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The author:(作者)hpmailerpublished in(发表于) 2013/12/5 11:05:32 Experts respond to business and capital to the countryside were accused of creating disguised Rodeo questions
Three line cannot be broken: first, no change in land ownership, that is a farmers ' collective, and second, no changes in land use, farmland must farm; and, third, no matter what changed, not undermine farmers ' basic rights.
Misreading:
Rural land market.
Document translation:
Not all land can intervene only is compatible with the planning and control of rural collective land for construction.
We are talking about the establishment of the integrated urban and rural construction land market, mainly refers to the internal mechanism, pricing and other aspects of unity, rather than a variety of different uses, different types of land are traded in a market.
Reporter: after the plenary session, some places are gearing up to making breakthroughs in the reform of rural land system, what do you think?
Chen xiwen: current deployment on the reform, not misunderstanding or miscalculation, must conscientiously study and comprehensive grasp 18 of the decision of the third plenary session of the party reform and deployment, not things figured out blindly ahead. Reform of rural land system must follow General Secretary XI Jinping's recent Shandong study speech, pushing reform, the central deployment not false start, the early boost don't drag down, pushed the pilot not to rush, the in-depth study and advancing again, don't rush in, not authorized by the law ahead of advancing.
Reform of rural land system, there are three line cannot be broken. First, no change in land ownership, that is a farmers ' collective, and second, no changes in land use, farmland must farm; and, third, no matter what changed, not undermine farmers ' basic rights.
Reporter: rural collective construction land can enter the market?
Chen xiwen: 18 the decision of the third plenary session of the party refers to the rural collective land for construction, not all rural collective construction land. The so-called "agricultural market" or "rural land market" was misunderstood, was inaccurate. "The stock market" the issue seems simple, it has some clear preconditions and restrictions, precondition is only compatible with the planning and control of this part of the land can, limit operating conditions must be collective-owned construction land. This is because rural collective construction land is divided into three main categories: housing, public utilities and commercial purpose. That is only part of the collective-owned construction land, such as land for town and township enterprises in the past, and uses subject to planning control under the premise of, before they can enter the city construction land market, enjoy equal rights and State-owned land.
Therefore, on "agricultural land into" problem is with a clear premise and limitations, do not think of rural land are welcome to use, feel free to trade.
Reporter: so, how do you understand the establishment of urban and rural construction land market of the United?
Chen xiwen: factor markets and other elements of resource market, the difference must be broken down by planning for land use management. Rural agricultural land and land for construction purposes cannot be transformed; the construction land in the city is also divided into trade land for construction purposes, residential, industrial and mining enterprises, public facilities, and so on. According to the plan, land prices are different. So many classes of land cannot be traded on the same market. We are talking about the establishment of the integrated urban and rural construction land market, mainly refers to the internal mechanism, pricing and other aspects of unity, rather than a variety of different uses, different types of land are traded in a market.
Reporter: promoting the establishment of the integrated urban and rural construction land market, improved over the current land expropriation system in China? Farmers ' income be increased?
Chen: in the past when farmers ' land is imposed, there are two issues for a long time: a peasant land after being imposed, ownership of land were turned into State-owned; the other is imposed by the collective land to farmers in compensation for relatively low, farmers are less than satisfied with.
Then, the third plenary session of the decision made "towards urban and rural construction land market of the United" on these two issues were improved. First, in line with the plan and use control under the rural collective construction land into urban construction land market does not change ownership, this part of the land is still owned by peasant collectives. Secondly, in accordance with the spirit of the decision, should raise farmers ' compensation standard for land expropriation in the future, taking into account the interests of the State, the collective, and the farmers. According to existing of land management law 47th article provides, farmers collective land into for city construction with to Hou compensation standard Supreme not beyond land was levy Qian 3 years annual output of 30 times times, while land management law authorized State can according to economic social development level and around different situation decided whether improve compensation standard, specific by province level municipal people's Government Organization implementation, compensation paragraph enough, can from local Government obtained of land transfer gold pure proceeds in the extraction, now many cities of compensation standard are breakthrough 30 times times has.
Misreading the second:
Land contract right that may be mortgaged.
Right to land contractual liability is, its contract with still allowed as property mortgages.
Interviewer: right to land contractual management right mortgage what? This right can be mortgaged to who?
Chen xiwen: plenary session proposed, in adhering to and perfecting the most strict arable land protection system subject to giving people on contract to possess, use, income, mortgage, guarantee of transfer and contract authority, allows farmers to contract a stake in developing industrialized operation of agriculture, this is a breakthrough compared with those of the past.
Under current law, farmers contracted to have the right to possess, use, profit, and no disposition, land contract and is not allowed to mortgage, guarantee, mortgage, guarantee is actually a punishment, because once the collateral due unable to repay loans, it becomes someone else 's, become a de facto rural land sales.
However, the real farmers in the development of modern agriculture, which will require money, and every loan of commercial banks must have effective collateral that farmers lack, resulting in a loan difficult. So the Central contracting management right from the individual separated allowing collateral contract right as a property right, no mortgage. It's a way to ease the farmers ' loans and risk can be controlled, even if expiration be on loan, the operating income of farmers for the loss of just a few years, will not threaten his right to contract.
As to who would accept mortgage-backed land? This relationship is very large, I think that only a qualified banking institutions can do, be sure to avoid the natural and ordinary enterprises do this thing, because such mortgages could easily lead to two problems, one is likely to trigger loan sharking; second may lead to collateral for private sales of land. What rights were secured, who is entitled to receive, to avoid the problem, requires reform designs from a detailed study in the next step.
Reporter: encourage industrial and commercial capital to the countryside, will cause Rodeo in disguise?
Chen xiwen: businesses to lease land in the countryside, the old law is allowed, but it is limited, the first cannot change ownership, the second cannot be repurposed, turned out to be farming, you can't go to the factory buildings are, the third not undermine farmers ' rights and interests. Moreover, this plenary the decision on what kind of business capital to the countryside, expressed more explicitly, limits more strictly. First fit for enterprise management of farmers every family is hard to do or can't do, suitable for industrial and commercial enterprises, that would introduce, encourage and, secondly, the enterprise came to modern animal husbandry industry, can not engage in real estate or tourism.
False positives in the third:
Homestead can be traded freely.
Farmers on land just right, the land is collectively owned by peasants.
Reporter: the decision of the third plenary, also raised the issue of housing property rights of farmers, also attracted people's attention. Why propose housing property rights issues?
Chen xiwen: housing property rights is a new concept. Plenary session the decision made, select a number of pilot and seriously promoting farmers ' housing mortgage, guarantee, transfer of property rights, which is a new breakthrough, is exploring a possible form of farmers ' property rights.
Reporter: farmers ' housing collateral of property rights transfer, does that mean that farmers ' houses can be easily realised at once? People will soon be able to buy houses in the countryside?
Chen: it also does not appear. Farmers ' housing property rights transfer of collateral is a major problem, must be promoting very carefully, select number of local pilot, trial and error experience. On mortgage out don't do? Houses away displaced do? Transfer at what range? Wait a minute, these issues are subject to pilot will be able to get an answer. It should be noted is that the pilot must follow the program authorized by law, must be within the specified range, cannot on their own, without permission.
Reporter: housing property rights may be transferred, does that mean that farmer's homestead can be traded?
Chen: the land does not mean farmers ' housing property rights, this is a misreading. The Homestead is our unique concept, simply "own lands, their own architectural", which can only be used by the members of the collective economic organizations apply for owner-occupied and cannot build commercial housing. Must adhere to the principle of one household, one housing, land area from the provincial people's Government, and vary in size. Also, it should be clear, farmers on land just right, built in the House is the private property of farmers on the land, the land is collectively owned by peasants.
Prominent housing problems. With the development of economy and society, and increasing rural population, limited land targets in many places, for many years there is no subdivision of land, "one household, one housing" the promise of cash. In addition, because of the House, with the free use of land and in some places there have been built new not used illegal, illegal building and so on. Therefore, an urgent need to reform and improve the existing homestead system, to sum up the experience, gradually advancing reform.
三条底线不能突破：第一，不能改变土地所有制，就是农民集体所有；第二，不能改变土地的用途，农地必须农用；第三，不管怎么改，都不能损害农民的基本权益。
误读一：
农村土地都可以入市。
文件解读：
不是所有土地都可以入市，只有符合规划和用途管制的农村集体经营性建设用地才可以。
我们所说的建立城乡统一的建设用地市场，主要指内在机制、定价原则等方面的统一，而不是说各种不同用途、不同类型的土地都在一个市场买卖。
记者：三中全会后，一些地方都摩拳擦掌，急于在农村土地制度改革上取得突破，您怎么看？
陈锡文：目前对有关改革部署，不要误读、误判，必须认真学习和全面领会党的十八届三中全会《决定》对这方面改革的要求和部署，不要事情还没弄明白就盲目推进。农村土地制度改革必须遵循习近平总书记最近在山东考察时的讲话精神，要有序推进改革，该中央统一部署的不要抢跑，该尽早推进的不要拖宕，该试点的不要仓促推开，该深入研究后再推进的不要急于求成，该得到法律授权的不要超前推进。
农村土地制度改革，有三条底线是不能突破的。第一，不能改变土地所有制，就是农民集体所有；第二，不能改变土地的用途，农地必须农用；第三，不管怎么改，都不能损害农民的基本权益。
记者：农村集体建设用地都可以入市吗？
陈锡文：党的十八届三中全会《决定》指的是农村集体经营性建设用地，而不是所有农村集体建设用地。所谓“农地入市”或“农村集体土地入市”是误读，是不准确的。“入市”这个问题看起来很简单，却有着明确的前置条件和限制条件，前置条件是只有符合规划和用途管制的这部分土地才可以，限制条件则必须是集体经营性建设用地。这是因为农村的集体建设用地分为三大类：宅基地、公益性公共设施用地和经营性用地。也就是说只有属于集体经营性建设用地的，如过去的乡镇企业用地，在符合规划和用途管制的前提下，才可以进入城市的建设用地市场，享受和国有土地同等权利。
因此，关于“农地入市”的问题，是有明确的前提和限制条件的，千万不能认为农村土地可以随便使用、随便买卖了。
记者：那么，如何理解建立城乡统一的建设用地市场？
陈锡文：土地要素市场和其他资源要素市场不同，区别在于土地利用必须按规划分类管理。农村的农业用地和建设用地不能随意变换用途；城里的建设用地也分为商贸建设用地、住宅用地、工矿企业用地、公共设施用地等。按照规划，各类用地的价格是不同的。这么多类别的土地，不可能在同一个市场进行交易。我们所说的建立城乡统一的建设用地市场，主要指内在机制、定价原则等方面的统一，而不是说各种不同用途、不同类型的土地都在一个市场买卖。
记者：推进建立城乡统一的建设用地市场，对我国现行的征地制度有何改进？农民的收益是否会随之增加？
陈锡文：过去在征收农民土地时，长期存在两个问题：一是农民土地被征收后，土地所有权都转为国有；另一个则是征收集体土地对农民的补偿标准比较低，农民不太满意。
那么，三中全会《决定》提出的“建立城乡统一的建设用地市场”恰恰对这两个问题做出了改进。第一，在符合规划和用途管制前提下，农村集体经营性建设用地可以不改变所有权就进入城镇建设用地市场，这部分用地仍归农民集体所有。第二，根据《决定》精神，今后应提高农民征地补偿标准，兼顾国家、集体、农民三者利益。根据现行的土地管理法第47条规定，农民集体土地转化为城市建设用地后补偿标准最高不超出土地被征收前3年年均产值的30倍，同时土地管理法授权国务院可以根据经济社会发展水平和各地不同情况决定是否提高补偿标准，具体由省一级人民政府组织实施，补偿款不够，可以从当地政府获得的土地出让金纯收益中提取，现在很多大中城市的补偿标准都突破30倍了。
误读二：
土地承包权可以抵押。
土地承包经营权可抵押的是经营权，承包权作为物权依然不许抵押。
记者：土地承包经营权抵押的到底是什么权？这个权又能抵押给谁？
陈锡文：三中全会提出，在坚持和完善最严格的耕地保护制度前提下，赋予农民对承包地占有、使用、收益、流转及承包经营权抵押、担保权能，允许农民以承包经营权入股发展农业产业化经营，这与过去的规定相比是一个突破。
按照现行法律，农民对承包地只享有占有、使用、收益的权利，并没有处分权，所以土地承包经营权是不允许抵押、担保的，因为抵押、担保实际上就是一种处分权，因为一旦抵押担保，到期无法偿还贷款，那土地就变成别人的了，变成事实上的农村土地买卖。
但是，现实中农民发展现代农业，又需要资金，商业银行每一笔贷款都必须有有效抵押物，而农民又缺乏，造成了贷款难。所以这次中央就把经营权从承包经营权中单独分离出来，允许抵押担保，但承包权作为物权依然不许抵押。这样既能缓解农民的贷款难，又能做到风险可控，即便到期还不上贷款，农民失去的也不过是几年的经营收益，并不会威胁到他的承包权。
至于谁能接受抵押担保的土地？这个关系非常大，我认为只有有资质的银行机构才可以做，一定要避免一般自然人和普通企业法人做这件事，因为这种抵押很容易导致两个问题，一个是可能引发高利贷；第二可能引发以抵押担保为名私下买卖土地。抵押担保的是哪些权利、谁有权接收、要避免出现哪些问题，都需要在下一步改革设计中进行很细致的研究。
记者：鼓励工商资本下乡，会不会造成变相圈地？
陈锡文：工商企业到农村去租赁土地，原有法律就是允许的，但也是有限制，第一不能改变所有权，第二不能改变用途，原来是种地的你不能去盖厂房，第三不能损害农民的权益。而且，这一次三中全会《决定》对什么样的工商资本能下乡，表述得更加明确，限定得也更加严格。首先要适合企业化经营，农民一家一户干起来很难的或干不了的，就适合工商企业来搞，那就可以引进、鼓励；其次，企业进来就是要搞现代种养业，不能搞房地产也不能搞旅游业。
误读三：
宅基地可以自由买卖。
农民对宅基地只有使用权，土地则属于农民集体所有。
记者：三中全会《决定》中，还提出了农民的住房财产权问题，也引起了人们的关注。为什么要提出住房财产权问题？
陈锡文：住房财产权是个新概念。三中全会《决定》提出，选择若干试点，慎重稳妥推进农民住房财产权抵押、担保、转让，这是一个新的突破，在于积极探索农民财产权的一种可能实现形式。
记者：农民住房财产权可抵押担保转让，是否意味着农民马上就可以将房子轻松变现？城里人很快就能去农村买房了？
陈锡文：这种情况还不会出现。农民住房财产权抵押担保转让是一个重大问题，必须慎重稳妥推进，选择若干地方先进行试点，摸索经验。抵押完了还不上怎么办？房子收走了流离失所怎么办？转让在什么范围进行？等等，这些问题，都必须经过试点才能够得到答案。应该指出的是，这些试点必须按照程序依法获得授权，必须在规定的范围内进行，不能自行其是、擅自开展。
记者：住房财产权可以转让，是否意味着农民的宅基地也可以买卖了？
陈锡文：宅基地不等于农民住房财产权，这是一个误读。宅基地是我国的特有概念，简单来说就是“自有的土地、自用的建筑”，即只能由本集体经济组织的成员申请，用于自住，不能建商业住房。必须遵循一户一宅原则，宅基地面积由各省级人民政府规定，大小不等。还有一点必须明确，农民对宅基地只有使用权，建在宅基地上的住房才是农民的私有财产，土地则属于农民集体所有。
宅基地制度存在的问题比较突出。随着经济社会的发展，农村人口不断增加，土地指标有限，很多地方已经很多年没有再分过宅基地了，“一户一宅”的承诺难以兑现。此外，由于宅基地的土地无偿使用，在一些地方出现了建新不拆旧、违规违章建房等情况。因此，现行的宅基地制度亟须改革和完善，要总结各地经验，逐步向前推进改革。
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