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Customary Land Tenure Practices and Land Markets in Ghana: a Case Study Of

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Customary Land Tenure Practices and Land Markets in Ghana: a Case Study Of CUSTOMARY LAND TENURE PRACTICES AND LAND MARKETS IN GHANA: A CASE STUDY OF ODUPONG OFAAKOR By Senu Maha-Atma Pomevor May, 2014 i CUSTOMARY LAND TENURE PRACTICES AND LAND MARKETS IN GHANA: A CASE STUDY OF ODUPONG OFAAKOR By Senu Maha-Atma Pomevor BSc. Land Economy A Thesis Submitted to the Department of Land Economy, Kwame Nkrumah University of Science and Technology in Partial Fulfilment of the Requirements for the Degree of Master of Philosophy Land Management College of Architecture and Planning May, 2014 i Declaration I hereby declare that this submission is my own work towards the MPhil. in Land Management and that, to the best of my knowledge, it contains no material previously published by another person nor material which has been accepted for the award of any other degree of the University, except where due acknowledgement has been made in the text. Senu Maha-Atma Pomevor ………………. ………………. (20066606) Signature Date Certified by: Mr. Mark Owusu Yeboah ………………. ……………….. (Supervisor) Signature Date Certified by: Dr. John Tiah Bugri ……………… ……………… (Head of Department) Signature Date ii Abstract The significance of land to the sustenance of livelihoods is undisputable. Using a Survey and Case Study research design, simple random sampling, questionnaires, semi-structured interviews, focus group discussions and direct observation as the field instruments, the dynamics of the customary land tenure practices in the Odupong Ofaakor area and their challenges and implications for the land market were studied. It was revealed that Nai Odupong acquired the allodial interest in the land in the 18th century through discovery and settlement thereon. The paramount chief of Odupong Ofaakor currently owns the allodial interest in the land while members of the community, as well as strangers, hold various derivative rights. The land market in the area was very chaotic where almost all members of the royal family allocate land. The activities of unqualified surveyors and the non-availability of planning schemes have resulted in cases of multiple sales of land, encroachment and disputes. Land registration and the acquisition of permits before building was not their priority. Rapid urbanization and the pressure on land in the area have resulted in the non- availability of agricultural land which used to be cultivated to sustain livelihoods in the area. Farmers in turn go to other neighbouring communities to acquire land for farming while the youth learn trades like masonry and plumbing to support the booming construction industry in the area. Most women on the other hand engage in trading activities at the Kasoa market. A lot more people in the area have also been deprived of their livelihood creating dire economic consequences for the poor. It was recommended that pragmatic measures must be put in place to resolve the challenges facing the land tenure system in the area. Alternative livelihoods like the establishment of factories to process agricultural produce must therefore be provided iii to employ the people in the area. The allocation of land must be streamlined. In so doing, the Customary Land Secretariat (CLS) must be equipped to handle all land allocations. The customary land rights in the area must be codified and the Town and Country Planning Department must be empowered to enforce planning decisions. The land registration regime currently operational must be overhauled to ensure timely service delivery just as dispute adjudication procedures are enhanced. Alternative Dispute Resolution must be encouraged in this regard. Above all, there should be more educational campaigns to inform the people on new development in the area. iv Table of Contents TITLE PAGE ............................................................................................................... I DECLARATION ........................................................................................................ II ABSTRACT .............................................................................................................. III TABLE OF CONTENTS ........................................................................................... V LIST OF TABLES .................................................................................................... IX LIST OF FIGURES ................................................................................................... XI LIST OF MAPS ....................................................................................................... XII LIST OF STATUTES ............................................................................................. XIII LIST OF CASES .................................................................................................... XIV LIST OF ABBREVIATIONS ................................................................................ XVI ACKNOWLEDGEMENTS ................................................................................. XVII DEDICATION .................................................................................................... XVIII CHAPTER ONE - INTRODUCTION ........................................................................ 1 1.1 BACKGROUND TO THE STUDY .......................................................................... 1 1.2 STATEMENT OF THE PROBLEM .......................................................................... 5 1.3 OBJECTIVES OF RESEARCH ............................................................................... 6 1.4 RESEARCH QUESTIONS ..................................................................................... 7 1.5 SIGNIFICANCE OF THE STUDY ........................................................................... 8 1.6 SCOPE OF RESEARCH ........................................................................................ 9 1.7 LIMITATION OF THE STUDY .............................................................................. 9 1.8 ORGANISATION OF STUDY ................................................................................ 9 CHAPTER TWO - A REVIEW OF LAND TENURE AND LAND MARKETS IN GHANA ..................................................................................................................... 11 2.1 THEORETICAL FRAMEWORK ........................................................................... 11 2.2 THE CUSTOMARY LAND TENURE SYSTEM IN CONTEXT ................................. 13 2.2.1 The Allodial Title ................................................................................... 17 2.2.1.1 Acquisition of the Allodial Title .................................................... 18 v 2.2.1.2 Loss of the Allodial Title ............................................................... 20 2.2.1.3 Rights of an Allodial Title Holder ................................................. 23 2.2.2 The Sub Paramount Interest .................................................................. 24 2.2.3 The Usufruct or Customary Freehold Interest ...................................... 25 2.2.3.1 Origin of the Usufructuary Title .................................................... 26 2.2.3.2 Rights of a Usufructuary Holder ................................................... 29 2.2.3.3 Modes of Acquiring the Usufructuary Interest .............................. 33 2.2.3.4 Loss of the Usufructuary Interest .................................................. 33 2.2.3.5 Present State of the Usufruct or Customary Freehold Interest ...... 34 2.2.4 Licence and Tenancies .......................................................................... 35 2.2.4.1 Forms of Tenancy .......................................................................... 36 2.2.4.2 Share Tenancy ............................................................................... 36 2.2.4.3 Cash Tenancy ................................................................................ 39 2.2.5 The Customary Licence ......................................................................... 41 2.2.5.1 Short Term Licence (Sowing Tenure or Seasonal Licence) .......... 41 2.2.5.2 Long Term Licence ....................................................................... 43 2.2.6 Pledge .................................................................................................... 44 2.2.6.1 Essential Requirements and Features of a Pledge ......................... 45 2.2.6.2 Alienation of Pledge ...................................................................... 45 2.3 THE CONDUCT OF LAND MARKETS IN GHANA ............................................... 46 2.3.1 Land Registration in Ghana .................................................................. 52 2.3.2 Land Acquisition under the Customary Tenure System ........................ 54 2.3.3 State Land Acquisition ........................................................................... 55 2.3.4 Land Transactions in Northern Ghana ................................................. 60 2.3.5 Land Transactions in Southern Ghana .................................................. 62 2.3.6 Land Tenure and Dispute Regulation ................................................... 65 2.3.7 Access to Land and Livelihoods ........................................................... 71 2.3.8 Customary Practice and Gender Disparities ....................................... 72 2.4 CONCEPTUAL FRAMEWORK ............................................................................ 75 CHAPTER THREE - STUDY AREA PROFILE AND RESEARCH METHODOLOGY ...................................................................................................
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