Land Administration and Its Impact on Economic Development
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REAL ESTATE AND PLANNING, HENLEY BUSINESS SCHOOL Land Administration and Its Impact on Economic Development A thesis submitted to the fulfillment of the requirements for the degree of Doctor of Philosophy Gandhi Prasad Subedi April, 2016 Declaration I confirm that this is my own work and the use of all material from other sources has been properly and fully acknowledged. ............................................. Gandhi Prasad Subedi April, 2016 i Abstract This thesis investigates the relationship between land administration and economic development. More specifically, it assesses the role of land tenure security in productivity and that of land administration services in revenue generation. The empirical part of the study was undertaken in Nepal, Bangladesh and Thailand. A mixed method approach was employed for data collection, analysis and interpretation. The information was gathered using questionnaires, interviews, observations, informal discussions and documentation analysis. This study demonstrates that land administration plays a crucial role in providing security of land tenure. It also evidences that the use value, collateral value and exchange value of land is increased after registration which has benefitted the occupation, investment and finance sectors of the case study economies. Specifically, it was found that land use activity became more productive. With regard to financial services, banks more readily accepted land as loan security for debt finance and did so at an interest rate that was lower than that offered by private lenders. Land-related investment and income also increased and these effects are found to be positively correlated with tenure security. However, access to credit is not enough to increase investment unless it is communicated properly. This study demonstrates that quality of land administration services affects on tenure security and revenue generation. Poor land administration, improper land valuation and inefficient and unscrupulous employees threaten tenure security and reduce the amount of revenue that can be generated from land. The establishment of land administration systems and security of land tenure is beneficial for the government as it supports economic development by increasing production and generating revenue to some extent. It may also enhance efficient use of scarce resources, increase household income and play an important role in maintaining distributive justice and reducing poverty. The findings of this study indicate a need for further research on the contribution of land administration in the real estate sector as well as changes to the livelihoods of civilians. ii Acknowledgement At the moment of completing my dissertation, I dearly extend my thanks to everyone who have supported financially and morally, shared information and devoted their valuable time during my study. My first and foremost acknowledgement goes to Henley Business School, University of Reading for providing financial support for this research and the Government of Nepal for approving my study leave and allowing me study here. I am also thankful to the Royal Institute of Chartered Surveyors, UK and Cushman and Wakefield for funding my fieldwork. I would like to express my profound gratitude to my supervisors Prof. Peter Wyatt and the late Prof. Peter Byrne for accepting my proposal and providing an expert supervision of my research. I am especially indebted to Prof. Wyatt for reading my numerous revisions and guiding me throughout my study. I would like to thank him for his support in finding funding during my stay and field work and also for giving me an opportunity to give some tutorials to the MSc students. I highly appreciate the supervisory contribution of the late Prof. Byrne as well. I am thankful to the staff of Henley Business School, particularly Dr. Gianluca Marcato, Dr. Angelique Chettiparamb, Dr. Anupam Nanda and Dr. Tommaso Gabrieli for their support and encouragement. I am equally thankful to Ms. Mary Williams, Ms. Caroline Breede, Ms. Katie Brincat, Ms. Helen Clark, Ms. Nicole Gilham and Mr. Phill as well. I am highly indebted to many informants from Nepal, Bangladesh and Thailand who shared their views without which this research could not have been completed. I would like to express my sincere thanks to the residents of Chulachuli and Gharinda for their warm hospitality and valuable information. I am equally indebted to those key informants who shared their experience and knowledge from which I became able to shape my research; particularly, Mr. Lila Mani Joshi, Mr. Jeet Bahadur Thapa, Mr. Madhu Sudan Adhikari, Mr. Drona Pokharel, Mr. Bhesh Raj Lohani, Mr. Suvash Ghimire, Mr. Revati Dhakal, Mr. Thakur Prasad Niraula and Mr. Kiran Bhattarai from Nepal, Mr. Shamsul Huda and Ms. Khushi Kabir from Bangladesh and Ms. Wanna Rakayo, Ms. Somying Soontoonwong and Mr. Teetat from Thailand. iii I am indebted to Assistant Prof. Masud Ibn Rahman, Head, Real Estate Department and Prof. Rafiqul Islam, Dean, Faculty of Business and Economics, Daffodil University Dhaka for their warm hospitality and support during my field visit in Dhaka. I would like to wish my gratitude to those without whose support it would be very complicated to collect required data. I am highly indebted to Prof. Arefin Siddique and Prof. Abul Bakrat for their support. My special thanks goes to Mr. Bijaya Adhikari, Mr. Hem Sharma, Mr. Amrit Khanal, Mr. Farhan Uddin Khan, Mr. Md. Tamzid Siddique and Mr. Kishan Neupane and Ms. Chinnapan Charoenkalunyuta, Ms. Natchaya Patwichaichoat, Ms. Piyanute Kotsan, Ms. Ratchanee and Mr. Gosh for their efforts and time contributed to support my field work without which I could not carry out my fieldwork smoothly. I am also thankful to Mr. Ganesh Bhatta, Mr. Kamal Timilsina, Mr. Shiva Lamsal, Mr. Prakash Acharya, Mr. Gopal Giri, Mr. Ramesh Gyawali, Mr. Dina Bandhu Subedi, Mr. Pitambar Bhandari, Mr. Basu Dev Adhikari, Mr. Suman Aryal, Mr. Rajesh Shah, Mr. Leo Dewri, Mr. Anil Chaudhari, Mr. Abu Talib Khan, Ms. Man Rupa Rai, Mr. Dhan Bahadur Phago, Mr. Abhi Narayan Khanal and Mr. Niraj Adhikari. I wish to express my appreciation to Dr. Bharat Devkota for his guidance and encouragement during my research. I am also thankful to Dr. Keshav Bhattarai, Dr. Krishna Adhikari, Dr. Hari Timilsina, Dr. Ganga Dahal and Mr. Dinesh Gurung helped in some ways. I would like to thank Mrs Maggie Sanderson for her help in copy-editing and proofreading my thesis. I am indebted to my mother Sharada and father Bhuwani Shankar for allowing me to come to study and being a continuous source of inspiration. My sincere thanks goes to my brothers Ganga, Jhalak and Deepak and sister-in-laws Hari, Laxmi and Shanti for taking care of my parents and encouraging me to continue study. I am grateful to Mr. Bishwo Adarsha Pandit, Mr. Krishna Gurung, Mr. Bhuvaneshwar Paudel, Mr. Ram Bhattarai and Mr. Basant Thapa who always inspired me for my study. I extend my sincere thanks to my wife Sita Subedi, for her hard work to fulfil the financial needs and her moral support at difficult times without which this study would remain incomplete. I highly appreciate my son Aavash and daughter Sindhiya for their affection and patience throughout this study. iv Table of Contents Declaration .................................................................................................................... i Abstract ........................................................................................................................ ii Acknowledgement ....................................................................................................... iii Table of Contents .......................................................................................................... v List of Appendices ...................................................................................................... viii List of Tables ................................................................................................................ ix List of Figures ................................................................................................................ x List of Boxes ................................................................................................................. xi List of Maps ................................................................................................................. xi List of Photos ............................................................................................................... xi Abbreviations ............................................................................................................. xii Glossary ..................................................................................................................... xiii Chapter 1: Introduction ................................................................................................. 1 1.1 Introduction.................................................................................................................. 1 1.2 Research Context ......................................................................................................... 4 1.3 Research Problem, Research Aim and Rationale of Study ........................................... 7 1.3.1 Research Problem ............................................................................................. 7 1.3.2 Research Aims, Objectives and Research Questions ....................................... 9 1.3.3 Rationale and Significance of the