Investigation and reflection on standardizing Rural Land transfer

To build modern agriculture, we must innovate the agricultural management mode, change the agricultural management mode, and improve the land utilization rate and the comprehensive benefit of agriculture. Under the premise of adhering to the long-term stability of the basic rural management system, how to activate the elements of rural land, promote the transformation of rural land resources to land capital, promote modern agriculture and balance urban and rural development is a major issue that needs to be studied constantly. Taking Suining City of Sichuan Province as an example, this paper analyzes the main characteristics and existing problems of rural land circulation, and explores the feasible ways to promote the standardized circulation of rural land.

I. the basic general situation of rural land circulation in Suining

In recent years, Suining City, Sichuan Province has continuously innovated the land transfer mechanism around the development of modern agriculture, the scope and scale of rural land transfer have been expanding, and the economic and social benefits have been continuously improved. As of March 2015, the city has transferred 950000 mu of land in the form of subcontracting, leasing, shareholding, swap and transfer, accounting for 27% of the cultivated land. Of these, 450000 mu are subcontracted, accounting for 48% of the total circulation, leasing 370000 mu, accounting for 39%, buying shares of 30, 000 mu, accounting for 3%, transferring 10, 000 mu, accounting for 1%, and exchanging 90, 000 mu, accounting for 9%. The circulation of rural land in the whole city shows four outstanding characteristics:

First, the circulation channel changes from spontaneity to organization. With the stimulation of the national policy of strengthening farmers and benefiting rich farmers, farmers' land conservation complex has increased, and land transfer has gradually changed from disorderly spontaneous transfer among farmers to organized and orderly flow. The purpose of organizing circulation is to gather together the land that farmers are willing to transfer through the establishment of land transfer cooperatives, and to carry out production and operation in the form of share cooperation and unified contracting, or by the villagers' committee to organize the circulation uniformly on the basis of obtaining the consent of farmers. At present, a total of 360 land transfer cooperatives have been established in the city, with an organized circulation area of 390000 mu, accounting for 41 per cent of the total circulation. Organized circulation is guided by the government, with a high degree of standardization, most of the land is in pieces, there is a certain scale, and the price is more unified, which is conducive to better promoting the optimal allocation of factors of production and promoting the development of agricultural resources.

The second is the transformation of the subject of circulation from individual to diversification. With the adjustment of agricultural structure and the development of benefit agriculture, some former big farmers have expanded the scale of land planting, and new types of operators continue to emerge. the main body of rural land management in Suining has changed from farmers in the past to a large number of participation, such as enterprises, individual industrial and commercial households, and so on. Agricultural management is gradually changing from single family management to multi-subject management. The business project has also shifted from grain cultivation to farming, vegetables, forest and fruit and other characteristic industries. At present, there are more than 5300 new business entities in the city, such as professional large households, family farms, farmers' cooperatives and agricultural enterprises, with nearly 400000 mu of rural land transferred, accounting for 42% of the total circulation.

Third, the circulation area changes from scattered to centralized. In recent years, the central government has continued to increase investment in agriculture, rural areas and farmers, effectively mobilizing the enthusiasm of large professional households, farmers' cooperatives, and leading enterprises to participate in large-scale agricultural operations. the land transfer has expanded from the original single seasonal subcontract transfer among farmers within the village group to the centralized transfer across village groups, townships, and even counties (districts), realizing the agglomeration of land from scattered to moderate scale. At present, the circulation area of more than 10 mu in the city has reached 420000 mu, accounting for 45% of the total. By means of "company + cooperative + base + peasant household", a total of 34 demonstration areas of modern agriculture have been built, and more than 1.5 million mu of five characteristic industrial bases, such as high-quality grain, high-quality oil, high-quality citrus, green vegetables and characteristic Chinese medicinal materials, have been built. 92 pig farms Five modern agricultural parks have built 160000 mu of advantageous and characteristic planting bases, the proportion of facility agriculture has reached 33%, the comprehensive mechanization rate is 5% higher than that of large areas, and the per unit yield of grain is 5% higher than that of large areas.

Fourth, the turnover income has changed from low income to high efficiency. At the beginning, farmers transferred their land in order to avoid taxes and fees, and a lot of land was abandoned and uncultivated. With the deepening of rural reform, the income of farmers' land transfer has increased year by year, and the transfer price has changed from the original free ploughing and low price subcontracting to the current 40-1000 yuan per mu. The better the planting conditions and the better the traffic conditions, the higher the transfer prices. According to the investigation, the concentrated and continuous land transfer is mainly used to develop high value-added agriculture such as high-quality cash crops, out-of-season crops, livestock and poultry breeding, leisure and tourism, and the land value-added benefit is relatively high. With the continuous deepening of land circulation, large grain growers continue to emerge. There are more than 30 mu of grain growers in the city, with a grain planting area of 68000 mu.

II. The main methods of standardizing rural land transfer

Suining City regards land circulation as a breakthrough in promoting agricultural modernization, adheres to the principle of "stable system, decentralization and invigoration", and actively innovates the mechanism of land circulation in accordance with the idea of "rational layout, forming scale and standardizing management". Constantly explore new methods of land circulation, promote the agglomeration of rural land to moderate scale operation, and promote the transformation of agricultural management mode.

(1) to consolidate the foundation and guide the transfer of land in accordance with the law. We will comprehensively carry out the registration and certification work of confirming the right of contracted management of rural land, sort out and manage the land contract files, and basically achieve "four matches" and "four to households" in the area of contracted land, contracts, warrants and accounts in the whole city. and the centralized and unified custody of land contract files by villages and towns. At present, the city has completed the registration area of 2.125 million mu, of which Anju District, as the first county-level registration and acceptance unit at the county level in Sichuan Province, has passed the provincial acceptance as a whole, and other counties (districts) are making unified arrangements in accordance with the unified deployment of the whole city. we will do a solid job in the later stage of the registration and issuance of rights, speed up the construction of a comprehensive information platform, and realize the management of the land contract archives information system. It has laid a solid foundation for the orderly transfer of land contractual management rights in accordance with the law.

(2) to build a platform to promote the orderly circulation of land. The Municipal Bureau of Agriculture and 5 counties (districts), 64 townships and 172 villages have established land transfer service institutions, and initially constructed a land transfer service system based on city and county (district) land transfer management institutions as the center, township land transfer service center as the platform, and village land transfer information staff as the basis. At the same time, Suining Rural property Rights Trading Service Center was set up, the first land transfer trading market-Pengxi County Rural Land contracted Management right Circulation Trading Center was set up, and the land transfer information network platform was established. the demand information of farmers' land transfer is collected through the township circulation center, and unified release, unified transaction and unified signing of contracts are made by the county trading center to provide "one-stop" service for farmers' land transfer.

(3) establish a mechanism to ensure the standardized circulation of land. First, strengthen standardized management. A whole set of working rules and regulations have been established from the collection, registration, collection and release of circulation information, the qualification examination of the parties to the signing of the contract, the mediation of disputes and the management of archives construction. Some counties (districts) have established mechanisms such as qualification examination of owners, guidance on transfer prices, risk protection, land reclamation and work services, and implemented a registration and filing system, a contract appraisal system and a performance bond system for a large number of land transfers; for those who temporarily occupy land for the construction of production and service facilities, cultivated land restoration deposits shall be paid according to the area of temporary facilities and certain standards, thus reducing the potential risk of land transfer. The second is to strengthen dispute mediation. Set up land contract arbitration committees in five counties (districts), set up arbitration tribunals, and explore the establishment of a land dispute mediation mechanism of "trinity" of rural mediation, county-level arbitration, and judicial guarantee, which has been affirmed by the leaders of the National people's Congress and supported by national infrastructure construction projects. Since last year, a total of 4459 land disputes have been mediated, with a settlement rate of 99 percent, providing a strong guarantee for protecting the legitimate rights and interests of both parties and promoting orderly circulation in accordance with the law.