In this regard, Qionglai City conducted a pilot test. Last year, in June+February, 5438, China United Property Insurance Company signed a land transfer performance guarantee insurance policy with a total area of1171.19 mu with Youliang Planting Professional Cooperative in Ranyi Town, Qionglai City, marking that Qionglai took the lead in developing rural land transfer performance in China. This year, Qionglai has pushed this pilot from Ranyi Town to the whole city. As a reform and innovation, what is the effect of the pilot? What problems need to be improved in the promotion process? The reporter recently visited Qionglai.
condition
In the case that the owners "run away", the interests of many farmers have been seriously damaged.
Until July 20th, the villagers in Xiaotang Village, Mouli Town, Qionglai City had not received the land transfer fee payable by the local "Four Seasons Village Modern Farm", and the rent payment date agreed by both parties had been delayed for more than two months, but the villagers and village branch secretary Zhang were "calm". "This year, we and the owners have participated in insurance, and everyone is not too worried about not getting the money." Zhang said to him.
Xiaotang Village, adjacent to Chengxinpu Expressway, now has a land transfer area of more than 5,000 mu, and the land transfer rate of the whole village exceeds 70%. "Basically, every household in the village has land transfer." Xiaotang Village Group 3 10 villager Liang Xuecheng's family has nearly 8 mu of contracted land, which is now leased to three local owners respectively. What makes them feel more practical is that this year they don't have to worry that the rented land may not receive money.
Liang Xuecheng's family once had an "accident" on the leased land. On 20 12, 500 mu of land of Team 4 of Xiaotang Village was transferred to an owner of Yang 'an Town in Qionglai to plant seedlings. As soon as the land consolidation was finished the following year, the new policy came down. Only grain crops can be planted along Chengxinpu. The owner chose to quit, but what about the hundreds of thousands of land rents owed to local villagers? In the end, thanks to the Mouli town government, this matter was solved.
"Now most young people in the village have gone out to work, and a few old people and women have stayed to farm. Farmers usually rent out land. Therefore, whether we can get the rent stably is a common concern. " Li Weiping, director of the Economic Development Office of Mouli Town, told reporters about it. In recent years, there are indeed many cases of owners "running away" in this town: in 20 12, Mouli Community and Longdang Village rented 1000 mu of land to a company to grow special vegetables. As a result, due to poor management, the owners ran away, and angry villagers once used the way of blocking roads to recover rent; 20 13 three groups of 500 mu of land in Longfeng village were contracted to an owner to grow vegetables. As a result, affected by market conditions, the owner only lost half of the rent. In 20 14, more than 90 mu of land in wumu village 18 group was rented to an owner in Pujiang to grow vegetables, which was also a poor management. The owner delayed paying the rent, and the villagers tried to find coordination in the town and finally got back the rent of the year. However, the villagers lowered the price per mu the following year and sublet the land to other owners at the price of 200 yuan.
"The owner of Wumu Village 18 Group who took over more than 90 mu of land is our local people." In Li Weiping's view, it is the frequent "runaway" events of the owners that make the villagers lose confidence in foreign owners and industrial and commercial capital. Many people prefer to lower their prices and only transfer their land to local people, but this not only reduces their income, but also limits the development of local agricultural industries.
Looking at Qionglai as a whole, from 2005 to the end of 20 14, there were 9 large-scale land leasing arrears, involving an area of about 17000 mu. "Although most of them are either recovered or adopted by the government, the impact on the villagers cannot be underestimated." Mao Zhongxin, deputy director of the Qionglai City Coordination Office, said.
The first two sentences are essays with eight feet (bagu stereotyped writing) (Ming and Qing dynasties)
Introducing market mechanism to reduce the risk of land circulation
Qionglai is located in the Third Ring Road of Chengdu, and 658,000 mu of contracted land has been granted in the city. At present, the proportion of moderate scale is 57%, and it is expected that this proportion will reach more than 80% in the next five years, reaching 10. How to standardize the performance behavior of farmers and owners and reduce the risk of circulation is very important for stabilizing the relationship between local land circulation.
"We feel that we still need to introduce market mechanisms." Mao Zhongxin said that the pilot project of performance guarantee insurance for rural land transfer in Qionglai City mainly originated from the pilot project of non-financing guarantee in Zhongshan Community of Shuikou Town.
20 13, Zhongshan community, which has never carried out land transfer, introduced agricultural companies to grow flowers for the first time. But I didn't expect that this company would soon "run away" because of poor management. After summing up the lessons, Zhongshan community set up a tourism development company, signed a "pre-transfer" agreement with the local people on the contracted management right of 1650 mu of land and forest rights, and transferred the property rights.
After the introduction of the project, in order to standardize the performance behavior of farmers and investment enterprises, Zhongshan Tourism Development Company introduced a non-financing guarantee company in Chengdu to guarantee the circulation behavior of both parties, and charged a guarantee fee according to the standard of 20 kilograms of yellow valley per mu. According to the guarantee agreement: if the investment enterprise withdraws its investment halfway, the guarantee company will bear the land transfer rent of farmers in the next year; If farmers withdraw from the project halfway, the guarantee company will share the losses with the investment company.
"The pilot project of non-financing guarantee in Zhongshan community does have a good effect on reducing the risk of land transfer." Mao Zhongxin said that it was on this basis that Qionglai City decided to adopt the "Zhongshan model" last year to implement the pilot project of land transfer performance guarantee insurance. Ranyi Town has completed the construction of 20,000 mu of high-standard farmland, becoming the first batch of pilot towns.
The main practice of Ranyi Town's pilot reform is to introduce insurance companies to develop performance guarantee insurance products for land transfer. The premium is charged at 3% of the land transfer transaction amount, 50% of the premium is shared by the finance, and the other half is borne by farmers and owners. "Once the owner defaults, the loss of the farmer will be paid by the insurance company, and then the insurance company will recover from the tenant owner." Mao Zhongxin said that at present, in Qionglai, China PICC, China PICC and Jintai Insurance have developed related products.
This year, Qionglai launched a pilot project in the whole region, with the goal that the coverage rate of circulation behavior insurance above 100 mu in the whole city will reach over 90%.
affect
The overall effect of the pilot project is good, and the system and mechanism need to be improved.
As a pilot township this year, Mouli Town has an area of 49,000 mu of cultivated land. By mid-July, 26,933 mu of land had been insured in the town.
"We encourage owners with a scale of more than 20 mu to insure against all risks." In the view of Gao Jian, the mayor of Mouli Town, the pilot of land transfer performance guarantee insurance is "win-win" for farmers and owners. At present, the promotion of this work has been included in the annual target assessment by Mouli Town.
Liang Xuecheng's family now only needs to pay 24 yuan every year, which can guarantee the annual rent of 8,000 yuan for 8 mu of land at home. "So we can go out to work with peace of mind."
As the owner, Huang Xiang, the head of Mouli Kaiyuan Planting Cooperative, also feels that it is a very cost-effective thing to participate in insurance. By June this year, the grain planting area of Mouli Kaiyuan Professional Cooperative had reached 3,000 mu. In order to reassure farmers, Huang Xiang pays an extra year's rent as a deposit every year. According to his unit price of 400 yuan-1 1,000 yuan/mu, he paid a deposit of more than 2 million yuan a year. "After the insurance, I can save this part of the money and use it to build the vegetable and grain processing center of the cooperative." Huang Xiang said.
However, there are also car owners who are not "cold" about participating in the insurance. On July 20th, Gao, the owner of Pujiang, who planted kiwifruit in Xiaotang Village 150 mu, told reporters that although he also participated in insurance this year, he came to Xiaotang Village to plant fruit trees in 20 14 years. According to the three-year fruit-bearing cycle, he has to spend a lot of money on insurance this year to realize how much income, which is a bit worthless. In the interview, the reporter also learned that in the eyes of many owners, at present, the owners have to bear higher insurance premiums for the performance guarantee of land transfer, which will really increase their production costs.
There are also many considerations for the third-party insurance companies participating in this pilot.
"We participate in this pilot, first of all, from developing agricultural insurance, improving agricultural financial services, and creating agricultural insurance products." Yang Jian, business manager of Jintai Insurance Company Qionglai Branch, said that at present, his company has undertaken the pilot of land transfer performance guarantee insurance in six towns and villages in Qionglai City, including Mouli Town. The introduction of this new type of insurance enriches the company's agricultural insurance products, so that agricultural insurance can not only ensure production, but also ensure price and income. Moreover, for farmers, insurance companies are indeed higher than guarantee companies in terms of capital reserves and solvency.
However, insurance companies do have to face problems such as "difficulty in recovery" that may occur once the owner defaults. "This requires us to conduct a rigorous risk assessment," Yang Jian said. Through market research, they found that if large grain growers do not transfer their funds to other fields, they will generally not "run away" because of the support of subsidies and protective price policies. As long as the owners of vegetables and fruits continue to operate, because cash crops have better benefits, fewer people will "run away"; The producers with the highest risk are flower seedlings, which are most affected by market fluctuations, so insurance companies generally think that such owners are relatively "high risk". Of the nearly 40,000 mu of land currently insured by their company, 60% involves grain production, 20% involves vegetable and fruit cultivation, and only 10% comes from flower and seedling production.
"Since it is a pilot, it must be done step by step." Mao Zhongxin said that in view of the problems reflected by various towns and villages in the pilot process, Qionglai City will gradually improve from the institutional mechanism level.
postscript
At present, the phenomenon of breach of contract in the process of rural land circulation appears to be caused by the poor management of the owners or the break of the capital chain, but the reason is that both parties are too casual, lack of restraint and supervision, and the cost of breach of contract is too low.
Qionglai's land transfer performance guarantee insurance is not a simple introduction of commercial insurance, but a complete system, that is, "land cooperatives+planting cooperatives+farmers+land transfer performance guarantee insurance", which greatly reduces the risk of non-performance of land transfer and realizes the efficient allocation of land resources.
The reporter learned in the interview that this reform pilot is not only carried out in Qionglai at present, but will also be extended to Chengdu this year. As a "national" comprehensive experimental area for rural reform, Chengdu's accumulated experience in this pilot process is of great help to all parts of our province to resolve the risk of land transfer.