索债型拘禁行为的定位及思考

史舒


一、简要案情
甲因赌博欠下乙47000元的赌债，乙多次向甲催讨未果。乙为讨回赌债，定下了采取暴力将甲劫走、以甲的生命健康威胁恐吓甲及其家属并向甲及其家属索取50000元的犯罪计划。之后，乙在将甲劫走并予以拘禁而未向甲及其家属恐吓、索要财物时，被公安机关抓获。归案后，乙如实供述其犯罪计划。
二、分歧意见
对于本案的定性，主要有以下两种意见：
第一种意见认为应当定非法拘禁罪。因为最高人民法院《关于对为索取法律不予保护的债务非法拘禁他人行为如何定罪问题的解释》中规定：行为人为索取高利贷、赌债等法律不予保护的债务，非法扣押、拘禁他人的，以非法拘禁罪定罪处罚。本案中，乙为索取赌债而拘禁甲，其行为符合非法拘禁罪的犯罪构成，应以非法拘禁罪定罪量刑。
第二种意见认为乙的行为已构成绑架罪（既遂）。理由：①乙并非仅仅想索要47000元的赌债，而是索要50000元，明显超出赌债范围，其主观上还有勒索3000元的目的，所以乙由索债为目的转化为勒索目的，这种犯罪目的的转化已经为一般的非法拘禁罪所无法涵盖，而且乙一个绑架行为触犯了非法拘禁罪和绑架罪两个罪名。对此不能以非法拘禁罪定罪，而是属于想像竞合犯，应以绑架罪论处。②新刑法关于绑架罪主观方面的特别规定（即以勒索财物为目的），使绑架罪成为典型的目的犯。在刑法理论上，目的犯是指具有一定目的，为其特别构成要件的犯罪。目的犯中包含两种目的，即一般犯罪目的与特定犯罪目的。一般犯罪目的是指直接故意犯罪人实施犯罪行为希望达到的结果，特定犯罪目的是超过故意内容所能包含的范围，独立于故意内容之外的目的。在绑架罪的主观方面，一般犯罪目的与客观上单一的绑架行为相对应，是指以绑架他人为目的；特定犯罪目的依照刑法的规定，必须以勒索财物为目的。由于勒索财物是特定犯罪目的，故现实的勒索行为并不是成立本罪的必要条件；绑架他人才是本罪必不可少的行为。因此，乙实施了绑架行为，已对甲的人身自由构成了实质性侵害的情况下，则不论乙是否实施了勒索钱财的行为，也不论勒索的财物是否到手，均应视为绑架罪既遂。
二、关于索债型拘禁犯罪与勒索型绑架犯罪之区别的一般观点
从上述的分歧意见，我们可以看出本案的关键在于对索债型拘禁犯罪和勒索型绑架犯罪区分标准的认定。
根据我国刑法第239条的规定，绑架罪大致可分为三种类型：其一是以勒索财物为目的绑架他人的绑架行为（以下简称勒索型绑架犯罪）；其二是绑架他人作为人质的绑架行为；其三是以勒索财物为目的而偷盗婴儿的绑架行为。而刑法第238条第三款又规定，为索取债务非法扣押、拘禁他人的，应定为非法拘禁罪（以下简称索债型拘禁犯罪）。在勒索型绑架犯罪与索债型拘禁犯罪中，行为人在主观上均有索要财物的故意，客观上又均实施了扣押、拘禁他人的行为。
一般认为，这两种犯罪的区别除了犯罪目的、犯罪动机、犯罪人与被害人关系、侵犯的客体不同外，其最本质性的区别在于：索债型拘禁犯罪的构成以债务的存在为前提，而勒索型绑架犯罪的构成则不以债务的存在为前提。从这个标准出发，得出了以下三个基本结论：
1、行为人索取的财物数额与债权数额相当的，应定为非法拘禁罪；
2、在行为人索取超过债权数额的“债务”的情况下，应具体分析行为人索取的数额与债权数额之间的差价，分别不同情况以绑架罪或非法拘禁罪定罪量刑。由于在一些案件中，往往难以确定债权数额，因此要确定超出债权数额较大的“度”。若索取的“债务”超出债权数额较大，应以绑架罪论处，反之，则以非法拘禁罪论处。在此，甚至有人认为，应以2000元为“度”，即以是否超过债权数额2000元作为认定是绑架还是非法拘禁的标准。
3、按照民事法律中“谁主张谁举证”的原则，当债权人主张债权而无法举证，则从民法角度来看，其债权债务关系是不存在的。因此，若行为人索取的债务无法查清，则应认定行为人主观上具有“索取他人财物的目的”，以绑架罪论处。
三、由本案而引发的司法困惑
本案引发的司法困惑主要有三：
困惑之一：若认定乙构成绑架罪（既遂），乙将被判处至少十年以上的有期徒刑；而若认定乙构成非法拘禁罪，则乙顶多只会被判处三年有期徒刑。对于乙的行为如何定性，在刑罚上将会出现至少七年有期徒刑的差距。这不能不令人为之乍舌。这样的决择，对于任何一个法官来说，都将是一次严竣的考验。
困惑之二：以行为人索要的是不是债务（包括合法债务和非法债务）来作为区分索债型拘禁犯罪和勒索型绑架犯罪的标准，是否具有合理性？依照这样的标准，假设本案中的乙仅为讨回47000元的赌债而并非想索取50000元的话，那么对乙应定非法拘禁罪无疑。3000元心理意图之差决定其七年的人身自由，是否合理？
困惑之三：若以行为人索要的是不是债务作为区分索债型拘禁犯罪与勒索型绑架犯罪的标准，则在定性时首先必须弄清的是债务的数额。在证据确凿的情况下，合法债权人完全可以通过正常的诉讼程序来实现其债权，而用不着以身试法、采取犯罪的手段来实现其债权。其次，在民事案件中，按照谁主张谁举证的原则，合法债权人在无法提供证据证明其债权及确切数额的情况下，仍然要承担败诉的结果。而在这种情况下，若合法债权人为索回其债务而采取劫走债务人并予以拘禁的手段来收回其债权，在案发后，应当由谁负合法债权的举证责任？是公诉人、被告人、还是被害人呢？若不能证明合法债权的存在，又应当如何处理？再次，高利贷、赌债等法律不予保护的债务的产生往往是秘密进行的，要证明该债务的存在和认定其数额是十分困难的。若此，在这类的刑事案件的审理过程中，要花相当的精力来举证证明债权的存在及确切数额，且在债权无法查清的情况下，是否推定债权不存在，而使被告人承担极为不利的后果呢？
我们看到，从现行法律出发，以“债务”为标准来区分索债型拘禁犯罪与勒索型绑架犯罪这两种犯罪不论是在理论上还是在司法实践上都将陷入十分尴尬的境地。以“债务”为标准来区分必然带来的后果是：刑事法官们在审查这类刑事案件时，首当其冲的是要对民事纠纷进行审理。如此，一个以“谁主张谁举证”民事法律原则带来的对民事实体权利的认定将对刑事案件的定性产生实质性的影响。例如，在事实上存在债权、而行为人根本不能证明债权存在的情况下，若行为人主观上为索债而实施拘禁他人行为借以威胁其家属，将以构成绑架罪而被判处至少十年的有期徒刑；而一旦能够证明债权的存在，则仅为至多三年的有期徒刑。由于民事“举证不能”而导致刑事案件在定罪量刑上出现极大的差异，不仅可笑，简直近乎谎唐。
四、为索债而扣押、拘禁他人行为的本质
经过仔细分析，我们发现，为索债而押押、拘禁他人行为是认定为索债型拘禁犯罪还是勒索型绑架犯罪，最大的不同在于法律后果上的显著差异。非法拘禁罪和绑架罪在法定刑上具有相当大的差距，这也是理论界和司法实践部门孜孜以求、费尽心机地硬要将索债型拘禁犯罪和勒索型绑架犯罪分出个“你死我活”的根本原因。从刑法的规定来看，非法拘禁罪是“处3年以下有期徒刑、拘役、管制或者剥夺政治权利。具有殴打、侮辱情节的，从重处罚。”“致人重伤的，处3年以上10年以下有期徒刑；致人死亡的，处10年以上有期徒刑”；而绑架罪则“处10年以上有期徒刑或者无期徒 刑，并处罚金或者没收财产；致使被绑架人死亡或者杀害被绑架人的，处死刑，并处没收财产。”差距是显而易见。
笔者认为，其实从行为上来看，为索债而扣押、拘禁他人的行为在本质上是一种绑架行为。首先，不论行为人索取的是根本不存在的债务、明显超过债务范围的财物还是合法债务，其在主观上都属于以非法占有为目的，都具有勒索的性质。若是索取根本不存在的债务或明显超过债务范围的财物，其主观上的非法占有目的自不在话下。若是合法债务，在一个法治的社会中，行为人完全可以通过正常的诉讼程序来实现其债权，行为人舍弃合法途径而采取犯罪的手段就足以证明其非法占有的目的性。其次，将他人扣押或者拘禁借以威胁其家属等人以取得所谓的“债务”，应当说，在犯罪构成上，索取债务只是犯罪的动机，而非法取得财物才是犯罪目的。
五、法条设置的理性思考
从上面的分析我们可以看出，法律的规定存着严重的缺陷。事实上，完全没有必要区分索债型拘禁犯罪和勒索型绑架犯罪，因为这两种犯罪所指向的行为在实质上都属于绑架行为。以“债务”为标准来区分同一本质的行为、把犯罪动机与犯罪目的相混淆，从而使同一本质的行为在刑法上的定性上得出截然不同的判断，显然是以罪刑相适应原则相违背的。
我国新刑法错误条文设置，从而导致将索债型拘禁犯罪归入非法拘禁罪的范畴，不但引发了一场无谓的论战，而且还造成司法机关在具体的实务操作中左右为难的困境。法律的真实生命应当而且永远存续于实际的司法运行之中。法条没置的科学性与否，刑罚设置是否合理都需要通过司法实践的检验，可以说，司法结果是衡量立法科学性、保障立法权威性、体现立法公正性的根本尺度。为了使法律的规定更具合理性与操作性，对其进行合理的重构势在必然。
笔者认为，根据罪刑相适应原则 ，合理的条文设置原则上应该是：①删除刑法第238条第三款的规定（即“为索取债务非法扣押、拘禁他人的，依照前两款的规定处罚”）；②在刑法第239条关于绑架罪的处罚中，规定一个“情节较轻时”处罚原则，以此来容纳诸如为索债而实施绑架等“事出有因”的情况。这样既能有效地解决实践中那些避重就轻的现象，充分发挥刑法惩治之功能，同时，又能彻底摆脱理论上和司法实务上的尴尬境地。具体来说，这种设置方式至少有如下三个方面的优点：
第一，不会出现由于定性引起的巨大刑罚差距，这样就避免了出于道德或法律理念而产生的避重就轻或轻罪重判的现象。
第二，避免了刑事案件审理以民事纠纷的处理结果为前提的尴尬局面，使法律条文更具有可操作性。
第三，这种设置方式符合世界各国刑法对绑架犯罪规定的主流方向。纵观世界各国刑法对绑架犯罪的规定，都无一例外地将索债型拘禁犯罪划入绑架犯罪情节较轻的情况中。如《德国刑法典》第239条就规定：“行为人拐走某人或者逮住某人目的在于利用被害人对其健康的担心或者第三者对被害人健康的担心进行索取财物的，处不低于五年的自由刑。在较轻的严重情形（如索取债务等）中处不低于一年的自由刑。”
六、结论
就现代法治而言，按照犯罪行为对社会的危害程度来配置法定刑是一个基本要求。对某种（些）重罪配置轻刑或对某种（些）轻罪适用重刑，或者相似性质的犯罪配以不同刑罚，罪与罚不相当，不仅将极大的冲击罪刑相适应原则，同时影响法制的统一与权威。引起刑法学界对于索债型拘禁犯罪和勒索型绑架犯罪认定标准之争的根源，在于刑法条文本身的缺陷所致。我们认为，把索债型拘禁犯罪划入绑架罪的范畴，同时设置绑架罪中情节较轻时的处罚原则才能真正体现罪刑相适应原则。这样的设置，既能有效地解决实践中那些避重就轻或轻罪重判的现象，正确发挥刑法惩治之功能，同时，又能彻底摆脱理论上和司法实务上的尴尬境地。

国务院


中华人民共和国城镇国有土地使用权出让和转让暂行条例(附英文)

1990年5月19日，国务院

第一章 总则
第一条 为了改革城镇国有土地使用制度，合理开发、利用、经营土地，加强土地管理，促进城市建设和经济发展，制定本条例。
第二条 国家按照所有权与使用权分离的原则，实行城镇国有土地使用权出让、转让制度，但地下资源、埋藏物和市政公用设施除外。
前款所称城镇国有土地是指市、县城、建制镇、工矿区范围内属于全民所有的土地（以下简称土地）。
第三条 中华人民共和国境内外的公司、企业、其他组织和个人，除法律另有规定者外，均可依照本条例的规定取得土地使用权，进行土地开发、利用、经营。
第四条 依照本条例的规定取得土地使用权的土地使用者，其使用权在使用年限内可以转让、出租、抵押或者用于其他经济活动。合法权益受国家法律保护。
第五条 土地使用者开发、利用、经营土地的活动，应当遵守国家法律、法规的规定，并不得损害社会公共利益。
第六条 县级以上人民政府土地管理部门依法对土地使用权的出让、转让、出租、抵押、终止进行监督检查。
第七条 土地使用权出让、转让、出租、抵押、终止及有关的地上建筑物、其他附着物的登记，由政府土地管理部门、房产管理部门依照法律和国务院的有关规定办理。

登记文件可以公开查阅。

第二章 土地使用权出让
第八条 土地使用权出让是指国家以土地所有者的身份将土地使用权在一定年限内让与土地使用者，并由土地使用者向国家支付土地使用权出让金的行为。
土地使用权出让应当签订出让合同。
第九条 土地使用权的出让，由市、县人民政府负责，有计划、有步骤地进行。
第十条 土地使用权出让的地块、用途、年限和其他条件，由市、县人民政府土地管理部门会同城市规划和建设管理部门、房产管理部门共同拟定方案，按照国务院规定的批准权限报经批准后，由土地管理部门实施。
第十一条 土地使用权出让合同应当按照平等、自愿、有偿的原则，由市、县人民政府土地管理部门（以下简称出让方）与土地使用者签订。
第十二条 土地使用权出让最高年限按下列用途确定：
（一）居住用地七十年；
（二）工业用地五十年；
（三）教育、科技、文化、卫生、体育用地五十年；
（四）商业、旅游、娱乐用地四十年；
（五）综合或者其他用地五十年。
第十三条 土地使用权出让可以采取下列方式：
（一）协议；
（二）招标；
（三）拍卖。
依照前款规定方式出让土地使用权的具体程序和步骤，由省、自治区、直辖市人民政府规定。
第十四条 土地使用者应当在签订土地使用权出让合同后六十日内，支付全部土地使用权出让金。逾期未全部支付的，出让方有权解除合同，并可请求违约赔偿。
第十五条 出让方应当按照合同规定，提供出让的土地使用权。未按合同规定提供土地使用权的，土地使用者有权解除合同，并可请求违约赔偿。
第十六条 土地使用者在支付全部土地使用权出让金后，应当依照规定办理登记，领取土地使用证，取得土地使用权。
第十七条 土地使用者应当按照土地使用权出让合同的规定和城市规划的要求，开发、利用、经营土地。
未按合同规定的期限和条件开发、利用土地的，市、县人民政府土地管理部门应当予以纠正，并根据情节可以给予警告、罚款直至无偿收回土地使用权的处罚。
第十八条 土地使用者需要改变土地使用权出让合同规定的土地用途的，应当征得出让方同意并经土地管理部门和城市规划部门批准，依照本章的有关规定重新签订土地使用权出让合同，调整土地使用权出让金，并办理登记。

第三章 土地使用权转让
第十九条 土地使用权转让是指土地使用者将土地使用权再转移的行为，包括出售、交换和赠与。
未按土地使用权出让合同规定的期限和条件投资开发、利用土地的，土地使用权不得转让。
第二十条 土地使用权转让应当签订转让合同。
第二十一条 土地使用权转让时，土地使用权出让合同和登记文件中所载明的权利、义务随之转移。
第二十二条 土地使用者通过转让方式取得的土地使用权，其使用年限为土地使用权出让合同规定的使用年限减去原土地使用者已使用年限后的剩余年限。
第二十三条 土地使用权转让时，其地上建筑物、其他附着物所有权随之转让。
第二十四条 地上建筑物、其他附着物的所有人或者共有人，享有该建筑物、附着物使用范围内的土地使用权。
土地使用者转让地上建筑物、其他附着物所有权时，其使用范围内的土地使用权随之转让，但地上建筑物、其他附着物作为动产转让的除外。
第二十五条 土地使用权和地上建筑物、其他附着物所有权转让，应当依照规定办理过户登记。
土地使用权和地上建筑物、其他附着物所有权分割转让的，应当经市、县人民政府土地管理部门和房产管理部门批准，并依照规定办理过户登记。
第二十六条 土地使用权转让价格明显低于市场价格的，市、县人民政府有优先购买权。
土地使用权转让的市场价格不合理上涨时，市、县人民政府可以采取必要的措施。
第二十七条 土地使用权转让后，需要改变土地使用权出让合同规定的土地用途的，依照本条例第十八条的规定办理。

第四章 土地使用权出租
第二十八条 土地使用权出租是指土地使用者作为出租人将土地使用权随同地上建筑物、其他附着物租赁给承租人使用，由承租人向出租人支付租金的行为。
未按土地使用权出让合同规定的期限和条件投资开发、利用土地的，土地使用权不得出租。
第二十九条 土地使用权出租，出租人与承租人应当签订租赁合同。
租赁合同不得违背国家法律、法规和土地使用权出让合同的规定。
第三十条 土地使用权出租后，出租人必须继续履行土地使用权出让合同。
第三十一条 土地使用权和地上建筑物、其他附着物出租，出租人应当依照规定办理登记。

第五章 土地使用权抵押
第三十二条 土地使用权可以抵押。
第三十三条 土地使用权抵押时，其地上建筑物、其他附着物随之抵押。
地上建筑物、其他附着物抵押时，其使用范围内的土地使用权随之抵押。
第三十四条 土地使用权抵押，抵押人与抵押权人应当签订抵押合同。
抵押合同不得违背国家法律、法规和土地使用权出让合同的规定。
第三十五条 土地使用权和地上建筑物、其他附着物抵押，应当按照规定办理抵押登记。
第三十六条 抵押人到期未能履行债务或者在抵押合同期间宣告解散、破产的，抵押权人有权依照国家法律、法规和抵押合同的规定处分抵押财产。
因处分抵押财产而取得土地使用权和地上建筑物、其他附着物所有权的，应当依照规定办理过户登记。
第三十七条 处分抵押财产所得，抵押权人有优先受偿权。
第三十八条 抵押权因债务清偿或者其他原因而消灭的，应当依照规定办理注销抵押登记。

第六章 土地使用权终止
第三十九条 土地使用权因土地使用权出让合同规定的使用年限届满、提前收回及土地灭失等原因而终止。
第四十条 土地使用权期满，土地使用权及其地上建筑物、其他附着物所有权由国家无偿取得。土地使用者应当交还土地使用证，并依照规定办理注销登记。
第四十一条 土地使用权期满，土地使用者可以申请续期。需要续期的，应当依照本条例第二章的规定重新签订合同，支付土地使用权出让金，并办理登记。
第四十二条 国家对土地使用者依法取得的土地使用权不提前收回。在特殊情况下，根据社会公共利益的需要，国家可以依照法律程序提前收回，并根据土地使用者已使用的年限和开发、利用土地的实际情况给予相应的补偿。

第七章 划拨土地使用权
第四十三条 划拨土地使用权是指土地使用者通过各种方式依法无偿取得的土地使用权。
前款土地使用者应当依照《中华人民共和国城镇土地使用税暂行条例》的规定缴纳土地使用税。
第四十四条 划拨土地使用权，除本条例第四十五条规定的情况外，不得转让、出租、抵押。
第四十五条 符合下列条件的，经市、县人民政府土地管理部门和房产管理部门批准，其划拨土地使用权和地上建筑物，其他附着物所有权可以转让、出租、抵押：
（一）土地使用者为公司、企业、其他经济组织和个人；
（二）领有国有土地使用证；
（三）具有地上建筑物、其他附着物合法的产权证明；
（四）依照本条例第二章的规定签订土地使用权出让合同，向当地市、县人民政府补交土地使用权出让金或者以转让、出租、抵押所获收益抵交土地使用权出让金。
转让、出租、抵押前款划拨土地使用权的，分别依照本条例第三章、第四章和第五章的规定办理。
第四十六条 对未经批准擅自转让、出租、抵押划拨土地使用权的单位和个人，市、县人民政府土地管理部门应当没收其非法收入，并根据情节处以罚款。
第四十七条 无偿取得划拨土地使用权的土地使用者，因迁移、解散、撤销、破产或者其他原因而停止使用土地的，市、县人民政府应当无偿收回其划拨土地使用权，并可依照本条例的规定予以出让。
对划拨土地使用权，市、县人民政府根据城市建设发展需要和城市规划的要求，可以无偿收回，并可依照本条例的规定予以出让。
无偿收回划拨土地使用权时，对其地上建筑物、其他附着物，市、县人民政府应当根据实际情况给予适当补偿。

第八章 附则
第四十八条 依照本条例的规定取得土地使用权的个人，其土地使用权可以继承。
第四十九条 土地使用者应当依照国家税收法规的规定纳税。
第五十条 依照本条例收取的土地使用权出让金列入财政预算，作为专项基金管理，主要用于城市建设和土地开发。具体使用管理办法，由财政部另行制定。
第五十一条 各省、自治区、直辖市人民政府应当根据本条例的规定和当地的实际情况选择部分条件比较成熟的城镇先行试点。
第五十二条 外商投资从事开发经营成片土地的，其土地使用权的管理依照国务院的有关规定执行。
第五十三条 本条例由国家土地管理局负责解释；实施办法由省、自治区、直辖市人民政府制定。
第五十四条 本条例自发布之日起施行。

INTERIM REGULATIONS OF THE PEOPLE'S REPUBLIC OF CHINA CONCERNINGTHE ASSIGNMENT AND TRANSFER OF THE RIGHT TO THE USE OF THE STATE-OWNEDLAND IN THE URBAN AREAS

Important Notice: (注意事项)
英文本源自中华人民共和国务院法制局编译, 中国法制出版社出版的《中华人民
共和国涉外法规汇编》(1991年7月版).
当发生歧意时, 应以法律法规颁布单位发布的中文原文为准.
This English document is coming from the "LAWS AND REGULATIONS OF THE
PEOPLE'S REPUBLIC OF CHINA GOVERNING FOREIGN-RELATED MATTERS" (1991.7)
which is compiled by the Brueau of Legislative Affairs of the State
Council of the People's Republic of China, and is published by the China
Legal System Publishing House.
In case of discrepancy, the original version in Chinese shall prevail.

Whole Document (法规全文)
INTERIM REGULATIONS OF THE PEOPLE'S REPUBLIC OF CHINA CONCERNING
THE ASSIGNMENT AND TRANSFER OF THE RIGHT TO THE USE OF THE STATE-OWNED
LAND IN THE URBAN AREAS
(Promulgated by Decree No. 55 of the State Council of the People's
Republic of China on May 19, 1990 and effective as of the date of
promulgation)

Chapter I General Provisions
Article 1
These Regulations are formulated in order to reform the system of using
the State-owned land in the urban areas, rationally develop, utilize and
manage the land, strengthen land administration and promote urban
construction and economic development.
Article 2
The State, in accordance with the principle of the ownership being
separated from the right to the use of the land, implements the system
whereby the right to the use of the State-owned land in the urban areas
may be assigned and transferred, with the exclusion of the underground
resources, the objects buried underground, and the public works. The term
"State-owned land in the urban areas" as used in the preceding paragraph
refers to the land owned by the whole people (hereafter referred to as
"the land") within the limits of cities, county sites, administrative
towns and industrial and mining areas.
Article 3
Any company, enterprise, other organization and individual within or
outside the People's Republic of China may, unless otherwise provided by
law, obtain the right to the use of the land and engage in land
development, utilization and management in accordance with the provisions
of these Regulations.
Article 4
Users of the land who have obtained the right to the use of the land in
accordance with these Regulations may, within the term of land use,
transfer, lease, or mortgage the right to the use of the land or use it
for other economic activities, and their lawful rights and interests shall
be protected by the laws of the State.
Article 5
Users of the land shall, in their activities to develop, utilize and
manage the land, abide by the laws and regulations of the state and may
not jeopardize the interests of the society and the public.
Article 6
The land administrative departments under the people's governments at or
above the county level shall conduct supervision and inspection, according
to law, over the assignment, transfer, lease, mortgage and termination of
the right to the use of the land.
Article 7
The registration of the assignment, transfer, lease, mortgage and
termination of the right to the use of the land and the registration of
the above-ground buildings and other attached objects shall be handled by
the land administration department and housing administration departments
of the government in accordance with the law and the pertinent regulations
of the State Council.
The registration documents shall be made available for public reference.

Chapter II The Assignment of the Right to the Use of the Land
Article 8
The assignment of the right to the use of the land refers to the act of
the State as the owner of the land who, within the term of a certain
number of years, assigns the right to the use of the land to land users,
who shall in turn pay fees for the assignment thereof to the State.
An assignment contract shall be signed for assigning the right to the use
of the land.
Article 9
People's governments at the municipal and county levels shall be in charge
of assigning the right to the use of land, which shall be effected in a
planned, step-by-step way.
Article 10
The land administration departments under the people's governments at the
municipal and county levels shall, in conjunction with the administrative
departments for urban planning and construction and the housing
administration departments, draw up a plan concerning the size and
location, the purposes, the term, and other conditions with respect to the
assigning of the right to the use of the land. The plan shall be submitted
for approval in accordance with the limits of authority for approval as
stipulated by the State Council and shall then be implemented by the land
administration departments.
Article 11
The contract for assigning the right to the use of the land shall be
signed by and between the land administration departments under the
people's governments at the municipal and county levels (hereinafter
referred to as "the assigning party") and the land users in accordance
with the principle of equality, voluntariness and compensation for use.
Article 12
The maximum term with respect to the assigned right to the use of the land
shall be determined respectively in the light of the purposes listed
below:
(1) 70 years for residential purposes;
(2) 50 years for industrial purposes;
(3) 50 years for the purposes of education, science, culture, public
health and physical education;
(4) 40 years for commercial, tourist and recreational purposes; and
(5) 50 years for comprehensive utilization or other purposes.
Article 13
The assignment of the right to the use of the land may be carried out by
the following means:
(1) by reaching an agreement through consultations;
(2) by invitation to bid; or
(3) by auction.
The specific procedures and steps for assigning the right to the use of
the land by the means stipulated in the preceding paragraphs shall be
formulated by the people's government of the relevant province, automonous
region, or municipality directly under the Central Government.
Article 14
The land user shall, within 60 days of the signing of the contract for the
assignment of the right to the use of the land, pay the total amount of
the assignment fee thereof, failing which, the assigning party shall have
the right to terminate the contract and may claim compensation for breach
of contract.
Article 15
The assigning party shall, in compliance with the stipulations of the
contract, provide the right to the use of the land thus assigned, failing
which, the land user shall have the right to terminate the contract and
may claim compensation for breach of contract.
Article 16
After paying the total amount of the fee for the assignment of the right
to the use of the land, the land user shall, in accordance with the
relevant provisions, go through the registration thereof, obtain the
certificate for land use and accordingly the right to the use of the land.
Article 17
The land user shall, in conformity with the stipulations of the contract
for the assignment of the right to the use of land and the requirements of
city planning, develop, utilize and manage the land.
Should any land user fail to develop and utilize the land in accordance
with the period of time specified in the contract and the conditions
therein, the land administration departments under the people's
governments at the municipal and county levels shall make corrections and,
in light of the seriousness of the case, give such penalties as a warning,
a fine or, in an extreme case, withdrawing the right to the use of the
land without compensation.
Article 18
If the land user needs to alter the purposes of land use as stipulated in
the contract for assigning the right to the use of land, he shall obtain
the consent of the assigning party and the approval of the land
administration department and the urban planning department and shall, in
accordance with the relevant provisions in this Chapter, sign a new
contract for assigning the right to the use of the land, readjust the
amount of the assignment fee thereof, and undertake registration anew.

Chapter III The Transfer of the Right to the Use of the Land
Article 19
The transfer of the right to the use of the land refers to the land user's
act of re-assigning the right to the use of the land, including the sale,
exchange, and donation thereof. If the land has not been developed and
utilized in accordance with the period of time specified in the contract
and the conditions therein, the right to the use thereof may not be
transferred.
Article 20
A transfer contract shall be signed for the transfer of the right to the
use of the land.
Article 21
With the transfer of the right to the use of the land, the rights and
obligations specified in the contract for assigning the right to the use
of the land and in the registration documents shall be transferred
accordingly.
Article 22
The land user who has acquired the right to the use of the land by means
of the transfer thereof shall have a term of use which is the remainder of
the term specified in the contract for assigning the right to the use of
the land minus the number of the years in which the original land user has
used the land.
Article 23
With the transfer of the right to the use of the land, the ownership of
the above-ground buildings and other attached objects shall be transferred
accordingly.
Article 24
The owners or joint owners of the above-ground buildings and other
attached objects shall have the right to the use of the land within the
limits of use of the said buildings and objects.
With the transfer of the ownership of the above-ground buildings and other
attached objects by the land users, the right to the use of the land
within the limits of use of the said buildings and objects shall be
transferred accordingly, with the exception of the movables.
Article 25
With respect to the transfer of the right to the use of the land and of
the ownership of the above-ground buildings and other attached objects,
registration for the transfer shall be undertaken in accordance with the
relevant provisions.
Divided transfer of the right to the use of the land and of the ownership
of the above-ground buildings and other attached objects shall be subject
to the approval of the land administration department and the housing
administration departments under the people's governments at the municipal
and county levels, and registration for the divided transfer shall be
undertaken in accordance with the relevant provisions.
Article 26
When the transfer of the right to the use of the land is priced at a level
obviously lower than the prevailing market price, the people's governments
at the municipal and county levels shall have the priority of the purchase
thereof.
When the market price for the transfer of the right to the use of the land
rises to an unreasonable extent, the people's governments at the municipal
and county levels may take necessary measures to cope with it.
Article 27
If, after the transfer of the right to the use of the land, necessity
arises for altering the purposes of land use as stipulated in the contract
for assigning the right to the use of the land, it shall be handled in
accordance with the provisions in Article 18 of these Regulations.

Chapter IV The Lease of the Right to the Use of the Land
Article 28
The lease of the right to the use of the land refers to the act of the
land user as the lessor to lease the right to the use of the land together
with the above-ground buildings and other attached objects to the lessee
for use who shall in turn pay lease rentals to the lessor. If the land has
not been developed and utilized in accordance with the period of time
specified in the contract and the conditions therein, the right to the use
thereof may not be leased.
Article 29
A lease contract shall be signed for leasing the right to the use of the
land by and between the lessor and the lessee.
The lease contract shall not run counter to the laws and regulations of
the State or the stipulations of the contract for assigning the right to
the use of the land.
Article 30
After leasing the right to the use of the land, the lessee must continue
to perform the contract for assigning the right to the use of the land.
Article 31
With respect to the lease of the right to the use of the land together
with the above-ground buildings and other attached objects, the lessee
shall undertake registration in accordance with the relevant provisions.

Chapter V The Mortgage of the Right to the Use of the Land
Article 32
The right to the use of the land may be mortgaged.
Article 33
With the mortgage of the right to the use of the land, the above-ground
buildings and other attached objects thereon shall be mortgaged
accordingly.
With the above-ground buildings and other attached objects, the right to
the use of the land within the limits of use of the said buildings and
objects shall be mortgaged accordingly.
Article 34
A mortgage contract shall be signed for mortgaging the right to the use of
the land by and between the mortgagor and the mortgagee.
The mortgage contract shall not run counter to the laws and regulations of
the State or the stipulations of the contract for assigning the right to
the use of the land.
Article 35
With respect to the mortgage of the right to the use of the land together
with the above-ground buildings and other attached objects, registration
for the mortgage shall be undertaken in accordance with the relevant
provisions.
Article 36
If the mortgagor fails to fulfil liabilities within the prescribed period
of time or declares dissolution or bankruptcy within the term of the
mortgage contract, the mortgagee shall have the right to dispose of the
mortgaged property in accordance with the laws and regulations of the
State and the stipulations of the mortgage contract. With respect to the
right to the use of the land and the ownership of the above-ground
buildings and other attached objects acquired as a result of the disposal
of the mortgaged property, transfer registration shall be undertaken in
accordance with the relevant provisions.
Article 37
The mortgagee shall have the priority of compensation with respect to the
receipts resulting from the disposal of the mortgaged property.
Article 38
If the mortgage is eliminated as a result of the liquidation of
liabilities or for other reasons, procedures shall be undertaken to
nullify the mortgage registration.

Chapter VI The Termination of the Right to the Use of the Land
Article 39
The right to the use of the land terminate for such reasons as the
expiration of the term of use as stipulated in the contract for assigning
the right to the use of the land, the withdrawal of the right before the
expiration, or the loss of the land.
Article 40
Upon expiration of the term of use, the right to the use of the land and
the ownership of the above-ground buildings and other attached objects
thereon shall be acquired by the State without compensation. The land user
shall surrender the certificate for land use and undertake procedures to
nullify the registration.
Article 41
Upon expiration of the term of use, the land user may apply for its
renewal. Where such a renewal is necessary, a new contract shall be signed
in accordance with the provisions in Chapter II of these Regulations and
the land user shall pay the fee for the assignment of the right to the use
of the land and undertake registration.
Article 42
The State shall not withdraw before the expiration of the term of use the
right to the use of the land which the land user acquired in accordance
with the law. Under special circumstances, the State may, based on the
requirements of social public interests, withdraw the right before the
expiration of the term of use in line with the relevant legal procedures
and shall, based on the number of years in which the land user has used
the land and actual state of affairs with respect to the development and
utilization of the land, offer corresponding compensation.

Chapter VII The Allocated Right to the Use of the Land
Article 43
The allocated right to the use of the land refers to the right to the use
of the land which the land user acquires in accordance with the law, by
various means, and without compensation.
The land user referred to in the preceding paragraph shall pay tax for the
use of the land in accordance with the provisions of the Interim
Regulations of the People's Republic of China Concerning the Tax for the
Use of the Land in the Urban Areas.
Article 44
The allocated right to the use of the land may not be transferred, leased,
or mortgaged, with the exception of cases as specified in Article 45 of
these Regulations.
Article 45
On condition that the following requirements are satisfied, the allocated
right to the use of the land and the ownership of the above-ground
buildings and other attached objects may, subject to the approval of the
land administration departments and the housing administration departments
under the people's governments at the municipal and county levels, be
transferred, leased or mortgaged:
(1) the land users are companies, enterprises, or other economic
organizations, or individuals;
(2) a certificate for the use of state-owned land has been obtained;
(3) possessing legitimate certificates of property rights to the above-
ground buildings and other attached objects; and
(4) a contract for assigning the right to the use of land is signed in
accordance with the provisions in Chapter II of these Regulations and the
land user makes up for the payment of the assignment fee to the local
municipal or county people's government or uses the profits resulting from
the transfer, lease or mortgage to pay the assignment fee.
The transfer, lease or mortgage of the allocated right to the use of the
land referred to in the preceding paragraphs shall be handled respectively
in accordance with the provisions in Chapters III, IV and V of these
Regulations.
Article 46
Any units or individuals that transfers, lease or mortgage the allocated
right to the use of the land without authorization shall have their
illegal incomes thus secured confiscated by the land administration
departments under the people's governments at the municipal and county
levels and shall be fined in accordance with the seriousness of the case.
Article 47
If the land user who has acquired the allocated right to the use of the
land without compensation stops the use thereof as a result of moving to
another site, dissolution, disbandment, or bankruptcy or for other
reasons, the municipal or county people's government shall withdraw the
allocated right to the use of the land without compensation and may assign
it in accordance with the relevant provisions of these Regulations.
The municipal or county people's government may, based on the needs of
urban construction and development and the requirements of urban planning,
withdraw the allocated right to the use of the land without compensation
and may assign it in accordance with the relevant provisions of these
Regulations.
When the allocated right to the use of the land is withdrawn without
compensation, the municipal or county people's government shall, in the
light of the actual state of affairs, give due compensation for the above-
ground buildings and other attached objects thereon.

Chapter VIII Supplementary Provisions
Article 48
The right to the use of the land may be inherited if it is acquired by
individuals in accordance with the provisions of these Regulations.
Article 49
The land user shall pay tax in accordance with the provisions of the tax
laws and regulations of the State.
Article 50
Fees collected by assigning the right to the use of the land in accordance
with these Regulations shall be included in the fiscal budget and managed
as a special fund, which shall be used mainly for urban construction and
land development. The specific measures for the use and management of the
fund shall be separately prescribed by the Ministry of Finance.
Article 51
The people's governments of various provinces, autonomous regions and
municipalities directly under the Central Government shall, in accordance
with the provisions of these Regulations and with the actual state of
affairs in their respective localities, select as their pilot testing
grounds some of the cities or towns where conditions are relatively ripe.
Article 52
With respect to foreign investors engaging in developing and managing
tracts of land, the administration of the right to the use of the land
shall be effected in accordance with the relevant provisions of the State
Council.
Article 53
The State Administration for Land Uses shall be responsible for the
interpretation of these Regulations; the measures for the implementation
thereof shall be formulated by the people's government of the provinces,
autonomous regions and municipalities directly under the Central
Government.
Article 54
These Regulations shall go into effect as of the date of promulgation.