Deepening The Land Use Rights System Reform Research

China city of state-owned land system is established, the primary market of land for new construction and gradually introduced to "transfer" as a main supply mode, configuration of land resources market continues to deepen, the allocation efficiency is also improved, the country land ownership have been achieved in the economic. But at the same time, there are still the stock of a huge number of allocated land use right not to enter the land market, and every year there are a number of new transfer of land use rights. Thus, the formation of the state-owned land two kinds of configuration and usage patterns, also known as the "double track system", namely the transfer of land use right and land use right transfer system. With the deepening of economic system reform and the development of the land market, land as a commodity gradually revealed its economic value, existing way of people gradually realize that the land use right "double track system" as an obstacle to economic and social development, not only caused the unfair competition among different market enterprises, inefficient allocation of land resources, the state land ownership revenue loss, rent-seeking activities and other problems prevail, but also produce land "stealth transactions", disrupted land market order. So, from the beginning of the last century ninety’s, with the system requirements of the reform of state-owned enterprises, China launched the reform of land tenure system, first of all to carry out practical exploration in the reform and restructuring of state-owned enterprises, the state-owned stock allocation of land use rights and interests of the corresponding price, the transfer of land property rights transfer for the sale, leasing, financing and authorization management mode of handling the land property right has been stipulated. After nearly twenty years of exploration and efforts, the land use right market reform has made considerable progress, but there are still many problems not well solved, for example, the allocation of land users into the market enthusiasm is not high, into the city during its vested interest is not guaranteed, "invisible land market" flooding and a large number of the incremental land illegal disguised allocated or sold at a low price agreement, the land resource is wrong in reality with lead to the use of inefficient situation exists. The author thinks, the root causes for the current land market disorder is the land use right "double track system" is difficult to adapt to the economic system reform, the lag of institutional supply, to land system innovation.Firstly, based on review of the formation of China’s system of land use rights and theoretical sources, the overall process since the reform and opening up the land use right system marketization reform practice, Henan province to explore and experience, the main achievement of this period is introduced and analyzed; makes an analysis and evaluation on the value orientation of marketization reform of land use rights, land ownership in all countries based on the nature of the use of land in our country, the essence of market reform property right system is the right to use the market, rather than a fundamental feature of ownership market, the basic characteristic of China’s land market in the final analysis is the market rent, the current "double track system" is not conducive to the rental market to play a function of resource allocation of land resources.Then, the system analysis of the traditional theory of land rent reasonable core and China’s land ownership state ownership and use right market compatibility, proposed to establish the guiding status of the Marx land rent theory to deepen China’s right to use the land market reform; from the classical economics Pareto optimal theory and welfare economics, the two two basic theorems, efficiency the optimal theory and land rent market perfect competition, and provide a theoretical basis for the follow-up reform scheme.Then, combined with the market "double track system" of our land use rights, based on the theory of "dual system" will bring the loss of efficiency of Henan Province, using the actual empirical data of land market "two track system" and the land market efficiency and the relationship between.Then, a completely market-oriented reform scheme-the land level market all the strokes he sold centralized bidding mode, all land revenue by the government to government, become the absolute monopoly market discrimination pricing, so as to realize Pareto efficiency; two grade market all land commodity "with the right price", as the only decided to land circulation of commodities trading factors, become fully competitive market of land use rights, so as to realize Pareto efficiency in two levels of markets. Secondly, because of the existence of quasi public goods nature of public goods and externality of land itself has led to land market failure, failure to overcome the land market, the government intervention become effective remedy means; but the intervention of the government not to market efficiency at the cost of the loss, the government cannot afford to primary distribution of national wealth efficiency priority that is, the land level, two level of market intervention, can only intervene in the embodiment of national fortune two distribution areas give priority to fairness, that is engaged in producing public goods land users provide elements using cost public financial subsidies, and subsidies should be in accordance with democratic, transparent procedures.Finally, the stock of land should also implement market-oriented reform, reform should respect the user’s vested interest, we must first solve the problem of reasonable valuation of the allocation of land use rights, can refer to the enterprise value assessment method to solve, then the user can choose the one-time payment of rent (once bought the right to use, will be free transfer), or in order to save the current cash outflow, the allocation of land use rights to assess the price discount for years using limited, when allowance year period expires, then fully market-oriented renewal.