A Research Into The Ways To Increase Farmers' Property Income Based On Ensuring Land Property Rights And Interests

The key to reducing the income gap between urban and rural areas and building a well-off society in an all-around way is the relatively fast and stable increase of villagers' income. There has been rapid increase in villagers' income, which mainly benefits from the Three Rural document issued by the central government in the last consecutive 9 years and the perfection of our policies to strengthen agriculture and benefit farmers. But we should also realize that presently the policies related to farmers' property income is relatively fragile in our country's policy system. A lot of the reform practice is still at a stage of probing on the whole and still it has not normalized. With the rapid advancement of industrialization and urbanization, there has been a sharp rise in land price. The potential of farmers' land property income is huge, whose key is to guarantee and achieve farmers' land property rights and interests. Thus, from the perspective of ensuring the rights and interests of farmers'land property, this paper discusses how to deepen the reform of rural land property system and to promote the increase of the income of farmers' land property. It offers some suggestions on broadening the channels and promoting farmers' income while perfecting the theoretical research of rural land property system.By studying relevant documents and guided by Property Rights Theory, this paper goes into the safeguard of farmers' land property rights and property income level in the process of government land expropriation, contracted land circulation and rural collective construction land circulation in Fujian Province. It reflects issues in farmers' acquisition of property income from the land under current rural land property rights system. Then the paper summarizes recent original cases in deepening rural land system reforms in Fujian Province. By drawing lessons from other successful experience in China, it puts forward policy suggestions for effectively ensuring farmers' land property rights and interests and increasing farmers' property income.The key point of the research,taking Fujian as an example,analyses the safeguard of farmers' rights and interests and the property income level in the process of government land expropriation, contracted land circulation and rural collective construction land circulation. First,it researches into the safeguard of farmers' rights and interests and property income level in the process of land expropriation. Based on the questionnaire of farmers in various villages in Fujian, it reflects the influence of current land expropriation compensation on farmers and the safeguard of famers' land rights and interests. Taking the 2011 distribution of land grant income as an example,it reflects the interests' distribution pattern between local government and farmers. It also analyses the ways that villagers in Jinjiang City are compensated in house demolition and the project "Silver Wrapped In Gold" of Xiamen City whose main content is land usufruct returning. Both are successful examples of making up for the villagers whose land have been confiscated. Second, it researches into the safeguard of farmers' rights and interests and property income level. Based on the research of Fujian Province, this paper takes advantage of the survey data of 72 fixed provincial observation points from the Rural Work Office of Fujian provincial party committee.It reflects the scale, forms, features and incomes of circulation in Fujian. By choosing the 6 cases of contracted land circulation in Fujian, it compares the degrees to which farmers' land property interests are protected and the income level they can obtain in the farmers leading, industry and commerce capital leading and local government leading contracted land circulation in Fujian province. Using per capita GDP,locations, rural family income, famers' circulation desires, the contracted land property, circulation areas, circulation duration, circulation targets and the purposes of land before and after circulation as impact factors, the paper analyses the main factors that influence contracted land circulation income by establishing logistic regression models. Third,it researches into the safeguard of farmers' rights and interests and property income level in the rural collective construction land. Based on the study of laws and regulations of rural collective construction land, the paper selects 6 cases of Fujian rural collective construction land circulation to compare the safeguard of farmers' land rights and interests and property income level under the forms of homestead circulation, commercialization of homestead in rebuilding of old village,directly entering market circulation of rural collective construction land, the Agricola project run by rural collective outside town planning area, urban- rural construction land link in experimental towns. It refers to the successful experience in other areas of China and draws from within some inspirations of the improvement of policies.Based on the research above,here are the main conclusions and policy suggestions:1. The key to the increase of farmers' property income is to ensure their land property rights and interests. The economic value of farmers' property can be achieved if their land property rights and interests are safeguarded,hence bringing more property income to them. Therefore, we should promote the registration and land certification of rural collective construction land, issue certificates of possession and usufruct of land to the rural collective, issue certificates of contracted land use rights and rural homestead-land-use-right to farmers, which entrust the land-use right,usufruct and partial disposition to farmers, legally protecting farmers' land property rights and interests.2. The core of ensuring the rights and interests of farmers'property is to pay alternative compensation for the farmers whose land is expropriated. Current compensation standard is relatively low which affects farmers'life. Farmers have a high expectation of land expropriation compensation. Through certain creation in farmers' property alternative compensation, Jinjiang and Xiamen City of Fujian ensure the farmers' land rights and interests well. We should establish proper land expropriation and housing removal compensation system, employing resettlement compensation instead of monetary compensation. While strictly limiting the use of rights of eminent domain of land, we should promote land usufruct returning,increasing farmers' productive assets. Farmers' house demolition compensation ways should be renovated and by property right exchange, farmers can obtain town housing property. Establish overall landless peasants Pension Protection Fund and improve the pension credit. Launch the evaluation of the influence on farmers' life. Before land expropriation, we should authorize appraisal agencies to submit the influence on farmers due to the expropriation based on the farmers' land loss and rural population needing resettlement. For those severely affected, we should increase government pension credit.3. The contracted land circulation is an important channel for farmers to get property income. Farmers-leading contracted circulation is the main pattern under the family management system, which can effectively ensure farmers land property rights and interests. We should emphasize on the development of land joint-stock cooperative, guide farmers to become a shareholder in the cooperative through rural land contracting management right. It can increase circulation incomes and ensure farmers' contracted land rights and interests. Normalize and guide farmers to circulate the land to agricultural enterprises; the circulation rent of this form is relatively high,but its duration is generally long. To avoid the possible risk of enterprise management,we should guide farmers to sign normalized contracts and formulate agreed terms that require the enterprises should not list the leased farmers' land as business property in case of management failure, protecting farmers' land rights and interests.Governments at county and village levels should set up land circulation service platform while promoting rural land scale management to smooth the land circulation information and cut the costs of rural land circulation, thus achieving the maximum value and optimal resource allocation.4. Promoting the transference of rural collective construction land usufruct is the most potential increasing point for farmers to obtain property income. We shouldactively explore effective ways to internalize the income of collective construction land. Allow rural collective economic organization to develop and construct by itself in accordance with land utilization planning and control or develop rural second, third industries through land discount shares and joint development when handling the relationship between farmers and the collective. Based on the ex aequo et bono, set collective members qualification shares and allocate the income to individuals,enabling famers to share profits according to contribution and to share the added value of collective land. Promote the direct entering market circulation of rural collective construction land; allow the project entity of the collective land management to legalize the project transfer after it pays land-transferring fees and relevant taxes about land acquisition and transacts the certificate of stated-owned land use right.Regulate the distribution of urban and rural construction sites linked to incomes;Make it clear that all the benefits of the linked deal should be shared within the members of rural collective who finish the arrangement and reclamation of the homestead. The benefits should be used mainly to make up for the housing and homestead loss and the infrastructure of the resettlement, fully achieving the economic value of farmers' usufruct of the homestead. Explore and establish a sound rural land property paid exit mechanism; allow those farmers who have settled in the city to use homestead usufruct as mortgage finance; guide those farmers who enjoy stable employment to transfer their rural homestead usufruct based on voluntary and fair principle.