住宅建设用地自动续期的逻辑变换及方案形成

摘要

The purpose of this paper is to explore the theory and solution to the “automatic renewal” system based on the cognition about the conversion of legal logic, political logic and neo-legal logic. Methods employed are literature analysis, comparative analysis and comprehensive analysis. The results indicate that the right of automatic renewal is a statutory right enjoyed by the obligee of residential land use right. The design for automatic renewal system should be explored within the range of the statutory right. Moreover, no negotiation, agreement and payment for the renewal price should be taken as its preconditions. It is concluded that the establishment and implementation of the “automatic renewal” system must jump out of the legal logic of current transfer system of state-owned land use right, and must follow the track of political logic in order to meet real public demands. Additional estate holding taxes should be levied on the real estate which have already been automatic renewal, thus to form a new legal logic of giving rights to citizens. Such a transition canachieve a major revision and revolution on our current transfer system of state-owned land use right in an accumulative way.%研究目的：以“法理逻辑—政治逻辑—新法理逻辑”变换为线索，探索自动续期的理论及方案。研究方法：文献分析法、比较法和多学科综合法。研究结果：申请续期是现行土地出让制度的法理逻辑的必然要求，《物权法》刻意将住宅建设用地自动续期与非住宅建设用地申请续期分别开，其背后的逻辑是引入住宅建设用地续期这个法律问题的政治解决方式，今后自动续期方案的设计也因此须循入政治逻辑的轨道。研究结论：自动续期是《物权法》赋予住宅建设用地使用权人的法定权利，其要旨是不以谈判、合意和缴纳对价作为续期要件。住宅建设用地期间届满后，除公共利益原因外，使用权人可以自行持相关证件到权责机关办理新一个期间的建设用地使用权登记，但自动续期生效后，住宅建设用地使用权人应当依法缴纳年金。为降低制度实施成本，年金应以房地产保有税附加的方式，按一定比例“钉”住房地产保有税，搭上未来房地产税征收体系的便车。随着在国有土地之上赋权于民的新、旧法理逻辑的更替，自动续期将以润物无声的方式，实现对现行土地使用权出让制度框架的重大变革与修正。