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Systems of Land Registration

Aspects and Effects

Jaap Zevenbergen

NCG Nederlandse Commissie voor Geodesie Netherlands Geodetic Commission

Delft, September 2002

Systems of Land Registration. Aspects and Effects

Jaap Zevenbergen

Publications on Geodesy 51

ISBN 90 6132 277 4

ISSN 0165 1706

Published by: NCG, Nederlandse Commissie voor Geodesie, Netherlands Geodetic Commission, Delft, The Netherlands

Printed by: Optima Graﬁsche Communicatie, Optima Graphic Communication, Rotterdam, The Netherlands

Cover: Dynamic model of the system of land registration, Axel Smit (see also ﬁgure 4.8)

NCG, Nederlandse Commissie voor Geodesie, Netherlands Geodetic Commission P.O. Box 5030, 2600 GA Delft, The Netherlands

Tel.: +31 (0)15 278 28 19

Fax: +31 (0)15 278 17 75 E-mail: ncg@citg.tudelft.nl Website: www.ncg.knaw.nl

The NCG, Nederlandse Commissie voor Geodesie, Netherlands Geodetic Commission is an institute of the Royal Netherlands Academy of Arts and Sciences (KNAW).

Systems of Land Registration - Aspects and Effects

Proefschrift

ter verkrijging van de graad van doctor aan de Technische Universiteit Delft,

op gezag van de Rector Magnificus prof.dr.ir. J.T. Fokkema, voorzitter van het College voor Promoties,

in het openbaar te verdedigen

op maandag 11 november 2002 te 16.00 uur door

Jacob Arie ZEVENBERGEN

geodetisch ingenieur en

meester in de rechten

geboren te Werkendam

Dit proefschrift is goedgekeurd door de promotoren: Prof.dr.ir. M.J.M. Bogaerts

Prof.dr.mr. J. de Jong

Samenstelling promotiecommissie:

Rector Magnificus, voorzitter

Prof.dr.ir. M.J.M. Bogaerts, Technische Universiteit Delft, promotor Prof.dr.mr. J. de Jong, Technische Universiteit Delft, promotor Prof.dr.ir. P.M.J. van Oosterom, Technische Universiteit Delft Prof.dr.mr. J.M. Otto, Universiteit Leiden

Prof.Lic.Agro. E. Stubkjær, Aalborg Universitet Prof.dr. I.P. Williamson, The University of Melbourne Prof.ir. P. van der Molen, Kadaster en ITC

There’s more to see than can ever be seen More to do than can ever be done There’s far too much to take in here More to find than can ever be found

from the song Circle of Life of the Lion King Soundtrack

(lyrics by Tim Rice)

CONTENTS

	LIST OF TABLES AND FIGURES			v
	PREFACE AND ACKNOWLEDGMENTS			vii
1	INTRODUCTION			1
	1	Land registration		2
		1	Main characteristics	2
		2	Main problems	4
		3	How to overcome?	5
	2	Societal impact		10
		1	Land as base of wealth	10
		2	Land markets and the overall economy	13
		3	Institutions and transaction costs	15
	3	Research outline		20
		1	Main premises	20
		2	Research questions	20
		3	Research methods	21
		4	Structure of this report	23
2	LAND REGISTRATION			25
	1	Terminology and definitions		26
		1	Terminology and English	26
		2	Land registration and cadastre	26
	2	Appearances of land registration		31
		1	Historical development	31
		2	Transfer of immovable goods	31
		3	Sophistication of transaction evidence	32
		4	Transaction evidence through registration	35
		5	Describing land parcels	38
	3	Principles and features		42
		1	Principles	42
		2	Features	43
	4	Concluding remarks		46
3 CLASSIFICATIONS OF SYSTEMS OF LAND REGISTRATION				47
	1	Title registration versus deeds registration		48
		1	Basics of title and deeds registration	48
		2	Title registration	49
		3	Deeds registration	55
		4	Debate on “title versus deeds”	60

ii		SYSTEMS OF LAND REGISTRATION
2	Other classifications		63
	1	Negative versus positive systems	63
	2	Race versus notice statutes	64
	3	Parcel identification systems	65
	4	Fixed versus general boundaries	67
	5	Systematic versus sporadic adjudication	70
	6	Organization of registry and cadastre	73
	7	Limited importance of classifications	75
3	Fathoming classifications by abstract concepts versus reality		77
4	Concluding remarks		82
4 LAND REGISTRATION AS A SYSTEM			83
1	Systems approach		84
	1	General systems theory	84
	2	Systems terminology: a system of land registration	86
	3	Systems view	91
	4	Organizations as systems	92
	5	Systems views on land registration	95
2	Land registration approached as a system		98
	1	Goal	98
	2	Whole (and emergent properties)	99
	3	Environment	101
	4	Relationships	101
	5	Elements and their attributes	101
3	Modeling land registration		103
	1	Modeling	103
	2	Model of the static system of land registration	103
	3	Model of the dynamic system of land registration	106
	4	Tasks for updating a system of land registration	109
	5	Need for further modeling	113
4	Concluding remarks		114
5 CASE STUDY DESIGN			115
1	Case study research		116
	1	Why case study research?	116
	2	Case study methodology	116
	3	Methodological triangulation	117
	4	Analytical generalization and case selection strategies	118
2	Case design		120
	1	Research design	120
	2	Case protocol	123
3	Concluding remarks		131

CONTENTS				iii
6	CASE STUDY RESULTS			133
	1	the Netherlands		134
		1	Functional description	134
		2	Aspect based description	135
		3	Developments	137
		4	Task table	138
		5	Concluding summary	139
	2	Indonesia		141
		1	Functional description	141
		2	Aspect based description	143
		3	Developments	144
		4	Task table	146
		5	Concluding summary	147
	3	Austria		152
		1	Functional description	152
		2	Aspect based description	153
		3	Developments	155
		4	Task table	156
		5	Concluding summary	157
	4	Ghana		159
		1	Functional description	159
		2	Aspect based description	161
		3	Developments	164
		4	Task tables	165
		5	Concluding summary	166
	5	Concluding remarks		171
		1	A first comparison of the cases	171
		2	Cross case analysis	172
		3	Other findings	175
7	CONCLUSIONS AND SUMMARY			177
	1	Concluding summary		178
		1	Answers to the research questions	178
		2	Answer to the study’s question	181
	2	Other findings		184
		1	Case study results	184
		2	Overall findings	186

iv	SYSTEMS OF LAND REGISTRATION

	ANNEXES
A.	References	187
B.	Translations	199
C. List of land administration offices visited		201
	Nederlandstalige Samenvatting (Dutch summary)	203
	Curriculum Vitae	210

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