【线上云德】疫情期间律师说（一百八十五）┃民法典之物权编修改亮点有哪些

《民法典》物权编在现行物权法的基础上，按照党中央提出的完善产权保护制度，健全归属清晰、权责明确、保护严格、流转顺畅的现代产权制度的要求，结合现实需要，进一步完善了物权法律制度。此次物权编最大的亮点是增加了土地经营权的规定、 删除耕地使用权不得抵押的规定、扩大了集体所有土地的使用权的抵押范围，为包括所有权、承包权、经营权“三权分置”奠定了法律基础。

一、增加土地经营权的规定。

《民法典》第三百三十九条规定土地承包经营权人可以自主决定依法采取出租、入股或者其他方式向他人流转土地经营权。第三百四十条规定土地经营权人有权在合同约定的期限内占有农村土地，自主开展农业生产经营并取得收益。第三百四十一条规定流转期限为五年以上的土地经营权，自流转合同生效时设立。当事人可以向登记机构申请土地经营权登记；未经登记，不得对抗善意第三人。

《农村土地承包法》（2018年12月29日修正）第三十六条规定承包方可以自主决定依法采取出租(转包)、入股或者其他方式向他人流转土地经营权,并向发包方备案。第三十七条规定土地经营权人有权在合同约定的期限内占有农村土地,自主开展农业生产经营并取得收益。第四十一条规定土地经营权流转期限为五年以上的,当事人可以向登记机构申请土地经营权登记。未经登记,不得对抗善意第三人。

《民法典》新增的第三百三十九条至第三百四十一条主要来源于2018年12月29日修正的《农村土地承包法》第三十六条、第三十七条、第四十一条的规定，增加了土地经营权的规定，这是落实农村承包地“三权分置”改革的要求，对土地承包经营权的相关规定作了完善。

The "Civil Code" property rights is compiled on the basis of the current property rights law, in accordance with the perfect property rights protection system proposed by the Party Central Committee, to improve the requirements of a modern property rights system with clear ownership, clear rights and responsibilities, strict protection, and smooth circulation, combining with actual needs, and further improve The legal system of property rights. The biggest highlight of this property rights compilation is the addition of regulations on land management rights, deletion of regulations on farmland use rights that cannot be mortgaged, and expansion of the mortgage scope of collectively-owned land use rights, including the three rights of ownership, contracting rights, and management rights. "Separation" laid the legal foundation.

1. Provisions for increasing land management rights.

Article 339 of the "Civil Code" stipulates that the owner of the land contractual management right may independently decide to transfer the land management right to others by leasing, buying shares or other methods in accordance with the law. Article 340 stipulates that the owner of the land management right shall have the right to occupy rural land within the time limit stipulated in the contract, independently carry out agricultural production and operation, and obtain profits. Article 341 stipulates that land management rights with a circulation period of more than five years shall be established when the circulation contract becomes effective. The parties may apply to the registration agency for registration of land management rights; without registration, they may not confront bona fide third parties.

Article 36 of the Rural Land Contract Law (amended on December 29, 2018) stipulates that the contractor may independently decide to transfer the land management rights to others by leasing (subcontracting), buying shares or other methods in accordance with the law, and filing with the contracting party for the record . Article 37 stipulates that the owner of the land management right shall have the right to occupy rural land within the time limit stipulated in the contract, independently carry out agricultural production and operation and obtain benefits. Article 41 Where the transfer period of land management rights is more than five years, the parties concerned may apply to the registration agency for registration of land management rights. Without registration, it is not allowed to confront bona fide third parties.

The newly added Articles 339 to 341 of the Civil Code are mainly derived from Articles 36 and 37 of the Rural Land Contract Law amended on December 29, 2018 The provisions of Article 41 have added provisions on land management rights, which are the requirements for implementing the reform of the "three-rights separation" of rural contracted land, and have improved the relevant regulations on land contractual management rights.

二、 删除耕地使用权不得抵押的规定。

《物权法》第一百八十四条规定下列财产不得抵押:(一)土地所有权;(二)耕地、宅基地、自留地、自留山等集体所有的土地使用权,但法律规定可以抵押的除外;(三)学校、幼儿园、医院等以公益为目的的事业单位、社会团体的教育设施、医疗卫生设施和其他社会公益设施;(四)所有权、使用权不明或者有争议的财产;(五)依法被查封、扣押、监管的财产;(六)法律、行政法规规定不得抵押的其他财产。

《民法典》第三百九十九条 下列财产不得抵押：

（一）土地所有权；（二）宅基地、自留地、自留山等集体所有土地的使用权，但是法律规定可以抵押的除外；（三）学校、幼儿园、医疗机构等为公益目的成立的非营利法人的教育设施、医疗卫生设施和其他公益设施；（四）所有权、使用权不明或者有争议的财产；（五）依法被查封、扣押、监管的财产；（六）法律、行政法规规定不得抵押的其他财产。

通过对比可知，《民法典》删除了耕地使用权不得抵押的规定，以适应“三权分置”即所有权、承包权、经营权分离后土地经营权入市的需要，有利于明晰土地产权关系，更好地维护农民集体、承包农户、经营主体的权益；有利于促进土地资源合理利用，构建新型农业经营体系，发展多种形式适度规模经营，提高土地产出率、劳动生产率和资源利用率，推动现代农业发展。

2. Delete the stipulation that the right to use cultivated land shall not be mortgaged.

Article 184 of the Property Law stipulates that the following properties shall not be mortgaged: (1) land ownership; (2) collectively-owned land use rights such as cultivated land, house sites, private land, and private mountains, except for those that can be mortgaged according to the law; (3) Educational facilities, medical and health facilities, and other public welfare facilities of public institutions, social organizations, such as schools, kindergartens, and hospitals; (4) Unknown or disputed property ownership and use rights; (5) According to law Property that has been sealed up, seized, or supervised; (6) Other property that cannot be mortgaged as required by laws and administrative regulations.

Article 399 of the Civil Code The following properties shall not be mortgaged:

(1) Land ownership; (2) The right to use collectively-owned land such as homesteads, private land, and private mountains, except for those that can be mortgaged as required by law; (3) Non-profit legal persons established for public welfare purposes such as schools, kindergartens, and medical institutions Educational facilities, medical and health facilities, and other public welfare facilities; (4) Property whose ownership and use rights are unclear or disputed; (5) Property that has been sealed up, seized, or supervised in accordance with the law; (6) Mortgage is not allowed under laws and administrative regulations Other property.

Through comparison, it can be seen that the "Civil Code" deleted the stipulation that the right to use cultivated land should not be mortgaged, in order to meet the "three-rights separation", that is, the need for land management rights to enter the market after the separation of ownership, contracting rights, and management rights, which is conducive to clarifying the land ownership relationship. Better safeguard the rights and interests of farmers’ collectives, contracted farmers, and business entities; help promote the rational use of land resources, build a new agricultural management system, develop various forms of moderately large-scale operations, and improve land yield, labor productivity, and resource utilization. Promote the development of modern agriculture.

三、 扩大了集体所有土地的使用权的抵押范围。

《民法典》第四百一十八条：以集体所有土地的使用权依法抵押的，实现抵押权后，未经法定程序，不得改变土地所有权的性质和土地用途。

《物权法》第二百零一条：依照本法第一百八十条第一款第三项规定的土地承包经营权抵押的,或者依照本法第一百八十三条规定以乡镇、村企业的厂房等建筑物占用范围内的建设用地使用权一并抵押的,实现抵押权后,未经法定程序,不得改变土地所有权的性质和土地用途。

通过对比可知，除了《民法典》第三百九十九条规定的宅基地、自留地、自留山等集体所有土地的使用权不得抵押的外，《民法典》删除了《物权法》仅允许几种特定的集体所有土地的使用权可以抵押的限制，为农村集体经营性建设用地入市改革留下空间。

3. The scope of mortgage of the right to use collectively-owned land has been expanded.

Article 418 of the Civil Code: If the right to use collectively-owned land is mortgaged in accordance with the law, after the mortgage is realized, the nature of land ownership and land use may not be changed without legal procedures.

Article 201 of the "Property Law": Mortgage of the right to land contractual management in accordance with Article 180, Paragraph 1, Item 3 of this Law, or in accordance with Article 183 of this Law If the right to use construction land within the scope of the enterprise's factory buildings and other buildings is mortgaged together, after the mortgage is realized, the nature of land ownership and land use may not be changed without legal procedures.

Through comparison, it can be seen that except for the non-mortgage of the use rights of collectively-owned land such as homesteads, private plots, and private hills as stipulated in Article 399 of the Civil Code, the Civil Code deleted the Property Law and only allowed several The restrictions on the use rights of specific collectively-owned land can be mortgaged, leaving room for the reform of rural collective operating construction land entering the market.