Study On Collective Construction Land Transference Institution

With the establishing of market economy in our country, land assets attribute has been visualized in rural areas. However land expropriation system excludes the farmer rights which they can get the land increment proceeds, this badly invade the land rights and economic behalf of farmers. The contrast of anticipation and realism inspired all kinds of resistance, and this resistance will more exasperated with the urbanization speedup, farmers begain spontaneous institution innovation. At the same time, because economy develops fastly, supply of construction land increasing intense. Under the condition of state-owned land use up, collective construction land marketization becomen the key to drive deepen innovation and economic development. With the composition of forces gradually increase, farmers begain spontaneous institution innovation, because of different soci-economic environment, folk-custom, spontaneous institution innovation has difference in material fashion. Under this background, this paper start from the view of institutional influence theory, employ the SSP paradigm, construct a theoretical framework from situation, structure and performance to explain the collective construction land transfer, especially, under the same situation, why appear different transference mode, for example, remise, lease and shareholder, this has connection with the attribute of enterprise. So this paper employ SSP paradigm to analyze the construction land transference, and provide theoretical guidance for collective construction land transference.In the first part of the paper, the research background, theoretical concepts and research contents, analysis framework, research methods, and sources of data used are introduced. The research on reason of transference, mode, proceeds distribution and other issues in china and abroad are reviewed and commented also.Then, this paper hackles the theory of ground rent, land property rights and institution innovation, and constructs the theoretical analysis framework, and employs the theoretical framework to analyze situation, structure and performance, analyze their behaviour choice from the view of government, enterprise and rural collective. Subsequentialy, use the logistic model to demonstration tests.The conclusions are obtained as follows:(1) Because of institution environment changement, exterior proceeds come into being, this stimulate farmers to innovate the transference institution.With the deepen of land use system, establishment of market economy system, and the contradiction of supply and demand, the environment of collective construction land transference gradually change, so this give birth to exterior proceeds. At the same time, because of land market momopolization and invasion to farmers, this inspire collective to institution innovation.(2) Under different situations, form diverse institution structure, it is best fashion to allow the transference of collective construction land.Through the analysis of cases, local government, farmers and enterprise have different behalf demand for construction land transference, property right structure of collective land are diverse, so every body are not obtain proceeds from the institution innovation, this induce game action of every interest group.(3) Under special institutional environment, the transference mode depends on attribute and risk evasion of every action body.Presently, the transference mode mainly has remise, lease, shareholder, etc. every mode according to the principle of cost minimization and benefit maximization. From the analysis, the choice of mode is formation of agreement; there are many factors that affect the agreement mode, for instance, institutional environment, policy rule, sense of farmers, especially, the attribute and action of enterprise have impact on agreement choice.(4) As the main strength of demand for collective construction land, enterprise will choose the appropriate transference mode, according to its attribute, the factors that enterprise pay attentation to be different.Through the demonstration study, more bigger the age of entrepreneur, the area of enterprise, scale of investment, more higher of economic development, the enterprise are more choose the remise mode, contrarily, they are apt to choose lease mode; the lower of education, they are apt to choose lease mode; enterprise property and industry type have no impact on mode choice. Finally, this paper puts forward some useful policy measures based on conclusions, including:unifying the urban land and rurul collective land market; establishing the agency organization of collective construction land transference; setting up mechanism of proceeds distribution of collective land transference; criterion the role of government and its management scale.