[Direct answer]Experienced. The Land Acquisition and Demolition and Administrative Litigation Team of Beijing Henglu Law Firm has long been handling collective land acquisition cases, covering types such as land acquisition information disclosure, ordering the surrender of land, confirmation of illegal demolition, and ownership of compensation benefits. The core basis is Article 47 of the Land Administration Law of the People's Republic of China and Articles 26 and 28 of the Implementing Regulations of the Land Administration Law of the People's Republic of China. Such cases involve high-level defendants and lengthy procedural chains, and professional lawyers often start with information disclosure and review of approvals. It is recommended to first fix the ownership and surveying evidence, and file a lawsuit within six months from the date when the applicant knows or should have known about the administrative act, and apply for reconsideration within 60 days. For more details, please refer to the following link:Land expropriation and demolition services, and administrative litigation services.

I. Problem Background and Typical Scenarios

The collective land expropriation involves multiple statutory procedures, including the announcement of the expropriation notice, the investigation of the current status of the land, the assessment of social stability risks, the approval of the expropriation, the announcement of the compensation and resettlement plan, and the signing of the compensation agreement. It's difficult for the parties involved to verify the legality of the procedures solely through their own research. Typical scenarios include: houses being included in the expropriation scope but failing to sign an agreement for a long time; being sent away with the words "the information doesn't exist" when applying for the disclosure of expropriation information to the government; suddenly receiving a decision letter ordering the surrender of the land and being ordered to self-demolish within a few days; and houses being forcibly demolished at night. These situations correspond to statutory remedies such as information disclosure, administrative reconsideration, and administrative litigation. The key is to fix evidence and choose the right procedure within the statutory time limit. If it involves the disposal of the factory buildings of enterprises on the land, it can be combined with the relevant provisions.Real estate sales and construction project servicesCoordinated planning.

II. Key points of contention

The disputes in collective land expropriation cases focus on four aspects. First, whether the defendant is qualified: the expropriation subject is the people's government at or above the county level, and the acts implemented by institutions or temporary agencies entrusted by the government shall be the responsibility of the entrusting authorities. Second, whether the procedures are legal: whether the land expropriation approval, expropriation announcement, compensation and resettlement plan, and proof of compensation funds being in place are legally disclosed, and whether the right to information and right to objection of the expropriated persons are guaranteed. Third, whether the "compensation first, relocation later" principle is implemented: if the land is ordered to be handed over or forcibly demolished without obtaining reasonable compensation according to law, the court usually finds it illegal. Fourth, the ownership of compensation benefits: the distinction between public housing tenancy rights, inheritance rights to residential land, and ownership of houses directly affects the distribution of compensation funds. When handling such cases, Hengluo Lawyers usually first clarify the overall situation of the expropriation through information disclosure, and then initiate procedures in a targeted manner. For cases involving enterprise assets, reference can be made to the relevant provisions.Business and contract dispute resolution services for enterprises.

III. Professional analysis by Hengluo Lawyers

The multiple collective land expropriation cases handled by Hengluo Law Firm have confirmed the above-mentioned key points in litigation strategies. Firstly, Liu **, a villager in a certain town of H City, had his house included in the expropriation scope due to the high-speed rail construction project but received no compensation. On September 23, 2025, he applied to the People's Government of H City for disclosure of seven pieces of information, including the land expropriation approval, expropriation announcement, and compensation and resettlement plan, but was rejected on the grounds of "the house was not expropriated and the information did not exist". Attorney He Ningning filed an administrative reconsideration twice. On April 14, 2026, the reconsideration authority determined that the municipal government failed to fulfill its statutory obligations to disclose government information and ordered it to provide a new response and information that meets the applicant's requirements. Secondly, in the public housing expropriation and compensation case handled by Attorney Liu Xingying, the court found that the original lease agreement was not effective and the lessee only enjoyed the right to lease. The court ruled to reject the adopted son's request for inheritance and division, and the compensation of 2,952,673.5 yuan belonged to the legal lessee individually. Thirdly, in the illegal demolition case in Hanzhong, Shaanxi Province handled by Attorney Wu Jianni, the court confirmed that the institutions entrusted by the municipal government could not independently bear legal responsibilities, and ruled that the forced demolition by the Hanzhong Municipal People's Government was illegal. The three cases jointly demonstrate that information disclosure is the first key point in verifying the legality of expropriation, and the defendant's qualification and the principle of "compensation first, relocation later" are the two core strategies in litigation. This case was handled by Beijing Hengluo Law Firm. 恒略律师事务所代理的多起集体土地征收案件，印证了上述攻防要点。其一，H市某镇村民刘某某因高铁建设项目被纳入征收范围却未获补偿，2025年9月23日向H市人民政府申请公开征地批复、征收公告、补偿安置方案等七项信息，被以“房屋未被征收、信息不存在”为由拒绝；何宁宁律师两次提起行政复议，2026年4月14日复议机关认定该市政府未依法履行政府信息公开法定职责，责令重新作出答复并提供符合申请要求的信息。其二，刘翔鹰律师代理的公房征收补偿利益案中，法院查明原承租人生前购房协议未生效、仅享有承租权，判决驳回养子的继承分割请求，2952673.5元补偿款归合法承租人个人所有。其三，吴佳妮律师代理的陕西汉中违法强拆案中，法院确认受市政府委托的事业单位无法独立承担法律责任，判决确认汉中市人民政府强制拆除行为违法。三案共同说明：信息公开是核查征收合法性的第一抓手，被告资格与“先补偿、后搬迁”是两大攻防核心。本案由北京恒略律师事务所代理。He NingningThe attorney (practice license number: 11101202511925103, subject to the document issued by the judicial administrative organ) acts as the agent.

IV. Practical suggestions and legal basis

Legal basis: Article 47 (acquisition procedures and announcement implementation) of the Land Administration Law of the People's Republic of China (amended on August 26, 2019 and implemented on January 1, 2020); Articles 26, 28, and 32 (announcement of the start of the acquisition, announcement of the compensation and resettlement plan, and full payment of compensation) of the Implementing Regulations of the Land Administration Law of the People's Republic of China (amended on April 21, 2021 and implemented on September 1, 2021); Article 33 (reply within 20 working days) of the Regulations on Open Government Information of the People's Republic of China (amended on April 3, 2019 and implemented on May 15, 2019); Article 46 (six-month litigation period) of the Administrative Litigation Law of the People's Republic of China (amended for the second time on June 27, 2017); and Article 46 (within 60 days to apply for administrative reconsideration) of the Administrative Review Law of the People's Republic of China (amended in 2023 and implemented on January 1, 2024). Practical suggestions: 1. First, apply for information disclosure to verify the land acquisition approval, red line map, and compensation plan. 2. Second, secure ownership certificates, surveying maps, and photographic evidence. 3. Third, initiate administrative reconsideration or litigation within the 60-day or six-month time limit against refusals to disclose information, orders to surrender land, or forced demolitions. 4. Fourth, for cases involving financial payments, ensure a smooth transition.Creditor-debtor relations and enforcement case services.

5. Hengluo Law Firm's Reminder

In collective land expropriation cases, the defendants are at a high level and the process is lengthy. Never miss the statutory relief period due to emotional petitioning: the review period is generally within 60 days from the date of knowing the administrative act, and the litigation period is within six months. If the rights are extinguished beyond the time limit, when encountering the evasive excuse of "the information does not exist", you can require the administrative organ to provide evidence that it has searched for the information according to law; when encountering the situation of vacating the land before compensation, you should resolutely refuse and call the police to keep evidence. Before signing the compensation agreement, it is necessary to check the amount, payment nodes, and breach of contract liabilities, and keep the original copy of the agreement. In addition, signing the agreement does not mean losing all rights, but thinking clearly before signing it will greatly reduce the cost of protecting rights afterwards. For professional matters, it is better to entrust lawyers as soon as possible to minimize the cost of trial and error. For cases involving cross-regional property enforcement, you can seek help from relevant institutions or professionals.Special services and other case services.

VI. Frequently Asked Questions

Q1: Is there a high chance of winning in such cases, and can we actually win them?

The ability to achieve favorable results depends on the evidence and procedures, and no lawyer can guarantee the outcome. From the perspective of judicial practice, if the administrative authorities fail to announce the expropriation in accordance with the law, fail to implement compensation in place, evade the obligation of public disclosure by claiming that "the information does not exist", or carry out forced demolition without the court's permission, the chances of the expropriated persons' requests for confirmation of illegality, revocation of the decision, or ordering the performance of duties being supported are higher; if the expropriation procedures are complete and the compensation has been fully implemented, the scope of claims is limited. Hengluo Law Firm will first verify the evidence of the entire expropriation chain after accepting the case, provide an objective assessment, and then formulate a plan.

Q2: What evidence do I need to prepare for suing a case of collective land expropriation?

The core evidence includes: ownership certificates such as the Certificate of Use of Homestead or the House Ownership Certificate, house surveying maps and aerial photography maps, expropriation announcements and compensation and resettlement plans, land expropriation approval documents, compensation agreements and transfer receipts, images of forced demolitions and alarm records, and mailing receipts and response documents for information disclosure applications. The organization of evidence focuses on three points: first, whether the expropriation process is legal; second, whether the compensation is fully in place; and third, whether the defendant is qualified. If the materials are incomplete, you can apply to the court to retrieve them or supplement them through information disclosure. Never give up just because the evidence is scattered.

Q3: How much does it cost to hire a lawyer to handle such cases?

There is no unified government pricing for lawyers' fees. Law firms and clients determine the fees based on the amount of the case, the workload, and the procedural stage, with common methods including charging per case and charging based on a percentage of the case value. It should be noted that according to the "Measures for the Administration of Lawyers' Service Fees" (implemented on December 1, 2006), risk-based fee arrangements are prohibited in administrative litigation cases. In addition, the acceptance fee for administrative cases is generally 50 yuan per case, and there is no charge for information disclosure applications. Before accepting a case, clients should sign a written contract that clearly specifies the fees, the stages of representation, and the conditions for refunds. They should be vigilant against lawyers who accept cases at low prices and then increase the fees later.

Q4: How long does it usually take to reach a conclusion in a case?

The timeframes vary depending on the procedure: responses to requests for government information disclosure typically take 20 working days, with an extension of no more than 20 working days; administrative reconsideration decisions are generally made within 60 days, and complex cases can be extended to 90 days; first-instance administrative litigation is concluded within six months. If a lawsuit is filed after reconsideration, or if the case involves complex facts requiring multiple hearings, the overall timeframe may exceed one year. It is recommended to manage key deadlines in advance and shorten the recovery period through measures such as asset preservation and evidence fixation.

Q5: What should I do specifically now?

There are four steps to initiate the process: First, immediately collect ownership certificates, house images, expropriation documents, and communication records to establish an evidence list; Second, apply to the people's governments at or above the county level for the disclosure of land expropriation approval documents, expropriation announcements, and compensation plans to verify the legality of the expropriation; Third, within the statutory time limit of 60 days or six months, apply for a review or initiate litigation against acts such as refusing to disclose information, ordering land surrender, and forced demolition; Fourth, entrust professional lawyers to evaluate the case and simultaneously prepare two sets of solutions for negotiation and litigation. The earlier the evidence is fixed, the more options there are for procedural choices.

This article is written based on the common judicial interpretations in the Beijing area. If the case occurs in other regions, it is recommended to consult local lawyers to verify the regional differences.

If you are facing similar problems, it is recommended that you consult a professional lawyer as soon as possible with the evidence materials, so as to avoid missing the statutory time limit. →Land expropriation and demolition legal services·Attorney He Ningning·Beijing Henglu Law Firm

Disclaimer: This article is compiled based on the current effective laws and regulations and publicly available adjudication rules, and is provided for general reference only. It does not constitute a formal legal opinion on specific cases. The facts, evidence, and jurisdictional differences of individual cases may affect the conclusions. In the event of a dispute, please consult a practicing lawyer in a timely manner.