An Assessment of the Effectiveness of Institutional Framework for Land Regularization in Lagos State
BEING A THESIS SUBMITTED TO THE DEPARTMENT OF ESTATE MANAGEMENT OF THE SCHOOL OF POSTGRADUATE STUDIES, UNIVERSITY OF LAGOS, AKOKA, LAGOS, NIGERIA
IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF THE DEGREE OF MASTER OF SCIENCE IN ESTATE MANAGEMENT
Tenure security is the core of the ‘new urban regeneration’ that is being implemented in many developing countries with emphasis on securing property rights by giving formal property rights to informal landholders, majority of whom belong to group known as the low – income earners or the poor. Land Regularization, therefore, provides a platform for this formalization to be delivered to the end users. Lagos State Government having realized the historically low levels of statutory titling among many citizens has engaged in reforming its land administration system to enable it play a pivotal role in promoting pro-poor economic growth in Lagos. In particular, land regularization strategy has been introduced to facilitate better access to formal land title for those who illegally occupy government acquired and non – committed areas in the state. This study examined the institutional framework established to achieve the regularization policy by assessing the Directorate of Land Regularization, the Agency charged with the responsibility of issuing titles to informal landholders. Using the evaluative approach, the study assessed the capacity of the agency to deliver on this mandate administratively and operationally. In addition, the beneficiaries of the policy were surveyed using the simple random and systematic sampling techniques. 450 questionnaires were distributed to determine their level of participation in the policy and the obstacles encountered in obtaining titles from the Agency. From the 321 questionnaires returned and analyzed, it was established that there are several discrepancies between the concept of regularization and the policy of regularization being implemented by the Agency. While regularization should be focused on delivering titles to the vulnerable groups to promote their integration into the formal economy and to improve their social and economy well-being, the policy as being implemented in Lagos seems to focus more on revenue generation. As a result, charges are beyond affordability threshold of the intended beneficiaries with consequential low participation. Only 18% of the sample benefitted from regularization over the three-year period of the commencement of the exercise. This is indicative of colossal ineffectiveness of the policy as currently being implemented in comparison with the huge requirement for access to land in Lagos State.
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