The Process Of Urbanization Of Rural Land Circulation

China's rural land circulation is the result of industrialization and urbanization. In the process of urbanization, the use of rural land is changing with the the population transferring to the city. To study a certain type of land specially could lead to one-sided conclusions. All kinds of rural land is covered in the study.China is currently in a new in-depth development stage of industrialization and urbanization. The mode of agricultural production and style of rural life are undergoing a historic change. Declassification of the dualistic social is breaking into the critical period. A consensus has been formed to protect interests of farmers. The land management system is in face of a profound reform. In such a turning point, kinds of innovation of land transfer occur everywhere in China. Contradiction and Conflict between the local government, village committees, and the farmers frequently appear in the media. In such a context, in order to promote China's agricultural modernization, industrialization and urbanization, it's a pressing need to study what kind of land transfer mode is needed. Whether the innovations of the land transfer emerged in China can achieve the goals? If not, what kind of institutional handicaps need to overcome? At this stage, resolution to these issues is of great practical significance. In addition, the article provides a theoretical framework to study rural land transfer. The paper pointed out the trend of China's rural land transfer in the process of urbanization. The conclusion have guiding significance and reference value for the practices of rural land transfer.Existing literature is the basis of this study. The research literature in the agricultural land transfer has noticed that the non-agricultural employment transfer of rural labors don't necessarily lead to land transfer. The land supply results from land transfer don't result in scale operation. Existing literature has recognized the limit to scale circulation arising from the matching cost of land transfer. Referring to the construction land transfer, the research about unlawful transfer is comprehensive. Some literatures even further propose that the land transfers from rural area to urban area have more practical significance in the background of urbanization. The related literatures also conclude research in the farmers'interest protection and case study in Innovation of Institutional arrangements of land transfer.Based on existing literature, this paper pay close attention on such problems as the conditions can result in scale operation and the conditions that are needed to form a unified construction land market. The unified market is not the all. During the process of urbanization, in order to realize the dual objective of farmland protection and industrial development, what kind of offsite transfer is needed? In-depth study to these problems will help to provide theoretical guidance and reference for the land transfer policies of next stage.Using Game Theory, this paper studied the target model and policy direction of the rural land transfer in the process of urbanization. As well as the institutional arrangements to achieve the desired goal were studied. To the various modes appeared at different places, this paper provided a analysis comparative with the target modes. This paper employed Institutional Change Theory to explain the essence of institutional innovation and internal cause to change. And the paper analyzed the effect of the innovation, the gap between the ideal target, and the institutional reasons of the gap. Based on the analysis,this paper proposed the policy direction of land transfers.Specific conclusions are as follows.1. In the process of urbanization, China needs such kind of land transfer as those contracted land transfer that aimed at scale operation, as those homestead transfer that aimed at intensive use of land, as those offsite construction land transfer based on overall balance.2. The administration directly involving in the transfer of contracted land can only produce short-term effect. In order to promote the circulation of contracted land, local governments only need to set up an intermediary platform, while providing channels for farmers to transfer the identity. In the background of over non-agricultural use of land, the overall balance of ideas should be based on to guide the land transfer of rural collective construction land. To truly establish a unified market, the supporting systems and policies should be changed simultaneously. While the single market is not enough, it can't satisfy the need of construction land transfer in the region be planed as agricultural areas. To realize development right, such regions require the help of off-site circulation.3. It's flawed that land use planning decides directly the development right of the land. It's necessary to give the collective economic organizations equal land right to development, through the trading of development right to achieve land rights of equality for the collective land owners.4. The initiator of innovation in land transfer are those have seen the presence of profit outside the system and also be able to launch, such as the local government, village committees, businesses and talents. System innovation in land transfer becomes tools for profit by changing the institutional arrangements. The new arrangement is not conducive to protect the rights of farmers and to control the excessive non-agricultural use of the rural land.5. To ensure land rights of farmers, the reconstruction of collective economic organizations is necessary.6. Rural collective land transfer is out of control, in addition to government failure, but also because the existing mechanism excludes the land property owner. Giving equal development right to collective economic organizations will be help to change the situation.7. Problems rooted basic system can not be resolved at the local government level. Changes can only take place in the central government level.