized rural land property rights register system to perfect contractual management right of land. Proclaiming of agriculture land right also should adopt registration effectiveness so as to guarantee the legality of transference of agricultural land to non-agricultural land in terms of system. We should perfect rural land circulation in terms of normalizing land circulation laws and normalizing contractual farmers fees: in terms of the movable agricultural land right, we should further perfect the types and content of circulation and lessen non-legal form restrictions of circulation; in terms of contractual fees, we should normalize contractual fees of land in order to preclude the contradiction between the contractees and contractors arising from blank space of laws.

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.

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.

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.

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.

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”。

农村承包经营户破产能力证成与实现路径

我国“三农”领域基础法律制度是“三农”法治化发展的重要支撑和保障,但在回应建设高效农村市场、健全统一市场规则和制度体系方面仍显不足。农村承包经营户作为我国农村市场中占据绝对多数的生产经营主体,其市场退出机制至今仍处于缺位状态,一旦陷入债务危机,则难以顺利退出市场。因而,有必要对农村承包经营户破产能力问题进行证成,探讨其破产能力的实现路径。对此,一方面应从经济学理论维度、国家政策维度与法学维度,论证农村承包经营户的破产能力;另一方面,应在公法视域下,确定赋予农村承包经营户破产能力的基本遵循,探寻农村承包经营户破产的立法模式,明确《个人破产法》中农村承包经营户破产适用规则的特殊性以及农户破产后的土地经营权处置,全面保障我国农村承包经营户的合法权益。

从经营方式演化看中国农业现代化的前沿问题

在对家庭联产承包责任制改革确立农户主体地位及土地流转和规模化过程进行梳理的基础上,研究了正在蓬勃发展的几种有代表性的农业组织形式的特点和现代农业演化趋势,针对租佃高成本、超大规模垄断性经营和政府补贴等方面的问题,提出了相应的政策建议。

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。

再流转中土地经营权的登记效力规则研究

再流转中的两种土地经营权在登记能力、登记效力上采区分原则。再流转阶段,基于土地承包经营权的土地经营权承继土地承包经营权的流转规则而采登记对抗效力,“未经登记,不得对抗善意第三人”应解释为未登记可以对抗恶意第三人以及能对抗善意第三人的必要条件为已登记,登记对抗效力表现为登记公示相较于其他公示方式的优先性与相对公信力,占有使用及向发包人备案作为认定第三人善意的实质调查内容在司法实践中发挥作用。以其他方式承包取得的土地经营权再流转须“经依法登记取得权属证书”为管理性规定,同时暗含登记连续性的目的,采登记生效效力的形式正当性在于此类土地经营权再流转的物权变动在实证法上的相对独立性,进而适用不动产物权公示的原则性规定,实质正当性在于通过市场机制高效利用农村“四荒地”土地资源的价值取向。另外,可结合此类土地经营权再流转的特殊规制目的适用善意取得制度。

农民专业合作社农地金融的法治保障研究

农民专业合作社农地金融实践的顺利展开,激发了农村土地资本运作功能,是助推农村经济发展、实现乡村振兴的题中应有之义。目前农民专业合作社农地金融的成效不如预期,究其本质原因在于既有立法对于实践探索自发形成的法秩序缺乏有效回应。确保农地金融法律关系主体的金融利益,并促进其所承载的社会公共利益之实现,亟待发挥法律对保障农民专业合作社农地金融实践顺利开展所具有的长效作用。实现农民专业合作社农地金融的法治化,必然要基于农地融资权的社会化向度,以完备农地金融的利益平衡机制为核心任务,以构建农民专业合作社的内部治理结构、完善风险防控和激励保障机制为关键进路。

土地经营权入股公司:股东出资、保本投资与配套制度

土地经营权入股发展农业产业化经营是深化农村土地制度改革的重要举措,也是促进农业适度规模经营、实现小农户和现代农业发展有机衔接的重要途径。土地经营权入股公司应定性为股东出资行为,以公司法为基础,完善股东出资、法人运行与配套措施等方面的法律法规。在股东出资方面,应限定出资标的物范围,完善农村土地价值评估机制。在法人运行方面,为农民股东优先配置可转换的、可累积的及可参与嗣后分配的优先股以基本实现其“保底收益+按股分红”目的;为农民股东配置优先股赎回权、清算优先权与股份回购保险以基本实现“保本退出”目的。在配套措施方面,国家应灵活运用宏观调控措施以改善农业弱质性问题,完善农村社会保障制度以破除农民失地失业困境。

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。

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。