The SOE reform in China/周大勇

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The SOE reform in China
Zhou Dayong
Summer semester 2003
Europa-University Viadrina,Germany

Abstract:
The essay tries to study the process of the state-owned enterprise (SOE) reform in China. Chinese economic reform resulted in significant influences on all social aspects, SOEs as an especially economic sector suffers a change both in internal management as well in the outside economic environment. I try to discuss in the essay, that the Chinese SOE reform has made large progress, however, SOE can’t conquer many problems by itself, the resolution of SOE lies in elimination of SOE by a further reform including property transition and construction of a fairer market.


Outline
1. History of the SOE reform in China
2. The main problems left in the reform
3. The reasons of SOE problem behind
4. Argue of some reform plans and suggestion
5. Conclusion


1. The history of the SOEs reform in China
1.1 the establishment of SOE
In 1949, the Chinese Communist Party (CCP) came into power in Mainland China. One goal of the CCP was to lead China into a modern socialism society. In economic scale, it meant mainly industrialization. According to CCP’s policy, the form of industrial organization must be based upon state owned enterprises. The state-owned industrial system was set up by two ways. One was the new enterprise after the liberation. At the end WWII, most industrial sectors in China, such as communication network, transportation and power industry were destroyed and had to be rebuilt, at the same time, military industries and financial sector e.g. banking system was directly nationalized from the former control of Gongmin Party. Another way was transformation from the private ownership to state-owned enterprises. The private properties were regulated under state management, in some cases, for instance in commercial scale, the former private enterprises were bought by local government gradually. Till 1952, about 83% of industrial companies were controlled by the state; a socialism economic system was announced established. (Fig 1)
1.2 The reform began from 1978
Until Chinese economic reform began in 1978, public ownership in forms of state-owned and collectivized were only legal ownership of property. In industrial sector, the enterprises were controlled respectively under central or local governments, the latter made decisions for the enterprises, the enterprises were not profit seeking economic entities, they were simply workshops to execute centrally set policies.
In 1970s, the discontent of economic situation accumulated constantly, because the defects of central planning system became obviously more and more. Around 1978, the rural reform took place from grass roots and spread quickly, till 1982, the collectivized people commune had to be abolished. In company with the reform, the free market in a certain degree was developed. At the same time, the problem of lack of autonomy in SOE, which led to low efficiency, was also taken into account. Therefore, from 1978 on, the Communist Party, under the leading of Deng Xiaoping, put hand to solve the SOE problem. From 1978 to 1984, the efforts of the reform concentrated on giving the SOEs more autonomy by allowing them increased authority over the allocation of their profits, and limited production autonomy. The rest profits could be used either to finance increased investments or to pay bonuses to employees. Besides, administrative control over SOEs was decentralized to local governments. But as the prices were still centrally determined and SOEs did not realize the cost of their fixed and working capital, the reforms did not improve much the resource allocation or the utilization of capital. (1)

1.3 Contract is the main form in the second phase.
From 1985 to 1992 was the second phase of the SOE reform. The policy named Zhenqi Fenkai (separating government from enterprises), the central government decided to turn SOEs into truly independent production and management entities, and stipulate that enterprises must take responsibilities for their own profits and losses by means of contracts and leasing. The common practice was: the enterprises sign a manage contract with the responsible authorities. Under the contract, enterprises were not only allowed to retain the extra profits after they had fulfilled the contracted quotas, but also allowed to arrange their own manage including dismiss or enroll personnel. By the end of 1987, about 80% of state-owned industrial enterprises adopted the contracts system. In 1991, over 90% of the previously contracted enterprises signed the second round of contracts. Meanwhile, based on the first round contract practice, the content of the contract was improved; the authority introduced more rational norms to examine the fulfillment of contract. A multiple index system was formed, which included economic efficiency index, development potentiality index and management index etc.
During this period, the practice of shareholding reform appeared as well. This new creature was adopted at first by village enterprises, which come from the former collective enterprises. The village enterprises were always short of capital, so they raised money from the village residents. Along with the reform moved forward from countryside to cities, the shareholding system was also introduced into SOE reform. Early in April 1984 Chinese reform committee organized a seminar to discuss the exploitation of shareholding in SOE reform. That conference drew a conclusion that shareholding system is a rational way to restructure the collective and state owned enterprises in cities. In July the same year, the first shareholding company after Chinese liberation—Beijing Tianqiao department store (shareholding) came onto horizon. Till 1991, there were already 709 state owned enterprises restructured along shareholding system. These enterprises included industrial sector companies, trade companies, also financial enterprises, construction enterprises etc.
Besides, in the second phase of SOE reform, tax system had also a great change. Instead of handing in profit, SOEs paid a certain portion of tax according to their revenue level. The State and local government collected tax separately; this measure was implemented to loose the relation between SOE and local authority.
However, during this period, the SOEs showed their weakness in competition with the new developed private companies, joint venture companies and township and village enterprises, because at one side, the manager of SOEs didn’t get use to do business in a free market, the attitude of waiting, relying on government and begging for help were widespread. At another side, the relationship between government and enterprises became more complicated, because, although under the contract system, the government have no right to interfere in the SOEs management, they still rely on each other: the government need the SOE to have good performance in order to settle surplus labor forces and continue to play a role in maintain the social stability, at the same time, to increase the government’s revenue to deal with the raising infrastructure investment and other expense. The SOE, on the other side, need the protection of the authority, in order to obtain more chance to get loans, subsidizes or orders in government arranged projects. Besides, even though most of direct subsidies form the state have been cancelled, many domestic savings were also channeled into SOEs, because banks had been directed to take up the role of making "loans" to SOEs instead of the state. The total of non-performing loans has grown so large that it started to endanger the banking system. (2)

1.4 The MES is the key point in the third phase of the reform and the achievements
Form 1993 on, the reform moved into the third phase, the aim called setting up the modern enterprises system (MES). The Third Plenary Session of the 14th Party Central Committee in November 1993 proposed: "It is the inevitable request for market economy to set up modern enterprise system, it is a direction of the SOE reform of China. "This indicates that SOE reform enters a new stage of system innovation. In 1994 the State Council determined to chose 100 state-run large and medium-sized enterprises to launch an experiment to implement restructure along MES. The basic demands of the experiment were to "define right and responsibility clearly, separate government function from enterprise management, and operate scientifically”. Those requirements were in fact the basic characters concerning modern enterprises system. Along the policy of building MES system, and based upon the development of the whole economy, there were many achievements reached in the third phase.
1) By 2000, most large and middle scale SOEs have set up modern enterprise system tentatively. According to the investigation in 2473 enterprises of State Statistics Bureau 2000, 2016 enterprises have restructured, account 81.5%. Among those enterprises, 603 turned to Co., Ltd., accounts for 29.9%; 713 were restructured to limited companies, accounts for 35.4%; the number of solely state-owned company is 700, accounts for 34.7%. As for their management, 82.2% established shareholders’ meeting, 95.1% established the board of directors, and the board of supervisors has been established in 84.5% of enterprises. Therefore, corporate governance structure has already taken shape in SOEs.
2) In this phase, during" the Ninth Five-Year Plan", China began to adjust the state-run economic layout strategically, The idea called Zhuada Fangxiao (to grab the big ones and let the small ones go). The reform for medium and large SOEs focused on fostering a batch of trans-regional, inter-trade, inter-ownership big SOE groups through reorganizing, transforming, uniting annex. In 1997, the number of national large-scale enterprise groups expands to 120. For instance, under approval by the State Council, China Petrochemical Corporation, China Oil and Natural Gas Corporation were predominated to two large groups, whose assets of enterprise group reached in 40 billion dollars, such measure improved the intensification degree and international competitiveness of Chinese petrochemical industry greatly. Another example was in telecommunication market, six major SOE telecom groups (China Telecom, China Mobile, China Unicom, China satellite communication, China railway communication) were predominated. So a new form of competition in field of communication service took shape.
By the end of 2001, national key enterprises add up to 2710, total assets up to 1,280,450 million dollar. Among 179 super-huge enterprise groups, whose business income is over 500 million dollar, there are 165 state-owned or state-holding enterprise groups.
3) During this phase, separating government function from enterprise management was strengthened harder than before. Chinese government started administrative organization structure reform in 1998. Through this administrative restructure, the departments of the State Council reduced from 40 to 29. At provincial level, government departments reduced from 55 on average to 40, about 20% departments were simply. Some departments were cancelled totally. The cancellation of government departments indicated that the SOE stay in the charge of specialized official department manages changed completely. Meanwhile, the administration rank of the state-owned enterprise were cancelled, some administrative approval procedure were simplified.
4) To relieve the social burden of SOEs, re-employment service center were set up to shunt the redundant staff of enterprises. It has been a great difficult problem of the SOE reform from begin on that enterprises are overstaffed. It is an important measure of revitalizing the SOEs to dismiss and distribute workers. In June 1998, the state council required all regions to set up re-employment service center system. National Ministry of Labor and Social Security emphasized that the laid-off worker in SOEs must 100% enter the re-employment service center. The re-employment service center determined to provide serve functions such as grant basic living cost, withhold social insurance, organize job training and launch employment etc. for laid-off worker. The fund, which used for ensuring laid-off worker's basic life and paying the social insurance premium, come from financial budget, enterprise as well as societies (namely form contribution or from laid-off worker themselves), each part bears 1/3 of the whole fund. The re-employment service center provides service for laid-off workers for at longest 3 years. When they can’t reemploy after this period, can still enjoy unemployment compensation or the society relieve according to relevant regulation.
In this reform stage, re-employment service center played a positive role on maintain social stability. From 1998 to the end of 2001, 25,500,000 laid-off workers emerged (Fig 3) in national state-owned enterprises, among them more than 17 million people were reemployed, more than 3 million people retired. However, re-employment service center was only a transitional institute, because the SOE had to still take responsibility to settle down those laid off workers. According to a new policy, all laid-off workers after 2001 are treat as unemployed and have to enter free labor force market.
5) In order to extricate SOE from predicament, especially to resolve the problem of high liability-asset ratio, by December 2000, 580 SOEs began to implement debt-to-share swap, that mean the enterprises’ debt were recalculated as share (enterprises’ equity), so that the interest burden of SOEs were lightened. In the process, most of unperformed loans would be calculated as shares, which would be gathered and supervised by a new state commission-- State-owned Assets Supervision and Administration Commission (SASAC). Till 2001, the total amount of money of debt-to-equity swap account 40,5 billion dollars, and the result was that the average asset-liability ratio of debt-to-share swapped enterprises dropped from more than 70% to under 50%.

2. The main problems left in the reform
After three steps reform, the SOE acquired more autonomy, as we have seen, the whole economic circumstance were also better. But because the reform did not touch the socialism idea from begin on, thus the transition of ownership of SOE was left basically unchanged, the defects of SOE could not changed completely. In the context of China’s economic reforms, there are still a few problems in SOE sector existed and have also a deep influence.
First of all, the interventions from the government still maintained influence in SOE. The administrative relation between enterprise and government is still remaining. Even the Local State Assets management office was established, it belong to the same bureaucratic system like former authorities. It can appoint or remove senior executives of SOEs. If enterprise applies to the broad structure, the directors in broad are appointed by it. The office has also a say in the transfer of holdings, corporate mergers, closures or other major changes to the enterprises, it is also charged with the tasks of clarifying property rights and settling disputes (3) . It seemed that the state assets supervisory takes the place of former authority above the SOEs. Moreover, the local government maintains still strong power in local enterprise, they rely on each other as we discussed above. So long as the enterprises are state-owned, whether they are big groups, stock companies or little entities, it is difficult to shaking off the directly or indirectly control from the government.
Secondly, because of the long tradition, enterprises are still taking responsibilities for their employees in pension, medical areas, therefore the so-called “soft budget constraint” cannot be given up completely. Although we have discussed that the Chinese government has managed to start re-employment plan, SOEs also take a part of the fund to support the plan. Correspondenly, government had to shoulder some failures resulted from the mismanagement of SOEs’ and avoid from their bankruptcy, in order to prevent the enterprise from bankrupcy and thus endanger the social stability.
Thirdly, the management of SOEs has low quality compare with other economic sectors. Though SOEs have produced an average 10% growth rate in the value of industrial output during the period 1978-98, this rate is considerably below the average of other sectors. The problem has two reasons. One of them is lacking of the inner incentive of the managers. The SOE managers are not entrepreneurs in the true sense, but bureaucrats at any rate. Their appointment by the government not basically according to their managerial capability, but based on their rankings in the bureaucratic hierarchy through the politic system. Another factor concerns the supervision within the SOE, it is also lacking in most cases. In practice, the position of supervisor in a enterprise is normally taken by staff within the enterprise and in most cases, the position of president of the supervision committee is taken by somebody within the enterprise, who is under the leadership of the directors and managers in his ranks both at work and in the Party. This system makes it very hard for the supervision committee to fully perform its authority (4) .
Fourth, the high liability-asset ratio is also regarded as a fatal problem of SOEs. It was observed, that during the reform period, the liability-asset ratio of industrial SOEs rose from around 11% in 1978 to approximately 65% in 1997. In as many as one-fourth of industrial SOEs, liabilities have even come to exceed assets; these enterprises are in fact insolvent. The World Bank suggests that in debt restructuring may be necessary for the most heavily indebted enterprises to bankrupt. After the implement of debt-to-share swap, the ratio decreased, but the debtor, in most cases are banks, didn’t collect the loan back, so it made the SOE even harder to get new loan for production. (5)
Furthermore, the whole process of the SOE reform companied by a serials of social problems, in compare to some difficulties such as lack or reserve labor force, ageing of the equipments, the most troublesome is the unemployment in large scales. In addition, in rural areas, millions of flowing population has been produced because of the bankruptcy and low profitability of the township and village enterprise. In urban China there are frequent reports about workers’ unrest. Although until now China still maintain a relative political stability, the menace will not fade away in a short time.

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最高人民法院关于认真学习全国大法官研讨班精神深入推进“人民法官为人民”主题实践活动的通知

最高人民法院 


最高人民法院关于认真学习全国大法官研讨班精神深入推进“人民法官为人民”主题实践活动的通知

法〔2009〕314号


各省、自治区、直辖市高级人民法院,解放军军事法院,新疆维吾尔自治区高级人民法院生产建设兵团分院:

   “人民法官为人民”主题实践活动开展三个多月以来,各级法院按照最高人民法院的统一部署,积极行动,认真组织,统筹安排,目前,总体情况良好,活动开展平稳有序,取得初步成效。最高人民法院对主题实践活动高度重视,8月5日,院党组听取了院领导小组关于主题活动开展三个月以来的情况汇报;8月9日至13日,最高人民法院召开了全国法院大法官社会主义法治理念专题研讨班,并决定从8月中旬开始,用三个月的时间,在全国法院开展一次司法作风大检查,旨在进一步统一和加深广大干警对人民法院人民性这一核心价值的认识,切实解决司法实践中与“人民性”不符的各种问题,推动“人民法官为人民”主题实践活动向纵深开展。为此,现就有关问题通知如下:

   一、深入学习大法官研讨班精神,在提高认识、解决理念问题上下工夫,牢固树立司法人民性核心价值

   全国法院大法官社会主义法治理念研讨班是一次十分重要的会议。王胜俊院长在研讨班发表了“对人民法院人民性的几点认识”重要讲话,对人民法院人民性这个重大问题进行了全面系统深刻的阐述,明确提出了坚持人民性必须增强“三个认同”,正确处理“五个关系”的工作要求,对于全国法院广大干警进一步解决“权从何来、为谁司法、靠谁司法”这一根本问题,推动“人民法官为人民”主题实践活动,具有重大的指导意义。全国法院要把王胜俊院长的重要讲话作为主题实践活动的重要教材,组织全体干警深入学习,做到家喻户晓,人人皆知,把树立正确的司法理念作为活动的重要内容,深刻认识“人民性是中国特色社会主义司法制度本质属性,是人民法院的核心价值”这一重要论述的理论源泉和时代意义,切实增强对人民法院人民性的理论认同、感情认同和实践认同,使人民性深入每一个干警头脑、心中,筑牢司法人民性的根基。

   要正确认识和准确把握主题实践活动的时代意义和实践价值。在全国法院开展“人民法官为人民”主题实践活动,是最高人民法院党组贯彻落实科学发展观、实践社会主义法治理念和“三个至上”指导思想的重大举措,是实现最高人民法院新一届领导班子总体工作思路的总抓手,是推动人民法院科学发展的大平台,是全面加强人民法院工作和建设的重要载体。各级法院要站在实现人民法院长远发展的高度,充分认识主题实践活动的重大意义,引导干警把主题实践活动变成自觉行为,变成推动审判执行工作的不竭动力,变成为人民群众办实事的实际行动。

   要把抓好学习教育研讨贯穿始终。当前,除要认真组织学习王胜俊院长在研讨班上的讲话精神外,还要认真组织学习王胜俊院长在江西、宁夏、黑龙江调研时的三次重要讲话和最高人民法院编写的系列学习材料,围绕“为什么说人民性是本质属性、核心价值,人民法院工作如何体现人民性,在审判执行工作中如何保障人民性的实现”等问题开展深入研讨,切实解决“为谁司法,为谁服务”这一根本问题。

   要组织开展好“人民法官为人民”主题实践培训活动,着力端正法院干警的司法为民理念,提高为民司法的职业能力。除最高人民法院要对全国中、基层法院院长轮训一遍外,各高、中级人民法院可根据实际情况,分别组织相应的主题培训。

   二、认真开展司法作风大检查,努力维护人民法院在人民群众中的良好形象

   开展司法作风大检查,是最高人民法院根据当前基层司法作风存在的突出问题而采取的一项重要举措,是2009年“人民法官为人民”活动的重要组成部分。检查的目的是进一步解决司法活动中存在的不规范、不文明、不严格问题,规范司法行为,端正司法作风,培养干警为民意识,维护人民法院在人民群众心目中的良好形象。

   参加司法作风大检查的单位包括全国各级人民法院,重点是各基层人民法院及其派出法庭,检查内容主要是:1.宗旨意识淡薄和群众观念不强,官僚主义和衙门作风严重,对人民群众的诉求漠不关心,推诿拖拉,训斥指责。2.特权思想严重,滥用司法职权,随意使用强制措施,侵害公民的合法权益。3.庭审、执行活动不规范,违反法定程序,不尊重当事人、律师、诉讼代理人的诉讼权利。4.司法文书不规范,叙述事实不清,援引法条不准,判词说理不明,遗漏裁判事项,校对打印错误。5.违背司法礼仪,着装不规范,语言不文明,举止不得体。6.纪律作风涣散,有令不行,有禁不止,特别是违反“五个严禁”相关规定。

   司法作风大检查,由各级人民法院“人民法官为人民”主题实践活动工作机构负责组织实施,不再另设工作机构。采取本级法院自查和上级法院检查相结合的方式进行,以自查自纠为主,上级检查为辅。上级法院可以采用听取汇报、实地走访、明察暗访等多种方式,加强对下级法院工作的检查和指导。各级人民法院党组要认真分析查摆出的问题和薄弱环节及其原因,坚持边查边改。针对检查出的问题,院党组和庭室要制定整改方案,明确整改重点,确定整改时限,落实整改责任。通过整改,注重制度建设。对检查出的滥用权力损害群众利益的违纪违法人员,要以“零容忍”的态度,依纪依法严肃处理。

   各级人民法院党组负责组织对本院各单位开展司法作风大检查的总结工作,上级法院负责对下级法院的验收工作。司法作风大检查工作结束后,各高级人民法院要对本辖区的大检查情况进行总结,于11月底前上报最高人民法院。

   三、抓好执法办案第一要务,在审判执行实践中体现人民性

   各级法院要始终把主题实践活动的切入点和落脚点放在执法办案这个第一要务上,防止主题实践活动与审判执行工作脱节,切实解决“两张皮”的问题。

   要坚持公正、高效、文明、能动、廉洁司法,依法公正审理好每一起案件。要努力提高法定审限内结案率,抓紧处理与人民群众生产生活密切相关的案件,让当事人尽快从诉讼中解脱出来;要严格遵守司法礼仪,保持良好的仪表和文明举止,实现公正司法和文明司法的统一;要充分发挥司法保障人民权益、维护社会稳定、服务经济发展、化解社会矛盾、引领社会风尚的能动作用,以高度的政治责任感,积极研究和妥善应对各种突发性社会公共事件,妥善处理已经进入司法程序的相关案件,为保持经济平稳较快发展提供司法保障。要把解决“执行难”作为践行“人民法官为人民”的重要措施,打好执行积案集中清理最后三个月攻坚战。要坚持“调解优先、调判结合”的原则,积极探索构建司法调解、人民调解与行政调解三位一体的大调解格局,努力追求案结事了、社会和谐的司法目标。

   要增强与人民群众的感情,以对待自己亲人一样为人民群众提供司法服务,把人民群众的呼声作为第一信号,积极回应人民群众的司法需求。

   要努力拓宽民意沟通渠道,强化司法便民措施。简化立案环节,丰富立案方式,方便群众诉讼;积极实施司法救助,扩大司法救助范围;大力推行诉讼引导、举证指导、权利告知、风险提示、判后答疑等措施,做好审判服务工作。要积极推进司法公开,保障人民群众的知情权、参与权、表达权、监督权。要进一步加强涉诉信访工作,积极探索建立涉诉信访综合治理机制,落实诉访分离制度,完善院(庭)长接待制度,妥善解决群众信访中反映的突出问题。

   要坚持群众路线,扎实推进法官下基层活动,鼓励新加入法院队伍的年轻法官到基层一线工作。要结合自身实际,通过到立案信访接待窗口轮岗体验、法官走进乡村、社区、企业、学校等方式,充分了解群众需求,准确把握社情民意,不断积累解决新矛盾、新问题的经验,增强化解矛盾纠纷、促进社会和谐的本领。要适应人民群众的新要求新期待,继续建立健全完善各种司法为民的制度和举措,同时对不符合司法为民精神的有关政策文件、制度措施等进行清理、修订或废止。

   四、加强对主题实践活动的领导和指导,确保实效

   各级法院党组要认真研究主题实践活动中的一些重大问题,加强调研,经常听取工作汇报,及时了解反映出来的倾向性、苗头性问题,形成清晰的工作思路和指导意见。对活动中创造的好经验好做法要延伸为长效机制并推广。

   要运用“抓两头,带中间”的工作方法,牢牢抓住各级法院领导班子和一线法官、窗口单位这两头,促进全体干警树立正确的司法理念。要确保政令畅通,各高级法院对最高人民法院党组的指导性要求,要迅速及时传达到辖区各级法院并负责督查落实。

   要加大正面宣传力度。各级法院要积极与中央和当地主流媒体沟通联系,扩大主题实践活动的社会影响力。对在主题实践活动中涌现出来的先进典型要及时表彰宣传,充分发挥典型的示范作用。要高度重视网络宣传阵地,完善舆情分析制度,妥善应对有损法院形象的负面报道,努力营造良好的舆论氛围。

   要充分发挥主题实践活动领导小组办公室作用。各级法院领导小组办公室要切实履行参谋部、协调部、督查部、信息部职能,紧紧围绕审判执行工作深化主题活动内容,为加强本地法院全面建设发挥应有作用。

   以上通知,请遵照执行。

最高人民法院 
二○○九年八月十八日



梧州市国有土地交易市场管理暂行办法

广西壮族自治区梧州市人民政府


梧州市人民政府办公室文件
梧政办发〔2003〕22号

梧州市人民政府办公室关于印发《梧州市国有土地交易市场管理暂行办法》的通知



各县(市)、区人民政府,市政府各部门,各企事业单位:

《梧州市国有土地交易市场管理暂行办法》已经市人民政府第30次常务会议讨论通过,现印发给你们,请遵照执行。


二○○三年二月二十四日





梧州市国有土地交易市场管理暂行办法



第一章 总则

第一条 为加强国有土地资产管理,深化土地使用制度改革,规范土地交易行为,建立公开、公平、公正的土地交易市场,防止国有土地资产流失,依据《中华人民共和国土地管理法》、《中华人民共和国城市房地产管理法》、《中华人民共和国城镇国有土地使用权出让和转让暂行条例》及有关法律、法规,结合我市实际情况,制定本暂行办法。

第二条 凡在梧州市市辖区行政区划范围内进行国有土地使用权交易活动的,适用本暂行办法。

本暂行办法所称的土地使用权交易活动,是指国有土地使用权的出让、转让、租赁和出租、抵押等行为。

第三条 市土地交易中心是市人民政府指定的土地交易综合机构,属自收自支事业法人单位,由市国土资源局管理,并接受上级国土资源部门的指导、监督和检查。

第四条 国有土地市场交易应当遵循公开、公平、公正的原则,任何单位和个人不得非法干预。

第五条 划拨土地使用权的拍卖、变卖等形式的转让,必须按照《中华人民共和国城市房地产管理法》第三十九条的规定,报市人民政府批准,办理土地使用权出让手续或国务院规定的其他手续,并依照国家有关规定缴纳土地使用权出让金或土地收益。

第六条 下列土地使用权交易,必须在市土地交易中心内公开进行:

(一)政府出让的商业、旅游、娱乐和商品住宅用地和其他具有竞投性项目用地的国有土地使用权(包括政府征用、收回、收购储备的国有土地使用权出让等)。

(二)以划拨方式取得的国有土地使用权转让、租赁以及土地的联营合作等交易。

(三)出让土地使用权的首次交易。包括转让、租赁、抵押、作价出资、入股交换等交易。

(四)企业改制中以授权经营、作价出资(入股)方式取得的土地使用权转让(在原授权经营集团公司直属企业、控股企业和参股企业之间转让的除外)。

(五)以协议出让等有偿方式取得的土地使用权,涉及享受过减免地价(租金)的或申请改变用地性质、功能及分割转让等交易。

(六)为了抵押权的实现而进行的划拨土地使用权转让。

(七)法院判决、裁定需拍卖、变卖用于偿还债务的划拨土地使用权转让。

第二章 职责

第七条 市土地交易中心的工作范围:

(一)承办土地使用权交易具体业务。包括土地使用权转让、出租、抵押等交易条件的初审、成交确认、税费测算及代收等。

(二)承办招标、拍卖、挂牌交易土地使用权具体事务。

(三)提供信息服务。收集、汇总、储存、上报、定期发布土地使用权交易行情、本地区地价水平以及有关政策法规信息等,为交易双方提供信息咨询服务。

(四)提供场地服务。为土地使用权交易、洽谈、招商、展销和举办招标、拍卖会提供场地,为地价评估、信息咨询、法律咨询、土地交易代理等中介服务机构提供营业场所。

(五)市国土资源局委托的其他职责。

第八条 市土地交易中心可以根据不同的服务类型,依照有关规定收取土地使用权交易手续费。具体收费标准由物价部门核准。

第九条 市国土资源局要切实加强土地交易市场的管理,市计划、经贸、财政、建设规划、市政管理等有关部门应在各自的职责范围内,积极协助市国土资源局做好土地交易市场的管理工作。

第三章 土地使用权出让

第十条 土地使用权出让是指国家将国有土地使用权在一定年限内出让给土地使用者,由土地使用者向国家支付土地使用权出让金的行为。

  第十一条 土地使用权出让地块的位置、面积、用途、年限、用地规划等,由市国土资源局会同市建设规划委员会等有关部门共同拟订方案,报市人民政府批准后,由市国土资源局组织实施。

  出让方案经市人民政府批准后,由市国土资源局根据出让方案并按规定的出让方式把地块出让给土地使用者,并由市国土资源局作为出让方与受让人签订出让合同。

  第十二条 土地使用权出让,采取招标、拍卖、挂牌或双方协议等方式。

 凡在城镇规划区内属商业、旅游、娱乐及商品住宅等经营性项目用地,必须通过招标、拍卖、挂牌等方式出让。

 土地供应计划公布后同一块地有两个以上意向用地者的,也应通过招标、拍卖、挂牌等方式出让。

  第十三条 招标、拍卖、挂牌出让土地使用权程序按国土资源部《招标拍卖挂牌出让国有土地使用权规定》进行。

第十四条 土地使用权招标出让可采取下列两种方式进行:

(一)公开招标。属于下列情形之一的,必须公开招标出让:

1.除以获取较高出让金外,还具有其他综合目标或特定的社会、公益建设条件。

2.土地用途受严格限制,仅少数单位或个人可能有受让意向。

(二)邀请招标。对土地使用者有资格限制或特别要求的,可对符合条件的用地申请者进行邀请招标,邀请招标由市土地交易中心向特定人发出招标邀请书。

第十五条 属于下列情形之一的,应以拍卖方式出让土地使用权:

(一)以获取最高出让金为主要目标,以出价最高者为条件确定受让人的。

(二)对土地使用者资格没有特别限制,一般单位或个人均可能有受让意向的。

(三)土地用途无特别限制及要求的。

第十六条 属于下列情形之一的,应以挂牌方式出让土地使用权。

(一) 以获取最高出让金为主要目的。

(二) 属竞争性较弱的项目。

第十七条 下列用地可以采取协议方式出让国有土地使用权:

(一)列入国家、自治区的重点建设项目用地(法律法规另有规定的除外)。

(二)工业、仓储、市政公益事业项目以及政府调整经济结构,实施产业政策而给予优惠扶持的项目用地。

(三)国有企业改制为股份有限公司或有限责任公司,不改变原土地用途或虽改变用途但用于非经营性开发的项目,以直接安置本企业职工为目的且安置标准不超过有关规定的用地。

(四)城市私有房屋、房改房、经济适用房买卖涉及划拨土地使用权转让的用地。

(五)政府批准实施的旧城改造项目涉及的拆迁安置房项目用地。

(六)其他经市人民政府批准可以采取协议方式出让的项目用地。

第十八条  协议出让土地使用权出让金不得低于该地块标定地价的80%。

第四章 国有土地使用权租赁

  第十九条 国有土地租赁是指国家将国有土地出租给使用者使用,由使用者与市国土资源局签订一定年期的土地租赁合同,并支付租金的行为。国有土地租赁是有偿使用的一种形式,是出让方式的补充。

 第二十条 严格限定国有土地租赁范围。对新增建设用地,一次性付清土地出让金有困难的,可以采取租赁方式供应。

对原划拨的建设用地,因发生土地转让、场地出租、企业改制和改变土地用途后依法应当有偿使用的,可以实行租赁方式。对于经营性房地产开发用地,必须实行公开招标、拍卖或挂牌出让,不实行租赁方式供应。

第二十一条 国有土地租赁可以采用招标、拍卖或双方协议的方式,有条件的,必须采取招标、拍卖方式。采用双方协议方式出租国有土地的租金,不得低于出租底价和按国家规定的最低地价折算的最低租金标准,协议出租结果向社会公开。

 第二十二条 对短期使用或用于修建临时建筑物的土地,实行短期租赁,租赁年限一般不超过5年;对需要进行地上建筑物、构筑物建设后长期使用的土地,实行长期租赁,具体租赁期限在租赁合同中约定,但最长租赁期限不得超过法律规定的该土地用途出让最高年限。

 第二十三条 国有土地租赁的承租人取得承租土地使用权,承租人在按规定支付土地租金并完成开发建设后,经市国土资源局同意或根据租赁合同约定,可将承租土地使用权转租、转让或抵押,承租土地使用权转租、转让或抵押,必须依法登记。

第二十四条 市人民政府对土地使用者依法取得的承租土地使用权,在租赁合同约定的使用年限届满前一般不收回;因社会公共利益的需要,依照法律程序提前收回的,对承租人给予适当补偿。

承租土地使用权期满,承租人可申请续期;未申请续期或虽申请续期但未获批准的,承租土地使用权由国家依法无偿收回,并可要求承租人拆除地上建筑物、构筑物,恢复土地原状。

承租人未按合同约定开发建设,未经市国土资源局同意擅自转让、转租或不按合同约定按时交纳土地租金的,市国土资源局可以解除合同,依法收回承租使用权。

第二十五条 租赁国有土地,按下列程序办理租赁手续:

(一)需租赁新增建设用地的,到市国土资源局提交国有土地租赁申请;需租赁原划拨的建设用地的,土地使用者持土地使用证或有关权属证明,地上建筑物合法的产权证明及有关材料,到市国土资源局提交国有土地租赁申请。

(二)市国土资源局对国有土地租赁申请及产权进行审查,并与土地使用者协商租赁期限、地租交纳时间等有关事宜。

(三)市国土资源局与土地使用者签订国有土地租赁合同,并依照有关规定报市人民政府批准。

(四) 土地使用者持市人民政府批准文件和国有土地租赁合同等有关资料,到市国土资源局办理国有土地租赁登记手续后,方可有偿使用土地。

第五章 土地使用权转让

第二十六条 土地使用权转让是指土地使用者将土地使用权再转移的行为,包括出售、交换和赠与等。

土地使用权转让实行申报制度,出让土地使用权首次转让须经市国土资源局同意,划拨土地使用权转让,必须经市国土资源局审核同意后,报市人民政府批准。

第二十七条 以出让方式取得土地使用权的转让,必须符合以下条件:

(一)按照出让合同约定支付完全部出让金,并取得土地使用证。

(二)按转让合同规定进行投资开发,属于房屋建设工程的,完成开发投资总额的25%以上,属于成片开发土地的形成工业用地或其他建设用地条件。

以出让方式取得的土地使用权因改变原批准的用途、使用条件等进入市土地交易市场的,须经原出让方和市规划行政主管部门许可,签订土地使用权出让合同、变更协议或重新签订土地使用权出让合同,按规定补交不同用途和容积率的土地差价。因改变用途用于经营性开发项目的,须经市人民政府收回土地使用权,再由市国土资源局组织招标拍卖或挂牌出让。对收回的土地及地上建筑物、其他附着物根据实际情况予以适当补偿。其中涉及以减免地价出让方式取得土地使用权的,由市国土资源局核定应补交地价的款额,明确缴纳办法。

第二十八条 以划拨方式取得土地使用权的转让,必须经市国土资源局审核同意后,报市人民政府批准。准予转让且转让后不再符合划拨用地范围的,依法实行出让等有偿使用方式。

第二十九条 对划拨土地使用权,市人民政府根据社会公共利益和实施城市规划的需要,可以收回、收购或储备,并可依照本暂行办法规定予以出让。

第三十条 以划拨方式取得土地使用权的土地使用者,因迁移、解散、撤销、破产或其他原因而停止使用土地,市人民政府收回其划拨土地使用权,并可依照本暂行办法规定予以转让。

第三十一条 抵押权人为实现抵押权要求处分抵押人划拨土地使用权或司法机关裁定、决定处分的划拨土地使用权,地上有建筑物、其他附着物的,须经市国土资源局审核,报市人民政府批准,并按有关规定完善手续后,方可依法拍卖该土地使用权和地上建筑物、其他附着物;地上无建筑物、其他附着物的,其划拨土地使用权经报市人民政府批准后,由市国土资源局组织招标、拍卖或挂牌出让,在缴纳出让金和其他税费后,余下部分交由抵押权人。

第三十二条 城市规划区范围内的单位用地需要转让,符合收购储备范围的,由市人民政府统一收购储备,不得私自转让。

第三十三条 土地使用权申报转让价格比标定地价低20%以上的,市人民政府可行使优先购买权。

第六章 土地使用权出租

 第三十四条 土地使用权出租是指土地使用者作为出租人将土地使用权随同地上建筑物、其他附着物出租给承租人使用,由承租人向出租人支付租金的行为。

 第三十五条 以出让方式取得土地使用权出租,市国土资源局办理登记手续后可以直接出租。以划拨方式取得土地使用权出租,到市国土资源局办理批准和登记手续后,方可出租。

第三十六条 以营利为目的,房屋所有人将划拨方式取得的国有土地使用权所建房屋出租(或改变用途作为商业性行为的),应将租金中所含土地收益上缴国家。

第三十七条 出租双方应签订土地出租合同,在合同签订之日起15日内到市国土资源局办理有关手续,领取《土地他项权利证明书》。

 出租双方在合同终结15日内,持有关文件到市国土资源局办理注销登记手续。

第七章 土地使用权抵押

 第三十八条 土地使用权抵押是指抵押人以其合法的土地使用权以不转移占有的方式向抵押权人提供债务履行担保的行为。

 第三十九条 土地使用权抵押权的合法凭证是《土地他项权利证明书》,土地使用权抵押时应当进行地价评估,并由抵押权人与抵押人签订书面抵押合同。

  第四十条 土地使用权抵押权的设立、变更与灭失应依法办理土地登记或注销登记手续。土地使用权抵押合同经登记后生效,未经登记的土地使用权抵押权不受法律保护。

第四十一条 土地使用权设立抵押权的,抵押人和抵押权人应当在抵押合同签订之日起15日内,持土地使用证、抵押合同、地价评估报告、抵押人和抵押权人的身份证明共同到市国土资源局申请抵押登记。单方到市国土资源局申请抵押登记的,必须持有对方委托文件。