22 November 2005
张晓东胡强由成都市人大法制委员会和市房管局联合主办的“2005中国(成都)物权法与房地产业发展专家论坛”在蓉开讲，物权法起草专家王利明、扈纪华以及建设部政策研究中心主任陈淮、国务院发展研究中心研究员丁宁宁教授为在场的200多名代表热议了这部关系人民群众切身利益的民事基本法律。
Zhang Xiaodong and Hu Qiang spoke at the “China (Chengdu) Expert Forum 2005 on Real Property Law and Housing Industry Development” jointly sponsored by the Chengdu National People’s Congress Legal Committee and the City Housing administrative bureau, in the hibiscus, real property Law draft expert Wang Liming, Hu Jihua as well Chen Huai, Director, Policy Research Center of the Ministry of Construction, State Council DRC researcher Ding Ningning professor for hotly discussed the more than 200 representatives present to relate the people vital interest the civil basic law.
观点1：“征收”补偿应大于“征用”补偿
Viewpoint 1: compensation for “requisition” should be greater than for “takeover over for use”
物权法草案起草专家、全国人大法律委员会委员王利明指出，现在的草案把征收征用都放在一起规定，甚至把拆迁也放在一起，致使很多人认为征收、征用、拆迁都是一回事。要解决实践中滥用公共利益的问题，必须严格界定征收、征用条件，把这两个概念严格区分开———征收是永久性移转所有权，而征用只是暂时限制公民使用权，所以征收所补偿的数额要高于征用所补偿的数额。另外，由于目前的草案把拆迁放在征收征用里，很多人认为拆迁是征收的内容或者是征收引发的后果。拆迁应单独规定。
Real Property Law drafter and member of the Legal Committee of the National People's Congress Wang Liming pointed out that in the present draft, provisions for takeover for use and requisition are placed together, and even relocation is placed with them, causing many people to think that requisition, takeover for use, and relocation are all one thing. To solve the question of abuse in practice of[the principle of the public interest, the conditions for requisition and takeover for use must be strictly limited, and the two strictly demarcated: requisition is a permanent transfer of property rights, whereas takeover for use only temporarily limits the citizen’s right of use, hence the amount of compensation for requisition must be higher than for takeover for use. Moreover, since the present draft places relocation with requisition and takeover for use, the, many people think relocation is part of requisition, or a consequence initiated by it. Relocation should be regulated separately.
观点2：保障财产权可增强市民购房信心Viewpoint 2: Safeguarding property rights may raise the confidence of townsmen to buy houses
王利明表示，物权法的制定就是为了保护国家和公民的私有财产，其中公民财产包括动产和不动产，而地产是不动产的主要组成部分，占了整个物权法条文的1/3以上。这样一个有利于保障公民住房的法律出台后，有可能增强市民对住房这一财产的购买信心。
Wang Liming indicated that the formulation of the Real Property Law is to protect state and citizen’s private property, including movable and immovable property, with real estate the main constituent of immovable property, occupying over a third of the articles of the Real Property Law as a whole. The appearance of such a law advantageous to safeguarding citizen’s housing, may help raise the confidence of townsmen to buy houses.
观点3：住宅用地使用期满应自动续期 Viewpoint 3: Usage period of land used for housing should automatically extend on expiry
针对广大市民非常关注的住房用地七十年满后是否收回这一问题，王利明表示，草案中没有严格区分住宅用地和商业用地的使用期限，只是提出到期后要补交出让金，但他表示将有可能做出修改和补充。他还建议应区别对待两种用地。国务院应统一规定根据不同地块确定补交出让金的标准，让住户补交后自动续期。而对于非住宅，则应该在土地使用期限届满时，由开发商和政府进行谈判和续期，但如果因公共利益等需要收回该土地，就可以回收。
Addressing an issue that residents at large are extremely concerned about, whether land used for housing should be taken back after the expiry of 70 years, Wang Liming indicated that the draft did not strictly separate the usage periods for residential- and commercial-use land—it proposed only that after the period was up there must be additional purchase payment, but he indicated that it would be possible to make revisions and supplements. He also suggested that the two kinds of used land should be treated separately. The State Council should unify the standards, based on different land parcels, set for determining additional purchase payments, after paying which the lease is automatically extended. Moreover regarding non-owner-occupant housing, when the deadline for land use is reached, negotiation and extension should be carried on by the developer and the government, but if the land needs to be taken back because of public interest etc., it may be resumed.
观点4：不动产只需进行一次登记
Viewpoint 4: Real estate only needs to be registered once
物权法草案规定，不动产登记，由不动产所在地的登记机构办理。国家对不动产实行统一登记制度。统一登记的范围、登记机构和登记办法，由法律、行政法规规定。对此，不少与会人士对这一款项提出了看法。他们认为，现在除了厦门、上海等地外，多数城市房、地还是分开的。那么，到底该由谁来统一登记？是到房管部门还是到土地部门，或者是到一个新的部门进行登记呢？
The real property Law draft stipulates that real estate registration is to be handled by the registration agency in the place where the real estate is situated. The state implements a unified registration system for real estate. Its scope, agencies and means are stipulated by law and administrative rules and regulations. Many conference participants made proposals regarding this section. They argued that except for places like
对于物权法草案修改中是否将明确“谁登记”这个问题，物权法起草专家扈纪华没有正面回答，但她指出，这样的规定是让老百姓的不动产只需进行一次登记，至于是由房管部门登记还是由国土部门登记，则由政府部门去沟通。
Hu Jihua, a Real Property Law draft expert, did not reply directly to the question of whether the Real Property Law draft revision will clarify “who registers,” but she noted that such provisions will ensure that ordinary people’s real estate only has to be registered once; as for whether they would be registered by the housing administration department or by the Ministry of National Territory and Resources, this was to be communicated by the government departments.
观点5：保证部分资源优先配置给贫困户
View 5: Guarantee priority allocation of some resources to those in difficulties
国务院发展研究中心研究员、社会发展研究部部长丁宁宁认为，在房屋改革时，应考虑更多的社会群体，繁荣房屋租赁市场，构建廉租住房制度。建设部政策研究中心主任陈淮则指出，政府应该利用好市场杠杆的作用，通过有效的调控手段，保证一部分资源优先配置给生活困难的人，体现社会公平性。
Ding Ningning, research fellow with the State Council’s Development Research Centre and director of its Social Development Research Department, argued that in housing reform, more social groups should be considered, make the rental market prosper and build a low rental housing system. Chen Huaize, Director of the Policy Research Centre of the Ministry of Construction pointed out that the government should make good use of market lever functions, by means of effective regulative methods, guarantee priority allocation of some resources to those in difficulties, and realise social justice.
现在非常时兴的就是贷款买房，但买到的房子却只有使用权，产权证也在银行。买房人总会不断地问自己：“我到底是不是房子的主人呢？” 对此，丁宁宁指出：“债权大于物权。”他强调，使用权和物权是不一样的。贷款买房，即便你已交了一定数额的钱，只要一天不还完贷款，房子就是银行的。
Housing mortgages are now fashionable, but what is bought is actually only the usage right, the house title deed is with the bank. Everyone buying a house will constantly ask himself: “Am I the owner of this house?” Regarding this, Ding Ningning pointed out that “creditor's rights are greater than real rights.” He emphasises that the right of use and ius in rem are not the same. In buying a house by mortgage, even if you have paid over a certain amount of money, so long as you have not paid off the mortgage, the house is the bank’s.
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