外文翻譯--基于土地使用權(quán)出讓價(jià)格的土地征收補(bǔ)償（節(jié)選）

1、<p>　　中文3000字，2100單詞，1.1萬英文字符</p><p><b>　　一、英文</b></p><p>　　Land Expropriation Compensation Based on the Price of Land Use Right Granting</p><p>　　Jianpeng CHU, Peo

2、ple’s Republic of China</p><p><b>　　ABSTRACT</b></p><p>　　Land expropriation is an activity which transfers the land ownership from collective owned to state owned. The compensation

3、is the core issue in the process of the collective land expropriation. Based on the “Land Administration Law”, the government offers low compensation payment correspondingly to the farmers according to the average annual

4、 output value of agricultural products and the original purposes of the land, and then gains the increment income by granting the land use right. Such a com</p><p>　　Keywords: Land expropriation compensation

5、 ， Land use right granting ， Complete compensation</p><p>　　INTRODUCTION</p><p>　　With the development of national construction and the boost of urbanization, the expropriation of country's

6、collective land becomes necessary. At the same time, problems on the compensation to the land-lost farmers, the resettlements, the allocation of land's income and abuse expropriation are getting more and more obvious

7、. Among them, the compensation is the core issue of the land expropriation. In a sense, all contradictions caused by the land expropriation will be resolved if we can cope with</p><p>　　THE MAIN PROBLEMS OF

8、THE CURRENT COMPENSATION SYSTEM</p><p>　　At present, the land compensation system is based on the “Land Administration Law of the People’s Republic of China”. The shortcomings are mostly in the following two

9、 aspects:</p><p>　　Compensation according to the average annual output value of agricultural products</p><p>　　According to the “Land Administration Law”, compensation fees for land expropriatio

10、n include land compensation fees, resettlement subsidy and compensation for ground attachments or green crops on the land. The land compensation fees shall be 6-10 times the average annual output value of the three years

11、 before the cultivated land is expropriated. The resettlement subsidy shall be calculated according to the number of agricultural population to be resettled. The number of agricultural population t</p><p>　　

12、Land compensation fees should reflect land price which is the capitalization of expected income of land ownership. The average annual output value of agricultural products, however, is not land net income in itself. And

13、land compensation fee by 6-10 times of the average annual output value of agricultural products is not equal to land price either. For the land-lost farmers, land is not only their base for living, but also their capital

14、 of development [2]. Thus, the compensation based on the ave</p><p>　　To a large extent, how much the farmers can gain from the land expropriated depends on the average annual output value of agricultural pr

15、oducts, but evaluating this value exactly is difficult. For example, the output value of planting grain or flowers in one same acre will be definitely different, the government once promulgated in 2004 that the standard

16、of the uniform annual output value must be formulated in the county units. But it is still hard to get a reasonable scalar, even in a small spa</p><p>　　Compensation according to the original purposes of the

17、 land</p><p>　　According to the “Land Administration Law”, compensation should be made according to the original purposes of the land expropriated. It means the farmers won’t get the increment income from th

18、e change of the land use. On the contrary, the government could obtain the increment income by granting land as industrial and commercial land which has been collected with low price from the farmers previously in the li

19、ght of the original purposes. Therefore, it is not strange that land is often levied unr</p><p>　　For avoiding the land levied unreasonably by the government, the reform of the current compensation system is

20、 imperative. In the process of collective land compensation in China, the government plays a leading role which is featured of planned economy. So the interests of the farmers cannot be guaranteed because of the inherent

21、 limitations of the planned economy</p><p>　　and the drive of gaining the land increment income for the government. Therefore, the reform of the compensation system must be oriented to the market firstly so

22、 that the compensation payment can reflect the land market price. Secondly, it needs to try to balance the benefits among the government, the land users and the farmer.</p><p>　　THE LAND COMPENSATION SHOULD

23、BE BASED ON THE PRICE OF LAND USE RIGHT GRANTING AT PRESENT</p><p>　　Being in the middle stage of industrialization and urbanization, there is a great demand for construction land in China. But the increased

24、 construction land only comes from the expropriation of the collective land because the land ownership cannot be traded in China and the primary market of the land use right granting is monopolized by the government [4].

25、 Now many researchers think that the problems occurred in the process of land expropriation are related to the ambiguous definition of “public</p><p>　　Different from the process of land expropriation compen

26、sation which is full of contradictions, the process of granting the land use right is relatively mild. In this process, the land users are chosen in the market by means of invitation bidding, auction or listing etc. The

27、contract for granting the land use right shall be signed between the land administrative departments of the people's government and the land users in accordance with the principle of equality, voluntary and paid. The

28、 land use</p><p>　　For the land potential users, there are two accesses to gain the land use right. One is the government expropriates and grants the use right of the collective land firstly, then obtains th

29、e land grant fee in the market, finally use the land grant fee to compensate to the land-lost farmers. How much the farmers can gain depends on the price of land use right granting paid by the land users. The other is un

30、der the guide of the government, the rural collective organization and the land potential us</p><p>　　Furthermore, after decades of reform on market economy and the land use system, a mature granting and tra

31、nsferring market of the land use right and the evaluation system are forming, which include:</p><p>　　a) Land evaluation system and land appraiser qualification system which adapt to the market economy in Ch

32、ina have been established. </p><p>　　b) A set of theoretical system and technical standard system about land evaluation have been formed.</p><p>　　c) Independent land appraisal institutions and

33、professional land appraisers have come into being.</p><p>　　The professional land appraisal institutions are independent of the government and can give a fair evaluation of the land use right. Because the la

34、nd ownership cannot be traded in China, the price evaluated by the land appraisal institutions is just the price of the right to use the land which reflects the open market price and offers the scientific basis for land

35、expropriation compensation.</p><p><b>　　二、譯文</b></p><p>　　基于土地使用權(quán)出讓價(jià)格的土地征收補(bǔ)償</p><p><b>　　摘要</b></p><p>　　土地征收是將土地所有權(quán)由集體所有轉(zhuǎn)為國(guó)有。土地征收補(bǔ)償是集體土地征收過程中的核

36、心問題。根據(jù)《土地管理法》，政府按照農(nóng)作物的平均年產(chǎn)值和土地的原始用途向農(nóng)民提供較低的補(bǔ)償金，并通過轉(zhuǎn)讓土地使用權(quán)獲得增量收益。這種補(bǔ)償模式忽視了市場(chǎng)機(jī)制的作用，受到了行政部門的過度干預(yù)。顯然，在這種補(bǔ)償制度下，失地農(nóng)民的利益無法得到保障。因此，在土地征收過程中，矛盾是不可避免的。在現(xiàn)行的補(bǔ)償制度改革問題上，應(yīng)該借鑒發(fā)達(dá)國(guó)家的土地補(bǔ)償費(fèi)由市場(chǎng)決定的經(jīng)驗(yàn)。但更需要考慮的是， 在中國(guó)，土地是公有制的，土地所有權(quán)不能被買賣，土地一級(jí)市場(chǎng)是由政

37、府壟斷的。因此，目前對(duì)農(nóng)民的補(bǔ)償都是基于土地使用權(quán)轉(zhuǎn)讓價(jià)格，這是一種比較好的方法，因?yàn)樗粌H在某種意義上反應(yīng)了土地的市場(chǎng)價(jià)格，而且還可以平衡政府，農(nóng)民和土地使用者之間的利益關(guān)系，從而避免政府濫用征收土地去獲得增值收益。此外，在土地使用制度改革幾十年后，在中國(guó)形成了成熟的土地使用權(quán)市場(chǎng)和土地估價(jià)系統(tǒng)；出現(xiàn)了一批獨(dú)立的土地評(píng)估機(jī)構(gòu)和專業(yè)的土地估價(jià)師。這為評(píng)價(jià)土地使用權(quán)轉(zhuǎn)讓價(jià)格創(chuàng)造了條件。然而，以土地出讓價(jià)格為基礎(chǔ)的征地補(bǔ)償僅僅相當(dāng)于第一批土

38、地使用者所支付的土地出讓金額，本來他們可以</p><p>　　關(guān)鍵詞：土地征收補(bǔ)償，土地使用權(quán)出讓，完全補(bǔ)償</p><p><b>　　介紹</b></p><p>　　隨著國(guó)家建設(shè)的發(fā)展和城市化進(jìn)程的加快，農(nóng)村集體土地的征用成為必然。同時(shí)，失地農(nóng)民的補(bǔ)償、安置問題，以及土地收入分配問題和濫用征收情況也越來越明顯。其中，征地補(bǔ)償是土地征收的

39、核心問題。從某種意義上說，如果我們能夠很好地解決征地補(bǔ)償問題，那么，由土地征收所引起的種種矛盾都將得到解決。因此，如何補(bǔ)償失地農(nóng)民一直是研究的重點(diǎn)。根據(jù)中國(guó)的情況，新的補(bǔ)償方法可以借鑒發(fā)達(dá)國(guó)家補(bǔ)償市場(chǎng)化的成功經(jīng)驗(yàn)?？傊挥刑剿鬟m合農(nóng)村條件的補(bǔ)償新方法，完善現(xiàn)行的補(bǔ)償制度，才有利于保護(hù)農(nóng)民的權(quán)益，滿足城市化建設(shè)的需要，最終促進(jìn)整個(gè)國(guó)家的發(fā)展。</p><p>　　2. 現(xiàn)行補(bǔ)償制度存在的主要問題</p>

40、;<p>　　目前，土地補(bǔ)償制度是以《中華人民共和國(guó)土地管理法》為基礎(chǔ)。其缺點(diǎn)主要體現(xiàn)在以下兩個(gè)方面：</p><p>　　按農(nóng)產(chǎn)品平均年產(chǎn)值補(bǔ)償 </p><p>　　根據(jù)《土地管理法》，土地征收補(bǔ)償費(fèi)包括土地補(bǔ)償費(fèi)、安置補(bǔ)助費(fèi)和土地上的附著物和青苗補(bǔ)償費(fèi)。土地補(bǔ)償費(fèi)為耕地征用前三年平均年產(chǎn)值的6-10倍。安置補(bǔ)助費(fèi)應(yīng)該按照需要安置的農(nóng)業(yè)人口數(shù)計(jì)算。需要安置的人口數(shù)應(yīng)該按照

41、被征收耕地的數(shù)量除以征收前被征收單位平均每人占有耕地的數(shù)量來計(jì)算。每一個(gè)需要安置的農(nóng)業(yè)人口的安置補(bǔ)助費(fèi)應(yīng)該征收前3年平均年產(chǎn)值的4-6倍。但每公頃被征用土地的最高安置補(bǔ)助費(fèi)不得超過征收前三年平均年產(chǎn)值的15倍。</p><p>　　土地補(bǔ)償費(fèi)應(yīng)當(dāng)反映土地價(jià)格，即土地所有制預(yù)期收益的資本化。然而，農(nóng)產(chǎn)品的年平均產(chǎn)值本身并不是土地純收入。農(nóng)產(chǎn)品平均年產(chǎn)值的6-10倍的土地補(bǔ)償費(fèi)也不等于地價(jià)。對(duì)于失地農(nóng)民來說，土地不僅

42、是他們生活的基礎(chǔ)，也是他們發(fā)展的資本。因此，基于農(nóng)產(chǎn)品平均年產(chǎn)值的補(bǔ)償忽略了農(nóng)民的土地附加價(jià)值和潛在價(jià)值。</p><p>　　在很大程度上，農(nóng)民可以從土地征用中獲得多少補(bǔ)償取決于農(nóng)產(chǎn)品的年平均產(chǎn)值，但準(zhǔn)確地評(píng)價(jià)這一價(jià)值是很困難的。例如，一畝種植糧食的地和種植花卉的地的產(chǎn)值肯定會(huì)有所不同，2004年政府頒布文件聲稱必須在縣級(jí)單位統(tǒng)一年產(chǎn)值標(biāo)準(zhǔn)。但由于自然和社會(huì)經(jīng)濟(jì)的影響，即使在很小的空間里，這也很難得到一個(gè)合理的

43、標(biāo)量。因此，這些標(biāo)準(zhǔn)往往由行政部門來判斷，本質(zhì)上是計(jì)劃經(jīng)濟(jì)下的另一種政府定價(jià)行為，因此現(xiàn)行的薪酬體系只有數(shù)量標(biāo)準(zhǔn)，沒有明確的價(jià)值標(biāo)準(zhǔn)。</p><p><b>　　按土地原用途的補(bǔ)償</b></p><p>　　按照《土地管理法》的規(guī)定，應(yīng)當(dāng)按照被征收土地的原始用途進(jìn)行補(bǔ)償。這意味著農(nóng)民不能從土地利用變化中獲得增值收益。相反，政府可以將這些按照原始用途以低價(jià)向農(nóng)民征收

44、來的土地最為商業(yè)或工業(yè)用地，獲得增值收益。因此，政府不合理地征收土地，以公共利益的名義取得增值收益的現(xiàn)象就不奇怪了。此外，現(xiàn)行補(bǔ)償制度的弊端也阻礙了征地補(bǔ)償?shù)膶?shí)施，尤其是在征地補(bǔ)償費(fèi)用與土地出讓金之間存在較大失衡知道的矛盾加劇的情況下。因此，在一些地方，地方政府制定新的法規(guī)來增加補(bǔ)償金額。例如，2004年北京地方政府在頒布并實(shí)施了一項(xiàng)新條例。該條例規(guī)定，補(bǔ)償款可以由土地使用者和失地農(nóng)民雙方通過法律協(xié)商確定。政府只是制訂補(bǔ)償金的最低標(biāo)準(zhǔn)。

45、</p><p>　　為避免政府不合理地征收土地，現(xiàn)行的補(bǔ)償制度改革勢(shì)在必行。在中國(guó)集體土地補(bǔ)償過程中，政府起著主導(dǎo)作用，屬于計(jì)劃經(jīng)濟(jì)。因此，由于計(jì)劃經(jīng)濟(jì)的內(nèi)在局限性和政府獲取土地增值收益的驅(qū)動(dòng)，農(nóng)民的利益得不到保障。因此，補(bǔ)償制度的改革首先要面向市場(chǎng)，補(bǔ)償金需要反映土地的市場(chǎng)價(jià)格。其次，要平衡政府、土地使用者和農(nóng)民之間的利益。</p><p>　　3、土地補(bǔ)償應(yīng)當(dāng)以現(xiàn)行土地使用權(quán)出讓價(jià)格

46、為基礎(chǔ)</p><p>　　在工業(yè)化和城市化的中期階段，中國(guó)建設(shè)用地的需求量很大。但增加的建設(shè)用地來自對(duì)集體土地的征用，因?yàn)橥恋厮袡?quán)不能買賣，中國(guó)的土地使用權(quán)出讓一級(jí)市場(chǎng)由政府壟斷。目前許多研究者認(rèn)為，土地征收過程中出現(xiàn)的問題與“公共利益”的模糊界定有關(guān)。他們認(rèn)為，嚴(yán)格按照公共利益的征收，時(shí)可以防止征用濫用的。但正如司法具有千變?nèi)f化的臉，公共利益也有千變?nèi)f化的臉。這也就很難對(duì)“公共利益”作出準(zhǔn)確的界定。從西方國(guó)

47、家的實(shí)踐來看，土地征收的范圍往往蔓延到“公共使用”。地方政府不合理獲取增值收入的動(dòng)機(jī)是補(bǔ)償問題的癥結(jié)所在。所以，現(xiàn)在界定“公共利益”是沒有必要的。我們現(xiàn)在應(yīng)該做的主要是根據(jù)土地市場(chǎng)價(jià)格建立公平的補(bǔ)償標(biāo)準(zhǔn)來規(guī)范土地征收。</p><p>　　不同于征地補(bǔ)償過程中的矛盾叢生，土地使用權(quán)出讓的過程相對(duì)溫和。在這個(gè)過程中，通過在市場(chǎng)上招標(biāo)、拍賣或掛牌選擇土地使用者。人民政府土地行政主管部門和土地使用者按照平等自愿有償?shù)脑?/p>

48、則簽訂土地使用權(quán)出讓合同。土地使用者有義務(wù)向政府支付土地出讓金。事實(shí)上，土地出讓金是土地使用權(quán)出讓價(jià)格的反映。這種價(jià)格是在市場(chǎng)條件下，根據(jù)土地的新用途而形成的，所以它考慮了土地的預(yù)期收益和潛在收入，而不是僅僅根據(jù)農(nóng)業(yè)產(chǎn)品的年平均產(chǎn)值。因此，農(nóng)產(chǎn)品平均年產(chǎn)值的弊端，如價(jià)值評(píng)估困難、補(bǔ)償金低、政府干預(yù)過多、價(jià)值標(biāo)準(zhǔn)缺失等都得到了解決。因此，集體土地的補(bǔ)償應(yīng)當(dāng)放棄舊的方法，并在土地使用權(quán)出讓價(jià)格的基礎(chǔ)上進(jìn)行。</p><p

49、>　　對(duì)于潛在土地使用者來說，獲取土地使用權(quán)有兩種途徑。一是政府征用，首先賦予集體土地使用權(quán)，進(jìn)而在市場(chǎng)上獲得土地出讓金，最后用土地出讓金補(bǔ)償失地農(nóng)民。農(nóng)民能獲得多少取決于土地使用者支付的土地使用權(quán)的價(jià)格。二是在政府的引導(dǎo)下，農(nóng)村集體組織與土地潛在使用者通過協(xié)商達(dá)成補(bǔ)償協(xié)議。政府實(shí)施土地征用，土地使用者按約定向農(nóng)民支付補(bǔ)償金。由于土地所有權(quán)由集體所有轉(zhuǎn)為國(guó)有，補(bǔ)償金實(shí)際上也是土地使用權(quán)出讓的價(jià)格。該方法考慮了農(nóng)用地的預(yù)期增長(zhǎng)價(jià)值和

50、選擇價(jià)值，在一定程度上遵循了公允價(jià)值原則。</p><p>　　此外,經(jīng)過幾十年的市場(chǎng)經(jīng)濟(jì)改革和土地利用系統(tǒng),一個(gè)成熟的授予和轉(zhuǎn)讓土地使用權(quán)和市場(chǎng)評(píng)價(jià)體系正在形成,其中包括:</p><p>　　a) 土地評(píng)價(jià)體系和土地評(píng)估師資格系統(tǒng),適應(yīng)了中國(guó)已經(jīng)建立的市場(chǎng)經(jīng)濟(jì)。</p><p>　　b)一組有關(guān)土地評(píng)價(jià)的理論體系和技術(shù)標(biāo)準(zhǔn)體系已經(jīng)形成。</p>&