| Since the "three rural issues" has been put forward, China has gone through a series of reforms including reform of agricultural taxes and construction of new-style villages. However, there are still severe problems to be confronted with. Firstly, land acquisition at low price deprived farmers of their land property right and development right with weakening of farmer‘s interest, resulting in various land disputes and imbalance of social ecological relationship. Secondly, the effect on stimulating economic development by investment in land is becoming smaller. Blind expansion in land acquisition results in desolate and uninhabited industrial parks at many areas and this is a waste of land resources. Thirdly, land purchasing and storage mechanism contributes a lot to urbanization and industrialization of China. However, with its operation there occurs the issue of too much land storage and heavy debt burden on local governments. Thus, both the direct issues and the derived issues indicates that China needs to further deepen its reform with land system.From the perspective of government land expropriation, storage and leasing behavior,based on the objective of finding problems, analyzing problems and solving problems, With comprehensive application of the theoretical analysis method, empirical analysis method, comparative analysis approach and the historical analysis approach.This thesis conducts innovation attempts in the three aspects. Firstly, from the view of land storage agency and taking the conversion of rural land at suburban areas into urban land as the entry point, it conducts overall analysis on circulation of farmland and collective construction land; Secondly, the thesis establishes the general analysis structure for institutional innovation of ?system efficiency—the welfare loss—transaction expense—game analysis?, discussed the dirving mechanism of institutional innovation and appropriate mode.Thirdly, puts forward three steps of direct transactions in agricultural land market: amendment law, adjustment of land management system and local government revenue structure. In addition, according to the concept of public private partnership, the public sector and private sector cooperate to provide products and services based on risk sharing.Then recommends a design of the model.Logical thinking of the research in this thesis is as the following: this thesis believes that the reason for appearing of innovation is that there occurs beyond current system the potential benefits that cannot be obtained by dependence on existing system with change of institutional environment. To obtain the potential benefits, each interest group will take a series of innovative activities with the aim of reducing transaction cost. Because of the difference in target and utility function with each interest group, the activities to reduce transaction cost will inevitably result in game(competition) among the interest groups. The final realization of institutional innovation is subject to the equilibrium condition of game(competition) among the interest groups.Text Structure and Main Conclusion:Chapter 1, Author of this thesis explains the connotation of farmland circulation mentioned in this thesis, gives a sum-up of predecessors‘ research, introduces the research background, research target and significance of this thesis and the logical thinking as well as the text structure.Chapter 2,Author of this thesis explains relative research of basic theory and makes analysis on endogenous logic and analysis frame of the innovative research on urban rural land circulation system on this basis.Chapter 3,Author of this thesis analyzes in detail all previous changes in institutional environment for urban rural land circulation and gives detailed explanation of current institutional environment and specific system for urban rural land circulation. The institutional environment exerts decisive effect on the system and it decides the choice set inside the system and further decides the transaction cost within the system. Consequently study in change of institutional environment is quite important to the study of institutional innovation.Chapter 4,Author of this thesis put particular emphasis on issues concerning efficiency of current land circulation and the imbalance with efficiency from the perspective of Neo-classical economics. The loss of economic efficiency is due to the decline in the efficiency of the use of capital, resulting the weakening effect on stimulation of economic growth by land investment. Effect on promotion of economy development by rural land urbanization at old industrial bases at the three north east provinces of China has already shown a negative correlation.The loss of system efficiency is outstanding performance in that operation efficiency of the system for rural landurbanization weakens.Total debt of national land storage agency accounts for around 50% of total debt of all national governments. Transaction rate of national land storage is only 18%, indicating serious problems of debt and idle land. The low efficiency of land transfer in city shows there is welfare loss, and the profit increased after internalization of such externality is the potential income which can not be acquired at present, which is the motive of institutional innovation.The Chapter 5 analyzes the welfare from the aspect of externality, researches the key intervening variable of the internalization of externality. The prices in the steps of land acquisition and leasing are distorted, which causes the loss of the aggregate social welfare. At present, China has entered the phase of ?cities supporting rural areas, industry re-feeding agriculture?, and it‘s necessary to give consideration to both efficiency and fairness at the beginning of rural land urbanization, the key of which is to form a scientific and rational market price of land. This chapter strictly proves that giving the same right and price to the rural land and urban land helps increase social welfare, which is a incremental reform.The Chapter 6 discusses the land transaction model of internalization of externality with the target of minimizing the transaction cost. The transaction cost is very important to whether the system changes, and too high transaction cost will stop all the transactions. The author analyzes the composition of the transaction cost in rural-urban land conversion in detail, and measures in detail from the work practice in a development zone. At present, the transaction cost of system is high, which has already led to low efficiency of the system and hinder economic development. By comparing and analyzing the transaction cost of the land acquisition, land transaction in stealthy market and rural land directly going to market, the transaction cost of rural land directly going to market is the lowest and bring the greatest welfare to the society.Chapter 7 analyze the game among interest groups during institutional innovation. It think that at the beginning, for sake of its own interest, the local government has the motive of maintaining the existing system, but as unbalanced distribution of land value-added revenue causes greater damage to the farmers and country, the loss of the political benefits of the government keeps increasing, finally the governments ' benefit under land acquisition system keeps heading for the one under institutional innovation, and the original system can not continue, thus institutional innovation is promoted. Besides, although it‘s fully feasible for rural land to directly go to transaction, but considering the practical difficulties, the process is divided into 3 phases.Chapter 8 expounds the experience of piloting comprehensive reform for coordinated and balanced urban-rural development, explores the possible way of institutional innovation of rural-urban land conversion for current China by combining the historic logic of rural-urban land conversion, and thinks that it can securitize the rural land with the concept of public-private partnership, and set up uniform national first and second grade trading market of land securities. |
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