Lack of trading platform, rural land circulation disorder.
According to Liu Tongli, chief economist of Shandong Provincial Department of Agriculture, the voice of establishing a "tangible market" and regulating land circulation in agricultural system has been very high, but how to build a "tangible market" has been difficult to solve. At present, China's urban land transactions have embarked on the road of standardization, while rural land circulation is in a state of private circulation and disorderly circulation.
After a special investigation on the disputes caused by land transfer, the court of Jiaonan City, Shandong Province found that the current rural land transfer disputes have several major characteristics: First, there are many aspects. According to the survey, most villages have contracted land circulation problems, and there are many disputes. Second, the operation is not standardized. The transfer of contracted land is not standardized, most of them have no written contract, the village Committee has not filed it, and has not gone to the relevant departments to handle the change registration; It is common for both parties to hold land use certificate, contract and contract fee payment certificate respectively; Third, it is difficult to deal with. Due to the frequent land transfer, long time span and wide coverage, it is difficult to find out the facts of the case and handle the case. The emotional confrontation between the parties in such cases is fierce, which is easy to intensify contradictions and lead to collective petitions.
According to Yu Tao, deputy secretary of the Party Committee of Xigang Town, Tengzhou City, due to the low income from farming, many farmers "fool" farming and are eager to transfer land. And some large growers and leading enterprises want to operate on a large scale, but it is difficult to get land. In order to solve these problems, Xigang Town Government took the lead in setting up the first land transfer service center in China, which was specifically responsible by the town management station.
Farmers voluntarily trade the government's free services.
It is understood that the "tangible market" of land first appeared in Xigang Town with its special background. Xigang Town is a famous strong economic town in Shandong Province. The secondary and tertiary industries are developed here, and many farmers have moved their jobs. There are about 46,000 rural laborers in the town, of whom 20,000 have been transferred to employment, so the land is idle and farmers are more willing to transfer the land to the outside world.
In the lobby of Xigang Town Land Circulation Trading Center, the reporter saw the red land circulation information flashing on the electronic screen, recording the land location, users, land area, fertility, proposed transaction price and circulation period in detail. The trading center is equipped with a number of service personnel, and both parties to the transaction can negotiate the transaction or bid for the transaction by multiple buyers.
Yuan Xiufeng, director of Xigang Town Land Transfer Service Center, told reporters that Xigang Town Land Transfer Trading Center was established in early 2006. The main idea is to establish a trading platform, concentrate the past private transfers and regulate them through this platform. In the past two years, land has been transferred through the market 1.3 million mu (1 mu =11.05 hectares), accounting for 1/5 of the total land area of the town, involving 4000 farmers. At present, there are still 70 or 80 cases of land entering the market waiting for circulation.
According to Yuan Xiufeng, the trading center follows the following procedures: first, the transfer households apply to explain the reasons, duration and form of land transfer; Then the village land circulation service station reports to the town land circulation service center for review, and those that meet the legal conditions shall be transferred, and those that do not meet the requirements shall be explained; After the transaction is concluded, the service center will organize the signing, visa and filing management of the circulation contract in a unified way.
In order to allow farmers to handle land transfer without leaving the village, the town has set up information liaison officers in each village, which are specifically undertaken by village accountants. Information liaison officers enjoy certain subsidies in the town, and the basic salary can get more than 300 yuan a month. The villagers will report the land area, soil quality, geographical location, target price, contact information and other information that needs to be transferred to the liaison officer, who will fill in the registration form printed by the town on behalf of the farmers and be responsible for verifying the authenticity of the information reported by the farmers. The liaison officer can feed back information to the trading center at any time, which will be sorted out by the trading center and entered into the trading system or the land transfer website.
Yuan Xiufeng said that the whole process of land transfer is free, and the town has invested more than 300,000 yuan to build a trading center, including1.40m2 trading hall, electronic display screen, microcomputer and mediation room. Each village has also set up a 1 liaison officer, who is responsible for collecting circulation information and farmers voluntarily trade. In cooperation with the trading center, 1 was also set up.
A website, foreign users can query information through the website, and then come to the center to shoot the land.
The Xigang model, which benefits both farmers and enterprises, has attracted attention.
Since the establishment of the "tangible market", many farmers have transferred their land at satisfactory prices. Song Yonghai, a farmer from Yang Gang, Xigang Town, transferred his two acres of land through the market. He calculated an account: if the land is cultivated by himself, the annual income per mu is around 500 yuan, excluding labor costs, but now the income of the land is "guaranteed by drought and flood". After the land is transferred, you can still work, earning one or two thousand yuan a month, and you can earn more if you rent out the land 1 year 1 million.
And some enterprises and scale operators have also obtained their own land, and through the development of scale operation, the land output benefit has been greatly improved. At present, there are 4/kloc-0 breeding bases in the whole town, with an average annual benefit of more than 7,500 yuan, which is more than times that of decentralized management. Tengzhou Kunda Food Co., Ltd. is engaged in the processing of dehydrated vegetables. At present, it owns more than 360 mu of land, belonging to 4 villages 100 households. Kong Linghai, general manager of the company, said: "If there is no land transfer market, it is too difficult to rent so much."
Tengzhou's exploration has aroused great concern from all walks of life, and experts and government departments have visited here many times. After investigation, Professor BingXiang Liu of the Central Party School thinks that rural land circulation can only be an invisible market, and only after he came to Tengzhou did he believe that a "tangible market" could be established. Liu Tongli, chief economist of Shandong Provincial Department of Agriculture, said that this "tangible market" not only has specific trading places, but also has three perfect mechanisms, one is the price formation mechanism, the other is the negotiation mechanism, and the third is the standardized management mechanism. It should be said that it is a relatively mature "tangible market". Different from the tangible market of urban land, this market only provides services without any compulsion and does not harm the interests of farmers. Practice has proved to be successful.
Feng Zhou 'an, director of the Economic Management Department of Shandong Provincial Department of Agriculture, told reporters that this "tangible market" has three major advantages, one is to reduce disorderly circulation, the other is to reduce contradictions and disputes, and the third is to be fair and open. At present, Shandong Province has clearly proposed to popularize the experience of Xigang. However, because the construction of "tangible market" needs investment, Shandong advocates promoting it in places where conditions permit, and it is not required to force it or increase the burden on farmers. At the same time, the procedures should be complete and the management mechanism should be standardized.
(Excerpted from China Agricultural Network)