Investigation and Thoughts on the Transfer of Land Use Right in X County

Investigation and Thoughts on the Transfer of Land Use Right in Ww County

Stabilizing and perfecting the land contract responsibility system is the fundamental embodiment of the party's rural policy and the basis for safeguarding the rights and interests of farmers, promoting agricultural development, and maintaining rural stability. On the basis of stabilizing land and household contracting operations, allowing land use rights to flow reasonably is an objective requirement for agricultural development and also in line with the party's consistent policy. How to realize the rational optimal allocation of land resources through the transfer of land use rights on the basis of adhering to land and household contract management, this is an urgent problem to be solved.
I. Current status of land use rights transfer in Ww County Yuanmou County is located in the dry-hot valley of Jinsha River. The land area is 2021.46 square kilometers. The county has 79 village committees with a total population of 206,528, including 185,884 agricultural population. It is a typical Agricultural county. The county has a total cultivated area of ​​19,875 mu, including 97,800 mu of paddy fields and 100,575 mu of dry land. There are 1,607,300 mu of “four wastes” available for development. By the end of 2003, the number of rural households involved in the transfer of land use rights reached 2,162, with an area of ​​77,116 mu, of which 4,125 mu of cultivated land was transferred, accounting for 2.1% of the total cultivated land in the county; the “four wastes” circulation area reached 72,991. Mu, accounting for 4.5% of the total area of ​​the "four wilderness".
2. The main form and duration of the transfer of land use rights are transferred without compensation. It means that the land contractor does not receive any compensation for the transfer of the land use right, but only requires the transferee to bear the due diligence stipulated in the contract for the land contract. This land transfer is generally carried out between friends and family. Some original contractors have been working or working outside the home on a seasonal or long-term basis, but they are still reluctant to lose land and are reluctant to give up the contractual rights of the land. The purpose of transferring their land is mainly to keep the contracted fields. This type of circulation has a small proportion in the circulation of land use rights in the county.
Paid subcontracting. It means that the land transferee shall, in addition to the due diligence stipulated in the contract, also give a certain amount of physical compensation or economic compensation to the transferor. The transferor is not responsible for any production expenses, and the amount of compensation shall be determined by both parties through negotiation. The land transferred in this way has about 13125 mu in the county, accounting for 17% of the total land transfer area of ​​the county.
lease. Refers to the village, group collective economic organization or farmers to sign the economic contract, leasing the contracted land or "four wasteland" land to other farmers, foreign merchants, agricultural leading enterprises or breeding experts in a certain period of time, in order to improve the land economy The purpose of the benefit. There are two specific ways: one is that the village and group collective economic organizations lease the land when the land is contracted for collective adjustment to prepare for the increase or decrease of the population. The other is that after discussion and approval by the villagers' meeting, the village and group collective economic organizations will unify the land contracted to the household or the “four wastes” land to lease the lease to the lessee to produce high-quality and high-efficiency agricultural products. This is a major form of land transfer in our county. There are 23,879 mu of land transferred in this way in the county, accounting for 31% of the total land transfer area of ​​the county.
Share cooperation. It means that on the basis of clarifying the collective ownership of rural land and stabilizing the right to contract household management, the large-scale households with the capital, technology and management strength and the agricultural enterprises take the lead. The farmers use the right to cultivate land to participate in the joint-stock joint venture, which constitutes the benefit sharing and risk. A shared management complex to jointly develop a special breeding industry. The county's land transferred by shareholding cooperation has 28,360 mu, accounting for 37% of the total land transfer area of ​​the county.
auction. It refers to a land transfer method in which the village and group collective economic organizations transfer the land use right to the transferee through the open bidding for a long time, and the transferee pays the land transfer fee in one lump sum. The county's land transferred by auction has 11,753 mu, accounting for 15% of the total land transfer area of ​​the county.
From the perspective of the term of circulation, the circulation period of contracted cultivated land is mostly short-term, and the period of “four shortages” resources is mostly long-term. There are 1346 mu of land circulation period in the county below 10 years, 939 mu in circulation period of 10-20 years, and 74831 mu in circulation period of more than 20 years.
The land transferred through various forms is mainly used for the development of planting, planting various high-yield and high-quality vegetables, economic forest fruits and flowers, mainly including grapes, pomegranates, bananas, longan, mangoes, jujubes, and neem. Some large land users also organically combine farming and aquaculture, improve the utilization of land resources, and obtain good economic benefits.
III. The role of the transfer of land use rights The rational transfer of land use rights has effectively promoted the development of the agricultural and rural economy and has played a positive role:
Promoting the transfer of rural surplus labor transfer land use rights promoted the rational flow of rural surplus labor to high-efficiency industries, so that a large number of farmers engaged in agriculture gradually got rid of the shackles of the land, specialized in the development of the second and third industries, and accelerated the urbanization process. And the pace of increasing farmers' income. According to preliminary investigations, by the end of 2003, the county's rural labor force had transferred to 4,512 people.
It has promoted investment promotion, improved farmers' temperament, updated the concept of land use right transfer and promoted investment promotion, and introduced foreign capital, talents, technology and management experience, which not only promoted local resource development, but also created high-quality agriculture and modern agriculture. Conditions have also promoted the transformation of traditional agriculture into modern agriculture and improved rural economic benefits. Through land transfer, farmers have taken the initiative to work for land transferees. They not only learned advanced farming techniques, management experience, and methods of introducing fine varieties and developing high-value special breeding industries, but also saw adjustment of industrial structure and development of facility agriculture. Engaged in the results of industrial production and management, grew knowledge and updated concepts. ┮ ? ? 峁 峁 于 于 于 于 于 于 于 于 于 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 促进 农业 农业 农业 农业Some of the social capital flows to the countryside, which promotes the scale operation of agriculture, expands the development space of some leading agricultural enterprises, and is also conducive to the optimal allocation of rural land resources, thus driving other rural production factors such as labor, capital, technology, etc. The optimal allocation of resources, the rapid rise of high-tech agriculture and facility agriculture represented by Xiaobingling High-tech Agricultural Demonstration Zone and Zhongshan Grape Base, effectively improved the utilization rate and output rate of the transferred land and improved the level of agricultural industrialization. .
Promoting the peasant's increase in land transfer will enable the transferor to obtain a fixed land transfer fee. At the same time, the land transferor can also earn income by going out to work or engaging in other industries. You can also work in large land transfer or agricultural enterprises to increase income. For example, Yuanmou County Zhongshan Grape Development Co., Ltd., in addition to paying farmers 150 yuan/mu of land transfer fees per year according to the contract, also employs land to sell farmers to do small jobs, implements enterprise management, and commutes on time, with daily remuneration per person. More than 15 yuan, the average employer is about 50 people. In the past year, the company has paid more than 200,000 yuan for small workers.
IV. Problems in the transfer of land use rights Some people lack understanding of the transfer of land use rights. Some people’s minds are not liberated, they do not see long-term interests, and they always hold the concept of “fat and water without flowing outside the field”, and they are unable to develop or not The land that I am willing to develop will rather let the land be deserted than let others develop it. This backward and narrow conception has seriously hindered the circulation of land use rights.
The transfer of land use rights is not standardized. At present, the transfer of land use rights in ww county is mainly based on the transfer of village collectives and farmers. In the process of land transfer, some farmers are accustomed to agreeing on the rights and obligations of the two parties, including the payment method of land transfer payment, the time limit for transfer, etc., but not in the form of a standardized written contract, which gives the land transfer parties the use of land. Controversy and disputes in the process have buried hidden dangers. In the process of handling the transfer of land use rights, some village collectives mainly rely on the decision-making of the village collective leadership team, soliciting opinions extensively, and unifying the people’s ideological and cognitive work is not enough, causing some people to be slow in the land transfer and even cause negative conflicts. Emotions have affected the pace and progress of the rational transfer of land use rights.
The transfer of land use rights is still in a spontaneous stage. In essence, land has social security functions and employment functions. Due to the underdeveloped secondary and tertiary industries in Yuanmou County, many farmers cannot survive once they leave the land. Therefore, most farmers always regard the land as the lifeblood and are unwilling to give up the contracting and management rights of the land. On the whole, the land transfer is mostly carried out spontaneously among the farmers, and it is still in a disorderly state. The village that is the land contractor is basically not asked.
Some preferential support policies and measures are not implemented to encourage the rational transfer of land use rights, especially the transfer of land use rights of “four wastes”. The county party committee and government have formulated a large number of preferential policies and support measures, with emphasis on financial support and technology. Support. The purpose is to more broadly attract the power of all sectors of society, raise social funds to participate in the transfer of land, and jointly develop and control the "four shortages" of land. However, due to the large capital expenditures of various projects and the financial difficulties at the county level, it is difficult to fully implement some preferential policies and support measures.
V. Countermeasures for the transfer of land use rights Increase policy propaganda and continuously improve the public's understanding of the transfer of land use rights. In the case of the transfer of land use rights, some people have insufficient understanding of the idea of ​​the land, and it is necessary to increase the transfer of land use rights. In particular, the propaganda of the policy should explain to the public the significance of land use rights, especially the transfer of land use rights of the “four wild” land, patiently and meticulously do a good job in the people’s ideological work, and help the people to establish the idea of ​​“you make a fortune, develop me” and break the idea. Close the narrow sense of consciousness and join the action of land use rights transfer with practical actions.
Strengthening leadership and further standardizing land transfer behavior At present, some village collectives and farmers have a phenomenon of non-standard circulation procedures and circulation behaviors in the transfer of land use rights. Therefore, for the transfer of rural land use rights, it is necessary to strengthen leadership, increase efforts, and correctly guide and standardize rural land transfer. Governments at all levels must earnestly implement the party's land contracting policy, supervise the rational use of land, and provide timely legal, policy services and information services for land transfer. The competent agricultural administrative departments at all levels must earnestly perform their duties, do a good job in guiding and managing land circulation, strengthen investigation and research on land transfer, master the dynamics, guide the conclusion of land transfer contracts, and timely handle contracts arising from land transfer. Change and release, properly handle land transfer disputes, and strive to regulate land transfer behavior.
Establishing the land transfer mechanism and the market intermediary organization for the actual land transfer in our county, it is urgent to establish a transfer mechanism and a market intermediary organization to make the land resources flow rationally according to the normative procedures, which is beneficial to the long-term stability of the land contractual relationship and is conducive to Promote the transfer of land into the market. First, it is necessary to establish a multi-level, multi-form, multi-channel, all-round open land transfer mechanism to encourage land to enter the market, and to encourage the concentration of land to production experts and promote scale operations by introducing a competitive mechanism. The second is to establish an intermediary organization for land transfer market and strengthen the intermediary service function. It is necessary to rely on the township management station to establish a land transfer service intermediary organization, steadily develop non-governmental intermediary organizations, and provide land services, transfer methods, information transfer, legal consultation and other project services for land transfer. The township management station should make full use of the favorable conditions of the competent land contract, take the initiative to undertake the functions of intermediary services, formulate fair and reasonable trading rules, effectively protect the legitimate rights and interests of both parties, help farmers use the right to use live land, and improve the efficiency of land management.
Overall planning, block support, ensuring that all policy measures are implemented. The transfer of land use rights is an effective way to make rational use of land resources. On the basis of overall planning, sub-sectors should support them. Under the premise of not changing the channel and use of funds for various departments, give full play to the guiding role of national projects such as ecological restoration, comprehensive agricultural development, poverty alleviation and returning farmland to forests, and use project funds for large land contractors, especially “four. A large-scale development of the wilderness to support. The agriculture-related departments should use their own technological advantages to help large households to do scientific planning and scientific management so that they can generate economic benefits as soon as possible. Further rationalize the credit fund support channels, and actively seek financial support from the financial credit department for land development projects with high technology content, broad market and good prospects.
Grasping the typical, setting an example, doing a good job of demonstration and driving the work. In the circulation of land use rights, the county has fully mobilized the enthusiasm and creativity of all social strata, and has emerged a large number of lease contracting, development and management of "four shortages", the establishment of the base To develop high-quality and efficient agricultural production experts and foreign merchants. Under their hard work and careful management, the base has achieved good economic and social benefits. At the same time, it also brought many benefits to the peasant farmers. On the one hand, they obtained land transfer fees. On the other hand, they also learned advanced farming techniques and management experience. Some farmers have started their own businesses. For these successful examples, we must be good at summing up the experience, pay attention to the typical example, set an example, do a good job of demonstrating the way, let more farmers realize the benefits brought by the land transfer, and then actively, consciously and voluntarily join the land transfer. Come in.
Actively exploring new ways of practicing land transfer. All levels and departments must actively explore new ways and new methods for the transfer of land use rights, such as the stock market system, on the basis of adhering to the voluntary peasant households and combining the favorable opportunities for the current development of rural professional associations. The land use right will be gradually concentrated to specialized companies, associations and brokers with high production planting techniques to realize the scale, intensification and professional operation of the land, continuously improve the land output value and economic benefits, and promote agricultural efficiency. Farmers increase their income.