MAKERERE UNIVERSITY

SCHOOL OF LAW, SEMESTER I, 2022/2023

LAW 2110 - FOUNDATIONS OF LAND LAW

Course Description
Contemporary land law is a product of historical events and evolution of the law through various times
and political regimes in Uganda. To understand it, one needs to peel off the various layers of social,
legal, and political events that shape it. This course is foundational in nature, intended to offer a platform
on which students engage with various key debates in the historical evolution of Uganda’s land law to-
date. It delves into the foundational aspects of land law as set out in the 1995 Constitution, Land Act,
Cap 227 and other laws. It also covers the institutional framework for land management and
administration today. The course is a trailblazer for Land Transactions, covered in semester two.

Course Objectives
1. To introduce students to the historical, economic and social foundations of land law in Uganda.
2. To introduce the student to the diverse factors (of a legal, social, and political nature) that shape
contemporary land tenure laws and relationships among various rights claimants on land.
3. To introduce students to the relevant statutes and land law principles and practice applicable in
Uganda.
4. To give students the foundations and basic principles of land ownership, use, management and
control and the institutional framework for their management/administration.
5. Introduce students to mechanisms of enforcement of land rights in Uganda.

Course Outline
i The course starts off with the conceptual discussion of key aspects of the law of real property as
introduced in Uganda, from English Common Law. It delves into the historical developments of the law
in the context of Uganda, as a springboard to an analysis of the contemporary aspects of land law in the
country.

ii The topics range from the technical definition of Land as a term of legal construct, Fixtures, the
English doctrines of Tenures and Estates, Legal and Equitable interests in land, and Tenures and estates
as construed in the Ugandan context.

iii The course further extends to the relationship between land tenure and urban development, and
environmental law considerations in land tenure regulations and legislative framework. In all the above,
attention is paid to constitutional issues that arise in legislation of land rights in Uganda, in the milieu to
multiple legally recognized formal and informal tenures.

iv Also important in the delivery on the above topics are the socio-political factors that shape
legislative processes about land, and the relationship of state and person in the process.

Learning Outcomes
1. Knowledge about the historical developments of the law of real property in Uganda and its
contemporary application
2. Ability to conceptualize and engage in academic debates and practical projects on the rights and
obligations of land owners, holders of other proprietary rights on land, tenants by occupancy, etc.

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 3. Ability to articulate argument/debate on the various land control and management regimes in
Uganda.

Methods of Teaching/delivery
These will include:

i) Lectures and class discussions;

Lectures that combine student participation will be delivered. At the commencement of the
course, students are availed with reading lists, which indicate the topics to be covered, and
the respective reading materials. It is expected that the student uses this list in preparation for
each lecture, and be in position to contribute to the discussions.

ii) Take home exercises may be given in which case the responsible students will make
presentations to the class.

iii) Small group discussions are encouraged, although formed at the initiative of the students. .

Assessment Method
The students will be assessed on the basis of a coursework, either in form of an examination or a take
home, marked out of 30% and an examination at the end of the semester accounting for 70%.

Course Instructors
Dr. Rose Nakayi (RN)
Mr. Joseph Kyazze (JK)

READING/REFERENCE MATERIALS
1. Sir Megarry and H.W.R. Wade: The Law of Real Property, 5th Ed, London, Steven & Sons Ltd,
1984.
2. E.H Burn: Cheshire and Burns Modern Law of Real Property. 14th Ed, Butterworth, London,
1988.
3. Burn: Megarry’s Manual of the Law of Real Property.
4. John Stevens & Robert A. Pearce: Land Law, 2nd Ed, 2nd Ed, London Sweet & Maxwell, 2000.
5. John, T. Mugambwa: Principles of Land Law in Uganda, Kampala, Fountain Publishers, 2002.
6. John T. Mugambwa: Source Book of Uganda’s Land Law, Kampala, Fountain Publishers, 2002.
7. Morris and Read: Uganda; the Development of its Laws and Constitution, London, Stevens, 19
8. Other reference books, articles and relevant material as may from time to time be referred to in
the course of lectures

The students are expected to rely more on their own research and discussion of the background reading
materials before the lectures of the week. Students are thus expected to diligently study the materials on
the reading list (which in themselves are a non-exhaustive list and will be supplemented from time to
time). In the premises, lectures will consist more of compulsory discussion of the said materials. At the
discretion of each instructor, class notes/materials may be given.

1.0 THE REPEALED LAND RELATED LAWS AND RULES.

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 o The Uganda Order in Council 1902 o The Land Reform Decree, No 3 of
o The Constitution of Uganda 1962 1975.
o The Constitution of Uganda 1967 o o The Land Reform (Amendment)
o The Judicature Ordinance No. 62 of decree No 3 of 1976.
1962 o The Land Reform Regulations, S. 1
o The Judicature Act, 1967 26 of 1976. The Land Transfer Act
o The Constitution (Cap 202).
(Amendment) o The Uganda Agreement, 1900.
o Statutes No. 7 of 1993. o The possession of Land Law, 1908.
o The East African Land The Busuulu and Envujjo Law,
Regulations, 1897 1928.
o The Land Regulations o The Official Estates Act.
1897 The Crown Lands o The Land (Agreements) Law,
Ordinance, 1939, The Toro
1903 Agreement1900,The Ankole
o The Public Lands Act.1962
o The Public Lands (cap. 201). (Compensation for
o The Public Lands Rules1962 Resumption) Act. 1965
– S. 1 201-1
o The Public Lands (Adjudication) Rules, 1967

L N. 91 of 1958. Agreement 1901

o The Urban Authorities Act Cap. 27.
o The Public Lands Act1969.
o The forest Act (Cap. 246). 1964. o Ankole Agreement, 1901.
o The public Land Act (Amendment) Decree No 2 of o The Toro Landlord and Tenant law
1976. 1937
o The Ankole Landlord and Tenant
Law 1937
2.0THE CURRENT LAW 230. (RTA)
APPLICABLE o The Survey Act, Cap.
o The Constitution of the Republic of 209
Uganda, 1995 o The Mortgage Act 2009
o The Land Act, 1998 (Cap. 22 o The Access of Roads Act
o The Land (Amendment) Act 200 Cap 350
o The Land (Amendment) Act 2010 o The Land Acquisition Act
o The Land Regulations 2001 Cap 226.
O The Land Regulations 2004 o The Traditional Rulers (Restitution
O The Registration of Titles Act Cap of Assets and Properties) Cap 247.

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 o The town and Country planning Act,
Cap 30. o The Limitation Act, Cap. 70

o The National Environment Statute, o The National Forestry and Tree

1995. Planting Act. 2003
o The water statute, 1995. The judicature Statute, 1996 (Statute
o The Local Government Act, 1997. No 13).
o The Investment Code, 1991. o The Condominium Property Act,
2001.
o The Wildlife Statute, 1996.

2.1THE CONCEPT OF OWNERSHIP OF LAND (RN)

Kwame Akuffo, The conception of land ownership in African Customary Law and Its Implications for
Development, 17 RADIC (2009) 57-77 at 57.

Le Favre Robert, The Philosophy of ownership (1974) Ch. 8

Ojiendo T.O Conveyancing principles and practice, Law Africa Kenya (2010).

John Locke, The Second Treatise on Civil Government, at p. 19 (Prometheus Books 1986).

Robert C. Ellickson, The Cost of Complex Titles: Two Examples from China (Faculty Scholarship Series
Paper 3604)

In this section we will interrogate the evolution of the concept of ownership of land in history and its
contemporary relevance. The key markers are:

• Collective versus private rights to land (hunting grounds foraging, access to communal water
resources, etc. and exclusive claims to such resources).
• Rights of the group verses rights of the individual.
• The Tragedy of the commons (responsible individual use for the good of/in the interest of the
community).
• Transactions to dispose of communal land by barter with limited knowledge of the consequences
(intrinsic communal right to land exchanged for beads, trinkets etc.) Confirmation of ownership
from fusing labor with land (John Locke’s conception).
• Fencing off and conflicts e.g., between cattlemen and dirt farmers.
• Restrictions on transfer of land by family holders.
• Ancient agrarian customs and/verses market relations overland.
• Landed aristocrats rights vs. redistribution of land (willing buyer willing seller notions).
• Commodification of land and commodification of misery for the dispossessed.
• Roman Law concepts of use and abuse.
• English Law concepts- ownership not absolute, but rights to use.

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3.0 REAL PROPERTY CONCEPTS (RN)

Meaning of Real Property /Nature of Property Rights/personal property

 Objective of Learning the Law of Real Property

 Corporeal and incorporeal hereditaments
 Fragmentation of rights in real property; hierarchy of rights

Function of the Law of Property

 Key principles Underlying English Land Law
 Do the debates change in light of Uganda’s multiple tenure systems?
 (Emphasis on the customary tenure).
Also see:

• Weir, Michael (2006) "Important concepts in real property, The National Legal Eagle,
Vol. 12 Issue 1, Article 3, available at-
http://epublications.bond.edu.au/cgi/viewcontent.cgi?article=1095&context=nle

4.0 SOURCES OF UGANDA’S LAND LAW (RN)

• The Constitution of Uganda 1995

• Statutory law (see above)
• Customary law (Land Act, Cap. 227, section 3 (1))
• Babiruga vs. Karegyesa and others DR. CA No. MKA 13 of 1993 (unreported)
• Wasswa vs. Kikungwe (1952-56)7ULR 1.
• Common Law
• Principles of Equity
Read: John T. Mugambwa, Principles of Land Law, page 1.

5.0 MEANING OF LAND (RN)

A. Rights below the Surface of Land

• Constitution, 1995: Articles 26 (2), 244 (2), 274 The Registration of Titles Act, S. 2
• Land Acquisition Act, 1965, sections 2-7.
• The Interpretation Decree no 18 of 1976 S. 2
• Land Act Cap. 227, sections 42, 44
• Mining Act, Cap. 248 S. 3
1. Metropolitan Rely Co. v. Fowler (1892) 1QB 165
2. Grigsby v. Melville (1974) 1 WLR 80
3. Uganda National Roads Authority v. Irumba Asuman and Peter Magelah, Supreme Court
Constitutional Appeal No. 2 of 2014
4. Pyarali Abdul Rasul Esmail v. Adrian Sibo (Constitutional Petition No 9 of 1997)

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b. Rights above the Surface.

1. Kelson v. Imperial Tobacco (1957) 2QB 334

2. Bernsten v. Skyviews and General Ltd. (1978) QB 479.

6.0 FIXURES (RN)

• The Public Lands Act, 1969 (REPEALED)* SS
22(6) (7) & (8): 26 27 28 29.
• The Land Act, 1998, sections 3 (4) (b) 37 (1) (b)
• RTA; sections 178 (b) and 183
Cases:
1. Micheal Mulyanti & Anor. v. Aisha Bataringaya CACA No.0016/2010
2. Micheal Mulyanti & Anor. v. Aisha Bataringaya HCCS 434/2008
3. Reynolds v. Ashby (1904) AC 466
4. Holland v. Hodgson (1872) LR 7 CP 328
5. Leigh v. Taylor (1902) AC 157
6. D’Eyncourt vs. Gregory (1866) Law Rep. 3 Eq. 382
7. Berkley v. Poulett (1976) 241 EG 911
8. Lyons & Co. vs. London city and Midland Bank (1903) 2 KB 135
9. Vaulervile Electric Cinema Ltd v. Muriset (1923) 2 Ch. 74
10. Melluish (Inspector of Taxes) vs. BM (No. 3) Ltd (1995) 4 All E. R 453
11. Jordan v. May (1947 KB 427
12. Hamp v.Bygrave (1982) 266 E G 720
13. Webb v. Frank Bevis Ltd (1940) 1 All E R 247
14. Eliteston v. Morris (1997) 2 All E R 513
15. Francis v. Ibitoye (Nigerian) (1936) NLRI
16. Smith v. City Petroleum (1904) 1 all ER 206
17. Shaw v. Devshi &Co (1936) 17 KLR 20
18. Simon v. Midford (1969) 2Ch. 416

7.0 THE DOCTRINE OF TENURE AND ESTATES (RN)

English Concepts of Tenure and Estates

A. Tenure
Meggray & Wade: Chap. 3
Cheshire & Burn: Chap. 1 esp. pp3-65.

B. Estates
Freehold estates:
a. Fee Simple
b. Fee Tail
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 c. Life Estates
d.
Leasehold Estates
Street v. Mountford (1985) AC 824
Meggary & Wade: Chap. 3 Cheshire &
Burn Chap. 8-14.
C. Application of English Concepts in African contexts
1. The doctrine of Terra Nullius
2. Mabo v. Queensland (No.2) 1992 HCA 23; 1992 175clr 1
3. Amodu Tejan vs. Secretary of Southern Nigeria (1921)2 AC 399

D.A General Historical perspective of Tenure and Estates in Uganda

The East African Royal Commission Report 1955.
• The Report of the Uganda Constitution Commission; Analysis and Recommendations, UPPC,
Entebbe, 1993, Chap 25
• Peter Mukidi Walubiri, Land and Property Rights Chap. 6 in Richard okumu Wengi (Ed).
FOUNDING THE CONSTITUTION OF UGANDA: ESSAYS AND MATERIALS, Uganda
Law Watch Kampala 1994.

7.1. LAND TENURE SYSTEMS IN UGANDA: HISTORY TO-DATE

o Historical perspectives and broad issues /debates (RN)

A. CUSTOMARY SYSTEM OF LAND HOLDING (RN)

John T. Mugambwa, Principles of Land Law in Uganda, Fountain Publishers 2002, pages 4-5
Kwame Akuffo, The Conception of Land Ownership in African Customary Law and its
implications for development, 17 RADIC (2009)
(i) The Issues
o The diverse nature of customary tenure in Uganda and common features of customary
tenure
o Right of the King, chiefs, clans family, community and Individual.
o Individual holdings, power of alienation verses the communal rights.
o The tragedy of the commons.
o Relationship with written law.

(ii) Statutes and Agreements 1900-1995

 The Uganda (Buganda Agreement) 1900. Art. 15-18

 Crown Lands Ordinance of 1903
 East African Royal Commission of 1955
 The constitution of Uganda, 1962
 Public Lands Act 1962 (and later 69),
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  The Toro Agreement 1900
 The Ankole Agreement 1901
 The Buganda Possession of Land Law, 1908
 The Busuulu and Envujjo Law 1928
 The public Lands Act 1969
 The Constitution of the Republic of Uganda 1995, Art. 237 (3) (a) (4) (8) (9)
 The Land Act. 1998.

(iii) Texts

James Obola Ochola: Customary Land Law in East Africa

Morris and Read: Uganda the Development of its Laws and constitution.
Faud: Actions for Recovery and Land held under Customary Law and limitation
(1970) HCB 26
LL Kato: Has Customary Law in English Speaking Africa Recognized long
Possession of Land as a Basis of Title IE AL L, 243.
J.H Dhiberge: The Langi
Lubogo: The History of Busoga
Robertson: Historical Considerations contributing to Land Tenure in Busoga.
Mier: An African People in the 20th Century see Chap 6.
Meek Haydon Land and Custom in the Colonies, Oxford University Press 1946.
Haydon: Laws and Justice in Buganda
Gayer: Land Tenure in Buganda
Uganda Government: Inquiry into land Tenure and the Kibanja System in Bunyoro 1931Report of the
committee. Government Printery, Entebbe 1932.
Gayer: Report on Land Tenure in Bugisu 1944.

(iv) Cases

1. Mtoro Bin Mwamba v A G (1952) 2 TLR 327

2. Olowo v. Akenya (1974) HC B 178
3. Kintu v. Kamira (1975) H.C.B 150
4. K.C.C v. Odindo (1971) H CB 32
5. Mwenge Migadde5 ULK 97
6. Wasswa v. Kigugwe 1952 2 ULR 1
7. Garuga Properties Ltd b v Kampala City Council
8. H.C.C.S 576/1990 (1999-91) K.L.B 129
9. John Tibaijuka v. Nyansio Mutingi and Anor (1975) H.C.B 38.
10. Christopher Kantongole v. Yusuf Ssewanyana. HCCS 50/1989 (1990-91) KAL. R (1) 41
(1986-89) HCB 159.
11. Yozamu Semajula v. L.K. Sali H.C.C. s 1608/1977 (1981) H.C.B 28
12. G.W Rwamutiri v G. Kamono, High Court Misc. cause 72/77: (1978) H.C.B 300
13. Tomasi Rweikula v. A.B. Mutaswera H.C.C.S 9/1981 (1983) H.C.B68.
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 14. .Mutamburine v. Yosefu Kimera H.C.C Appl. 37 or 1972 (1975) H.C.B 150
15. Nambalu Kintu v. Efulaimu Kamira (1975) H.C.B 221

iv. The Customary System of Land Holding under the Land Act, 1998 and (some)
National Policies:

a. Rationale for the Land Reforms in the constitution and Land Act: Article 237 (2) (3), (7) - (9),
Art. 27 of the 1995 Constitution.
b. Definition: Land Act section 3 (1)
c. Certification of customary rights (Land Act sections: 4-9)
d. Conversion of customary land to freehold land
e. The Uganda National Land Policy 2013, pages 1-20 & Policy 4.3 (38-42), 40 (iii). 40 (v)
f. The Land Sector Strategic Plan II (LSSP-II); formalization of customary tenure, pages
32-35
g. Sporadic verses Systematic Land adjudication; see Discussion on certification above, and
LSSP-II, at page 76
h. Communal land Associations (Land Act sections 15-26)

i. NB. Discussion of the Gender and Human Rights issues arising from all the above.

v. The future of Customary Tenure

The issues:
o Is it still sustainable in light of national development imperatives?
o Are customary claims easily enforceable? If which so how and where?
o What challenges are encountered today in trying to enforce them?
See:
Rose Nakayi, The Challenge of Proving Customary Tenure in Courts of Law in Uganda: A Review of
The Case of Hon. Ocula Michael &others Verses Amuru District Land Board, Major General Oketa
Julius, Christine Atimango and Amuru Sugar Works Ltd. Hct-02-Cv-Ma- No. 126 OF 2008, 451-478
East African Journal of Peace and Human Rights, Vol. 19. N0. 2 (2013)

Rose Nakayi, The Role of Local Council Courts and Traditional Institutions in Resolving land Disputes
in Post-Conflict Northern Uganda, Malawi Law Journal Volume 7, (2013) 119-137

Rose Nakayi, Marginalized But Not Discarded? An Analysis of the Dynamics of Customary Land
Rights in Post-Conflict Acholiland, Northern Uganda East African Journal of Peace and Human Rights
Vol. 29 No.1 of (2015) 22-49.

Cases:

1. Balamu Bwetegaine Kiiza & Anor vs. Zephania Kazooba CACA No. 59/2009 (June 2015).
2. Lawrence Kitts vs. Bugisu Co-Operative Union SCCA No. 15/2004

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B. THE MAILO SYSTEM OF LAND HOLDING (JK)

(i) Some general Issues:

o Implications of certification of rights to land
o Land rights and class formation in Uganda (landlord verses tenants)
o Land as an object of economic and political significance

(ii) The Buganda Agreement 1900

The Buganda possession of Land law, 1908
The Busuulu and Envujjo Law, 1928
The Constitution of the Republic of Uganda 1967
The Land Reform Decree, 1975
The Land Reform registration, 1976
The constitution (Amendment) Statute 7 of 1993
The Traditional Rules (Restitution of Assets), Statute No.9 of 1993
The constitution of the Republic of Uganda, 1995 Arts, 273 (3) © (8) (9)
The Land Act 1998

(ii) Texts
H.W. West: The Mailo System in Buganda, The government Printer, Entebbe, Uganda 1964
H.W West: Land policy in Buganda, Cambridge University, Press, 1972
H.F Morris and James S. Read: The Development of Uganda’s Laws and its Constitution (Publisher,
year of publication pages 15-18
Mugambwa’s Source Book on Uganda’s Land Law, pages 4-5

John Kigula, Administration of Kabakaship Land under the Constitution, 1995, Paper prepared for
the Buganda Land Board, August 2004

David Mpanga, Buganda’s Position, Paper presented under the topic - The Land (Amendment) Bill,
2007: Opportunities and Challenges, Christ the King Community Hall, Thursday, 31st January, 2008

MAILO LAND TENURE UNDER THE LAND ACT AND OTHER LAWS AND POLICIES

o Constitution of Uganda 1995 Art. 237 (3) (c), 237 (8) & (9)
o Description Land Act Sections 2, 3 (4)
Tenants by occupancy
Issues:

(iii) Security of tenure, Lawful or Bonafide Occupants, ground rent, overlaps interests,
eviction/termination of tenancy.

See:
a. Land Act sections 29-38
b. Land (Amendment) Act 2004 section 14 (3c)- on nominal ground rent
c. Land (Amendment) Act 2010, section 32 A (on eviction).
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Rose Nakayi, The Perceived Protection of Tenants on Registered Land against Evictions: An Assessment
of the Legal Challenges Faced by Victims of Land Evictions in Kampala and Wakiso District, PILAC
Working Paper No. 4 November 2015.

Cases:

1. Margaret Kato & Anor vs. Nulu Nalwoga SCCA No. 03/2013.
2. Kampala District Land Board and Chemical Distributors vs. National Housing and Construction
Corporation, Civil Appeal No.2 of 2004
3. M. Buwule vs. Asuman Mugenyi CACA No. 2010
4. Caroline Tuhirirwe vs. Rwamuhanda SCCA [2001-2005] HCB
5. Lawrence Kitts vs Bugisu Co-operative Union (Supra)
6. Sarah Nanziri Bagalaliwo vs. Makerere Primary School & KCC HCCS No.
7. Kampala District Land Board & George Mitala vs, Venancio Babweyaka & 3 others Civil Appeal
No. 2 of 2007 (unreported).
8. Jacob Mutabazi vs. the Seventh Day Adventist Church & Anor. HCCS No. 54/2009
9. Kyepaka Francis & Another vs. George Rwakarongo & others Land Division Civil Suit No.
289of 2007.
10. Eram Mujuzi Kaggwa vs. City Council of Kampala, Civil Suit No. 737 of 2006
11. Baleke Kayira Peter and others vs. Attorney General of Uganda Miscellaneous Cause No.0100
of 2004.
12. Micheal Mulyanti & Anor vs Bataringaya& Others HCCS 434/2008
13. Lydia Obonyo Jabwor vs Maurice Bagambe HCCS 287/2004
14. Byatike v. Kikonyogo (Civil Appeal No. 3 of 2014) [2015] UGHCLD 14 (14 May 2015);
(consent from landlord before sale of a kibanja)

The Buganda Land Question:

• Constitution of Uganda, 1995, Article 246 The traditional Rulers (Restitution of Assets and
Properties) Act, Cap. 247.
• Role of the Buganda Land Board -http://www.bugandalandboard.or.ug/
• Acquiring Kibanja interest on Kabaka’s land.
• John Kigula, on Kabakaship Land (supra)

(iv) Securing Occupancy: The Land Fund

Land Act Section 41
• LSSP-II, pages 51- 57
• See Annex 2 LSSP-II, Summery of priority areas for LSSP-II
• The Uganda National Land Policy, Policy 4.4 (43-46)

(v) The Kibale Land Question and Return of properties to Kingdoms The Traditional
Rules (Restitution of Assets) Statute, No. 9 of 1993

(vi) The Future of Mailo land:

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 Do the Land Act and its amendments provide solutions to the problems faced by the Tenants by
occupancy?

C. THE FREEHOLD SYSTEM OF LAND HOLDINGS (RN)

(i) English Freeholds

The Land Regulatory No. 4 of 1897

The Crown Lands Ordinance, 1903
The public Land Ordinance, 1962
The Public Lands act, 1969
The Land Reform Decree, 1975
The Constitution (Amendment) Statute, 1993
The Traditional Rules (Restitution of Assets) Statute, No. 9 of 1993
The Constitution of the Republic of Uganda. 1995- Art 273 (3) (b) (4) (9) (8) The Land
Act. 1998

(ii) Nature of Freeholds

The Toro Agreement 1901
The Toro Landlord and tenant Law, 1937
The Ankole Landlord and Tenant Law, 1937

(iii) Adjudicated freeholds

The East African Royal Commission Report, 1955

The Crown Lands Adjudication Rules, 1958

The issues:

• Preferred tenure system: why?

• Land Act sections; 2, 3(2),
• The Uganda National Land Policy, Policy 4.5 (47-49).

(iv) Freeholds under the Current Law

 The Constitution of the Republic of Uganda. 1995- Art 273 (3) (b) (4) (9) (8)
The Land Act. Cap 227, sections 3 (2), 9, 28

D. THE LEASEHOLD SYSTEM OF LAND HOLDING (RN)

Statutory Leases
Leases on Public Land/Crown Land
Leases on Private Land

(i) Statutes
R.T.A (cap 205)

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 The Land Regulations, 1987
The Buganda Agreement, 1900. Art. 15
The Crown Lands Ordinance, 1903 S. 3
The Public Lands Ordinance, 1963, 3
The Public Lands Act. 1969
The Land Reform Decree SS, 1, 2, 10, 12, 13, 14, 15
The land Reform Regulations 1976
The constitution of the Republic of Uganda Art 237 (1) (2) (3) (5) (6) (7) 238,244
The Land Act. 1998, section 40
The Uganda National Land Policy, Policy 4.6 (50-52)

(ii) Cases

1. Garuga Properties Ltd. vs. Kampala City Council, (Supra).

2. W. Rwamitiri v Kamono, (Supra)
3. Livingstone Sewanyana vs. Martin Aliker. Civil Appeal (SC). No 4 of 1990 (1992) v
4. KARL. 166
5. Elia Kitiiza v. Registrar of Titles Civil App. 82/77 (1978) H.C.B 39
6. Nathanael Kanso and Others vs. A.G and Anor H.C.C.S 738 of 1974. (1975) H.C.B 194 7.
7. Bread Limited vs. Uganda Company Ltd. & Uganda Machinery Ltd. H.C.C.S 735 of 1995 (1975)
H.C.B 213.

7.0 OTHER PERTINENT MATTERS IN THE LAND ACT AND CONTEMPORARY

TIMES (JK)
This topic relates to land management in Uganda. The institutional framework for land
management and administration, the roles of the various stakeholders in the land management, the
statutory powers and limitations of institutions, which are all to be considered in the discussions.
Also to be considered ate the technological approaches amidst the Covid-19 Pandemic and the impact
on the ways in which the said institutions must adjust their approaches to cope with the new normal in
the land industry.

7.1 Institutional Framework for Land Management, administration and dispute resolution
i. The Uganda Land Commission, (Land Act 1998, sections 46-55)
ii. District Land Boards (Land Act 1998, sections 56-63,)
iii. Commissioner Land Registration (S. 91 of the Land Act)
iv. Land Committees (Land Act, 1998, sections 64-68 & 77)
v. Land Tribunals (Land Act, 1998, sections 74-79; sections 80-89)
vi. The mediator in Customary matters, Land Act,1998 (sections 88-89)
vii. The Local Council Courts Act, 2006
viii. The Land Regulations 2004, S.I No.100.

Also See:

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  Rose Nakayi, The Challenge of Proving Customary Tenure in Courts of Law in Uganda 2013,
(supra).
 Rose Nakayi, The Role of Local Council Courts and Traditional Institutions in Resolving land
Disputes 2013 (supra).

7.2 The establishment, functions, powers and limitations of the Uganda Land Commission
1. See Article 239 and 241 of the constitution
2. Sections 46, 53 and 59 and 60 of the Land Act respectively.
3. Nsimbe Holdings Ltd vs The Attorney General & Anor CCCP. No. 2 of 2006.
4. Nyumba ya Chuma Ltd vs Uganda Land Commission & Anor Const. Petition No. 13 of 2010
5. Lukyamuzi Investments Ltd vs AG and Uganda Land Commission HCCS No. 120/2016
6. John Tumwebaze vs. Uganda Land Commission No. 0123/2008
7. St Benedict Buwama SS. vs Mary Naita Mukasa HCCA No.006/2009

The Land Fund

The Issues:
1. The Land Act, Sec 41, establishing the Fund in Law
2. Is the Fund set up in reality?
3. How has it been applied or misapplied?
4. what criteria is used to apply the Fund
5. Corruption, mismanagement of the fund, buyouts of genuine claimmants by fraudsters, etc
6. Middlemen and agents.
7. Valuation of land
8. Pastor Daniel Walugembe v The Attorney General Misc. Appli N.1525 of 2016 (Arising from
Civil Suit No. 456 of 2016)
9. Walugembe Daniel v. Attorney General, Miss. Cause 231 of 2018.

7.3 The establishment, functions, powers and limitations of the District Land Board
1. Articles 239 and 241 of the constitution and sections 53, 59(1) (a) and (8) and 95 of the Land
Act.
2. Lutalo Lemmy (Adminitrator of the Estate of Late Lutalo Phoebe) Versus Ojede Abdalla Bin
Cona SCCA No. 15/2021
3. KCCA & KDLB versus James Bwogi CACA No. 52/2019
4. Agandru versus Etoma HCCS No. 007/2011
5. Lukyamuzi Investments Ltd vs AG and Uganda Land Commission HCCS No. 120/2016
6. Charles Nkoojo Amooti vs Kyazze Francis & CLR HCCS No. 536/2007
7. KDLB and George Mitala vs Venansio Babweyaka & Others SCCA No. 2/2007 at page 12.
8. Kampala District Land Board & Anor vs. NHCC Ltd SCCA No. 02/2004
9. Yoweri Bamuhiga vs Christine Mugara & Others HCCS (supra)
10. Andrew Kawuki vs Jackson Semaganyi HCCA No.19/2014

7.4 The establishment, functions, powers and limitations of the Commissioner Land Registration
1. Section 91 of the Land Act

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 2. Lukwajju Emmanuel versus the Commissioner Land Registration SC
3. Hilda Wilson Namusoke vs Owalla Home Investment Trust (EA) Limited SCCA NO.15/2017
4. HCCS No. 621 of 2017 Transroad Uganda Limited versus Commissioner Land Registration;
5. Stephen Pepe versus Commissioner Land Registration HCMA No.393/2011
6. Lukyamuzi Investments Ltd vs. AG and Uganda Land Commission HCCS No. 120/2016
7. Asuman Irunga vs UETCL, AG and Commissioner Land Registration HCMA No. 524 of 2017.
8. Excellent Assorted Manufacturers Limited vs DFCU
9. Administrator of the estate of late Kagudde Mukasa vs Commissioner Land Registration & Anor
HCCS No. 2393 of 2010
10. Zion Construction Limited vs Abahaire & Others HCCS No.241/2015
11. Aminabhali Haiderali & 2 others vs KDLB & 2 Others HCCS No. 470/ 2014 at page 40.
12. Peter Waswa vs. Commissioner for Land Registration HCMC No. 89/2014
13. Patel vs Commissioner Land Registration HCCS No87/2009 at pages 14, 15 & 16
14. Olivia Sanyu & Anor vs. Commissioner for Land Regn HCCA No. 6/2013
15. Sarah Nakku vs. Commissioner for Land Registration HCCA No. 064/2010
16. Edward Gatsinzi & Anor vs. Lwanga Steven HCCS No. 690/2004
17. Steven Pepe vs. Commissioner for Land Registration HCMA No. 393/2011

7.4.1 The establishment, functions, powers and limitations Land Committees

1. Land Act, 1998, sections 64-68 & 77
2. Yoweri Bamuhiga vs Christine Mugara & Others HCCS (supra)

7.5 The establishment, functions, powers and limitations of the Recorder

1. Section 68 of the Land Act
2. Uganda Ecumenical Church Loan Fund Ltd vs. Nankabirwa HCCS No. 0307/2002

7.6 The establishment, functions, powers and limitations of the Land Tribunals, Local Council
Courts and Magistrates Courts and the High Court.
1. Sections 74-79 and 80-89 of the Land Act as amended, Article 139(1) of the Constitution,
section 207 of the MCA as amended.
2. Olivia Sanyu & Anor vs. Commissioner for Land Registration HCCA No. 6/2013
3. Sarah Nakku vs. Commissioner for Land Registration HCCA No. 064/2010
4. Nalongo Burashe vs. Kekitiibwa Mangdalena CACA No.8
5. Edward Gatsinzi & Anor vs. Lwanga Steven HCCS No. 690/2004
6. Patel vs Commissioner Land Registration HCCS No87/2009 at pages 14, 15 & 16
Rose Nakayi, The Role of Local Council Courts and Traditional Institutions in Resolving
land Disputes in Post-Conflict Northern Uganda, Malawi Law Journal Volume 7, (2013)
119-137.

8.0 PROTECTION OF FAMILY PROPERTY (JK)

1. Section 39 of the Land Act as amended by Act No. 1 of 2004
2. See S. 6 of the Mortgage Act 2009

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8.1 Meaning of Family Property
1. Nalima & 4others vs Sebyala & 4 Others HCMA No. 396/2013
2. Bonny Katatumba & Others vs. Shumuk Development Ltd HCCS No. 126/2009
3. Agnes Bainomugisha vs. DFCU Ltd HCMA No. 0435/2007
4. Flora Rwamarungu vs. DFCU Bank Limited HCMA No.115/2007
5. Imelda G. Basudde Nalongo vs. Tereza Mwewulize and Anor – HCMA No. 0402 /2003
6. Re M an Infant SCCA No. 22/94
7. Monica Kiconco vss Nile Bank Limited HCMA No.224/2005

8.2 Nature and Essence of Protection conferred by Spousal Consent

i. Oryem David versus Omony Phillip HC Civil Appeal No. 100 of 2020
ii. Imelda G. Basudde Nalongo vs. Tereza Mwewulize and Anor – HCMA No. 0402 /2003
iii. Lamulati Ssanyu Nakanwagi vs. Hajji Asuman Jjumba & Others HCCS No.0018/2005

8.3 Meaning of Spouse

1. Olive Kigongo vs Hajji Moses Kigongo
2. Olowo Edith & Others versus Olowo Edward & Others HCCS NO. 76/2012
3. Okello versus Akello HC Civil Appeal No. 84/2020
4. Busonya & Others vs. Ebeke & Anor HCCA No. 0104/2010
5. Wamono Shem vs. Opportunity Bank HCMA No. 6000/2012
6. Uganda vs. Peter Kato Sesawo [1976] HCB 204
7. Lamulati Ssanyu Nakanwagi vs. Hajji Asuman Jjumba & Others HCCS No.0018/2005
8. Micheal Mulyanti & Anor vs Bataringaya& Others HCCS 434/2008

8.4 Spousal Consent

1. Tropical Bank vs Grace Were Muhwana SCCA No. 04/2011
2. Natty Ntare versus Equity Bank & Anor HCMC No. 16/2015
3. Engineer Turinawe vs Molly Kyokunda Turinawe & Others SCCA No.18 of 2009
4. Alice Okirol vs. Global Capital Save 2004 Limited HCCS No. 149/2010
5. Olowo & Others vs Mupere Tonny & Anor HCCS No. 76/2012
6. Bonny Katatumba & Others vs. Shumuk Development Ltd HCCS No. 126/2009
7. Agnes Bainomugisha vs. DFCU Ltd HCMA No. 0435/2007
8. Nalima & 4others vs Sebyala & 4 Others HCMA No. 396/2013

8.5 Effect of transactions without Consent

1. Tumwebaze vs. Mpeirwe HCCS No. 0039/2010
2. Alice Okirol vs. Global Capital Save 2004 Limited HCCS No. 149/2010
3. Bonny Katatumba & Others vs. Shumuk Development Ltd HCCS No. 126/2009.
(N.B. Think about the gender and human rights issues arising from all the above).

9.0 OWNERSHIP OF LAND BY NON CITZENS (JK)

9.1 General Principles on Ownership of land
1. The 1995 Constitution as amended; Article 237, Section 2 & 40 of the Land Act

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 2. Sudhir Ruparelia & Anor vs Crane Bank Limited (in Receivership) HCMA No. 320/2019
3. Kampala District Land Board & Anor vs. NHCC Ltd SCCA No. 02/2004
4. Yoweri Bamuhiga vs Christine Mugara & Others HCCS (supra)

9.2 The Constitutional Guarantee on right to ownership of land in Uganda

1. The 1995 Constitution as amended Articles 26
2. Taremwa Kamishani vs Attorney General
3. Carol Turyatemba vs AG Constitutional Petition No. 16/2006
4. Phillip Karugaba vs. AG Constitutional Appeal No. 1/2004

9.2 The Law on Ownership of Land by Non-Citizens

1. The Land Act Cap. 227 (S. 40 (1) - (7)
2. Biyinzika Enterprises Limited & Others versus Biyinzika Farmers Ltd CACA No.18/2012
3. Mayimuna Muye Amin versus Metropolitan Properties Limited CACA No.180/2014
4. Sudhir Ruparelia Anor vs Crane Bank Limited (in Receivership) HCMA No. 320/2019
5. Semakula Sulati vs. Commissioner Land Registration & Attorney General Misc. Cause No.
75 of 2009 page 17)
6. Formula Feeds (U) Ltd vs Kenya Commercial Bank HCCS No. 289/2014
7. Formula Feeds (U) Ltd vs Kenya Commercial Bank CACA No. 76/2016
8. Lukwajju Emmanuel versus the Commissioner Land Registration SCCA No.02/2016
9. Coil Limited vs James Semakula Kagenda & 3 Others HCCS No. 05 of 2012
10. Bagalye & Anor vs. Damanico Properties Ltd Constitutional Reference No. 20/2011
11. Musisi Gabriel vs. Edco Ltd & Anor HCCS No. 52/2010
12. Lakeside City Ltd vs. Sam Engola & Others HCCS No. 281/2010
13. Lakeside Township Ltd & Others vs Lakeside City Ltd & Others CACA No. 100/2012
14. Audrey Musimenta vs Emily Migisha & Others HCCS No. 78/2011 (2017).

10.0 COMPULSORY LAND ACQUISITION (JK)

1. Uganda’s Vision 2040, the pursuit of economic development and the need for land
acquisition/involuntary resettlement
10.1 The Legal and Policy framework
1) The 1995 Constitution Articles 26, 43 and 274
2) The Land Acquisition Act Cap. 226
3) The Mining Act, 2003 s. 82 (1), 85(1)
4) Surveyors Registration Act
5) Access to Roads Act Cap. 350
6) Road Act, 1964
7) Electricity Act, 1999
8) National Physical Planning Act 2010,
9) Local Governments Act Cap. 243, 1997 (as amended)
10) National Environmental Management Statute, 1995
11) Environmental Impact Assessment Regulations, 1998.

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 12) Compulsory Land Acquisition in Uganda, An Analysis of the Proposed Amendment of
Article 26 of the Constitution by James Muhindo of ACORDE
13) Policies: (Uganda National Land Policy 2013, National Oil and Gas Policy, National
Wetlands Policy 1995, Uganda National Land use Policy, 2006, National Policy for
Internally Displaced Persons, 2004.

10.2 International frameworks in Brief

These are applicable in land acquisitions prior to implementation of projects funded by foreign
financial institutions.

• World Bank’s Operation Policy. 4.12 on Involuntary resettlement (OP. 4.12)

• Food and Agricultural Organization of the United Nation, Voluntary Guidelines on the
Responsible Governance of Tenure of land, fisheries and forests in the context of National Food
security, Rome 2012 Principle 16, p. 27, principle 18 p.30

10.3 Compensation and valuation of property

• Role of the Chief Government Valuer

• Valuation practices in Uganda
• Land Acquisition Act, s.7
• Land Act, s. 77
1) Haks Express Limited versus UNRA HCMC 168/2019
2) China Road & Bridge Corporation Vs. Welt Machinen Engineering Limited Civil Appeal No. 13
& 14 of 2019
3) Attorney General versus DMW (U) Limited Civil Application No. 314/ 2020.
4) Uganda National Roads Authority vs Faridah Nantale & Others HCMA 035/2018
5) UNRA vs Kabugo Stephen & Anor HCMA No. 1039/2017
6) Stella Maris Mbabazi & 4 Others vs UNRA HCMA No. 266/2015
7) Uganda National Roads Authority vs. Irumba Asumani and Peter Magellah, Supreme Court
Constitutional Appeal No. 2 of 2014
8) Sheema Cooperative Ranching Society & 31 Ors vs Attorney General (High Court Civil Suit
No.103 OF 2010) [2013] UGHCLD 21 (27 February 2013);
9) Taremwa Kamishani & Others vs AG HCMC No. 038/2012
10) Asuman Irunga & Others vs AG and Others HCMA No. 524 of 2017.
11) Advocates for Natural Resources & 2 Others Vs. AG Constitutional Petition No. 40/2013
12) Carol Turyatemba & 4 others vs. AG Constitutional Petition No.15 of 2006
13) Oneg Obel & Anor vs. AG & Anor HCCS No. 0066/2002
14) Phillip Karugaba vs. AG Constitutional Petition No. 11/2002
15) Phillip Karugaba vs. AG Constitutional Appeal No. 1/2004
16) Pyrali Abdul Rasul Ismail vs. Adrian Sibo Constitutional Petition No. 9/ 1997
17) Osotraco Limited vs. AG HCCS No. 1380/ 1996
18) AG vs Osotraco Ltd CACA No. 32/2002
19) Puran Chandmany vs The Collector Under the Indian Land Acquisition Act (1957) EA No. 125:
20) B.P Bhat & Anor vs. Habib Rajan (1958) EA 356

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 21) Ross vs. Commonwealth of Australia (1985) LRC 292

Compensation for subsurface Rock

1. Revisit debates on the meaning of land (ownership of what is beneath the land_)
2. Article 244 (4) &(5) of the constitution
3. Etot Paul Peter and others vs Attorney General and Sino Hydro Corporation HCCS No. 252 of
2015, (a dangerous precedent?)
4. See debates on compensation claims for subsurface rock on the Isimba Hydro Power Project-
George Okello, Isimba damhit by 600billion compensation row, PML May 28, 2018, available
at https://www.pmldaily.com/news/2018/05/isimba-dam-hit-by-shs600-billion-compensation-
row.html(accessed Jan 5 2021)
10.4 Severance Damages
1) Land Acquisition section 12 (1) & (2).
2) Uganda Petroleum Co. Ltd vs. Kampala City Council, Civil Suit No. 250 of 2005
10.5 Alternatives to cash compensation

• Land for Land -Uganda Petroleum Co. Ltd vs. Kampala City Council, Civil Suit No. 250 of 2005
• Resettlement

10.6 The Principle of Injurious Affection

2. Cowper Essex v. Acton Local Board (1889) 14 APP Caps 153

3. Social and Environmental issues (SIA, EIA)
10.7 Also see:
1. Rose Nakayi, Land Acquisition: Why prior compensation must stay. The Observer, August 1,
2016, available at -http://www.observer.ug/viewpoint/45870-land-acquisition-why-
priorcompensation-must-stay
2. Rose Nakayi, Can land policy serve Capitalist pro-poor agenda? The Observer, Sept. 10, 2014,
available at - (http://www.observer.ug/component/content/article?id=33769:-can-land-
policyserve-capitalist-pro-poor-agendas).
3. Note: Processes are under way for the development of the Uganda National Land Acquisition
Resettlement and Resettlement Policy.

11.0 LAND TENURE AND URBAN DEVELOPMENT (JK)

Texts:

1. Makerere University & SIDA Land Tenure and Administrative issues in Kampala City and
their Effects on Urban Development 2002.
2. Mugambwa both Sourcebook and principles
3. Southhall & Gutkind: Townsmen in the Making (MISR) 1957
4. McAusian: Urban Legal problems in Eastern Africa
5. Daniel Maxwell & Samuel Zziwa: Urban Farming in Africa- The Case of Kampala, Uganda
Statutes

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 6. The Physical Planning Act 2010
7. The KCCA Act 2010
8. The Physical Planning Regulations The National Land Use Policy

11.1 Issues/Themes; Land tenure and physical planning implications for urban development, Land
tenure and urban land administration Land tenure and urban infrastructure development, Land
tenure and urban socio-economic development, Land tenure influences on urban environment
management women and access to urban land.

11.2 Cases
1. Steward Gawaya Tegule versus. KCCA & Anor. HCCS No. 214/2011
2. Kitgum Municipal Council & Others versus Susan Adokorach HCCA No. 083/2019
3. Kiconco Medard v Hon. Persis Namuganza & 148 Ors (Civil Suit 1036 of 2018) [2019]
4. Amooti Nyakaana vs. NEMA & 6 Others Constitutional Appeal No. 05/2011
5. Zziwa Salongo & Anor vs. Kafumbe HCCA No. 33/2012
6. Legal Action for Persons with Disabilities vs AG HCMC No.146/2011
7. Margaret Kato & Anor vs. Nulu Nalwoga SCCA No. 03/2013
8. Owino & 4 Others vs. Luwaga HCCS No. 139/2006

12.0 ENVIRONMENTAL LAW CONSIDERATIONS (GENERAL CONCEPTS) (JK)

12.1 The Issues;
i. The State in Environmental Conservation Tenure Relations and Legal
Dualism in the Use and Management of natural Resources
ii. Land tenure impacts on the Use and Management of Natural Resources.
iii. Objectives and role of environment Law Framework Legislation and
Sectoral Laws
iv. Executory Regulations Environmental Liability Institutional
Arrangements and Environmental Management.
v. The State of Environmental conservation
vi. Tenure Relations and Legal Dualism in the Use and Management of
Natural Resources Land tenure impacts on the Use and Management of
Natural Resources.
vii. Objectives and role of Environment Law Framework Legislation and
Sectoral Laws, Executory Regulations, Environmental Liability,
Institutional Arrangements and Environmental Management.
12.2 Statutes/Laws
• The 1995 Constitution Articles 26, 237, 274
• The Land Act Cap. 227 as amended (Section 44)
• The NEMA Act and all Regulations made thereunder;
• The Mining Act as amended
• The National Forestry and Tree Planting Act, 2003

12.3 Cases:

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 1. Amooti Nyakaana vs. NEMA & 6 Others Constitutional Appeal No. 05/2011
2. Asuman Irunga & Others vs AG and Others HCMA No. 524 of 2017
3. Dr. Bwogi Richard Kanyerezi vs Management Committee of Rubaga Girls S.S HCCANo. 3/1996
4. Greenwatch vs. Attorney General and Another Misc. Cause No.140/2002
5. Environmental Action Network Ltd Vs The Attorney General and NEMA Misc. Application
No.39J2001
6. Greenwatch vs. Uganda Wild Life Authority & Anor HCCS No…..2014
7. Advocates Coalition for Development and Environment vs At HCMA No. 0100/2004
8. British American Tobacco Ltd vs. The Environmental Action Network; High Court Civil
Application No. 27/2003; Ntabgoba P.

12.4 Land Management /administration and preservation of urban forests

Eria Mubiru and others V. National Forest Authority Civil Suit No. 885 of 2017
_____________________________________________________________________________

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