Tenure Security Reformand Electronic Registration: Exploring Insights from English Law
DOI:
https://doi.org/10.17159/1727-3781/2011/v14i3a2577Keywords:
Security of tenure, land registration, good governance, deeds registration practice, electronification, deeds registration system, communal land rightsAbstract
This paper examines the potential significance of updating registration practices in resolving some of the issues about tenure security in a transformative context. It deals with the importance of good governance in the context of land administration and considers its impact on intended reforms. Land registration practice as an indicator of the quality of governance is scrutinised. The debate about the kinds of interests to be served by tenure security reforms is considered. A comparative law analysis demonstrates how demands for electronification, placed on registration systems, can reshape the process of securing tenure. The paper then highlights issues for further investigation and discussion.
Downloads
References
Bibliography
Adams Breaking Ground:
Adams M Breaking Ground: Development Aid for Land Reform (ODI London 2000)
Adams, Sibanda and Turner 1999 ODI Natural Resource Perspectives
Adams M, Sibanda S and Turner S "Land Tenure Reform and Rural Livelihoods in South Africa" 1999 ODI Natural Resource Perspectives 1-15
Alexander Global Debate
Alexander G The Global Debate over Constitutional Property (University of Chicago Press Chicago 2006)
Anderson English Land Law
Anderson JS Lawyers and the Making of English Land Law, 1832-1940 (Clarendon Oxford 1992)
Badenhorst, Pienaar and Mostert Law of Property
Badenhorst PJ, Pienaar JM and Mostert H Silberberg and Schoeman's The Law of Property 5th ed (LexisNexis Butterworths Durban 2006)
Bernstein, McCarthy and Dagut Land Reform
Bernstein A, McCarthy J and Dagut S Land Reform in South Africa - A 21st Century Perspective (Centre for Development and Enterprise Johannesburg 2005)
Botha, Van der Walt and Van der Walt Rights and Democracy
Botha H, Van der Walt A and Van der Walt J Rights and Democracy in a Transformative Constitution (African Sun Media Stellenbosch 2003)
Carey-Miller and Pope Land Title
Carey-Miller D and Pope A Land Title in South Africa (Juta Kenwyn 2000)
Claassens "Customary Law"
Claassens A "Customary Law and Zones of Chiefly Sovereignty: Impact of Government Policy on Whose Voices Prevail in the Making and Changing of Customary Law" in Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008) 355-382
Claassens and Cousins (eds) Land, Power and Custom
Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008)
Claassens and Ngubane "Women, Land and Power"
Claassens A and Ngubane S "Women, Land and Power: The Impact of the Communal Land Rights Act" in Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008) 154-183
Clarke and Kohler Property Law:
Clarke A and Kohler P Property Law: Commentary and Materials (Cambridge University Press Cambridge 2005)
Clarke Land Registration Act
Clarke I The Land Registration Act 2002: A Practical Guide (Sweet & Maxwell London 2002)
Cooke "E-Conveyancing in England"
Cooke E "E-Conveyancing in England: Enthusiamsms and Reluctance" in Grinlinton D (ed) Torrens in the Twenty-First Century (LexisNexis Wellington 2003) 277-293
Cooke Land Registration
Cooke E The New Law of Land Registration (Hart Oxford 2003)
Cooke Land Law
Cooke E Land Law (Oxford University Press Oxford 2006)
Cousins 2005 Stell L Rev
Cousins B "'Embeddedness' Versus Titling: African Land Tenure Systems and the Potential Impacts of the Communal Land Rights Act 11 of 2004" 2005 Stell L Rev 488-513
Cousins "Contextualizing the Controversies"
Cousins B "Contextualizing the Controversies: Dilemmas of Communal Tenure Reform on Post-Apartheid South Africa" in Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008) 3-32
Cousins et al 2005 Plaas Policy Brief
Cousins B et al "Will Formalising Property Rights Reduce Poverty in South Africa's 'Second Economy'?" 2005 Plaas Policy Brief (18) 1-6
Dale and McLaughlin Land Administration
Dale P and McLaughlin J Land Administration (Oxford University Press Oxford 1999)
Deininger and Binswanger Evolution of the Bank's Land Policy
Deininger K and Binswanger H The Evolution of the Bank's Land Policy (World Bank Washington 1998)
Department of Land Affairs South African Land Policy
Department of Land Affairs White Paper on South African Land Policy (Department of Land Affairs Pretoria 1997)
Gray and Gray Land Law
Gray K and Gray S Land Law 5th ed (Oxford University Press Oxford 2007)
Hall (ed) Another Countryside?
Hall R (ed) Another Countryside? Policy Options for Land and Agrarian Reform in South Africa (PLAAS, UWC Cape Town 2009)
Harpum and Bignell Registered Land
Harpum C and Bignell J Registered Land - the New Law (Jordans Bristol 2002)
Harpum, Bridge and Dixon Law of Real Property
Harpum C, Bridge S and Dixon M Megarry and Wade: The Law of Real Property 7th ed (Sweet & Maxwell London 2008)
Hattingh 2003 Deeds Registration Law Newsletter
Hattingh G "Electronic Deeds Registration System" 2003 Deeds Registration Law Newsletter (1) 3-4
Heyl Grondregistrasie
Heyl J Grondregistrasie in Suid-Afrika (Self-published Pretoria 1977)
Hofstatter Business Day
Hofstatter S 'Department gives ground in homeland law battle' Business Day 19 Feburary 2010 3
Jacobs Tenure Security
Jacobs PJ Tenure Security under the Communal Property Associations Act 28 of 1996 - An Analysis of Establishment and Management Procedures with Comparative Reference to the Sectional Titles Act 95 of 1986 (LLM dissertation US 2011)
Kilbourn 1998 BPLD
Kilbourn L "Electronic Conveyancing and the Future" 1998 BPLD (2) 5-8
Kitshoff Rapport
Kitshoff S 'Plan vir grond gou bekend' Rapport 11 July 2010 6
Klare 1998 SAJHR
Klare K "Legal Culture and Transformative Constitutionalism" 1998 SAJHR 146-172
Ladds 2004 King's College LJ
Ladds D "Review of the New Law of Land Registration" 2004 King's College LJ 480-482
Lahiff "With What Land Rights?"
Lahiff E "With What Land Rights? Tenure Arrangements and Support" in Hall R (ed) Another Countryside? Policy Options for Land and Agrarian Reform in South Africa (PLAAS, UWC Cape Town 2009) 93-120
Leftwich 1994 Development and Change
Leftwich A "Governance, the State and the Politics of Development" 1994 Development and Change 363-386
Love "Foreword"
Love J "Foreword" in Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008) xii-xv
Mbongwa and Thomas Natal Witness
Mbongwa M and Thomas G 'The Government's Response…' Natal Witness 6 June 2005 9
Megarry and Wade Law of Real Property
Megarry R and Wade HWR The Law of Real Property 5th ed (Stevens London 1984)
Merryman 1974 Tul L Rev
Merryman J "Ownership and Estate" 1974 Tul L Rev 916-945
Mostert "Diversification of Land Rights"
Mostert H "The Diversification of Land Rights and Its Implications for a New Land Law in South Africa" in Cooke E (ed) Modern Studies in Property Law Vol II (Hart Oxford 2003) 3-25
Mostert 2010 J Afr L
Mostert H "South Africa's Communal Land Rights Act: A Plea for Restraint in Reform" 2010 J Afr L 298-312
Mostert and Pienaar "South African Communal Land Title"
Mostert H and Pienaar J "Formalization of South African Communal Land Title and Its Impact on Development" in Cooke E (ed) Modern Studies in Property Law Vol III (Hart Oxford 2005) 317-340
Mostert and Pope (eds) Law of Property
Mostert H and Pope A (eds) The Principles of the Law of Property in South Africa (Oxford University Press Cape Town 2010)
Nonyana 2002 BPLD
Nonyana MR "The Communal Land Rights Bill 2002 and Related Legislation" 2002 BPLD 6(4) 7-14
Panesar Property Law
Panesar S General Principles of Property Law (Longman Harlow 2001)
Pienaar 1990 TSAR
Pienaar GJ "Is ’n Eenvormige Stelsel van Registrasie van Onroerende Goed Moontlik?" 1990 TSAR 29-43
Pienaar 1996 TSAR
Pienaar GJ "Die Suid-Afrikaanse Aktesregistrasiestelsel - Waarheen Vorentoe?" 1996 TSAR 205-226
Pienaar 1999 BPLD
Pienaar GJ "Editorial" 1999 BPLD 3(1) 3-4
Pienaar "Fragmented Use-Rights"
Pienaar GJ "The Registration of Fragmented Use-Rights as a Development Tool in Rural Areas" in Konrad Adenauer Foundation and PU for CHE Constitution and Law IV: Developments in the Contemporary Constitutional State 2-3 November 2000 Potchefstroom 107-125
Pienaar 2000 TSAR
Pienaar GJ "Registration of Informal Land-Use Rights in South Africa: Giving Teeth to (Toothless?) Paper Tigers" 2000 TSAR 442-468
Pienaar 2004 THRHR
Pienaar GJ "Security of Communal Land Tenure by Registration of Individualised Title - Is the Communal Land Rights Bill of 2003 the Final Solution?" 2004 THRHR 244-263
Pienaar 2006 TSAR
Pienaar GJ "The Land Titling Debate in South Africa" 2006 TSAR 435-455
Pienaar 2009 PER
Pienaar GJ "Aspects of Land Administration in the Context of Good Governance" 2009 PER 15-56
Pieterse 2005 SA Public Law
Pieterse M "What Do We Mean When We Talk About Transformative Constitutionalism?" 2005 SA Public Law 155-166
Pottage 1995 OJLS
Pottage A "The Originality of Registration" 1995 OJLS 371-401
Roux 2009 Stell L Rev
Roux T "Transformative Constitutionalism and the Best Interpretation of the South African Constitution: Distinction without a Difference" 2009 Stell L Rev 258-285
Seepe City Press 29 May 2005
Seepe J 'Land report on blacks met with anger' City Press 29 May 2005 2
Seepe City Press 5 June 2005
Seepe J 'State departments trash land reform study' City Press 5 June 2005 4
Simpson History of Land Law
Simpson AWB A History of the Land Law 2nd ed (Oxford University Press Oxford 1986)
Simpson Land Law
Simpson S Land Law and Registration (Cambridge University Press Cambridge 1976)
Sjaastad and Cousins 2009 Land Use Policy
Sjaastad E and Cousins B "Formalisation of Land Rights in the South: An Overview" 2009 Land Use Policy 1-9
Smith "Communal Land Rights Act"
Smith S "An Overview of the Communal Land Rights Act 11 of 2004" in Claassens A and Cousins B (eds) Land, Power and Custom: Controversies Generated by South Africa's Communal Land Rights Act (UCT Press Cape Town 2008) 35-71
Steyn Challenges to the Implementation
Steyn T Challenges to the Implementation of an Electronic Registration System in South African Law (LLB dissertation UCT 2008)
Thompson Modern Land Law
Thompson M Modern Land Law 3rd ed (Oxford University Press Oxford 2006)
Toulmin and Quan Evolving Land Rights
Toulmin C and Quan J Evolving Land Rights, Policy, and Tenure in Africa (Natural Resources Institute London 2000)
Van der Merwe Sakereg
Van der Merwe CG Sakereg 2nd ed (Butterworths Durban 1989)
Van der Walt 1992 SAJHR
Van der Walt AJ "The Fragmentation of Land Rights" 1992 SAJHR 431-450
Van der Walt 1999 Koers
Van der Walt AJ "Property Rights and Hierarchies of Power: A Critical Evaluation of Land-Reform Policy in South Africa" 1999 Koers: Bulletin for Christian Scholarship 259-294
Van der Walt 2001 SALJ
Van der Walt AJ "Dancing with Codes - Protecting, Developing and Deconstructing Property Rights in a Constitutional State" 2001 SALJ 258-311
Van der Walt Constitutional Property Law
Van der Walt AJ Constitutional Property Law (Juta Wetton 2005)
Van der Walt 2006 SALJ
Van der Walt AJ "Reconciling the State's Duties to Promote Land Reform and to Pay Just and Equitable Compensation for Expropriation" 2006 SALJ 23-40
Van der Walt Law and Sacrifice
Van der Walt J Law and Sacrifice: Towards a Post-Apartheid Theory of Law (Wits University Press Johannesburg 2005)
Van Marle 2009 Stell L Rev
Van Marle K "Transformative Constitutionalism as / and Critique" 2009 Stell L Rev 286-301
Walker 2005 J SA Studies
Walker C "The Limits to Land Reform: Rethinking 'the Land Question'" 2005 J SA Studies 805-824
Register of court cases
England
Abbey National Building Society v Cann 1991 1 AC 56
Clark v Chief Land Registrar 1994 Ch 370 (CA)
South Africa
Alexkor (Pty) Ltd v Richtersveld Community 2004 5 SA 460 (CC)
Knysna Hotel CC v Coetzee 1998 2 SA 743 (SCA)
Oudekraal Estates (Pty) Ltd v City of Cape Town 2004 6 SA 222 (SCA)
Oudekraal Estates (Pty) Ltd v City of Cape Town 2002 3 All SA 450 (C)
Tongoane v National Minister for Agriculture and Land Affairs (11678/2006) 2009 ZAGPPHC 127 (N&S Gauteng)
Tongoane v National Minister for Agriculture and Land Affairs (CCT100/09) 2010 ZACC 10 (CC)
Register of legislation
England
Land Registration Act of 1925
Land Registry Act of 1862
Land Transfer Act of 1875
Land Transfer Act of 1897
Law of Property Act of 1922
South Africa
Communal Land Rights Act 11 of 2004
Extension of Security of Tenure Act 62 of 1997
Land Reform (Labour Tenants) Act 3 of 1996
Provision of Certain Land and Assistance Act 126 of 1993
List of internet sources
Augustinus 2005 www.fig.net
Augustinus C 2005 Global Network for Pro Poor Land Tools www.fig.net/commission7/bangkok_2005/papers/1_2_augustinus.pdf [date of use 27 Jun 2010]
Chief Registrar of Deeds and Law Society of South Africa 2009 www.ruraldevelopment.gov.za
Chief Registrar of Deeds and Law Society of South Africa 2009 Policy Document on the Electronic Deeds Registration System (E-Drs) www.ruraldevelopment.gov.za/.../E_DRS/SADJ%20Artical%20on%20e-DRS%20POLICY%20DOCUMENT.doc [date of use 10 Jul 2010]
Cotula, Toulmin and Quan 2006 www.iied.org
Cotula L, Toulmin C and Quan J 2006 Better Land Access for the Rural Poor: Lessons from Experience and Challenges Ahead www.iied.org/pubs/display.php?o=12532IIED [date of use 5 Jul 2010]
Cousins 2003 www.plaas.org.za
Cousins B 2003 Submission to the Portfolio Committee on Agriculture and Land Affairs: Comments on the Communal Land Rights Bill www.plaas.org.za/policy-engagement/communal-land-rights-bill-clrb [date of use 10 Jul 2010]
Enemark, McLaren and Van der Molen 2009 www.fig.net
Enemark S, McLaren R and Van der Molen P 2009 Land Governance in Support of the Millennium Development Goals www.fig.net/pub/figpub/pub45/
figpub45.pdf [date of use 10 Jul 2010]
Land Registry 2009 www1.landregistry.gov.uk
Land Registry 2009 E-conveyancing http://www1.landregistry.gov.uk/e-conveyancing/ [date of use 10 Jul 2010)
Law Commision and HM Land Registry 2001 www.lawcom.gov.uk
Law Commision and HM Land Registry 2001 Land Registration for the Twenty-First Century: A Conveyancing Revolution LC 271 www.lawcom.gov.
uk/docs/lc271.pdf [date of use 25 Jun 2010]
Palmer 2007 www.gsdrc.org
Palmer R 2007 Literature Review of Governance and Secure Access to Land www.gsdrc.org/docs/open/HD417.pdf [date of use 27 Jun 2010]
Verstappen 2010 www.landentwicklung-muenchen.de
Verstappen L 2010 Ialta: International Alliance on Land Tenure and Administration www.landentwicklung-muenchen.de/master/news/IALTA%20
brochure%2020%20April%202010.pdf [date of use 03 Jul 2010]
Zakout, Wehrmann and Törhönen 2009 www.fao.org
Zakout W, Wehrmann B and Törhönen M 2009 Good Governance in Land Administration: Principles and Good Practices www.fao.org/docrep/011/i0830
e/i0830e00.htm [date of use 27 Jun 2010]
Published
Issue
Section
License
Copyright (c) 2017 Hanri Mostert
This work is licensed under a Creative Commons Attribution 4.0 International License.
.png){kind=spacer}