Chinese Real Estate Law【2025|PDF|Epub|mobi|kindle电子书版本百度云盘下载】

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Chapter 1: A Brief History of Chinese Real Estate Law1

1.1. LandOwnership1

1.1.1. Early Concepts of Private Land Ownership1

1.1.2. Land Ownership Policies of the Communist Government Before 19496

1.1.3. Land Ownership System under the Kuo Minh Tang Government on the Mainland before Liberation7

1.1.4. The Nationalization of Ownership of Urban Land after the Establishment of PRC9

1.2. Development of Chinese Real Estate Law11

1.2.1. Real Estate Regulation 1949-198814

1.2.1.1. 1949-195614

1.2.1.2. 1956-1962 (The period for Socialist Transformation)15

1.2.1.3. 1966 - 1976 ( the Cultural Revolution)17

1.2.1.4. 1978-198817

1.2.2. The Modern Era18

1.2.2.1. The Granted Land Use Right18

1.2.2.2. Commercial Development19

1.2.2.3. Housing Development21

1.2.2.4. Agricultural Land Preservation25

Chapter 2: Legal Background29

2.1. The Impact of Civil Law Concepts29

2.1.1. Principles of Civil Law30

2.1.2. Judicial Interpretation30

2.1.3. Principle of Fairness32

2.2. The 1999 Contract Law33

2.2.1. Similarities to Common Law35

2.2.2. Special Distinctions from the Common Law of Contract37

2.2.2.1.No Consideration Required37

2.2.3. Unenforceable Promises38

2.2.4. The Principle of Fairness38

2.2.5. The Principle of Good Faith39

2.2.6. Choice of Law40

2.2.7. "Standard Terms"-- Limits on Waiver of Responsibilities40

2.3. The Distinction Between Credit Rights and Rights In Rern42

2.4. Concepts of Co-Ownership45

2.4.1. Condominium Ownership47

2.5. Inheritance Laws49

2.6. Spousal Rights51

2.7. Dispute Resolution; the Judicial System52

2.7.1. Mediation (Conciliation)52

2.7.1.1. Conciliation by the Court53

2.7.2. Arbitration54

2.7.3. Litigation55

2.7.3.1. Litigation involving Real Estate Interests57

2.7.3.2 Attorney's Fees58

Chapter 3: The Ownership of Land59

3.1. State Land Ownership60

3.1.1. The Scope of the State Land Ownership60

3.1.1.1. Urban Land62

3.1.1.2. Expansion of Urban Land into Agricultural Collective Areas62

3.1.1.3. Countryside or suburban land which has been purchased, confiscated, requisitioned, collected, or nationalized by the State64

3.1.1.4. Forest land, grassland, waste land, tidal-flat areas, flood land and other land, which has not been ascertained by the State to be owned by Agricultural Collectives65

3.1.1.5. Land used for various state public works, public security and public safety purposes65

3.1.2. Institutions Embodying State Land Ownership68

3.1.2.1. Central Government68

3.1.2.2. Local Government69

3.1.3. Origins of the State Land Ownership70

3.1.3.1. Confiscation70

3.1.3.2. Buying Out (Policy of Redemption)70

3.1.3.3. State Trusteeship71

3.1.3.4. Nationalization72

3.1.3.5. Requisition73

3.2. Agricultural Collective Land Ownership74

3.2.1. What is an Agricultural Collective?74

3.2.2. Confirmation of Agricultural Collective Ownership by Continuous Use75

3.2.3. Varieties of Agricultural Collective land76

3.2.4. The Origins of the Agricultural Collective Land Ownership77

3.2.5. Agricultural Collective Land Registration and Certification79

3.2.6. Limitations on Agricultural Collective Land Ownership81

3.2.7. State RequisitioningofAgricultural Collective Land83

3.2.7.1. Conversion of Arable Land83

Chapter 4: Allocated Land Use Rights85

4.1. Allocated Land Use Rights Defined86

4.2 Allocated Land Use Rights on State-Owned Land87

4.2.1. Distinctive Characteristics of Allocated Land Use Rights vs. Granted Land Use Rights89

4.2.1.1. Term of Allocated Rights91

4.2.1.2. Purpose91

4.2.1.3. Nature of Interests Conferred91

4.2.1.4. State's Right to Terminate92

4.2.2. Creation of Allocated Rights93

4.2.2.1. Circumstances in Which Allocated Rights are Still Created93

4.2.2.2. Process for Creation of Allocated Rights Before 199994

4.2.2.3. Creation of Allocated Land Use Rights After 199896

4.2.2.4. Compensation to Former Occupants or Agricultural Collectives96

4.2.3. Transferring, Leasing, and Mortgaging Allocated Land Use Rights98

4.2.4. The Future of Allocated Land Use Rights on State-Owned Land100

4.3. Collective Enterprise Allocated Land Use Rights103

4.4. Military Allocated Land Use Rights104

4.5. Allocated Land Use Rights of Educational Institutions, Scientific Research Institutes, Cultural Organizations and Health Institutions105

4.6. Interim Rights106

4.7. Homestead Rights107

4.8. Foreign-investment Enterprise Allocated Land Use Rights110

4.8.1. How Can a Foreign-investment Enterprise Obtain New Allocated Land Use Rights?111

4.8.1.1. Land Use Rights Allocated by County or City Government111

4.8.1.2. Land Use Rights Contributed by Chinese Venturers as their Investment to Joint Ventures113

4.8.2. Characteristics of Foreign-investment Enterprises' Allocated Land Use Rights114

4.9. Allocated Land Use Rights on Agricultural Collectiveowned Land116

4.9.1. Land Used Under the Agricultural Contract Responsibility System116

4.9.2. Homesteads on Agricultural Collective-owned Land117

4.9.2.1. Rural Residents' Homesteads on Agricultural Collective-owned Land117

4.9.2.2. Urban Residents' Homesteads on the Agricultural Collective-owned Land119

4.9.2.3. The Future of the Rural Residents' Homestead System120

4.9.3. Township Enterprise's Land Use Rights on Agricultural Collective-owned Land120

4.9.4. Land Use Rights Contributed by Agricultural Collectives to Joint Venture Enterprises121

4.9.5. Termination of Allocated Land Use Rights on Agricultural Collective-Owned Land123

Chapter 5: Granted Land Use Rights125

5.1. Characteristics of Granted Land Use Rights126

5.1.1. Use Limitations126

5.1.1.1. Changing the Use127

5.1.2. Term of Granted Land Use Rights127

5.1.2.1. Renewal128

5.1.2.2. Termination129

5.1.2.3. Forfeiture130

5.1.3. Transferability of Granted Land Use Rights131

5.2. Who Can Own132

5.3. Creation of Granted Land Use Rights134

5.3.1. Authority to Grant134

5.3.1.1. Agricultural Collectives135

5.3.1.2. Bureaus of Land Administration135

5.3.1.2.1. Approval System for Granted Land Use Rights Prior to 1999135

5.3.1.2.2. System for Approval of Granting or Allocating Land Use Rights Subsequent to 1999 (The "Land Use Purpose Control System")136

5.3.2. Planning Requirements138

5.3.3. Qualifying to Obtain a Land Use Right140

5.3.4. Types of Granting Contracts141

5.3.5. Select of Grantee147

5.3.5.1. The Auction Requirement148

5.3.5.2. Bid Invitations149

5.3.5.3 Private Negotiation150

5.3.6. The Land Use Fee152

5.3.6.1. Timing of the Payment152

5.3.6.2. Basic Land Price152

5.3.6.3. Infrastructure Contribution156

5.3.7. Limit on Government Expenditure of Proceeds of Granted Land Use Rights156

5.4. Remedies for Breach of Granting Contract157

5.4.1. Enforcement of Price Obligation157

5.4.2. Enforcement by Buyer157

Chapter 6: Registration and Conveyancing159

6.1. Registration of Real Estate Interests159

6.1.1. The Requirement for Registration159

6.1.2. Registration Systems162

6.1.3. Inspection of Registration Records165

6.1.4. Land Registration167

6.1.4.1 Registration of Mortgages on Land Use Rights167

6.1.5. Registration of Rights in Buildings168

6.1.5.1. Liability of the Registration Office for Erroneous Registration of Buildings171

6.1.6. Registration of Leases171

6.2. Property Descriptions and Surveys173

6.2.1. Boundary Disputes174

6.3. Real Estate Brokerage and Appraisal175

6.3.1. Real Estate Intermediaries Generally175

6.3.2. Appraisers177

6.3.3. Can a Foreigner be a Real Estate Intermediary in China?179

6.4. Transfer of Land Use Rights179

6.4.1. Conversion of Allocated Rights for Transfer180

6.4.2. Preconditions for the Transfer of Granted Land Use Rights and Housing183

6.4.2.1. Preconditions for the Transfer of Granted Land Use Rights183

6.4.2.2. Preconditions for Housing Presale184

6.4.2.3. Preconditions for the Sale of Housing Purchased from Working Units and Economic, Appropriate Housing Purchased at Subsidized Prices184

6.4.3. Contracting for Transfer185

6.4.3.1. Basic Land Price186

6.4.3.2. Rights Created Under Contract186

6.4.3.3. Requirement for a Writing; Notarization187

6.4.3.4. Earnest Money and Liquidated Damages Provisions188

6.4.3.5. Seller's Responsibility for Condition189

6.4.4. Risk of loss189

Chapter 7: Commercial Leasing191

7.1. Basic Legal Concepts Affecting Lease Contracts192

7.2. What Can be Leased?194

7.2.1. Land Ownership Itself194

7.2.2. Leasing of Land Use Rights196

7.2.3. Leasing of Buildings200

7.2.3.1. Buildings That Cannot be Leased201

7.3. Who Can Be Tenants202

7.4. Details of the Lease Agreement203

7.4.1. Requirement of a Writing203

7.4.2. Requirement of Registration203

7.4.2.1. Registration of Leases of Buildings204

7.4.3. Main Clauses of a Lease Contract205

7.4.4. Lease Term207

7.4.5. Rent208

7.5. Implied Warranties of Landlord209

7.6. Implied Duties of Tenant211

7.7. Tenant's Rights to Transfer Interests in the Leased Premises212

7.8. Refusal Right214

7.9. Tenant's or His Family Members' Right to Continue the Lease Contract When the Landlord Transfers the Premise or the Landlord Dies215

7.10. Remedies for Breach of Lease215

7.11. Non-Mortgageability of Leasehold Estates218

7.12. Economic Analysis of the Chinese Commercial Lease219

Chapter 8: Mortgage Law225

8.1. Introduction225

8.2. Mortgage Loans Generally227

8.3. Underlying Statutes234

8.3.1 The 1999 Contract Law234

8.3.2 The 1995 Commercial Banking Law and the General Provisions on Lending235

8.3.3 The 1995 Security Law235

8.3.4 The 1996 Auction Law236

8.3.5 Laws and Regulations on Land and Urban Real Estate236

8.4. Who Can Make a Mortgage Loan?238

8.5. What Can Be Mortgaged?240

8.5.1. Land Use Rights240

8.5.2. Multiple Parcels242

8.5.3. Commonly Owned Property242

8.5.4. Leaseholds244

8.5.5. Presale Interests246

8.5.6. Inprovements to Mortgaged Property247

8.5.7 Restrictions on Mortgaging Certain Interests248

8.6. The Mortgage Debt250

8.6.1 GeneralTerms250

8.6.2 Loan Term250

8.6.3 Interest251

8.6.4 Prepayment252

8.6.5 A Special Problem Regarding the Amount of Loans -- Construction Loans253

8.6.6 Future Advances253

8.6.7 Registration and Priority254

8.7. Transfer of Mortgagee's Rights257

8.8. Transfer of Mortgagor's Rights258

8.8.1. Basic Transfer Restriction258

8.8.2. Problem With Contracting for Sale of Mortgaged Property258

8.8.2.1. The Basic Problem258

8.8.2.2. Partial Interpretive Solution259

8.8.2.3. Substitute Security and the Issue of Defeasance260

8.8.2.4. Drafting Around the Problem262

8.8.2.5. Contrary Authority in the Urban Mortgage Measures263

8.8.3. Impact of Transfer on Original Mortgagor264

8.9. Leasing of Mortgaged Property264

8.10. Condition of Property; Insurance265

8.10.1. Physical Condition of Property265

8.10.2. Insurance266

8.10.3. Expanding a Mortgagee's Rights267

8.11. Default and Acceleration267

8.12. Possession after Default and Right to Rents271

8.13. Can the Parties Avoid Legally Prescribed Mortgage Terms by Contract?274

8.14. Foreclosure277

8.14.1. Judicial Actions277

8.14.1.1. Venue277

8.14.1.2. Timing279

8.14.1.3. Election of Remedies279

8.14.1.4. Notice280

8.14.2. Conduct of Auction282

8.14.3. Distribution of Proceeds282

8.14.4. Settlements in Lieu of Foreclosure284

8.14.5. Rights and Duties of Foreclosure Sale Purchasers285

8.15. Rights of Junior Parties286

8.16. Subrogation288

8.17. Deficiency Claims289

8.18. Summary and Conclusions290

8.18.1 Problems Resulting from Overfavoring Lenders290

8.18.2. Problems Resulting from Overfavoring Lessees292

8.18.3 Structural Issues294

8.18.4 Enforcement295

Chapter 9: Liens and Other Creditor's Rights297

9.1 Collecting Judgments297

9.2. Security Interests299

9.2.1. Guarantee299

9.2.2. Pledges300

9.2.2.1. Pledges on Moveable Property300

9.2.2.2. Pledges on Negotiable Instruments, Securities or Intellectual Property Rights301

9.2.3. Possessory Liens302

9.3. Dian303

9.3.1. Enterprise Bankruptcy Law307

9.3.1.1. Claims of Creditors307

9.3.1.2. Concerns About Enterprise Bankruptcy310

9.3.2. Bankruptcy of Entities Other than State Owned Enterprises313

Chapter 10: Restrictions on Ownership and Regulations on Real Estate Development315

10.1. Interests Reserved by the State315

10.2. Neighborhood Rights316

10.2.1. Pass Right317

10.2.2. Water Rights318

10.2.3. Utility Services319

10.2.4. Nuisance319

10.2.5. Responsibilities with respect to boundaries320

10.2.6. Safety, Health and Environment320

10.2.7. Trespass321

10.2.8. Lateral and Subjacent Support322

10.3. Servitudes322

10.3.1. Easements322

10.3.2. Covenants323

10.4. Regulation of Land Use325

10.4.1. Overview of Land Using Regulation325

10.4.2. Basic Structure of Zoning System326

10.4.3. Comprehensive Land Use Planning328

10.4.4. Limitations on Private Participation in Land Use Decision Making328

10.4.5. National Land Administration Information System329

10.5. Regulations on Real Estate Development330

10.5.1. Compliance with the Zoning Plan, Granting Contract, and Technical Standards of the Government330

10.5.2. Establishing Real Estate Development Companies331

10.5.3. Qualification Control on Real Estate Development Companies333

10.5.4. Control on the Ratio of Registered Capital to the Total Investment333

10.5.5. Polices Encouraging Real Estate Development for Residential Purposes334

10.6. Business Regulation334

Chapter 11: Real Property Taxation337

11.1. Land Use Charge on Domestic Holders of Allocated Land Use Rights and Land Use Fee on Foreign Investment-enterprises' Allocated Land Use Right338

11.1.1. The Land Use Charge On Domestic Users338

11.1.2. The Land Use Fee on Foreign-investment Enterprises' Allocated Land Use Rights341

11.2. Cultivated Land Occupation Charge for Conversion to Non-Agricultural Purposes344

11.3. Building Property Tax346

11.4. Contract Tax349

11.5. Stamp Tax351

11.6. Fixed-Asset Investment Adjustment Tax352

11.6.1. New Construction or Purchase354

11.6.2. Transformation or Renovation355

11.7. Business Tax355

11.8. Value-Added Tax on Land356

11.8.1. Rational for the VAT356

11.8.2. Incidence of the VAT357

11.8.3. Calculation of the VAT357

11.8.3.1. Calculation of the Amount of Taxable Appreciation357

11.8.3.2. Rates of Tax359

11.8.4. Penalty for Evasion359

11.8.5. Exemptions from VAT359

11.9. Income Tax360

Appendix Ⅰ: Forms363

Appendix Ⅱ: Index of Titles of Legal Documents411

Appendix Ⅲ: Table of Titles of Statutes and Regulations431

Index443