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集体建设用地出让的立法,目前只有省级和市级的政府规章,没有全国人大和地方各级人大的立法或者授权,不符合国家权力分配的基本理念。集体土地出让局限于经营性建设用地,应当经过集体成员民主决策,应当采取招标、拍卖、挂牌等公开程序。集体建设用地出让的期限,不得超过同类用途国有土地使用权出让的最高年限。期限届满后,如何处理土地与建筑物的关系,需要立法提前应对。对在集体土地开发的小产权房买卖,法院不宜直接认定有效,但应当以中央政策为导向,通过民法解释学的方法,保护买受人的信赖利益。集体建设用地出让金不应当完全归农民集体所有,应当根据土地发展权理论,合理分配土地增值权益。国务院应当及时出台《集体建设用地出让和转让暂行条例》。
At present, only the legislations at the provincial and municipal levels and the legislation or authorization of the NPC and local people’s congresses at all levels do not conform to the basic concept of the distribution of power by the state. Collective land transfer shall be limited to the land for commercial operation and shall be subject to the democratic decision-making of collective members. Public bidding, auction, listing and other public procedures shall be adopted. The time limit for the transfer of collective construction land shall not exceed the maximum period for the assignment of the right to use state-owned land for similar purposes. After the expiration of the deadline, how to deal with the relationship between land and buildings requires legislation to respond in advance. For the sale of small property houses developed on collective land, the court should not directly determine the validity, but should be guided by the central government and protect the trust interests of the buyer through the method of civil law hermeneutics. The collective construction land transfer fund should not be wholly owned by peasants, and should be based on the theory of land development rights and rationally allocate land appreciation rights and interests. The State Council shall promptly promulgate the Provisional Regulations on the Transfer and Transfer of Collective Construction Land.