See recruitment and disassembly to resolve the risk of circulation

The farmers are afraid that the owners are "running away", and the owners are afraid that the farmers are "difficult".... In recent years, with the promotion of moderate scale operation of agriculture, rural land circulation has entered an active period, and problems follow.

In view of these problems, Pengshan District, Meishan City, Sichuan Province, as the experimental area of the second round of rural reform, has explored and innovated the four-step mechanism of "three-level land pre-push-platform public trading-qualification examination-risk emergency treatment" since 2015. Guo Hong, deputy secretary of the Pengshan District CPC Committee, said that the "four-step mechanism" has made the circulation of rural land more smoothly and standardized, attracted the "return" of factors of production to agriculture and rural areas, and promoted the vigorous development of modern agriculture.

Thanks to the implementation of the "four-step mechanism", in 2015, Pengshan concentrated the transfer of 120000 mu of land, nurtured 398 new agricultural operators, and the growth rate of investment in the primary industry reached 118.4%, much higher than 11.9% of the secondary industry and 13.6% of the tertiary industry.

one

Question: how to solve the contradiction between piecemeal decentralization of land and large-scale investment of owners?

Style: three-level pre-push to change the land collection into whole pre-circulation.

Key words: integration

After planting 87 mu of Hongxin honey pomelo for nearly a year, Zhang Wei, a villager of two groups in Lingjiao Village, Fengming Town, Pengshan District, still sighed: "unexpectedly, through the land transfer company, we got the land without any trouble."

In the past, in order to transfer these lands, Zhang Wei had to negotiate with the village committees and villagers' groups involved in the land in advance, and if individual farmers in the land were involved, they had to negotiate with them separately. The process is not only tedious, but also does not necessarily achieve the goal, but also affects the relationship between owners and farmers.

The change stems from the establishment of land pre-push mechanism at the three levels of Pengshan district, township and village. In 2015, in order to solve the contradiction between the fragmentation of transferred land and the scale of owner investment, and to reduce the tedious meeting between owners and farmers' households, Zhengxing Agricultural Development Investment Co., Ltd., a state-owned platform company in Pengshan District, formally assumed the intermediary service function of land transfer and explored the use of market-oriented methods to carry out information collection, land integration, packaging and promotion of rural land circulation in the whole region. At present, the company has established 12 township subsidiaries and 80 village service stations covering the whole region.

The "three-level land pre-push" is inseparable from the "screws" from the village service station like Zheng Liping. She is not only responsible for collecting the villagers' willingness to transfer the land, but also exchanging the flower arrangements that are unwilling to be transferred in the region to make the transferred land into pieces.

"in the past, farmers were waiting for the owners to come to their door, but now they are taking the initiative to attract investment." Guo Hong told reporters that the three-level pre-push mechanism adjusted the circulation mode previously led by the owners, and on the basis of ensuring the lowest income (800 jin of yellow valley / mu in fields and 400 jin of yellow valley / mu in mountainous areas), farmers who are willing to transfer only need to sign a "voluntary power of attorney for land transfer" with township subsidiaries through village service stations, and the company will integrate and package the land entrusted by farmers to find owners.

Deng Bin, chairman of Zhengxing Company, said that the company is not only responsible for the collection and storage of land, but also integrates and reasonably divides the collected land in the light of local industrial development and the needs of owners to ensure the optimization of the appropriate scale and quality of the land.

two

Question: clandestine operation, the circulation is opaque, how to break the damage to the interests of farmers?

Style: land transfer platform transaction of more than 10 mu

Key words: open

The land has been integrated, where can we find the owners? On September 16 last year, the rural property rights transfer trading center in Pengshan District was officially listed and opened for business. On the same day, through the service windows of land transfer service companies and banks in the area, the trading center successively promoted 8 businesses such as land transfer and mortgage loans, transferred 2 156mu of land, and handled 6 loans of 1.95 million yuan for the owners.

Zhang Hongtao, director of the Rural Village Office in Pengshan District, told reporters that in order to prevent the clandestine operation of rural land transfer, the circulation is opaque, and the interests of farmers are damaged, Pengshan District requires that more than 10 mu of land transfer projects must be uniformly handed over to the district rural property rights trading center to be listed for circulation.

Yang Zhiming, general manager of Sichuan Guoyi Agricultural Technology Co., Ltd., is a well-known local grape grower. Through the property rights trading center, he successfully transferred 260 mu of land in Malin Village. "after growing grapes for 20 years, I used to lease the land door to door and talk to the villagers, which was laborious and painstaking." Yang Zhiming told reporters that in September last year, after he learned about the transfer of land management rights in Malin Village, he signed a land transfer agreement with Gongyi Town Land transfer Service Company after public bidding.

Liu Bibo, director of the Rural property Rights Trading Center in Pengshan District, told reporters that at present, the platform has interconnected with the Chengdu Rural property Rights Exchange, a provincial platform, and provides free services such as information release and transaction verification for farmers who transfer land and the entrusted Zhengxing Agricultural Company.

According to statistics, since it was put into operation, the center has released 147pieces of information about the results of the transfer of rural property rights, involving a circulation area of about 21000 mu, with an amount of about 240 million yuan. the transaction area of contracted management rights of rural land has reached 4751.683 mu, with a transaction amount of about 35.94 million yuan. among them, the largest single area is 1324.99 mu, and the average transfer price per mu reaches 1083 yuan, which is 83 yuan higher than that of farmers.

three

Question: the project is at a bad end, how to prevent the rent going down the drain?

Tricks: review beforehand + cover up afterwards so that farmers have no risk

Keywords: guardianship

In March last year, Qin Dan, who had been out there for many years, returned to his hometown with savings to start a business and wanted to transfer 1400 mu of land to plant purple yam. Unexpectedly, it was rejected by Zhengxing Company. Why? "you have no order and no processing workshop. With such a large area, the risk is too great." The investigation report of Zhengxing Company is clear.

Deng Bin told the reporter that in order to ensure the rights and interests of both sides of the circulation, Zhengxing Company will conduct a qualification examination of the investment owners, focusing on a comprehensive evaluation from three aspects: financial strength, agricultural management capacity, and project prospects, focusing on agricultural investment risk tips for those below 300 mu, and more detailed for those above 300 mu.

According to the risk rating, Zhengxing Company will collect a risk guarantee fund of 200,000 yuan per mu of land from the owners, which will be used to establish a special fund for risk disposal of land transfer in the district.

But how to ensure the rationality and authority of qualification evaluation? In the face of the reporter's question, Deng Bin replied that "Zhengxing Company does not want to see a bad end of the project, so it is the most prudent evaluator." According to the design of the system, in the event of a circulation "accident"-the landlord withdraws his lease because he is "unable to cultivate land", but the farmers are unwilling to take over farming, Zhengxing Company must "take over". Through the "advance rent-trusteeship self-management-re-investment" model, to find the bottom of the risk.

"in less than two years, Zhengxing Company has planted green vegetables and rice." Deng Bin told reporters that the company has disposed of four default projects, the largest one involving a land area of 4000 mu, land rent of more than 4 million yuan, 843 villagers. In order to prevent mass incidents, Zhengxing Company paid the land rent in advance. "at this time, it was the spring ploughing and planting period, and at the same time, it was impossible to retransfer all 4000 mu of land. in order to minimize losses, the company could only organize manual sowing immediately." Deng Bin said. Today, the 4000 mu of land has been re-divided and transferred to 18 owners from Beijing, Yunnan, Leshan and other places.

In order to help the owners develop, Zhengxing Company has set up a difficult problem mediation team to provide assistance to the owners in civil disputes, social contradictions, life problems, etc. timely release weather information, market conditions, marketing strategies, policies and regulations and other auxiliary information. In this way, the circulation service organization has not only become the "guardian" of farmers' interests, but also become the "support group" of investment owners.