Land Administration

this small booklet guides on what do to to obtain access to land title in kenya; your rights and obligations as a land owner; methods of resolving disputes related to land; and institutions managing land in kenya.The booklet is  set to serve as a source of information for the citizenry on procedures and processes of land administration in kenya.

Executive summary
The conflict in Syria has entered its tenth year with no political solution in sight. The Syrian crisis is considered as one of the largest and most destructive contemporary humanitarian crises in the world with triple crises: conflict, climate change and covid-19 pandemic. The conflict has left very large economic and social damages, destroyed infrastructure and a sharp contraction in the national economy and created the largest humanitarian refugee crisis in the modern world. According to Filippo Grandi, the UN-High Commissioner for Refugees “Syria is the biggest humanitarian and refugee crisis of our time, a continuing cause of suffering for millions which should be garnering a groundswell of support around the world” (UNHCR, 2021). According to the United Nations, more than 6 million Syrians
have been displaced within the country, while more than 5,6 million people have fled Syria
as refugees since 2011, seeking safety in other countries, especially Lebanon, Turkey,
Jordan and beyond (UNHCR, 2021). It is estimated that the conflict has claimed over
400,000 lives since 2011 (Human Rights Watch, 2021). About 2 million wounded, a large
percentage of them disabled (each dead corresponds to 5 wounded). An estimated 11
million people need humanitarian assistance and more than half of the population remains
displaced from their homes - including 5.5 million refugees living in neighboring countries
and another 6 million internally displaced inside Syria. Women and children comprise more
than half of those displaced (USA for UNHCR, 2021).

In Ethiopia, since 1993, urban land lease policy has been in place to facilitate land transfer for residential, commercial and industrial purposes. As a result, many cities, including Addis Ababa, have witnessed enormous boundary expansion mainly through farmland conversion. Over the past two decades, though Addis Ababa experienced rapid spatial boundary expansion, very little is known about urban land use efficiency (ULUE) of the city. This paper analysed ULUE using remote sensing data. Emphasis was given to the assessment of spatiotemporal land use changes since 2004. Satellite imagery analysis was done using ArcGIS software. Besides, quantitative and qualitative data from secondary sources were studied. Moreover, field observation was conducted. Research findings showed that in almost all expansion frontiers (Bole and Akaki-Kaliti sub-cities) there is a prevalence of urban land use inefficiencies, i.e. pervasive practices of land hoarding and land use fragmentation. Urban sprawl is rampant with a significant part of the land transferred being left vacant or underutilised for years. The problem of ULUE in the country could be mainly attributed to institutional weaknesses, i.e. urban land lease policy gaps, particularly, in areas of lease policy implementation. To improve land productivity, limit eviction and ensure sustainable urban growth, the city should emphasise on improving ULUE. This study highlighted that a mere policy formulation is not enough to ensure efficient urban land use. To achieve land lease policy goals, strengthening institutions, working towards improving institutional functionality, is what policymakers should focus on.

Sol – Ressource – Non fongibilité – Immobilier – Financiarisation – Opacité – Observation – Patrimoine – Appropriation – Segmentation du marché – Usus, fructus, abusus – Bouquet de droits – Cadastre – Tragédie des communs – Propriété collective – Réforme foncière – Privatisation – Domanialité – Prescription acquisitive – Bail – Terra nullius – Propriétaire – Déguerpissement – Dépossession – Occupation informelle – Collectivisation – Citoyenneté – Prix – Valeur – Rente foncière – Cyclicité – Bulle – Plus-value – Investissement – Evaluation – Prix hédoniques – Compte-à-rebours – Cash-flows – Politique foncière – Fiscalité  foncière – Aménagement négocié – Offre foncière – Rareté – Préemption – Expropriation – Droits à bâtir – Contentieux – Zonage – Portage foncier – Maîtrise foncière – Réserve foncière – Servitude – Compensation – Consommation – Rétention – Périurbanisation – Lotissement – Promotion – Renouvellement urbain – Friche – Densification – Rent gap hypothesis – Remembrement foncier – Accaparement

This paper discussed involvement and role of Valuation Surveyors or Real Estate Valuers in the process of determination of real estate values for national taxation purposes. Valuation Surveyors either in public or private sectors have their own role and functions. Besides that, the position of Valuation Surveyors whether in public or private sectors depends on who instructed them to carry out a valuation exercise. Analysis and evaluation on secondary data were acquired from previous studies, publications, reports and other related journals. The authors also make necessary analysis and evaluation through the provisions as stated in the written laws in Malaysia such as Stamp Act 1949, Real Property Gain Tax Act 1976, Local Government Act 1976, National Land Code 1965 and Income Tax Act 1967. Therefore, the relevant laws and regulation have clearly stated the requirement of valuation surveyors in order to assist the relevant authorities to determine the capital value of chargeable assets (mainly in the form of real estate) before the duties and charges determined by the agencies such as the Inland Revenue Board, Land Offices and local authorities. At the end of this paper, the authors will summarize the types of taxes valuation that require the Valuation Surveyors to determine capital value or rental value. 1.0 Introduction The Valuation Surveyors also known as the Real Estate Valuers is one of the professional members recognized in Malaysia. Role and functions and also its expertise belongings to the valuation surveyors as stated in the Malaysian written law currently enforced. The valuation surveyors provide the services in term of property values and professional advice on real estate valuation of land, buildings, plants and machineries, and also the valuation of business in Malaysia. A statutory body which was established under the Valuers, Appraisers and Estate Agents Act 1981 giving the powers and authorities to the body known as the Board of Valuers, Appraisers and Estate Agents to implement and execute their powers as stated in the the Act 242. The existence of valuation surveyors can be trace back since the Malacca Malay Sultanate era in 14 th century where the position of Penghulu (Chieftain) and Penghulu Bendahari (Ancient position of the Ministry of Finance) play their role as appointed officers by the Malay Native Ruler (Sultan) to collect the revenue from the people who were living in the empire and colonies. However, the modern position of the valuation surveyor was introduced by the British after their occupation on Penang Island and Seberang Perai Colonies in 1790's from the Sultan of Kedah. The first valuation unit established by the British East Indies Company (EIC) in Penang executes their function to determine the annual value of property holding located within the George Town Administrative Area managed by the Sanitary Board which was formed by the EIC (Mohd Hasrol Haffiz dan Mohd Farid, 2011). In the national taxation context, the role and functions of valuation surveyor looks very significant in order to contribute the national public revenues. The valuation surveyor who was appointed is responsible to assess and value the assets (fixed and/or current) for specified purposes. In addition, the Malaysian taxation is classified into two main types known as the Direct and Indirect taxes. However, the involvement of valuation surveyor in the Malaysian taxation preferred to the valuation processes to determine amount of real property to be taxed such as for the purposes of Rating Assessment, Real Property Gain Tax, Stamp Duty and Income Tax. The basis of valuation based on the Capital Value and Rental Value subjected to the types of tax will be charged by the relevant authorities. 2.0 Definition of Valuation Surveyor/Real Estate Valuer The valuation surveyor is one of the professional members who are expertise in determine the value of real property either in term of capital value of rental value for specified purposes (Marcinskas & Galiniene, 2005 and Emirzon et. al., 2005). The valuation is also the main character or player and gives professional advice to the authorities, publics and organizations in development of national economy (Marcinskas et. al., 2005 and Hoyt,

When properly implemented, the decentralization of authority over land and natural resource management to the local level can lead to the improved management of natural resources, create an enabling environment for local land and natural resource tenure systems, and strengthen legal recognition of customary land use rights. However, improving security of tenure for rural people through decentralization requires clear and implementable legislation, statutory recognition of customary laws and conventions governing land and natural resource tenure, and the engagement and buy-in of both State and local institutional actors.

The 1992 constitution designated the Office of the Administrator of Stool Lands (OASL) the right to collect all stool lands revenues and disburse same to their beneficiaries, with the aim of enhancing the developmental aspirations of the people. These rents include ground rent, farm rent, royalties and concession rent. In 2018 the Mampong District Stool Lands Office mobilized a total annual revenue of One hundred and thirty-five thousand, One hundred and twenty-seven Ghana Cedis (GH¢135,127) from ground rent and farm rent. However looking at the housing stock of Mampong Municipal which is 11,110, if 50% of lessees/allottees pay average ground rent of Thirty Ghana Cedis (GH¢30) per annum, the revenue from ground rent at Mampong Municipal alone will exceed revenue achieved. It is against this background that this study is undertaken to unearth the principal causes of low revenue from ground rent. In achieving this, questionnaires were administered to OASL staff and Lessees/Allottees, Traditional Authorities were also interviewed. The findings were categorized into three, thus why allottees default in ground rent payment, allottees/lessees perception about ground rent, and how land ownership data is captured. Recommendations were made in order to improve ground rent collection in the study area.

This paper re-introduces the concept ‘responsible’ land manage-
ment in the context of territorial rural development. Why it is nec-
essary to have this alternative concept and what it adds to other
existing concepts on land management? It builds on theories of
public administration, politics, planning and social sciences to
conceptualise ‘responsible’ in order to derive a framework with
8 indicators of what could entail ‘responsible’. These 8 indica-
tors allow to diagnose, analyze and assess future or ongoing in-
terventions regarding the degree of responsible land manage-
ment. Based on this initial description further recommendations
are provided of how to conceptualise further, and how to derive
a descriptive, normative, prescriptive, and evaluative framework
for ‘responsible land management’

"The land administration system in the Philippines can be aptly described into two words: multiple and complex. The whole system has been governed by multiple laws, regulations, processes and standards, and has been managed by multiple institutions with limited collaboration. These inherent flaws have been largely attributed to the dual process of land titling and registration—administrative and judicial. This time-consuming and expensive process has not encouraged a “culture of registration” hence a large share of the country’s real estate sector remained undocumented.

The inefficiency in the land administration system has become a disincentive to investment in the land market because of the high transaction costs in securing, registering and transferring property rights. Moreover, the complicated land institutions and processes have further strained limited public sector budget due to unnecessary duplications in management and administration support, and land information and records.

It is imperative that Government is able to balance the competing demands between the increasing need for economic activities and the finite land resources. In so doing, it needs to implement key reforms in the land market that are geared towards the establishment of a single land administration agency that would harmonize -- all land related laws and functions, and where possible, adopt administrative rather than judicial approaches for formally recognizing rights in land.
"

Kertas kerja ini membincangkan jenis-jenis pemilikan tanah adat Melayu lain selain daripada Tanah Simpanan Melayu (TSM) yang turut digunapakai oleh beberapa buah negeri lain di Semenanjung Malaysia. Pemakaian perundangan tanah pegangan adat ini lebih tertumpu kepada proses pemodenan perundangan tanah tradisional yang telah diamalkan sejak sebelum kedatangan penjajah Eropah. Permodenan perundangan pemilikan tanah adat ini lebih bertujuan
untuk menstruktur bentuk perundangan dan mewujudkan suatu bentuk perundangan bertulis bagi memudahkan pihak pentadbir Inggeris melaksanakan dasar pentadbiran dan
perundangan tanah di koloni-koloni jajahan British di Tanah Melayu. Secara asasnya, Ordinan Hak Tanah Adat Melaka (NNS Bab 125) 1886 yang diperkenalkan di koloni Penempatan Selat
(Straits Settlements - SS) Melaka pada tahun 1886 merupakan perundangan pemilikan tanah pegangan adat yang pertama diperkenalkan oleh Inggeris sebelum perundangan pentadbiran
pemegangan tanah adat lain diperkenalkan seperti Kawasan Penempatan Pertanian Melayu (Malay Agricultural Settlements - MAS) diperkenalkan di Daerah Kuala Lumpur pada tahun 1891, Enakmen Pegangan Adat (Enakmen No. 17) 1909 sebelum digantikan dengan Enakmen Pegangan Adat (NMB Bab 142) 1926 bagi tanah-tanah pegangan Adat Perpatih di Negeri Sembilan dan enakmen-enakmen rizab Melayu. Selain itu, perundangan ini diwujudkan bagi melindungi hak dan kepentingan pemilik natif Melayu dari kehilangan hak dan
milikan tanah selain menjamin penduduk natif Melayu kekal memiliki tanah dalam suasana persaingan dengan pendatang-pendatang China, India dan Eropah yang dibawa masuk oleh British.

Land developments nowadays are not anymore limited to horizontal development (landed property) and vertical development (strata) but also underground land development. Looking to the necessity of urban land development in this era, underground land seems to look as an option for development especially in infrastructure and utilities. Other developing countries such as Singapore, Japan, Hong Kong and China have started to maximize the utilization of underground land development with several of development type. Malaysia also has no exception from this because past experience has proven that we are also capable to develop underground land through the development of SMART Tunnel, Light Rail Transit and Merdeka Square. Positively on that example, Mass Rapid Transit was proposed to link the Klang Valley area with an efficient public transport. When the box station develops underground under the alienated land, issues in policy and legislation for underground land begin to rise from one to another. It started from property rights issues, ownership issues and jump to the application of the legislation that related to underground land development. Therefore, this paper attempt to discuss the issues critically together with the Malaysian case study of underground land development. The investigation also attempts to touch on how far the legislation provided help in assisting the underground land development and the gap that need to be filled in. To conclude, it is expected that the discussion can assist in finding solutions for underground land development in Malaysia.

As part of the country’s five years growth and transformation plan, currently Ethiopia is implementing a land administration system (LAS) carried out in two development stages. In the first step of the certification program, the legal relation between parcels and their landholders was registered.  The second step – the mapping of parcels – will be launched in the near future.
The objective of this thesis is the development of suitable methodologies for the second level certification program in the Amhara National Regional State (ANRS) of Ethiopia. This requires a reality check of the existing situation. Within the study a toolbox was developed covering the institutional set up, the cadastral and registration proclamation preparation, the densification of national grid points, and proper land surveying methods in ANRS.
The core legal cadastral domain model was used to describe both formal and informal settings in a land administration system. The CLCDM was adapted to the situation in ANRS.
In Ethiopia large scale cadastral projects are planned country-wide. As cadastral and registration proclamation is not enacted to facilitate and guide the implementation of cadastral projects, a tool was developed which can be used for the development of cadastral and registration proclamation for rural land administration in ANRS. 
Cost effective remote sensing and ground surveying techniques were investigated for their feasibility to produce cadastral maps of different holding types satisfying the needs of users and being connected to the national grid. The study identifies that trust on a system, dependability, and traceability is more important than geometric accuracy.
The study deals with the development of methods mainly suitable for ANRS. But the results and findings of the current thesis largely can be used for the development of a LAS in other regional states of Ethiopia and even in other states of the developing world.

ABSTRACT
It has been recognised that the process of conducting land transactions with government in Nigeria is generally expensive, time consuming, burdensome and complex (Otubu, 2004). Thus, in spite of the power vested on the Governor of each State (Land Use Act, 2004, Chapter 202), many states in the country however, do not administer lands effectively because of the analogue procedures involved. According to Acharya (2009), the wise use of Geo-ICT (Geographic information and Communication Technology) will fast-track service delivery to land owners seeking to register and obtain Certificates of Occupancy of land properties, conduct searches and process Governor’s consent to subsequent transactions. The other benefits include huge revenue for the state through lease, transfer, taxation, mortgaging and ground rents paid for these services.
In Kaduna State, an e-government policy initiative has resulted in the establishment of KADGIS—Kaduna Geographic Information Systems. The objective is to strengthen good governance by developing a digital system of cadastral records for land administration and provision of additional geospatial data and services. This thesis investigates how and to what extent Geo-ICT is used in the digital, computerised land administration and good governance in Kaduna State in particular with lessens for Nigeria general.

Key Words: Geo-ICT, GIS, Land Administration and Geospatial data

The processes of mobilization of land for infrastructures of public and private domain are developed according to proper legal frameworks and systematically confronted with the impoverished national situation as regards the cadastral identification and regularization, which leads to big inefficiencies, sometimes with very negative impact to the overall effectiveness.
This project report describes Ferbritas Cadastre Information System (FBSIC) project and tools, which in conjunction with other applications, allow managing the entire life-cycle of Land Acquisition and Cadastre, including support to field activities with the integration of information collected in the field, the development of multi-criteria analysis information, monitoring all information in the exploration stage, and the automated generation of outputs.
The benefits are evident at the level of operational efficiency, including tools that enable process integration and standardization of procedures, facilitate analysis and quality control and maximize performance in the acquisition, maintenance and management of registration information and expropriation (expropriation projects). Therefore, the implemented system achieves levels of robustness, comprehensiveness, openness, scalability and reliability suitable for a structural platform.
The resultant solution, FBSIC, is a fit-for-purpose cadastre information system rooted in the field of railway infrastructures.
FBSIC integrating nature of allows: to accomplish present needs and scale to meet future services; to collect, maintain, manage and share all information in one common platform, and transform it into knowledge; to relate with other platforms; to increase accuracy and productivity of business processes related with land property management.

Unpublished PhD dissertation in Assyriology submitted to Sapienza – Università di Roma and Friedrich-Schiller-Universität Jena in partial fulfillment of the requirements for the degrees of Dottore di Ricerca in Filologia e Storia del Mondo Antico (Dr.Ric.) and Doctor Philosophiae (Dr.Phil.). Defended on November 20th 2017.

Online invited lecture at the Institute for the History of Ancient Civilizations (IHAC) of the Northeast Normal University (Changchun, China).

Until the end of the 20th century, little was known about the Early Dynastic phases of Umma, one of the most important cities of third-millennium lower Mesopotamia. Most information proceeded from the royal inscriptions of the neighboring city of Lagash, and from a small corpus of little more than one hundred administrative accounts.
In the last 20 years, this corpus has grown by more than ten times in size. These documents, together with new archaeological fieldwork, have not only enabled a reassessment of the Early Dynastic Umma region, but also contributed to a better understanding of Early Mesopotamia as a whole.
This lecture will present the field’s state of the art, and will suggest avenues for further research within history, administration, and paleography.

Join zoom information:
https://us02web.zoom.us/j/83348894878?pwd=dWd0VWo2NnlLZi92ODM2Mm91bmJVUT09

Meeting-ID: 833 4889 4878
pw: 836087

Event date: 28/03/2022, h. 11:30 am Central European Time / h 5:30 pm Chinese Time

Waqf is defined as the act of charity where the donors sustain their property from personal use and share it for the benefits of the public.  In Malaysia, the administration and management of waqf land lay under each State Islamic Religious Councils (SIRCs) that acted as legal trustees of waqf land. The SIRCs faces several issues that encompass waqf land development, thus reflect the weaknesses in the administration systems that need an immediate attention. Currently, there are no standard administration and management aspects that guided the SIRCs.  The aim of this thesis is to formulate an evaluation framework for the administration and management that is adopted from land administration evaluation framework.  The evaluation framework can serve as self evaluation for the SIRC or to the monitoring agency such as the Department of Waqf, Zakah and Hajj (JAWHAR) in order to improve the waqf land administration which eventually, can result in standardised waqf land administration and management throughout Malaysia. The study comprises two methodologies for triangulation and validity purposes. The first one is a content analysis of the literature reviews to identify the waqf administration and management strategies that will be used as evaluation tools. The second method is the analysis of selected case studies that adopts the land administration evaluation framework in order to come out with refined evaluation aspects. The findings from content analysis revealed current and innovative strategies in the administration of waqf land. Meanwhile, analyses of case studies revealed significant strategies practiced by the selected SIRCs that worth emulated by other SIRCs. Both findings are incorporated into a comprehensive waqf land administration evaluation framework. The final stage is to quantify the evaluation aspects by using Goal Achievement Matrix approach. The quantified evaluation framework calculates the score of the selected case studies. The result from the evaluation serves as a great reflection to waqf institutions, where the religious councils will have a better idea on their strength and weaknesses as well as their opportunity and threat from the evaluation framework. Additionally, the proposed evaluation framework provides solutions to the problems since the evaluation aspects listed from the sets of strategies are to improve waqf land administration. Hence, hopefully the evaluation framework contributes to the betterment of waqf land administration and management.

SUMMARY Systems of Land Administration are not an end in themselves. The design and development of those systems find their rationale and justification in the broader framework of land policy and land management. The way governments intend to deal with the land issue in their society, determines the requirements to the institutional and operational set up of land administration systems.

Previous studies on impact of land administration on housing delivery had only examined impact of some of the functions of land administration on housing delivery and not impact of the four functions of land administration on housing delivery. This study filed this gap by examining the impact of the four functions of land administration on private housing delivery in Lagos, Nigeria. The study population is members of Real Estate Developers Association of Nigeria (REDAN). The population size is 1400 and systematic random sampling technique was employed to have a sample size of 140. 120 questionnaires were retrieved and reliable for analysis. Data gathered were analyzed through descriptive statistics, tables, mean and multiple regressions. Findings from the study revealed that reduction in quantity produced is the most prominent impact of land tenure, delay in time of housing delivery is the impact of land use and land development and change in location of property is the most prominent impact of land taxation. Also, the most prominent problem of land administration is lack of computerized land administration system. The study established that land administration has significant impact on private housing delivery. It was recommended that bureaucracy that surrounds land administration should be reduced in order to reduce associated time and cost. Also, the land administration system should be computerized for easy land administration services.

Alih fungsi lahan pertanian menjadi non pertanian dari tahun ke tahun mengalami peningkatan, dimana pada tahun 2017 luas lahan mencapai 7,75 juta Ha sementara di tahun 2018 luas lahan pertanian hanya mencakup 7,1 juta Ha. Penurunan luas lahan pertanian yang terus berlangsung berdampak terhadap ancaman ketahanan pangan nasional, sempitnya kepemilikan lahan oleh petani, meningkatnya jumlah petani gurem serta berdampak terhadap menurunnya sumber pendapatan bagi masyarakat yang bergantung pada sektor agraris sehingga mengakibatkan tingginya angka kemiskinan. Kajian ini bertujuan untuk merumuskan framework penyusunan Lahan Pertanian Pangan Berkelanjutan (LP2B) dengan mengoptimalkan data-data pertanahan khususnya yang ada pada neraca penatagunaan tanah dan data Inventarisasi P4T (Pemilikan, Penguasaan, Penggunaan dan Pemanfaatan tanah). Metode penelitian dilakukan secara kualitatif melalui desk study terhadap kajian literatur dan kajian peraturan perundang-undangan dengan melakukan analisis terhadap kebutuhan data dalam penyusunan LP2B. Hasil kajian menunjukkan bahwa data-data dalam pertanahan diantaranya neraca penatagunaan tanah, data kemampuan tanah, peta kesesuaian lahan dengan RTRW/RDTR, peta ketersediaan lahan serta data penguasaan, pemilikan, pemanfaatan dan penggunaan tanah dengan skala besar/detail menjadi variabel penting dalam penyusunan LP2B. Ketersediaan data yang lengkap dengan skala besar ini tentunya menjadi bagian penting dalam menentukan LP2B ataupun menyusun lahan cadangan untuk Pertanian Pangan Berkelanjutan. Integrasi data antara Kementerian Pertanian dalam hal ini Dinas pertanian pada tingkat Kabupaten/Kota dengan Kementerian ATR/BPN dalam hal ini Kantor Pertanahan Kabupaten/Kota serta Pemerintah Daerah sangat dibutuhkan agar tersedia data yang lengkap guna penyusunan LP2B. Percepatan penyusunan LP2B diharapkan mampu mempercepat

Land security is foundational to a functional, peaceful, and prosperous society. An orderly system of  land  registration  and  supporting  systems  of  land  adjudication  and  land-use  planning  are  key
ingredients to this socio-economic formula for progress. With reason, the government of Ethiopia has  made  an  efficient  and  effective  land  administration  (LA)  system  a  priority  in  its  national strategic plan, and toward that goal, solicited the assistance of several international aid agencies, including the United States Agency of International Development (USAID).  In  line  with  the  purposes  of  USAID’s  Land  Administration  Nurture  and  Development  Project, Michigan State University was contracted from January – December 2014 to conduct an empirical study  of  the  public  LA  sector  labor  demand  to  guide  Ethiopian  universities  and  Technical  and Vocational Education and Training (TVET) institutions to design and deliver LA training to LA
officials  and  experts,  land  use  planners  and  private  surveyors.  The  report  of  the  study  at  hand addresses several issues pertaining to the training need for Ethiopian LA professionals in the near-
(5 year), mid- (10  year) and long- (20  year) term, as well as the current institutional capacity to meet this training need, based on current curriculum and capacity constraints.