TRANSPARENCY INTERNATIONAL UGANDA LAND AND CORRUPTION purposes of the Applicant paying Stamp Duty which is 1.5% of the value of the current rate. The Applicant checks the following day to collect the assessment. The Applicant must have in his/her possession: The Duplicate Certificate of Title ACCESS TO ACCURATE LAND INFORMATION The Applicant presents identification documents to collect the Duplicate Certificate of Title. The Applicantsigns Submit all documentation together with the Duplicate Certificate of Title and Receipts to the Office of Titles and receive an Acknoledgement note. The Applicant is asked to check after 2 working days to collect the Title. Ministry of Lands, Housing and Urban Development, Plot 13/15, Century Building-Parliament Avenue. P.O. Box 7096, Kampala-Uganda. Tel: +256 414 373 511 - Toll free: 0800 100004 Website: www.mlhud.go.ug A Stakeholders Guide in the Fight against Corruption in Uganda's land sector. December 2017 i. Table of Contents i. Table of Contents ........................................................................................................... i ii. Acronyms ..................................................................................................................... iii iii. Preface ...................................................................................................................... iv iv. Acknowledgement ..................................................................................................... v Chapter One: Introduction and Background........................................................................ 1 1.1 Why discussing Corruption is Important.................................................................. 1 1.2 What is the Purpose of the handbook? ...................................................................... 2 1.3 What is the Use of the Handbook? ............................................................................. 2 1.4 Who will be the Users of the Handbook? .................................................................. 3 1.5 When will this Handbook be used? ............................................................................ 4 1.6 How will the Handbook be used? ............................................................................... 4 1.7 Structure of the handbook .......................................................................................... 5 Chapter Two: Appreciating Land Governance in Uganda .................................................. 6 2.1 What are the Land Tenure Systems in Uganda? ...................................................... 6 2.2 What is the Land Statutory Institutional Framework? ........................................... 6 2.2.1 Ministry of Lands Housing and Urban Development ........................................... 7 2.2.2 Uganda Land Commission ....................................................................................... 7 2.2.3 District Land Office .................................................................................................. 7 2.2.4 District Land Board ................................................................................................. 8 2.2.5 Recorder .................................................................................................................... 8 2.2.6 Area Land Committee .............................................................................................. 8 2.3 What are the other autonomous and semi-autonomous Institutions? ................... 8 2.4 Land Vulnerability and Governance ......................................................................... 9 2.5 Discrimination against women ................................................................................... 9 2.6 Land and Gender in the context of Sustainable Development Goals ................... 11 Chapter Three: Land and Corruption in Uganda ............................................................... 13 3.1 What is Corruption? ................................................................................................. 13 3.2 What manifests Land Corruption? .......................................................................... 14 i 3.3 Where does Land Corruption occur? ...................................................................... 14 3.4 What are some of the major causes of Land corruption in Uganda? ................... 15 3.5 Gender and Land: Land Corruption and its effect on Women ............................ 16 3.6 What is the functionality of anti-corruption Institutions in Uganda? .................. 17 3.7 Overview of the Legal Framework on Land Corruption ...................................... 18 3.8 Regulatory Land Governance Framework ............................................................. 21 3.9 Additional efforts to Combat Land Corruption? ................................................... 22 3.10 Common Land Laws in Uganda ............................................................................ 22 3.11 Why is understanding land management systems important? ........................... 24 3.12 Where to find Justice ............................................................................................... 24 3.12.1 Principle of Natural Justice ................................................................................. 25 3.12.2 Formal land justice Mechanisms ........................................................................ 25 3.12.3 Informal Land Justice Mechanisms.................................................................... 26 3.12.4 Is there a linkage between formal and informal systems?................................ 26 3.13 Civil Society Organizations .................................................................................... 27 3.14 What is Alternative Dispute Resolution? .............................................................. 27 3.15 What Major Challenges do Land Administrators face? ..................................... 29 Chapter Four: Monitoring and Evaluation ........................................................................ 31 4.1 Why invest in monitoring and evaluation of the Handbook usage ....................... 31 4.2 Potential Indicators for Land Corruption .............................................................. 32 Chapter Five: Conclusions and Recommendations ........................................................... 35 5.1 Recommendations to Combat Corruption .............................................................. 35 5.2 Recommendations for Government ......................................................................... 36 5.3 Recommendations for Civil Society Organizations ................................................ 36 Annex 1: Glossary and Key Land Concepts and Terms ................................................... 37 Annex 2: References .......................................................................................................... 40 ii ii. Acronyms ADR Alternative Dispute Resolution APRM African Peer Review Mechanism ALC Area Land Committee CSO Civil Society Organization DEI Directorate of Ethics and Integrity DPP Directorate of Public Prosecutions DLB District land Board GoU Government of Uganda IAF Inter Agency Forum LC Local Councils LCC Local Council Courts LG Local Government LGPAC Local Government Public Accounts Committee NDP National Development plan PPDA Public Procurement and the Disposal of Public Assets Authority MDG Millennium Development Goals TIU Transparency International Uganda ULC Uganda Land Commission ULA Uganda Land Alliance VGGT Voluntary Guidelines on the Responsible Governance of Tenure iii iii. Preface This handbook sets out to look at corruption in land governance in Uganda and its deep manifestation in the social fabric of society. It is a global phenomenon which has gained growing attention in recent years, and is condemned by all and sundry. Governments world over acknowledge the importance of land, yet their actions are too weak to adequately address the consequences of land corruption, and the adverse effects on livelihoods and development. Land corruption is an obstacle to development and good livelihood, whether in rural or urban settings. It distorts economic growth, and threatens democracy, the rule of law and human rights. It is a concern for individuals and societies, given that land is an important factor for people who live on it, and is closely intertwined with sense of belonging, cultural identity, their income, livelihood and food security. The seriousness of land corruption as a phenomenon is widely recognized. The impact of land corruption extends beyond the people involved in the practice. Land grabbing, corrupt practices and illegal transactions in land governance reduce the basis for income and identity of small-scale producers, agricultural labourers, indigenous communities and landless rural and urban poor. One thing about land corruption is that it is very difficult to fight because unlike other criminals, dishonest public officials involved in the vice continue to wield power and influence. Political interference, even involving low-level officials frequently can derail prosecution. Worsening accountability in the public sector and corruption have almost become a way of life in Uganda. Even Government admits that this is perhaps the biggest problem facing the country now. Against this background, it emerges that there is no known basic, comprehensive and participatory tool to offer guidance to the most affected