Study On Institution System Of Collective Construction Land Circulation

Nowadays China is in the period of accelerated industrialization and urbanization, there are strong demands on construction land in economic development. China's current land supply model relies mainly on land requisition,but there are significant drawbacks in the existing land requisition system,so there is a need for major changes in the supply pattern of construction land. Besides land requisition,there are huge quantities of collective construction land in rural area. Law and regulation only allow inside use within collective-owned economic organizations and strictly limit external transfer. Market tools don't function well in allocating collective construction land. As a trend, institution innovation is a must,we have to face the fact that theoretical research is far behind practice.The basic structure and context of the paper are as follow. The first part is the subject of study and the theoretical basis. This section defines the basic concepts. In addition to outlining the theoretical basis of this study,it covers the theory of institutional change, property rights theory, the theory of land rent,land income distribution theory and theory of government regulation. The second part is on circulation system changes of collective construction land. This part constructs the framework of the collective construction land transfer system. In the effort to build a standardized practice in the management of collective construction land circulation, the system is incomplete. This article builds a comprehensive system of collective construction land transfer framework, including the core system and supporting systems. In accordance with theory of institutional change, we distinguish farmers, land users, local governments and the central government, use cost-benefit analysis methods to explore the path of system changes in collective construction land circulation. The third part is about the establishment and improvement of rural collective land ownership system. The nature of the circulation of collective construction land is the transfer of property rights. To promote the circulation system innovation of collective construction land, we must first clarify the property rights of collective land for construction. The significance of circulation system innovation of collective construction land to the perfection of the rural land property rights system is to give complete authorized ownership of rural land, in particular give farmers deprived of their lands in land requisition the right of land development; foster the representatives of the realization of the ownership of land ownership and property rights; construct the property right to collective construction land; there exists path dependence in the course of system changes of collective land property rights, the original system is still a considerable inertia of habit. To promote the transformation of collective land property rights system, the collective construction land can be a breakthrough. The collective construction land in circulation can be used as the experimental field and take the lead in our effort to reform the property rights system. The fourth part is about the transfer system of collective construction land. The use right transfer market of collective construction land, is an indispensable component of a unified urban and rural land market. Collective construction land use right transfer market and state-owned construction land use rights trading market together, constitute the parallel supply markets of construction land. innovation of trading system of collective construction land circulation, will push forward the existing land supply system, particularly reform and improvement of land requisition system. This section discusses the subjects of the transaction, the transaction flow object, the form of transfer of the transaction price, transaction management and other issues. The fifth part is on the collective construction land prices and land revenue flow allocation system. This section establishes a dynamic model linking price of the agricultural land and that of city land. Agricultural prices of farm land, have three levels: the actual price derived from direct benefits of agricultural income of agricultural land; the actual price derived from the agricultural land of agricultural and indirect revenue, the land prices containing external effects of agricultural land. Price of land for construction purposes, includes the compensation levy of agricultural land prices; land transfer prices; price of land development proceeds. Collective construction land transfer price should be in the range of agricultural land prices and post-earnings land price. The aim of clarifying the relationship between the price of the agricultural land and construction land is to form a reasonable of collective construction land, establish a rational distribution relationship on land appreciation. All participants share the revenue derived from land appreciation based on their respective devotion. Rural collective economic organizations enjoy land requisition compensation based on the real income of agricultural land, as well as part of agricultural land appreciation; land developers should have a normal industrial profit, real estate property owners should take a normal industry profit and land rent based on location; government departments get administrative fees and taxes. The sixth part is about government regulation of the circulation system of collective construction land. This section specifies the main manifestations of market failure in the collective construction land transfer market, analyzes reasons and provides solutions. In order to avoid market failure, there is a need for government departments to involve in the regulation of collective construction land circulation market. The government needs to position its function in the collective construction land market, ensuring that there would be no authority transgression and the lack of government. As for the problem of "government failure" in the control of collective construction land circulation, this paper put forward a solution to that. The seventh Part summarizes the conclusions of the study and put forward policy proposals, as well as prospects for future research.The paper's goal is to form a framework of complete collective construction land transfer,to regulate market,to reduce uncertainty and risk,to accelerate legislation approved by central government,ultimately to promote the integration of urban and rural land markets, to unite to match urban and rural land resources.