IMPACT OF CUSTOMARY LAND SECRETARIATS ON LAND RIGHTS DOCUMENTATION AND TENURE SECURITY IN GHANA...
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Transcript of IMPACT OF CUSTOMARY LAND SECRETARIATS ON LAND RIGHTS DOCUMENTATION AND TENURE SECURITY IN GHANA...
IMPACT OF CUSTOMARY LAND SECRETARIATS ON LAND RIGHTS
DOCUMENTATION AND TENURE SECURITY IN GHANA
SAMUEL BIITIR, BASLYD NARA, STEPHEN AMEYAW
Department of Real Estate and Land Management, University for Development
Studies, Ghana
Presenting author [email protected]
IntroductionIn Ghana, land administration is
governed by both customary practices and enacted legislations
Two principal types of land tenure
Customary lands are vested in chiefs and clans/families
IntroductionManagement of customary lands
over the years have been problematic in terms of the following◦Poor recording of land transactions◦Weak administrative machinery◦Multiple sales of lands etc
IntroductionLAP and policy orientation Customary Lands Secretariats establishedAmongst the roles are:
◦Improved quality of records and accessibility of information at local level on land use and holdings, land transactions and availability, and associated financial and cadastral records
◦Consolidate and develop landholding rules and develop public land allocation and transaction procedures to limit double or multiple allocations
Research methodologyQualitative research
methodology with particular focus on the case study research strategy
CLS selected based on the following
(a) whether the establishment was ‘supply-led’ or ‘demand-led’,
(b) Type of tenurial system, and (c) CLSs in two geographical
zones – Southern and Northern Ghana
Data collection methodsSemi- structured interviewsReview of CLS annual reports
ResultsSupply-driven approachDemand-driven approachPrincipal reasons for establishing
the surveyed CLS – proper records keeping and land dispute resolution
Records on land rights – supply-driven CLSs
Region Greater Accra Western Ashanti Northern Upper West CLS Gbawe Kwatei Wasa Amenfi Yim Awere-Toase Gulkpegu Tabiase Year M F Total M F Total M F Total M F Total M F Total
2003 36 37 73 2004 800 403 1203 2005 300 100 400 177 2006 274 2007 292 2008 200 50 250 175 10 3 13 415 185 600 2009 99 1446 266 1712 2010 65 5 1 6 3573 72 3645 2011 34 2741 28 2769 2012 6 7 0 7 4495 45 4540 2013 700 100 800 27 5267 34 5301 2014 1000 300 1300 35 10 5 15 4320 41 4361
Records on land rights – demand-driven CLS Sourthern Ghana
Region Western Central Volta Eastern Ashanti CLS Wasa Fiase Odupongkpehe Fievie Anum Ejisu YEAR M F Total M F Total M F Total M F Total M F Total
2003 2004 2005 2006 2007 2008 54 15 69 250 2009 15 10 25 102 35 137 85 31 116 2010 70 26 96 85 30 115 119 52 171 2011 80 25 105 120 72 192 160 63 223 60 30 90 2012 143 44 187 145 82 227 50 20 70 2013 92 30 122 224 112 336 40 25 65 2014 151 63 214 187 96 283 50 20 70
Demand driven CLSs northern sector
Region Brong Ahafo Upper East Northern Upper West CLS Techiman Nkoranza Bolga Bongo Bole Wa Central Year M F Total M F Total M F Total M F Total M F Total M F Total
2003 2004 2005 2006 2007 2008 280 51 331 56 22 78 50 16 66 300 32 5 37
2009 425 16 441 256 95 351 500 69 7 76
2010 772 23 795 115 326 441 7000 64 9 73
2011 686 26 712 333 170 503 350 57 12 69
2012 512 40 552 401 101 502 350 84 14 98
2013 819 28 847 320 156 476 100 64 21 85
2014 789 33 822 413 33 446 23 7 30 9 3 12 1200 20 5 25
Nature of land transactions recorded
Rural and urban Plot allocationsShare-cropping arrangementsFarm lands allocationLeasesConsent and transfer
Land disputes settled by CLS
Dispute settlement through Alternative Dispute Resolution mechanism
Number of disputes settled
CLS
Gbawe Kwatei No.
Wasa Amenfi No.
Yim Awere-Toase No. Gulkpegu No. Tabiasi No.
YEAR 2003 2004 2005
multiple sales,
boundary dispute
2006 2007 2008 encroachment 7 2009 2010 multiple sales 4
double allocation
48 2011 multiple sales 12 64 2012 multiple sales 6 32 2013 multiple sales 15 55
2014 multiple sales 8 362 73
Disputes settled in southern Ghana
CLS Wasa Fiase No. Odupongkpehe No. Fievie No. Anum No. Ejisu No. YEAR 2003 2004 2005 2006 2007 2008 multiple sales 30 2009 multiple sales 67
2010 encroachment 98 boundary disputes 15 Encroachment 2
farmland disputes
20 2011 encroachment 135 15 2012 encroachment 107 Encroachment 1 17 2013 multiple sale 16 multiple sales 72 15
2014 multiple sale 5 encroachment 54 multiple sales 21 boundary disputes 10
Disputes settled in Northern Ghana
CLS Techiman No. Nkronza No. Bolga No. Bongo No. Bole No. Wa Central No. YEAR 2003 2004 2005 2006 2007
2008 multiple sales 1 double
allocation
100
Double allocation
61
2009 encroachment 6 boundary disputes 3 layout effect
Multiple sales
2010 encroachment 3 boundary disputes 1 multiple sales
Boundary dispute
2011 multiple sales 3 multipe sales 2 transition of
chiefs
2012 encroachment 4 boundary disputes 2
double allocation
2013
2014 encroachment 8 farmland dispute 1
CLS boundary demarcation4 out of the sample did not know
their boundariesHence disputes on boundaries of
customary areasRemaining know their boundaries
but by traditional method of identification
Also resulting in boundary disputes
Land use planning & plot allocation procedures
The study revealed that none of the sampled CLSs have documented any land use planning mechanism.
They totally depend on TCPD to produce formal land use planning schemes for them.
Therefore, with the exception of Gbawe Kwatei, Odupongkpehe, Wasa Amenfi, Anum, and Techiman CLSs, the rest of the sampled CLSs do not have records on the sizes of the various land use types within their jurisdictions.
Public education and sensitisationCLS Number of
applicants recorded in the year CLS was established
Number of application after the first sensitization programme
Number of application after the second sensitization programme
Fievie 0 0 0 Gbawe Kwatei 3000 1150 Over 2000 Odupongkpehe 36 1224 1774 Wasa Amenfi 171 274 289 Wasa Fiase 25 96 105 Anum 116 No records No records Ejisu 70 50 50 Yim Awere Toase 60 15 30 Techiman 331 441 795 Nkoranza 2682 1002 1062 Bolga 66 No records No records Bongo No records No records No records Gulkpegu Over 2000 Over 2000 Over 2000 Bole No Records No records No records Wa Central 137 939 1216 Tabiasi No records No records Records
ConclusionThe study has demonstrated that CLSs are vital to
land rights documentation and security of tenure and that they have performed creditably well in the areas of recording of land transactions, disputes settlement and sensitisation of communities on land rights and allocation procedures
The effectiveness of these however depends on continuous improvement of records keeping, collaboration with public land sector agencies especially in areas of sharing information on rights, uses, disputes and preparation of planning layouts
AcknowledgementWe acknowledge the support
provided by Mr. Komson of the OASL Headquaters, Mr. Ebenzer Arther, Regional Stool Lands Officer, Eastern Region, and our research assistants – Maxwell, Prisca, Xorse, William Appau and Grace for collecting data from the various regions in Ghana
References Abdulai, R. T. & Ndekugri, I. E. (2007) Customary
landholding institutions and housing development in urban centres of Ghana: Case Studies of Kumasi and Wa. Habitat International, Vol. 31, Pages 257–267.
Amanor, K. S. (2009) Securing Lands Rights in Ghana. In Ubink, J. M., Hoekema, A. J. & Assies, W. J. (Eds.) Legalising Land Rights: Local Practices, State Responses and Tenure Security in Africa, Asia and Latin America. Leiden, Leiden Unviersity Press.
Antwi, A. Y. (2006) Strengthenig Customary Land Administration, 5th FIG Regional Conference on the theme: Promoting Land Administration and Good Governance. Accra, Ghana. March 8-11
Bruce, J. W. (2013) Land Tenure, Property Rights and Local Land Governance United States Agency for International Development (USAID, Property Rights and Resource Governance Briefing Paper 16,