Agricultural Land Contract Management Right Transfer System Reformation Based On Urban-Rural Integration

Since 1990's, the disparity between town and country is wider and wider in China. "Three-agricultural problems" is more prominent and become a bottleneck of economic and social development. Then, the strategy of balancing the economic and social development of urban and rural areas was proposed on the 16th Party National Congress. It requires resources and production factors move freely between urban and rural areas, then formatting a urban-rural relation of "relying on each other, complementing each other, urban driving rural areas, rural areas promoting urban and getting common development at last". The rational flow of Agricultural Land Contract Management Right, which is an important resource and production factor of farmer, is the dependent basis of urban-rural factors flow and it is crucial to balance urban and rural development. Only make it flow freely, can resource allocation be optimized, modern agriculture be developed and the value of agricultural land be maximized, while promoting the transfer of rural labor force and farmers'incomes increase. However, there are many problems in the agricultural land transfer system in China resulting in land contractual management right has not been transferred smoothly. The transfer rate is low. Therefore, to study the existing agricultural land transfer system, analyze its shortcomings, explore improving path and promote transfer of agricultural land, which would optimize the allocation of agricultural land and promote urban and rural development, has important theoretical and practical value.The modern property rights theory, land rent theory, land market theory and system innovation theory are taken as a guide in this paper. Based on the review of agricultural land contract management right transfer system Change in China after the reform and opening up, the transfer system reform in Chengyu pilot area is analyzed. Rural households'land transfer will and influencing factors and the stakeholders'game of agricultural land contract management right system innovation are analyzed. The agricultural land contract management transfer system defects are diagnosed. Finally, the innovation approaches are put forward.The basic conclusions are as follows:(1) The farmer households contract management system in Beginning period of the reform and opening up has played a huge role, which is a system innovation adapted to the development of productivity. But with economic development, the system defects are increasingly apparent, and need for timely and necessary optimization. The agricultural land contract management transfer system has been going through the initial,establish and perfect stage. This process shows that the marketing transfer is the inherent requirement of land contract management rights transfer system innovation, and appropriate scale management is the change direction in the future.(2) There are a series of reforms in Chengyu experimental area, such as certification, empowerment right, protection farmland, transfer intermediary organizations construction, to promote land transfer. It increases farmers'income, agricultural industry restructuring, agricultural fund investment pluralism. There are some problems. There are some illegal transfer phenomenons. Most farmers are reluctant to transfer out land. Intermediary organizations are not effective. Risk prevention mechanism is insufficient. The practice shows that farmers right should be returned to, enabling them development and farmers wishes should be respected, which is the premises to promote the land transfer, and the support of characteristic industries, adequate scale operation entities, corresponding organization support and supporting policies, are essential to promote the land transfer.(3) Farmers are the main supply of agricultural land contract management transfer. Their transfer will directly determine the flow behavior, thereby affecting agricultural land transfer. The Logistic analysis of farmers land transfer will shows that the main influence factors to transfer into are per capita income, the proportion of non-agricultural income, agricultural land transfer price on satisfaction, availability of agricultural land transfer intermediary, availability of government grants to buy social insurance and regional economic development. The main influence factors to farmers transfer out are per capita income, the proportion of non-agricultural income, agricultural land transfer price on satisfaction, availability of agricultural land transfer intermediary and the availability of government subsidies to buy social insurance. Therefore, a sound social security, higher household income and non-agricultural income proportion, reasonable transfer price and effective intermediary organizations are beneficial to help enhance farm households will and promote the agricultural land transfer.(4) The main stakeholders of agricultural land contract management right transfer system innovation under balancing urban and rural development are township government, rural collective economic organizations, side of agricultural land transfer out and side of transfer into. In order to pursuit maximizing their own interests, the stakeholders have intricate interests game, the make their own decision-making behavior in the transfer process. Game analysis shows that to promote the transfer of the land contract management right, interest allocation between relevant stakeholders must be dealt with properly; farmers profit of transfer out land is not less than planting by themselves; the reward of the side transfer into is not less than the social average profit; to lower transaction costs could increase the two side reward.(5) There are some defects in the existing land contractual management right transfer system, such as fuzzy agricultural land ownership, incomplete property rights, imperfect market mechanism, lack of professional assessment of the agricultural land transfer prices of institutions and a unified standard of price formation mechanism, and incomplete risk prevention mechanism. Therefore, the agricultural land contractual management right transfer system must be innovated to adapt the needs of agricultural modernization and balancing urban and rural development.(6) Agricultural land contractual management transfer system innovation must adhere to the household contractual management system, strengthen the agricultural land use rights, permit mortgage, establish marketing agriculture security companies by the grower or farmer specialized cooperatives, establish and improve entrusting, mortgage, investment or shares, and transfer models, establish a sound land transfer price mechanism, improve the risk prevention mechanism, perfect the relevant policies, and pay attention to the role of the informal system.The innovation points of this paper are as follows:(1) Somg transfer models are extracted, such as entrusting, mortgage, investment or shares, and transfer forms.(2) The "rent expected "price standard is proposed. In the Current the pricing standard of calculating agricultural land contracting right price is generally used the average annual earnings of agricultural land in the past, that is "lag rent"。(3) A way market-oriented of establishment agricultural security company is proposed. Local grower or farmer cooperatives secured funding to establish social agricultural security company to guarantee farmers mortgage.(4) Farmers feeling to land,farming culture,the role of the informal system such as trust in local government, the village collective economic organizations and owners, must be pay attention to in land transfer system innovation.