TABLE OF CONTENTS

DECLARATION ............................................................................................................................. i APPROVAL ................................................................................................................................... ii DEDICATION ............................................................................................................................... iii ACKNOWLEDGEMENT ............................................................................................................. iv LISTOFLAWS .............................................................................................................................. v ABSTRACT ................................................................................................................................. viii

CHAPTER 0 NE •..•.•.••..••...•...••..•................•...•..•............•...•..•..•..................••...••..•....•..••.••.•.•.•..... 1 GENERAL INTRODUCTION .................................................................................................... 1 1.0 Introduction ............................................................................................................................... I 1.1 Background of the study ........................................................................................................... I 1.2 Problem statement. .................................................................................................................... 9 1.3 General Objective ................................................................................................................... I 0 1.3.1 Specific Objectives .............................................................................................................. 10 1.4 Research Questions ................................................................................................................. I 0 1.5 Scope of the study ................................................................................................................... II 1.6 Significance of the study ......................................................................................................... II I. 7 Methodology ........................................................................................................................... 12 1.7.1 Quantitative .......................................................................................................................... 12 1.7.2 Qualitative ............................................................................................................................ 12 1.8 Literature Review .................................................................................................................... 12 1.9 Organization of the research ................................................................................................... 16

CHAPTER TW 0 ........................................................................................................................ 17 LAND TENURE REGIME, INSTITUTIONS AND ITS LEGAL FRAMEWORK IN UGANDA ..................................................................................................................................... 17 2.0 Introduction ............................................................................................................................. 17 2.1 Land Tenure System ............................................................................................................... 17 2.2 Types of Land Tenure System in Uganda ............................................................................... 18 2.3 International laws .................................................................................................................... 22 2.3.1 Regional and International Instruments and Obligations ..................................................... 22 2.3.2 Management of Trans-Boundary Resources ........................................................................ 22 2.3.3 Cross-Border Population Movements .................................................................................. 23 2.3 .4 Inter-state border disputes and conflicts .............................................................................. 23 2.3.5 The Government Land Monitor (GLM): State of Victoria .................................................. 23 2.3.2 State Land Services Western Australia: Property Asset Clearing House ............................ 24 2.4 Domestic laws ......................................................................................................................... 24 2.4.1 The Republic of Uganda Constitution, 1995 ....................................................................... 24

vi

2.4.2 The Land Act, Cap 227 as amended .................................................................................... 27 2.4.3 The Land (Amendment) Act Cap 227,2010 ....................................................................... 29 2.4.4 The Land Acquisition Act Cap 226 ..................................................................................... 30 2.4.5 The Land Reform Decree, 1975 ........................................................................................... 30 2.4.6 Mortgage Act, 2009 ............................................................................................................. 31 2.4.7 The Buganda Land Law and the Land Titles Ordinance, 1908 ........................................... 31 2.4.8 Uganda National Land Policy, 2013 .................................................................................... 32 2.5 Institutional Frameworks ........................................................................................................ 32 2.5.1 The Uganda Land Commission ........................................................................................... 33 2.5.2 The Land Fund ..................................................................................................................... 34 2.5.3 District Land Boards (DLBs) ............................................................................................... 34 2.5.4 District Land Boards and Land Committees, 1997 .............................................................. 35 2.5 .5 District Land Office ............................................................................................................. 3 7 2.5 .6 Magistrate Grade I ............................................................................................................... 3 7 2.5. 7 Land Tribunals ..................................................................................................................... 3 8 2.5.8 Ministry of Lands, Housing & Urban Development ........................................................... 39 2.5 .9 Uganda Roads Authority, 1991 ............................................................................................ 40 2.5 .1 0 Buganda Land Board, 1993 ............................................................................................... 40 2.5.11 Land Sector Strategic Plan (LSSP), 2013-2023 ................................................................. 41

CHAPTER THREE .................................................................................................................... 43 EFFECTIVENESS OF THE LAND ACT 2010 AND THE CHALLENGES FACED WHILE IMPLEMENTING THE LAND TENURE SYSTEM IN UGANDA ...................... 43 3.1 Introduction ............................................................................................................................. 43 3.2 Effectiveness of the Land Act 2010 ........................................................................................ 43 3.3 Challenges faced while implementing the land tenure system ............................................... 46 3.3.1 Uganda National Land Policy, 2013 .................................................................................... 48

CHAPTER FOUR ....................................................................................................................... 50 RECOMMENDATION AND CONCLUSIONS ...................................................................... 50 4.1 Introduction ............................................................................................................................. 50 4.2 Conclusion .............................................................................................................................. 50 4.3 Recommendations ................................................................................................................... 52

REFERENCES ............................................................................................................................ 53

vii

ABSTRACT

Introduction: The study examined the extent to which Land Amendment Act 2010 affect Tenure System in Uganda. Land is an important asset and incentive to development. There is need therefore for its effective utilization and management. Land tenure is about ways and means through which members of a society or country acquire and hold land as property. In 1995, the Government of Uganda adopted a new constitution. The study was guided by the following objectives;- to examine the land tenure regime, institutions and its legal framework in Uganda, to examine the effectiveness of the Land Amendment Act 2010 on Land Tenure System in Uganda, to examine the challenges faced while implementing the Land Tenure System in Uganda and to examine the possible recommendation and conclusions on effect of Land Amendment Act 2010

in Uganda. Methodology: The study adopted a doctrinal research method that involves both qualitative and quantitative approaches. The 1995 Constitution of Uganda and the Land Act (Cap 227) provide that land in Uganda may be held in only four tenure categories namely: customary, freehold, mailo and leasehold tenure. The incidents of these tenure regimes (other than leasehold) are defined in terms of generalities that establish no particular frontiers. The Land Act and Constitution guarantee security of occupancy by the lawful and bona fide tenants and the Land (Amendment) Act 2010 grants statutory protection to the bona fide and lawful holders and their successors against any arbitrary eviction as long as the nominal ground rent, prescribed by law, is paid. Conclusion and recommendation: This study has reviewed the literature related to the links on Land Act 2010 effectiveness on land tenure system in Uganda. It has examined various aspects of land tenure in Uganda, including the legal and administrative frameworks and their implementation on Land Act 2010. This should be able to capture all informal land rights as well as the land amendment act 20 10 which is recognized by law so that these are mapped together as they exist side by side.