Rural land trust institutions should concentrate scattered land in one household according to the principle of "legal, voluntary and paid", so as to solve the disadvantage that some farmers are unable to develop land but have no land, speed up the transfer of management rights on the basis of stable contracting rights, effectively solve the contradiction between land supply and demand, and promote the adjustment of rural industrial structure. The main functions of land trust institutions include:

1. Information transfer function. Hold regular press conferences on land transfer information. For example, the "Land Trust Service Station" in Ke Qiao Town, Shaoxing County, Zhejiang Province was entrusted by 13 Village Economic Cooperative to promote the circulation information of 2,200 mu of land use rights to the society and openly bid for efficient agricultural development projects. In less than a day, nine enterprises have signed investment agreements, and the original land contractor will receive dividends from the land trust.

2. Intermediary service function. Coordinate and communicate related matters raised by both parties, implement the contractual relationship on the basis of equal consultation, and safeguard the interests of both parties; The agent issues income certificates, financing development funds for the trustee, broadening the investment field for investors, and collecting corresponding labor remuneration from them.

3. Oversight and governance functions. The purpose of supervising and managing land use after land transfer is to improve the "three-state" benefits of land use and promote the sustainable use of land resources.

4. Management function. Land trust institutions can use their trust funds to directly or jointly engage in land development, operation and management.

Establish a land investment trust fund

Land development needs huge funds, and financial allocation and personal funds are often limited by the source of funds. The establishment of land investment trust fund can effectively solve the problem of insufficient funds for land development. The land trust fund is the working capital set up by the land trust department for the development and management of land. Its main sources are: land trust deposits absorbed by banks and other financial departments, land securities issued by the government, land trust funds used by enterprises and institutions, and extra-budgetary funds. Drawing lessons from the experience of American and Japanese land trusts and combining with the actual situation of rural land property rights in China (the ownership of rural collective land remains unchanged, the contracting right is relatively stable and the management right can flow reasonably).

The original land contractor, as the principal and beneficiary, entrusted the land to the land trust institution, and the land trust institution, as the trustee, can not only lease, transfer, subcontract and share in the land development operators, but also collect rent, transfer (package) or dividends; You can also sign a land development contract with a professional land development company to collect the development income (the development company obtains the corresponding remuneration according to the contract), and then lease or transfer the land use right. Land trust institutions are responsible for issuing trust dividends to clients. The huge amount of funds needed in the process of land development and operation can be raised by loans (agricultural loans, government support and preferential interest rates) from financial institutions through land trust institutions, and financial institutions can refinance investors by selling loan claims, which not only increases investment channels, but also disperses financial risks.

Support system for implementing land trust operation mode

1. Policy and regulatory support

The Trust Law of People's Republic of China (PRC), which was promulgated in April, 20001,established the prosperity and development of China's trust on the basis of relatively perfect legal norms. Overseas, land trust is an important part of trust business. However, the development of land trust in China is relatively backward. In order to really promote the development of land trust business, it is still necessary to formulate policies, regulations and implementation rules to regulate various land trust businesses, especially on how land investment trust funds operate, the basis for determining land trust dividends, the tax system of land trust business, the transfer compensation and change registration of land trust property rights.

2. Market system support

First, support the cultivation of land transfer operators. The transfer of rural land property rights lies in solving the problem of "no land to plant, no land to plant", that is, who will plant it, so cultivating land managers is the key to the smooth transfer of land property rights. Rural land transfer operators in China mainly include general farmers, large breeders and industrial and commercial owners. The main business forms are: large-scale contracting, farm management, joint-stock cooperation, company management, industrial management and so on. We should focus on supporting large-scale farmers and industrial and commercial owners to operate on a large scale, invest in efficient agriculture, and give full play to their advantages in manpower, capital, market and technology.

Second, market information support. There are great differences in the location, quantity, quality, topography and other conditions, compensation standards and transfer forms of land. Establishing a circulating land information database and releasing land resources information to the inside and outside of the jurisdiction in time through various channels and forms can enhance the transparency of the land market and contribute to the efficient circulation of land.

Third, supervision mechanism support. The use of land after circulation should follow the principle of "not changing the agricultural use of land, ensuring the ability to repair cultivated land, ensuring the dynamic balance of total cultivated land and ensuring the sustainable use of land resources". Establish a supervision mechanism to investigate and deal with illegal land use after land transfer according to law, so that the land use after transfer is truly reasonable and efficient.

Fourth, financial support. According to the investment calculation, at present, every 1 hectare of cultivated land needs to be developed and reclaimed, with an investment of 4500-9000 yuan; The garden needs 3000-5500 yuan; Woodland and grassland need to be invested 1800-2750 yuan; Fishing land needs to be invested 15000-28000 yuan. With the increasing difficulty of land consolidation, development and reclamation, land circulation operators need to invest more and more funds, which requires strong financial support from financial departments, financial institutions and non-governmental organizations.

3. Technical support

Because the connotation of land development and consolidation is constantly enriched with the passage of time, such as the most representative land consolidation in Germany, the land consolidation before 19 century mainly focused on scattered and fragmented agricultural land; At the beginning of the 20th century, the focus of land consolidation was on service infrastructure and public construction. In 1970s, landscape ecology and environmental protection were increased to realize the coordinated development of economy, society and environment. Therefore, the technology of land development and consolidation needs to be constantly updated and improved to meet the needs of the connotation of land development and consolidation.