Study On The Rural Collective Commercial Construction Land Transfer Mechanism In Three Northeast Provinces

Land system is the country’s fundamental system, related to the long-term stability and economic development of the country. We has formed the basis of public ownership, the main content of use control, land acquisition, state-owned land use rights land system with chinese characteristics, it has made historic contributions for economic and social development. With the deepening of reform, the conflict has become increasingly prominent between current rural land system and socialist market economic system. With the acceleration of urbanization process and the rapid of our and society, economy society, the contradictions between land supply and demand is getting worse, and the state-owned construction land supply has become increasingly stretched. However, there is a lot of rural collective construction land and its assets worth become more and more prominent. In this context, the goal of construction of unified urban and rural construction land market is emerging. Third Plenary Session of the Party’s eighteen has clearly proposed a target that construct the unified urban and rural construction land market, if the conditions are met land planning and use control, we can allow it lease, transfer, mortgage. Second session of the NPC Standing Committee decided to choose the country Daxing district of Beijing and other 33 districts(counties) pilot. It means that rural collective commercial construction land transfer has starting. How to orderly guide the construction land transfer has become the current administration and academia issues.The study selected the three Northeast China as study area, using the institutional change theory, land ownership, land supply and demand theory as the theoretical basis, according to the characteristics of the rural collective commercial construction land design the questionnaire. Taking the field surveys and interview methods, we investigate 4 cities,8 counties (districts),15 townships(streets),164 administrative villages and 33 typical enterprises to obtain the data that we need. We use the mathematical statistics to analyze the state, transfer situation and the benefits of the rural collective commercial construction land in the study area, and analysis the obstacles and dynamic factors that may exist when its marketing, then build the circulation system of rural collective commercial construction land, and finally proposed the suggestions that may promote it transfer.Analysis of the survey data shows that the proportion of rural collective commercial construction land is small only 4.31% and the area of land parcel are small which 74.21% rural collective commercial construction land area of the survey sample is less than 1.00 hm2. And its distribution scattered which more concentrated in the urban fringe. A certain amount of rural collective commercial construction land is in idle which accounting for 22.11% of rural collective commercial construction land total area. Through the analysis of its transfer we know that rural collective commercial construction land is currently operating more by personal use,98.95% rural collective commercial construction land are transfer to personal use, of which 58.95% is used by non-members of the collective economic organizations, only 29.21% of the survey sample has registered in land office, and its transfer deadline generally longer, the transfer price are seriously low. Through the analysis of the 33 typical enterprise use-effectiveness we know that rural collective commercial construction land use inefficient and efficiency. All typical enterprise volume ratio is less than 1, and 33.33% of business volume is less than 0.15, the output was only 511.76 yuan/m2, the contribute for the local economic are little.Through the survey found that the socialist market economic system continuous improvement, the positive attitude and high enthusiasm of the collective farmer and the limited state-owned construction land contributed to it transfers. Through the analysis of the status is not difficult to find that there is lots of obstacles we need facing. Such as, the numbers of rural collective commercial construction land are small and its potential are relatively small. The properties are not clear, the transfer of rural collective construction land are inconsistent with the current laws and regulations. Firstly, we proposed the principle which rural collective commercial construction land transfer should followed. Secondly, we constructed the rural collective commercial construction land transfer mechanism which contain the circulation subject, object, price formation, income distribution mechanism, market service system and supervision of the regulatory system. About the market players that the transferor shall exercise the rights on behalf of the village, transferee that the former user should have priority; The market object should be strictly limited the land transfer range and give it equal rights which the state-owned construction land have; The pricing mechanism should follow the market price mechanism, prevent low-cost transactions and introduction of price assessment mechanism; The income distribution that the government should be one of the main beneficiaries, the village collective and farmers should be the main winner of the transfer income; The market service system should contain service agencies and related land information network; Finally, we proposed the suggestions that may promote it transfer, such as modify relevant regulations to provide effective protection for rural collective commercial construction land transfer, carry out detailed special cad-astral survey and indeed the right registration, coordinate the remaining historical issues to avoid the disputes and conflicts.