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published in(发表于) 2013/12/6 12:11:24
Farmland countdown to ensure farmers benefit desired property right perspicuity-land-transfer

　　Promote property right of farmland needed to clear

Recent media reports said the new design of the programme is to speed up the land reform, agricultural land into the countdown. Alleged to have belonged to the rural land for construction purposes and the urban land use planning "stock" early reform most likely. According to another report, Agriculture Department officials have begun research on farmland price assessment methodologies.

Farmland is a broad concept, shall include at least the transfer of arable land, collective-owned construction land transfer and other aspects. Spontaneously in the rural land contract and management right transfer has emerged from the 80 's of the last century, as many farmers turned to the second and tertiary industries, the land over to relatives and friends, this is a spontaneous voluntary and fair trade. In recent years, the emergence of a new form of integration of the capital to the countryside of rural land, which prompted concern for farmers, so that the debate becomes heated up.

Theoretically, free circulation of land in terms of resource allocation and efficiency of significance is indisputable, and conducive to concentration of land management to obtain economies of scale, more efficient utilization of cultivated land resources of China's growing tensions, saving shift toward more efficient uses of the land. But the principle thought of property right economics, transactions are not primarily the relationship between people and objects but men and people, is the property of the Exchange, a false property will cause the vulnerable rights of a party were forced to excessive sacrifices fairness issues. So we should not be generalized to judge the reasonableness of farmland, which is a clear intellectual property rights between the voluntary, fair trade, is an important criterion.

Whereas China is currently a great deal of difficulty is the lack of clear property rights, collective ownership of land in the so-called "collective" is often a virtual purchase. Land involved is the allocation of property rights on land issues, and representatives of farmers and their "collective" between the distribution structure is not clear. The vague "collective" often does not exist when farmers need protection, and at the time of disposition, the transfer of land, farmers benefit when, strong manifestations, and often grass-roots governments claiming to be representatives of collective interests. To avoid this "collective" name hijacking, it is necessary to legally clear each how many shares can be obtained from the transfer of interest.

Same problem exists also in the collective-owned construction land. Collective land in rural areas in our country can be imposed on State-owned land granting and differential profit land use changes are often attributed to the local government, from which farmers can only get a small amount of a share. So must pass clear title to ensure that farmers can get a share from the income the value of land. Allows the transfer of rural collective land for construction, leasing, equity stakes are achieving equal footing with State-owned land into the city, with the right price, is a prerequisite of the protection of farmers ' rights and interests, and rational allocation structure set is equally important.

Change segmentation of land scattered under the household contract responsibility system and realization of land under intensive management, is necessarily the way to go, but in the process also take into account other values, such as cultivated land protection and national economic security. For Chinese farmers, unless it is a in the city to secure a steady income and status of farmers, otherwise the value of land as its last resort still exists, so we can't allow unfair farmland violated farmers ' final home. To dispel concerns about farmland will still need to perfect the basic social security system can work up the population shift from rural to urban this painful but inevitable process of modernization.

　　推动农地流转需先明晰产权

　　近日有媒体报道称新土改方案正在加速设计，农地流转进入倒计时。据称已属于农村建设用地的土地，又符合城市土地规划的“存量农地”，先期改革可能性最大。另据报道，农业部官员已开始研究农地流转价格评估办法。

　　农地流转是个宽泛的概念，至少应包括耕地流转、集体建设用地流转等方面。其实农村中自发的土地承包经营权转让从上世纪80年代就已出现，因为大量农民转向第二、第三产业，将土地转给亲友，这是一种自发自愿且基本公平的交易。而近年来出现的一种新形式是资本下乡整合农村土地，这引起了对失地农民问题的担忧，从而使争论变得激烈化起来。

　　从理论上来说，土地自由流转在资源配置和效率方面的意义不容置疑，有利于土地集中经营以获取规模经济效益，更有效地利用我国日益紧张的耕地资源，节省出来的土地可以朝向效益更高的用途方向转变。但产权经济学的原理认为，交易主要不是人和物而是人和人的关系，是财产权的交换，而一方的财产权不清将导致弱势权利人被迫过度牺牲等公平性方面的问题。所以我们不能一概而论地判断农地流转的合理性，其是否为产权清晰的权利人之间自愿、公平的交易，也是个重要的标准。

　　而我国当前一个很大的难题就是农地缺乏清晰产权，集体土地所有制中所谓的“集体”经常是虚置的。土地问题所涉的根本是对土地上产生的各种财产权利的分配问题，而农民和代表他们的“集体”之间的分配结构并不明晰。这个模糊的“集体”往往在农民需要保护时不存在，而在处分、转让土地的时候，在与农民分利的时候，就以强势的面目出现了，且往往是自称为集体利益代表者的基层政府。为了避免这种以“集体”为名义的侵夺，就必须从法律上明确双方分别可以从转让权益中获得多少份额。

　　同样的问题在集体建设用地上也存在。在我国农村集体土地被征为国有土地之后才能出让，而土地用途转变产生的级差收益往往归于地方政府，农民只能从中分得很少的一杯羹。所以就必须通过明晰产权来确保农民能从土地增值收益中获取一定份额。允许农村集体经营性建设用地出让、租赁、入股，实现与国有土地同等入市、同权同价，是保障农民权益的前提之一，而合理分配结构的设定同样重要。

　　改变家庭联产承包责任制下的土地零散分割局面和实现土地集约经营，是必然要走的路，但在此过程中还要考虑其他价值目标，如耕地保护和国家经济安全。对中国农民来说，除非是已在城市争取到稳定收入和地位的农民，否则土地作为其最后保障的价值仍然存在，所以不能任由不公平的农地流转侵犯农民最后家园。要消除人们对农地流转的疑虑，最终还需完善基本社会保障制度，才能逐渐完成人口从农村向城市转移这个痛苦却又不可避免的现代化过程。

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