临汾市人民政府办公厅印发临汾市建设用地容积率规划管理办法的通知
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临汾市人民政府办公厅印发临汾市建设用地容积率规划管理办法的通知
临汾市人民政府办公厅印发临汾市建设用地容积率规划管理办法的通知
临政办发〔2010〕42号
各县、市、区人民政府，临汾、侯马经济开发区管委会，壶口风景区管委会，市直各委、办、局、直属事业单位：
《临汾市建设用地容积率规划管理办法》已经市人民政府第34次常务会议原则同意，现予印发，请认真遵照实施。
二○一○年七月二十一日
临汾市建设用地容积率规划管理办法
第一条 为加强我市建设用地容积率规划管理，提高城乡规划管理水平，根据《中华人民共和国城乡规划法》、《山西省城乡规划条例》等相关法律、法规规定，特制定本办法。
第二条 本市城市规划区范围内所有通过公开招标、拍卖、挂牌以及其它出让方式取得的经营性建设用地涉及容积率调整的规划管理，适用本办法。以划拨方式取得的建设用地涉及容积率调整的规划管理，可参照本办法执行。
第三条 市规划局应当依据批准的控制性详细规划提出建设用地规划条件；规划条件确定的地块容积率指标一般不应突破控制性详细规划的规定；规划条件的容积率调整突破控制性详细规划规定指标的，必须履行法定程序。
第四条 土地一经出让后，任何单位和个人都不得擅自更改土地出让公告中公布的规划条件所确定的容积率。
第五条 在不影响国家利益和公众合法权益的前提下，控制性详细规划和规划条件中的容积率指标确需调整的，必须符合下列条件之一：
1. 城市总体规划（分区、专项规划）调整或修编造成地块发展条件发生变化的；
2.建设用地区域为城市提供公共空间和设施美化城市景观，并符合周围整体环境要求的；
3.建设用地原有建设限制条件发生重大变化的；
4.因城市基础设施、公益性公共设施等城市公共利益需要,导致已出让地块的大小及相关建设条件发生变化的；
5.国家和省有关政策发生变化的；
6.市政府确定的其他条件。
第六条 符合本办法第五条规定内容的，市规划局按下列程序重新核定容积率指标。
1.建设单位向市规划局提出调整容积率申请，说明调整理由并提供拟调整后的规划设计方案。尧都区政府、临汾开发区管委会按照《临汾市城乡规划管理暂行办法》规定，对行使规划初审权和建议权范围内的建设项目，应提出初审意见。
2.市规划局组织召开专家论证会，邀请专家就调整的必要性、合理性和科学性进行技术论证，并作出是否同意调整及调整强度的书面意见。若同意调整，按专家意见做出调整方案。
3.市规划局将调整方案向社会公示并收集、梳理公众和利害关系人的意见，公示期限不少于15天，必要时应组织听证；
4.市规划局负责将专家论证意见、社会公示（听证）情况等相关意见综合整理后，提出意见报市政府审批。
第七条 经市政府批准后，市规划局应及时将依法变更后的规划条件函告国土资源部门。建设单位应当与国土资源部门签订《国有土地使用权出让合同》补充合同，国土资源部门依法按政策规定补收土地出让金。补收办法是：应补收出让金=改变后的容积率下的现实评估价-原容积率下的市场成交价。
第八条 建设单位凭国土资源部门出具的缴款证明及补充合同，到市规划局办理相关规划许可手续。
第九条 市规划局对建设用地和建设项目实施的规划许可，应保持容积率指标规划管理的延续性和一致性。分期开发的项目，各期建设工程规划许可证确定的建筑面积的总和不得突破规划条件的规定。建筑面积的计算执行国家标准《建筑工程建筑面积计算规范》（GB/T50353-2005）。
第十条 本办法自发布之日起施行。2009年市规划局制定的《临汾市建设用地容积率规划管理办法(试行)》同时废止。
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物权法学习与思考之二:对不动产统一登记制度的思考
[摘要:目前要求不动产统一发证的呼声很高,认为房地产应当发一本证，只要把土地、房产两个管理部门合一，或者成立一个专门发证部门，就万事大吉了。但是以办证的方便换办其他诸多事情的不方便，究竟是利大还是弊大，特别是对广大的单位、个人来说，是否有真正的方便。]
《中华人民共和国物权法》第十条第二款规定，“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”。笔者在此就不动产统一登记若干问题，谈些个人观点。
一、不动产登记现状
什么是不动产，《物权法》本身并没有作出规定。一般来说，“不动产是指土地以及房屋、林木等土地附着物”[1]。根据现行有关法律规定，不动产登记的范围、机构和法律体系，大致如下：
（一）不动产登记范围
1、国有土地使用权登记；
2、农民集体所有土地所有权、使用权登记；
3、无地上定着物的土地使用权抵押登记；
4、房屋所有权登记；
5、房屋所有权抵押登记；
6、土地承包经营权登记；
7、国家所有和集体所有的林地所有权登记；
8、个人使用的林地使用权登记；
9、林木所有权抵押登记；
10、采矿权登记。
（二）不动产登记机构
1、第1-3项，由土地行政主管部门负责登记；
2、第4-5项，由房产行政主管部门负责登记；
3、第6项，由农业行政主管部门负责登记；
4、第8-9项，由林业行政主管部门负责登记；
5、第10项，由地矿行政主管部门负责登记。
（三）不动产登记法律体系
1、以《土地管理法》为龙头的土地登记法律体系。
2、以《房地产管理法》为龙头的房屋登记法律体系。
3、以《土地承包法》为龙头的土地承包经营权登记法律体系。
4、以《森林法》为龙头的林地登记法律体系。
5、以《矿产资源管理法》为龙头的采矿权登记法律体系。
6、以《担保法》为龙头的不动产抵押登记法律体系。
在法律框架下，国家部委和地方政府制订了一系列的登记配套规章，仅以土地登记为例，部颁规章有《土地登记规则》（1995年12月28日国家土地管理局发布）、《确定土地所有权和使用权的若干规定》（1995年3月11日国家土地管理局发布）、《农村集体土地使用权抵押登记的若干规定》（1995年9月10日国家土地管理局发布），政府规章则有省、自治区、直辖市人民政府和省会城市、较大的市人民政府颁布的《XX省土地登记办法》、《XX市土地登记办法》。此外，各级政府及土地行政主管部门出台的土地登记规范性文件，难以胜数。
二、不动产统一登记的思考
不动产统一登记制度应解决的主要问题，一是登记范围，二是登记机构，三是登记办法。
（一）登记范围
土地和房屋属于不动产，但土地上的附着物或者说定着物，除了房屋外，种类繁多，哪些属于不动产登记范畴，哪些不属于不动产登记范畴，其法定名称和权证名称如何定，值得商榷。如：森林（林木），是发林木所有权证，还是发林地使用权证;承包荒山等，是发承包证还是发林木所有权证或者林地使用权证；草场，是发草地使用权证，还是发草场使用权证；滩涂，发滩涂使用权证还是发滩涂承包证或者滩涂养殖证；海域使用权是否属于不动产登记范畴等等。由于国家尚没有对不动产登记范围作出统一规定，各地理解不一，名称不一，是否登记也不统一，因此，由国家法律、行政法规来对不动产登记范围和具体名称作出统一规定，“定纷止争”，很有必要。
（二）登记机构
物权法起草工作始于1993年，至2007年3月16日全国人大十届五次会议通过，立法时间长达13年之久，在新中国立法史上是“空前绝后”，其立法难度之大，争议之广，可想而知，公布后反响之大，也是始料未及。《物权法》把不动产统一登记机构的设置难题交给了行政法律法规解决，但《物权法》起草中13年都没有解决的事情,要在之后短时间内解决,并非易事。统一登记机构的设置，大致有三种模式。
1、机构合并模式。即将涉及不动产登记的部门合并为一个部门，统一办理不动产登记。目前，全国的土地行政主管部门与地矿行政主管部门已合并为国土资源行政主管部门。由于要求土地与房屋统一登记的呼声很高，一些地方已经将土地、房产两个部门合并为一个部门。这种模式有两个问题值得探讨。
（1）几证统一问题。房地产登记不是仅取得土地证和房产证即可，还有一个契证，如果不动产统一登记的目的是让老百姓在一个部门办证，应当是“三证”统一而不是“两证”统一。同时，土地承包证、林权证等如果不纳入不动产统一登记，不动产统一登记制度又似乎是缺了一大块，与《物权法》的规定不符。
（2）机构上下衔接问题。我国改革开放以来，许多地方实行了行政机构改革，试验了多种改革方法，收效甚微，“改来改去改回过去”，其原因，一是受现行法律法规的制约。行政改革超前于法律，使一些部门的行政执法职能与法律规定不符。二是受国家部委设置的制约。地方行政改革超前于国家部委行政改革，一个地方部门要对口几个国家部委，在国家部委之间对一些工作有不同政策意见时，地方部门左右为难。
2、机构单设模式。即设置独立的不动产登记机构，统一办理不动产登记。国内已有地方单设了房地产权统一登记机构。这种模式也有两个问题值得探讨。
（1）不动产登记依赖于相关部门的工作。
设置一个不动产统一登记机构很简单，不过是编制部门发一个文件，出一个“三定方案”而已。但要把一本证书发出去，就不是发一个文件这么容易了，有许多前置工作要做。
以土地登记为例，前置工作主要有：要进行宗地测绘和数据入库比对接边，要进行宗地调查并核对登记要素，要进行界址确认并取得四邻签章认可后，方可进行土地设定登记。房地产建设项目竣工后，要对建设用地情况进行复核验收，要核对审批面积和实际建设面积，要对违法行为进行调查和处理，要补签土地出让合同补收土地出让金，要按照房屋单元进行宗地面积分摊等等，这些工作均需要土地行政主管部门办理，涉及多个处室配合完成。如果设置独立的不动产登记机构，该机构不可能承担前述工作，其结果，一是造成资料重复印制，行政资源及大浪费，二是土地登记申请人本来在土地行政主管部门一家可以办理的事情，反而要多跑一个部门。
（2）相关部门的工作又依赖于登记资料。
仍以土地管理工作为例。土地登记为土地管理日常工作提供基础和保障，如用地报批、征地拆迁、具体项目用地审批、土地出让,建设项目竣工后的复核验收、增加建筑面积与改变用途补缴出让金,土地使用权转让、出租、抵押等等，都需要以土地登记资料作为依据;用地的批后监管，如对违法用地、违法交易、闲置土地的认定处理等，也都离不开土地登记资料。若由统一登记机构负责土地登记工作，土地行政主管部门将无法掌握第一手登记资料，导致上述工作无法顺利开展，影响工作效率和工作质量。
3、集中办理模式。即相关部门在一个固定场所，一次受理申请，各司其职办理，集中统一出证。这种模式的特点是无需改变政府部门的工作职能，又达到统一办证的目的。近几年，各地为方便办事，先后设置了一些集中办理中心，受到了人民群众的好评。这种模式需要解决以下两个问题。
（1）大集中还是小集中问题。如果采用集中办理模式，应该是大集中，全部不动产登记都应集中办理，任何部门不得以任何理由阻挠集中办理。
（2）具体办证机构的职权问题。根据法律法规的规定，土地证由市、县人民政府颁发，房产证等由市、县相应主管部门颁发，但各部门的办证具体工作往往由事业单位负责。因此，办证机构需要政府和部门委托行政职能，或者由法律法规向办证机构授权。
中国保险监督管理委员会
中华人民共和国外资保险公司管理条例实施细则(英文版)
Detailed Rules for Implementation of Regulations of the People’s Republic of China on Administration of Foreign-funded Insurance Companies
Article 1
These Rules are formulated in accordance with the Insurance Law of the People’s Republic of China and the Regulations of the People’s Republic of China on Administration of Foreign-funded Insurance Companies (hereinafter referred to as “the Regulations”).
Article 2
A foreign insurance company under the Regulations refers to an insurance company registered and conducting insurance business outside the territory of China.
Article 3
The proportion of foreign equity in an insurance company incorporated within the territory of China by a foreign insurance company with a Chinese company or enterprise that conducts life insurance business (hereinafter referred to as “joint-equity life insurance company”) shall be no more than 50% of the total equity of the company.
The shares of a joint-equity life insurance company directly or indirectly held by a foreign insurance company shall not exceed the limit of proportion as stipulated in the preceding paragraph.
Article 4
For a foreign-funded insurance company established within the territory of China before the Regulations became effective with registered capital or working capital of less than RMB 200 million or an equivalent amount in a freely convertible currency, its registered capital or working capital shall be fully paid within 2 years after these Rules become effective. For those who fail to fully pay the registered capital or working capital, China Insurance Regulatory Commission shall not grant approval to their application for operation of new business.
Article 5
The registered capital or working capital of a foreign-funded insurance company shall be the actually paid-up currency.
Article 6
After establishing a branch, the foreign insurance company shall not withdraw the working capital in any form.
Article 7
The period of operation of insurance business being more than 30 years, which is mentioned in Item 1 of Article 8 of the Regulations, means that the foreign insurance company shall have continuously been running insurance business for more than 30 years, and the foreign insurance company’s acquisition of another institution or merger with another institution to establish a new insurance company, shall not affect the calculation of the business operation period.
The business operation period of a subsidiary of a foreign insurance company shall start from the date of establishment of the subsidiary.
Article 8
The representative office mentioned in Item 2 of Article 8 of the Regulations refers to the following representative offices approved by China Insurance Regulatory Commission (hereinafter referred to as “CIRC”):
(1) The representative office established by a foreign insurance company;
(2) The representative office established by a group to which a foreign insurance company belongs.
Article 9
The representative office established by a foreign insurance company or its group to which the insurance company belongs is only applicable to application for establishing one foreign-funded insurance company.
Article 10
The end of the year prior to the application for the establishment mentioned in Item 3 of Article 8 of the Regulations refers to the end of the previous fiscal year before the date of application.
Article 11
The other prudential requirements mentioned in Item 7 of Article 8 of the Regulations shall at least include the following requirements:
(1) Reasonable structure for corporate governance;
(2) Stable and sound risk control system;
(3) Sound internal control system;
(4) Effective Management Information System;
(5) Good operating performance without records of serious violation of laws and regulations.
Article 12
Where the applicant fails to provide the business license (duplicate) as stipulated in Item 2 of Article 9 of the Regulations, the applicant may provide a valid copy of the business license or a written certificate issued by the relevant authority evidencing the applicant’s eligibility to conduct insurance business.
Article 13
The certificate mentioned in Item 2 of Article 9 of the Regulations, which is issued by the relevant authority of the country or region where the foreign applicant is located to evidence the applicant’s solvency, shall include one of the following contents:
(1) Certifying that the applicant complies with the regulatory requirements of the country or region on solvency in the previous fiscal year as of the date when the relevant authority issues the certificate;
(2) Certifying that the applicant has no record of incompliance with the standard of the country or region on solvency in the previous fiscal year as of the date when the relevant authority issues the certificate.
Article 14
The Letter of Comments issued by the relevant authority of the country or region where the foreign applicant is located concerning the applicant’s application, which is mentioned in Item 2 of Article 9 of the Regulations, shall include the following contents:
(1) Whether the application for the establishment of an insurance institution in China complies with the laws and rules of the applicant’s country or region;
(2) Whether the authority approves the applicant’s application;
(3) The record of the punishment imposed on the applicant in the last three years prior to the date of issuance of the Letter of Comments by the relevant authority;
Article 15
The annual report mentioned in Item 3 of Article 9 of the Regulations shall include the Balance Sheets, Statements of Profit and Loss, and Cash Flow Statements of the applicant in the last three fiscal years prior to the date of application.
The annual report mentioned in the preceding paragraph shall be attached with the auditor’s report issued by an accounting or auditing firm authorized by the country or region where the applicant is located.
Article 16
Except otherwise specified by the laws or administrative regulations or approved by the State Council, the Chinese applicant mentioned in Item 4 of Article 9 of the Regulations shall satisfy the following requirements:
(1) The companies or enterprises with the capacity of legal person registered at the administration department of industry and commerce, excluding commercial banks, securities organizations and the foreign-funded enterprises specified in the Law of the People’s Republic of China on Foreign-funded Enterprises;
(2) Being approved by the administrative authority of the enterprise or its shareholders’ meeting;
(3) Good operating performance and in the previous fiscal year as of the application date being profitable;
(4) Making the investment with self-owned capital from legitimate sources.
Article 17
The relevant documents to be submitted by a Chinese applicant for the establishment of a joint-equity insurance company shall include business license (duplicate), articles of association, business structure, operation history, annual report and punishment record for the last three years.
Article 18
The person in charge of the preparation of a foreign-funded insurance company shall satisfy the following requirements:
(1) Academic degree above junior college level;
(2) Insurance or related work experience for over 2 years;
(3) No illegal and criminal record.
Article 19
Where an applicant applies for the extension of the preparation period according to the provisions specified in Article 11 of the Regulations, he shall, within 1 month before expiration of the original preparation period, submit a written application to CIRC and explain the reason.
Article 20
The preparation report mentioned in Item 1 of Article 11 of the Regulations shall summarize all the issues stated in other paragraphs under this article.
Article 21
The statutory capital verification organization mentioned in Item 4 of Article 11 of the Regulations refers to an accounting firm complying with the requirements of CIRC.
Article 22
The capital verification certificate mentioned in Item 4 of Article 11 of the Regulations shall include the following contents:
(1) A Capital Verification Report issued by a statutory capital verification organization;
(2) A copy of the original bank receipt voucher evidencing payment of the registered capital or working capital.
Article 23
The main person-in-charge mentioned in Item 5 of Article 11 of the Regulations refers to the general manager of the proposed branch of a foreign insurance company.
The letter of attorney issued to the person to be appointed as the main person-in-charge of the proposed branch of the foreign insurance company, refers to the letter of attorney issued to the person to be appointed as the general manager of the proposed branch of the foreign insurance company, which is signed by the Chairman of the Board of Directors or General Manager of the foreign insurance company.
The letter of attorney shall explicitly specify the scope of authorization granted to the authorized person.
Article 24
The senior managerial personnel of the proposed company mentioned in Item 6 of Article 11 of the Regulations shall have the qualifications specified by CIRC.
The senior managerial personnel of the branch of a foreign insurance company shall have the qualifications equal to those required for the counterparts in the headquarters of an insurance company.
Article 25
The materials regarding business place of the proposed company mentioned in Item 9 of Article 11 of the Regulations refers to the supporting documents evidencing the ownership or use-right of the business place.
The materials concerning other facilities related to the business mentioned in Item 9 of Article 11 of the Regulations shall include at least information about configuration of computer facilities, network construction and information management system.
Article 26
The following documents or materials to be provided by a foreign insurance company for an application for the establishment of a foreign-funded insurance company according to the requirements specified in the Regulations and these Rules, shall be notarized by a public notary legally established in the local country or region, or verified by the embassy or consulate of China in that country:
(1) The business license (duplicate) or valid copy of the business license;
(2) A letter of attorney issued to the proposed person-in-charge of the branch of a foreign insurance company;
(3) A letter of guarantee of a foreign insurance company to undertake the obligations of tax and duties payment and debts repayment on behalf of its branch in China.
Article 27
A foreign-funded insurance company may apply for establishing branches as needed according to business development.
The branch of a foreign insurance company can only conduct business within the territory of the province, autonomous region or municipality where the branch is located. Where the joint-equity insurance company or wholly-owned insurance company is prepared to conduct business in any other province, autonomous region or municipality outside its locality, it shall establish a branch in the place concerned.
A foreign insurance company may, according to actual circumstances, apply for establishing a central sub-branch or sub-branch, operating office or marketing service office. The establishment and management of marketing service offices shall be subject to other applicable regulations of CIRC, if any.
Article 28
Where a joint-equity or wholly-owned insurance company which has been established with a minimum registered capital of RMB200 million, applies for the first time for the establishment of a branch in every other province, autonomous region, or municipality outside its locality, it shall increase the registered capital by no less than RMB20 million.
By the time of applying for the establishment of a branch, if the registered capital of a joint-equity or wholly-owned insurance company has reached the amount as stipulated in the preceding paragraph, the company will no longer be required to increase its registered capital.
Where the registered capital of a joint-equity or wholly-owned insurance company has reached RMB500 million and where the solvency of the company is adequate, no increase of registered capital is required when the company applies for the establishment of a branch.
Article 29
A foreign-funded insurance company that applies for the establishment of a branch shall satisfy the following requirements:
(1) Its solvency margin shall comply with relevant regulations specified by CIRC.
(2) Its internal control system is sound and there is no record of punishment; where the operating period exceeds 2 years, there is no record of punishment in the most recent 2 years;
(3) It has senior managerial personnel of the branch with the relevant qualifications specified by CIRC.
Article 30
A foreign-funded insurance company that applies for the establishment of a branch shall submit an application to CIRC and provide the following documents in triplicate:
(1) A letter of application for establishment;
(2) Audited solvency status reports as of the end of the previous fiscal year and as of the end of the last quarter;
(3) A three-year business development plan and market analysis for the proposed branch;
(4) Resume(s) of the person(s)-in-charge of the organization preparation and relevant certificates.
Article 31
CIRC shall examine the application and decide, within 20 days after receiving the complete application documents, whether or not to grant approval; in case no approval is granted, CIRC shall inform the applicant in writing of the decision and explain the reason.
After approval is granted, the applicant shall complete the preparation within 6 months. Where the applicant fails to do so within the prescribed time limit, if the reason is justified and subject to approval by CIRC, the period may be extended for 3 months. Where the preparation is still not completed within the extended period, the original approval document issued by CIRC becomes void automatically.
The preparing body may not be engaged in any commercial activities concerning insurance.
Article 32
After the preparation is completed, the applicant shall apply to CIRC for opening business and submit the following documents in triplicate:
(1) A letter of application for opening business;
(2) A progress report of the preparation work;
(3) Resume(s) of senior managerial personnel to be appointed and relevant certificates;
(4) Relevant certificates of ownership or use-right of the office for the proposed branch, information regarding the configuration of computer facilities, network construction, and internal structure and staff.
Article 33
CIRC shall decide, within 20 days after receiving the complete application documents for opening business, whether or not to grant approval; in case the application is approved, a license for conducting insurance business shall be issued to the branch; in case the application is disapproved, CIRC shall inform the applicant in writing of the decision and explain the reason.
The branch with approval for opening business shall go through the formalities of business registration at the administration department of industry and commerce by presenting the approval document and the license for conducting insurance business and accordingly obtain business license from the authority before opening business.
Article 34
Unless otherwise stipulated in these Rules, the examination and administration of the qualifications of the senior managerial personnel of a foreign-funded insurance company and its branches shall be subject to the relevant regulations of CIRC.
Article 35
Where a joint-equity or wholly-owned property insurance company applies for dissolution when it splits, or merges with another one, or dissolves pursuant to the articles of association, such dissolution must be subject to approval of CIRC and the following documents shall be submitted:
(1) A letter of application signed by the Chairman of the Board of Directors of the company;
(2) The resolution of the meeting of shareholders;
(3) Composition of the proposed liquidation group and a plan for liquidation;
(4) A proposal for solving the outstanding liabilities.
Article 36
The joint-equity or wholly-owned property insurance company whose dissolution has been approved by CIRC shall, from the date of receiving the approval document from CIRC, terminate any new business activities and hand in the license for conducting insurance business to CIRC and form a liquidation group within 15 days.
Article 37
The liquidation group shall, within 5 days after its establishment, inform the relevant authorities concerning the administration departments of industry and commerce, tax, labor and social security in writing of the liquidation procedure and conditions.
Article 38
The liquidation group shall, within 1 month from the date of establishment, appoint an accounting firm pursuant to the requirements of CIRC to conduct auditing, and shall deliver an auditor’s report to CIRC within three months from the date of appointment.
Article 39
The liquidation group shall submit the latest liability liquidation and assets disposal report to CIRC before the tenth date of each month.
Article 40
The newspaper mentioned in Article 28 of the Regulations refers to the newspaper specified by CIRC.
Article 41
The foreign property insurance company that applies for cancellation of its branch in China shall submit an application to CIRC for approval and present the following materials:
(1) A letter of application signed by the Board of Directors or General Manager of the foreign property insurance company;
(2) Composition of the proposed liquidation group and a plan for liquidation;
(3) A proposal for solving the outstanding liabilities.
The procedures of application for dissolution of a joint-equity or foreign-funded property insurance company specified in the Regulations and these Rules shall be applicable to the specific procedures for the foreign property insurance company to cancel its branch in China.
Where the head office of a branch of a foreign property insurance company is dissolved or cancelled or declared bankruptcy according to law, the liquidation and liability disposal of the branch of such foreign property insurance company shall comply with the regulations concerning dissolution of the joint-equity or wholly-owned property insurance company stipulated in Article 30 of the Regulations and these Rules.
Article 42
The foreign-funded insurance company in violation of the relevant provisions of these Rules shall be subject to punishment by CIRC according to the provisions specified in Insurance Law, the Regulations and other relevant laws and regulations.
Article 43
The documents, materials and written reports to be submitted or reported under the Regulations and these Rules shall be prepared in Chinese version, and the Chinese version shall prevail in the event of discrepancy between the Chinese version and the foreign language version.
Article 44
The period specified in the Regulations and these Rules shall start from the date when the relevant materials are delivered to CIRC. If the application documents provided by the applicant is incomplete and further delivery is needed, the period shall start from the date when the supplementary materials are delivered to CIRC.
The period concerning approval and report delivery prescribed in these Rules refers to working days.
Article 45
The issues concerning administration of a foreign-funded insurance company that are not specified in the Regulations or these Rules shall be governed by the applicable laws, administrative rules and relevant regulations of CIRC.
The establishment of a foreign-funded reinsurance company shall comply with the Regulations on Establishment of Reinsurance Companies. The issues not specified in the Regulations on Establishment of Reinsurance Companies shall be governed by these Rules.
Article 46
These Rules shall, mutatis mutandis, apply to insurance companies that are established and operated in Chinese mainland by insurance companies from Hong Kong Special Administrative Region, Macao Special Administrative Region or Taiwan region. The issues otherwise stipulated in the laws, administrative rules or administrative protocols shall be governed by the stipulations therein.
Article 47
These Rules shall come into effect as of June 15, 2004.
[摘要:目前要求不动产统一发证的呼声很高,认为房地产应当发一本证，只要把土地、房产两个管理部门合一，或者成立一个专门发证部门，就万事大吉了。但是以办证的方便换办其他诸多事情的不方便，究竟是利大还是弊大，特别是对广大的单位、个人来说，是否有真正的方便。]
《中华人民共和国物权法》第十条第二款规定，“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”。笔者在此就不动产统一登记若干问题，谈些个人观点。
一、不动产登记现状
什么是不动产，《物权法》本身并没有作出规定。一般来说，“不动产是指土地以及房屋、林木等土地附着物”[1]。根据现行有关法律规定，不动产登记的范围、机构和法律体系，大致如下：
（一）不动产登记范围
1、国有土地使用权登记；
2、农民集体所有土地所有权、使用权登记；
3、无地上定着物的土地使用权抵押登记；
4、房屋所有权登记；
5、房屋所有权抵押登记；
6、土地承包经营权登记；
7、国家所有和集体所有的林地所有权登记；
8、个人使用的林地使用权登记；
9、林木所有权抵押登记；
10、采矿权登记。
（二）不动产登记机构
1、第1-3项，由土地行政主管部门负责登记；
2、第4-5项，由房产行政主管部门负责登记；
3、第6项，由农业行政主管部门负责登记；
4、第8-9项，由林业行政主管部门负责登记；
5、第10项，由地矿行政主管部门负责登记。
（三）不动产登记法律体系
1、以《土地管理法》为龙头的土地登记法律体系。
2、以《房地产管理法》为龙头的房屋登记法律体系。
3、以《土地承包法》为龙头的土地承包经营权登记法律体系。
4、以《森林法》为龙头的林地登记法律体系。
5、以《矿产资源管理法》为龙头的采矿权登记法律体系。
6、以《担保法》为龙头的不动产抵押登记法律体系。
在法律框架下，国家部委和地方政府制订了一系列的登记配套规章，仅以土地登记为例，部颁规章有《土地登记规则》（1995年12月28日国家土地管理局发布）、《确定土地所有权和使用权的若干规定》（1995年3月11日国家土地管理局发布）、《农村集体土地使用权抵押登记的若干规定》（1995年9月10日国家土地管理局发布），政府规章则有省、自治区、直辖市人民政府和省会城市、较大的市人民政府颁布的《XX省土地登记办法》、《XX市土地登记办法》。此外，各级政府及土地行政主管部门出台的土地登记规范性文件，难以胜数。
二、不动产统一登记的思考
不动产统一登记制度应解决的主要问题，一是登记范围，二是登记机构，三是登记办法。
（一）登记范围
土地和房屋属于不动产，但土地上的附着物或者说定着物，除了房屋外，种类繁多，哪些属于不动产登记范畴，哪些不属于不动产登记范畴，其法定名称和权证名称如何定，值得商榷。如：森林（林木），是发林木所有权证，还是发林地使用权证;承包荒山等，是发承包证还是发林木所有权证或者林地使用权证；草场，是发草地使用权证，还是发草场使用权证；滩涂，发滩涂使用权证还是发滩涂承包证或者滩涂养殖证；海域使用权是否属于不动产登记范畴等等。由于国家尚没有对不动产登记范围作出统一规定，各地理解不一，名称不一，是否登记也不统一，因此，由国家法律、行政法规来对不动产登记范围和具体名称作出统一规定，“定纷止争”，很有必要。
（二）登记机构
物权法起草工作始于1993年，至2007年3月16日全国人大十届五次会议通过，立法时间长达13年之久，在新中国立法史上是“空前绝后”，其立法难度之大，争议之广，可想而知，公布后反响之大，也是始料未及。《物权法》把不动产统一登记机构的设置难题交给了行政法律法规解决，但《物权法》起草中13年都没有解决的事情,要在之后短时间内解决,并非易事。统一登记机构的设置，大致有三种模式。
1、机构合并模式。即将涉及不动产登记的部门合并为一个部门，统一办理不动产登记。目前，全国的土地行政主管部门与地矿行政主管部门已合并为国土资源行政主管部门。由于要求土地与房屋统一登记的呼声很高，一些地方已经将土地、房产两个部门合并为一个部门。这种模式有两个问题值得探讨。
（1）几证统一问题。房地产登记不是仅取得土地证和房产证即可，还有一个契证，如果不动产统一登记的目的是让老百姓在一个部门办证，应当是“三证”统一而不是“两证”统一。同时，土地承包证、林权证等如果不纳入不动产统一登记，不动产统一登记制度又似乎是缺了一大块，与《物权法》的规定不符。
（2）机构上下衔接问题。我国改革开放以来，许多地方实行了行政机构改革，试验了多种改革方法，收效甚微，“改来改去改回过去”，其原因，一是受现行法律法规的制约。行政改革超前于法律，使一些部门的行政执法职能与法律规定不符。二是受国家部委设置的制约。地方行政改革超前于国家部委行政改革，一个地方部门要对口几个国家部委，在国家部委之间对一些工作有不同政策意见时，地方部门左右为难。
2、机构单设模式。即设置独立的不动产登记机构，统一办理不动产登记。国内已有地方单设了房地产权统一登记机构。这种模式也有两个问题值得探讨。
（1）不动产登记依赖于相关部门的工作。
设置一个不动产统一登记机构很简单，不过是编制部门发一个文件，出一个“三定方案”而已。但要把一本证书发出去，就不是发一个文件这么容易了，有许多前置工作要做。
以土地登记为例，前置工作主要有：要进行宗地测绘和数据入库比对接边，要进行宗地调查并核对登记要素，要进行界址确认并取得四邻签章认可后，方可进行土地设定登记。房地产建设项目竣工后，要对建设用地情况进行复核验收，要核对审批面积和实际建设面积，要对违法行为进行调查和处理，要补签土地出让合同补收土地出让金，要按照房屋单元进行宗地面积分摊等等，这些工作均需要土地行政主管部门办理，涉及多个处室配合完成。如果设置独立的不动产登记机构，该机构不可能承担前述工作，其结果，一是造成资料重复印制，行政资源及大浪费，二是土地登记申请人本来在土地行政主管部门一家可以办理的事情，反而要多跑一个部门。
（2）相关部门的工作又依赖于登记资料。
仍以土地管理工作为例。土地登记为土地管理日常工作提供基础和保障，如用地报批、征地拆迁、具体项目用地审批、土地出让,建设项目竣工后的复核验收、增加建筑面积与改变用途补缴出让金,土地使用权转让、出租、抵押等等，都需要以土地登记资料作为依据;用地的批后监管，如对违法用地、违法交易、闲置土地的认定处理等，也都离不开土地登记资料。若由统一登记机构负责土地登记工作，土地行政主管部门将无法掌握第一手登记资料，导致上述工作无法顺利开展，影响工作效率和工作质量。
3、集中办理模式。即相关部门在一个固定场所，一次受理申请，各司其职办理，集中统一出证。这种模式的特点是无需改变政府部门的工作职能，又达到统一办证的目的。近几年，各地为方便办事，先后设置了一些集中办理中心，受到了人民群众的好评。这种模式需要解决以下两个问题。
（1）大集中还是小集中问题。如果采用集中办理模式，应该是大集中，全部不动产登记都应集中办理，任何部门不得以任何理由阻挠集中办理。
（2）具体办证机构的职权问题。根据法律法规的规定，土地证由市、县人民政府颁发，房产证等由市、县相应主管部门颁发，但各部门的办证具体工作往往由事业单位负责。因此，办证机构需要政府和部门委托行政职能，或者由法律法规向办证机构授权。
中华人民共和国外资保险公司管理条例实施细则(英文版)
中华人民共和国外资保险公司管理条例实施细则(英文版)
Detailed Rules for Implementation of Regulations of the People’s Republic of China on Administration of Foreign-funded Insurance Companies
Article 1
These Rules are formulated in accordance with the Insurance Law of the People’s Republic of China and the Regulations of the People’s Republic of China on Administration of Foreign-funded Insurance Companies (hereinafter referred to as “the Regulations”).
Article 2
A foreign insurance company under the Regulations refers to an insurance company registered and conducting insurance business outside the territory of China.
Article 3
The proportion of foreign equity in an insurance company incorporated within the territory of China by a foreign insurance company with a Chinese company or enterprise that conducts life insurance business (hereinafter referred to as “joint-equity life insurance company”) shall be no more than 50% of the total equity of the company.
The shares of a joint-equity life insurance company directly or indirectly held by a foreign insurance company shall not exceed the limit of proportion as stipulated in the preceding paragraph.
Article 4
For a foreign-funded insurance company established within the territory of China before the Regulations became effective with registered capital or working capital of less than RMB 200 million or an equivalent amount in a freely convertible currency, its registered capital or working capital shall be fully paid within 2 years after these Rules become effective. For those who fail to fully pay the registered capital or working capital, China Insurance Regulatory Commission shall not grant approval to their application for operation of new business.
Article 5
The registered capital or working capital of a foreign-funded insurance company shall be the actually paid-up currency.
Article 6
After establishing a branch, the foreign insurance company shall not withdraw the working capital in any form.
Article 7
The period of operation of insurance business being more than 30 years, which is mentioned in Item 1 of Article 8 of the Regulations, means that the foreign insurance company shall have continuously been running insurance business for more than 30 years, and the foreign insurance company’s acquisition of another institution or merger with another institution to establish a new insurance company, shall not affect the calculation of the business operation period.
The business operation period of a subsidiary of a foreign insurance company shall start from the date of establishment of the subsidiary.
Article 8
The representative office mentioned in Item 2 of Article 8 of the Regulations refers to the following representative offices approved by China Insurance Regulatory Commission (hereinafter referred to as “CIRC”):
(1) The representative office established by a foreign insurance company;
(2) The representative office established by a group to which a foreign insurance company belongs.
Article 9
The representative office established by a foreign insurance company or its group to which the insurance company belongs is only applicable to application for establishing one foreign-funded insurance company.
Article 10
The end of the year prior to the application for the establishment mentioned in Item 3 of Article 8 of the Regulations refers to the end of the previous fiscal year before the date of application.
Article 11
The other prudential requirements mentioned in Item 7 of Article 8 of the Regulations shall at least include the following requirements:
(1) Reasonable structure for corporate governance;
(2) Stable and sound risk control system;
(3) Sound internal control system;
(4) Effective Management Information System;
(5) Good operating performance without records of serious violation of laws and regulations.
Article 12
Where the applicant fails to provide the business license (duplicate) as stipulated in Item 2 of Article 9 of the Regulations, the applicant may provide a valid copy of the business license or a written certificate issued by the relevant authority evidencing the applicant’s eligibility to conduct insurance business.
Article 13
The certificate mentioned in Item 2 of Article 9 of the Regulations, which is issued by the relevant authority of the country or region where the foreign applicant is located to evidence the applicant’s solvency, shall include one of the following contents:
(1) Certifying that the applicant complies with the regulatory requirements of the country or region on solvency in the previous fiscal year as of the date when the relevant authority issues the certificate;
(2) Certifying that the applicant has no record of incompliance with the standard of the country or region on solvency in the previous fiscal year as of the date when the relevant authority issues the certificate.
Article 14
The Letter of Comments issued by the relevant authority of the country or region where the foreign applicant is located concerning the applicant’s application, which is mentioned in Item 2 of Article 9 of the Regulations, shall include the following contents:
(1) Whether the application for the establishment of an insurance institution in China complies with the laws and rules of the applicant’s country or region;
(2) Whether the authority approves the applicant’s application;
(3) The record of the punishment imposed on the applicant in the last three years prior to the date of issuance of the Letter of Comments by the relevant authority;
Article 15
The annual report mentioned in Item 3 of Article 9 of the Regulations shall include the Balance Sheets, Statements of Profit and Loss, and Cash Flow Statements of the applicant in the last three fiscal years prior to the date of application.
The annual report mentioned in the preceding paragraph shall be attached with the auditor’s report issued by an accounting or auditing firm authorized by the country or region where the applicant is located.
Article 16
Except otherwise specified by the laws or administrative regulations or approved by the State Council, the Chinese applicant mentioned in Item 4 of Article 9 of the Regulations shall satisfy the following requirements:
(1) The companies or enterprises with the capacity of legal person registered at the administration department of industry and commerce, excluding commercial banks, securities organizations and the foreign-funded enterprises specified in the Law of the People’s Republic of China on Foreign-funded Enterprises;
(2) Being approved by the administrative authority of the enterprise or its shareholders’ meeting;
(3) Good operating performance and in the previous fiscal year as of the application date being profitable;
(4) Making the investment with self-owned capital from legitimate sources.
Article 17
The relevant documents to be submitted by a Chinese applicant for the establishment of a joint-equity insurance company shall include business license (duplicate), articles of association, business structure, operation history, annual report and punishment record for the last three years.
Article 18
The person in charge of the preparation of a foreign-funded insurance company shall satisfy the following requirements:
(1) Academic degree above junior college level;
(2) Insurance or related work experience for over 2 years;
(3) No illegal and criminal record.
Article 19
Where an applicant applies for the extension of the preparation period according to the provisions specified in Article 11 of the Regulations, he shall, within 1 month before expiration of the original preparation period, submit a written application to CIRC and explain the reason.
Article 20
The preparation report mentioned in Item 1 of Article 11 of the Regulations shall summarize all the issues stated in other paragraphs under this article.
Article 21
The statutory capital verification organization mentioned in Item 4 of Article 11 of the Regulations refers to an accounting firm complying with the requirements of CIRC.
Article 22
The capital verification certificate mentioned in Item 4 of Article 11 of the Regulations shall include the following contents:
(1) A Capital Verification Report issued by a statutory capital verification organization;
(2) A copy of the original bank receipt voucher evidencing payment of the registered capital or working capital.
Article 23
The main person-in-charge mentioned in Item 5 of Article 11 of the Regulations refers to the general manager of the proposed branch of a foreign insurance company.
The letter of attorney issued to the person to be appointed as the main person-in-charge of the proposed branch of the foreign insurance company, refers to the letter of attorney issued to the person to be appointed as the general manager of the proposed branch of the foreign insurance company, which is signed by the Chairman of the Board of Directors or General Manager of the foreign insurance company.
The letter of attorney shall explicitly specify the scope of authorization granted to the authorized person.
Article 24
The senior managerial personnel of the proposed company mentioned in Item 6 of Article 11 of the Regulations shall have the qualifications specified by CIRC.
The senior managerial personnel of the branch of a foreign insurance company shall have the qualifications equal to those required for the counterparts in the headquarters of an insurance company.
Article 25
The materials regarding business place of the proposed company mentioned in Item 9 of Article 11 of the Regulations refers to the supporting documents evidencing the ownership or use-right of the business place.
The materials concerning other facilities related to the business mentioned in Item 9 of Article 11 of the Regulations shall include at least information about configuration of computer facilities, network construction and information management system.
Article 26
The following documents or materials to be provided by a foreign insurance company for an application for the establishment of a foreign-funded insurance company according to the requirements specified in the Regulations and these Rules, shall be notarized by a public notary legally established in the local country or region, or verified by the embassy or consulate of China in that country:
(1) The business license (duplicate) or valid copy of the business license;
(2) A letter of attorney issued to the proposed person-in-charge of the branch of a foreign insurance company;
(3) A letter of guarantee of a foreign insurance company to undertake the obligations of tax and duties payment and debts repayment on behalf of its branch in China.
Article 27
A foreign-funded insurance company may apply for establishing branches as needed according to business development.
The branch of a foreign insurance company can only conduct business within the territory of the province, autonomous region or municipality where the branch is located. Where the joint-equity insurance company or wholly-owned insurance company is prepared to conduct business in any other province, autonomous region or municipality outside its locality, it shall establish a branch in the place concerned.
A foreign insurance company may, according to actual circumstances, apply for establishing a central sub-branch or sub-branch, operating office or marketing service office. The establishment and management of marketing service offices shall be subject to other applicable regulations of CIRC, if any.
Article 28
Where a joint-equity or wholly-owned insurance company which has been established with a minimum registered capital of RMB200 million, applies for the first time for the establishment of a branch in every other province, autonomous region, or municipality outside its locality, it shall increase the registered capital by no less than RMB20 million.
By the time of applying for the establishment of a branch, if the registered capital of a joint-equity or wholly-owned insurance company has reached the amount as stipulated in the preceding paragraph, the company will no longer be required to increase its registered capital.
Where the registered capital of a joint-equity or wholly-owned insurance company has reached RMB500 million and where the solvency of the company is adequate, no increase of registered capital is required when the company applies for the establishment of a branch.
Article 29
A foreign-funded insurance company that applies for the establishment of a branch shall satisfy the following requirements:
(1) Its solvency margin shall comply with relevant regulations specified by CIRC.
(2) Its internal control system is sound and there is no record of punishment; where the operating period exceeds 2 years, there is no record of punishment in the most recent 2 years;
(3) It has senior managerial personnel of the branch with the relevant qualifications specified by CIRC.
Article 30
A foreign-funded insurance company that applies for the establishment of a branch shall submit an application to CIRC and provide the following documents in triplicate:
(1) A letter of application for establishment;
(2) Audited solvency status reports as of the end of the previous fiscal year and as of the end of the last quarter;
(3) A three-year business development plan and market analysis for the proposed branch;
(4) Resume(s) of the person(s)-in-charge of the organization preparation and relevant certificates.
Article 31
CIRC shall examine the application and decide, within 20 days after receiving the complete application documents, whether or not to grant approval; in case no approval is granted, CIRC shall inform the applicant in writing of the decision and explain the reason.
After approval is granted, the applicant shall complete the preparation within 6 months. Where the applicant fails to do so within the prescribed time limit, if the reason is justified and subject to approval by CIRC, the period may be extended for 3 months. Where the preparation is still not completed within the extended period, the original approval document issued by CIRC becomes void automatically.
The preparing body may not be engaged in any commercial activities concerning insurance.
Article 32
After the preparation is completed, the applicant shall apply to CIRC for opening business and submit the following documents in triplicate:
(1) A letter of application for opening business;
(2) A progress report of the preparation work;
(3) Resume(s) of senior managerial personnel to be appointed and relevant certificates;
(4) Relevant certificates of ownership or use-right of the office for the proposed branch, information regarding the configuration of computer facilities, network construction, and internal structure and staff.
Article 33
CIRC shall decide, within 20 days after receiving the complete application documents for opening business, whether or not to grant approval; in case the application is approved, a license for conducting insurance business shall be issued to the branch; in case the application is disapproved, CIRC shall inform the applicant in writing of the decision and explain the reason.
The branch with approval for opening business shall go through the formalities of business registration at the administration department of industry and commerce by presenting the approval document and the license for conducting insurance business and accordingly obtain business license from the authority before opening business.
Article 34
Unless otherwise stipulated in these Rules, the examination and administration of the qualifications of the senior managerial personnel of a foreign-funded insurance company and its branches shall be subject to the relevant regulations of CIRC.
Article 35
Where a joint-equity or wholly-owned property insurance company applies for dissolution when it splits, or merges with another one, or dissolves pursuant to the articles of association, such dissolution must be subject to approval of CIRC and the following documents shall be submitted:
(1) A letter of application signed by the Chairman of the Board of Directors of the company;
(2) The resolution of the meeting of shareholders;
(3) Composition of the proposed liquidation group and a plan for liquidation;
(4) A proposal for solving the outstanding liabilities.
Article 36
The joint-equity or wholly-owned property insurance company whose dissolution has been approved by CIRC shall, from the date of receiving the approval document from CIRC, terminate any new business activities and hand in the license for conducting insurance business to CIRC and form a liquidation group within 15 days.
Article 37
The liquidation group shall, within 5 days after its establishment, inform the relevant authorities concerning the administration departments of industry and commerce, tax, labor and social security in writing of the liquidation procedure and conditions.
Article 38
The liquidation group shall, within 1 month from the date of establishment, appoint an accounting firm pursuant to the requirements of CIRC to conduct auditing, and shall deliver an auditor’s report to CIRC within three months from the date of appointment.
Article 39
The liquidation group shall submit the latest liability liquidation and assets disposal report to CIRC before the tenth date of each month.
Article 40
The newspaper mentioned in Article 28 of the Regulations refers to the newspaper specified by CIRC.
Article 41
The foreign property insurance company that applies for cancellation of its branch in China shall submit an application to CIRC for approval and present the following materials:
(1) A letter of application signed by the Board of Directors or General Manager of the foreign property insurance company;
(2) Composition of the proposed liquidation group and a plan for liquidation;
(3) A proposal for solving the outstanding liabilities.
The procedures of application for dissolution of a joint-equity or foreign-funded property insurance company specified in the Regulations and these Rules shall be applicable to the specific procedures for the foreign property insurance company to cancel its branch in China.
Where the head office of a branch of a foreign property insurance company is dissolved or cancelled or declared bankruptcy according to law, the liquidation and liability disposal of the branch of such foreign property insurance company shall comply with the regulations concerning dissolution of the joint-equity or wholly-owned property insurance company stipulated in Article 30 of the Regulations and these Rules.
Article 42
The foreign-funded insurance company in violation of the relevant provisions of these Rules shall be subject to punishment by CIRC according to the provisions specified in Insurance Law, the Regulations and other relevant laws and regulations.
Article 43
The documents, materials and written reports to be submitted or reported under the Regulations and these Rules shall be prepared in Chinese version, and the Chinese version shall prevail in the event of discrepancy between the Chinese version and the foreign language version.
Article 44
The period specified in the Regulations and these Rules shall start from the date when the relevant materials are delivered to CIRC. If the application documents provided by the applicant is incomplete and further delivery is needed, the period shall start from the date when the supplementary materials are delivered to CIRC.
The period concerning approval and report delivery prescribed in these Rules refers to working days.
Article 45
The issues concerning administration of a foreign-funded insurance company that are not specified in the Regulations or these Rules shall be governed by the applicable laws, administrative rules and relevant regulations of CIRC.
The establishment of a foreign-funded reinsurance company shall comply with the Regulations on Establishment of Reinsurance Companies. The issues not specified in the Regulations on Establishment of Reinsurance Companies shall be governed by these Rules.
Article 46
These Rules shall, mutatis mutandis, apply to insurance companies that are established and operated in Chinese mainland by insurance companies from Hong Kong Special Administrative Region, Macao Special Administrative Region or Taiwan region. The issues otherwise stipulated in the laws, administrative rules or administrative protocols shall be governed by the stipulations therein.
Article 47
These Rules shall come into effect as of June 15, 2004.
