Umiliki wa Ardhi na Nyumba: Taratibu, Mchakato na Ushauri wa Kununua na Kumiliki Kihalali

MamaParoko

JF-Expert Member
Jan 14, 2008
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Ndugu zangu wana JF, nilikuwa naomba kuuliza kama kuna mtu yeyote mwenye uzoefu katika taratibu za kumiliki ardhi. Yaani pale unapotaka kununua kiwanja hatua unazopaswa kufuata hadi kupata title deed, hasa pale unaponunua kiwanja ambacho hakijapimwa toka kwa mtu. Ni hayo tu, ushauri wenu utanisaidia sana kijana mwenzenu ninayetaka maendeleo.

WADAU WENGINE WANAOHITAJI UELEWA WA JAMBO HILI
Salaamu ndugu wana JF,

Nina dada yangu anaishi Dar es Salaam maeneo ya Tegeta kwenye nyumba ya kupanga ila alikuwa amefanikiwa kujikusanya kusanya na kununua kiwanja cha Milioni 11 mwaka 2014 maeneo ya Bunju B. Pesa hiyo ililipwa kwa awamu mbili kwa muuzaji chini ya uangalizi wa dalali na mjumbe wa mtaa wote wakiweka sahihi kwenye documents husika.

Kwa vile malipo yalifanyika kwa awamu mbili, awamu ya kwanza hela ilichukuliwa na mwenye kiwanja kiasi cha milioni 7 na baada ya miezi sita akampigia dada yangu simu kwamba yeye amepatwa na ajali na amevunjika miguu yote hivyo anaomba kiasi cha hela iliyobaki na atamtuma ndugu yake aje aichukue na dada alifanya hivyo kwa kumuapisha yule ndugu wa muuzaji mahakamani kabla ya kulipa hela iliyobakia. Baada ya malipo kukamilika mnunuzi (dada) aliweka bicon kwenye eneo na kuandika namba za simu kwamba eneo haliuzwi.

Sasa cha ajabu mwaka huu 2017 dada amepigiwa simu na mtu mwingine akidai eneo ni lake na yeye aliuziwa pia. Alichofanya dada ni kumkamata mjumbe na yule mdhamini aliye chukua malipo ya mwisho na kuwapeleka polisi. Baada ya hapo polisi waliendelea na upelelezi ambapo mjumbe anadai dada ni mmiliki halali wa lile eneo japo yeye ndiye inaonekana alisaini documents zote za dada na za yule jamaa anayedai eneo ni lake.

Pia muuzaji aliyemuuzia dada eneo inadaiwa yupo mkoa wa Dodoma na akitafutwa kwa simu hapatikani. Pia yule jamaa anayedai eneo ni lake ameambiwa na polisi akamlete aliyemuuzia eneo lakini aliyemuuzia anatoa uzulu kila siku yapata mwezi sasa. Dada amefanya juhudi za kamtuma polisi mpaka Dodoma akamtafute yule muuzaji bila mafanikio baada ya kukaa kule yapata wiki moja.

Sasa mpaka sasa dada yangu kabaki njia panda jamani, kama aendelee kumtafuta yule aliye muuzia au akomae na mdhamini kwa kumpeleka mahakamani?

Au suala hili linatatuliwaje jaman nimsaidie dada yangu apate haki yake. Mimi mwenyewe nilikuwa nina mpango wa kununua kiwanja hivi karibuni ndani ya Dar es salaam sasa sielewi kabisa njia sahihi ya kufuata kama hali zenyewe ndio hizi. Najua wapo wengi wenye nia ya kununua viwanja au wana shida kama hiyo iliyo mkuta dada yangu, tafadhali tushaurini kama kuna wanasheria humu au maafisa ardhi mtupe taratibu katika hili mnaweza kuwasaidia wengi pia.
Habari wadau,

Mwenzenu nimepata pesa kidogo sasa nataka ninunue kiwanja, kuna dada yangu ameniambia maeneo ya chanika vipo ila kwakua mimi mgeni kabisaa wa mambo hayo na nataka ninunue kiwanja kama kuwekeza tu ili ela yangu nsije nkaitumia.

Nilikua naomba kujua taratibu za kuzifuata niweze kununua kiwanja kihalali na kisiniletee utata baadae, nataka kujua taratibu zote za kisheria ili niwe salama kijana mwenzenu.

Karibuni wadau.
Heshima kwenu wanajukwaa wote wakubwa kwa wadogo na poleni sana kwa mihangaiko ya harakati za ujenzi wa taifa letu pendwa hili la Tanzania.

Leo hii naomba tuelimshani juu ya Vitu gani ni muhimu na vya msingi sana vya kuzingatia endapo mtu akitaka kununua nyumba ama kiwanja kwa ajili ya ujenzi wa makazi yake ya kudumu (makazi ya kudumu simaanishi "kaburi")?

Ninafahamu fika ya kuwa humu kwenye jukwaa kuna watu wazima kaka na dada zangu, mama na baba zetu na watu wengi wa kada tofauti tofauti ambao wamepitia mambo haya hivyo sio vibaya endapo watatumwagia uzoefu wao katika hili.

Mimi mwenzenu bado ninakaa kwa kuunga unga tu sijabahatika kupata makazi yangu rasmi ila nina imani kama nitafanya kazi kwa juhudi, bidii na akili sana ipo siku Mungu atanibariki nitakuwa na pahala kwangu pazuri pa kuishi.

Naomba kuwasilisha.

Asanteni.
CC: The Boss mshana jr miss chagga
Mimi ni kijana, nimeajiriwa kwenye kampuni moja hapa mjini yapata miezi mitatu nyuma. Katika pitapita zangu nimekutana na hawa wakala wanaojihusisha na uuzwaji wa viwanja vilivyopima.

Kwa hapo mwanzo nilikua sina idea ya kujenga wala kutafuta kiwanja hivi karibuni lakini hawa watu wamenishawishi kufanya hivyo.
1. Viwanja vyao ni bei rahisi
2. Na viko eneo nililolipenda

Sasa tatizo najihis kama nimekurupuka mno na kwenye kuuliza uliza kuna mtu akanipenyezea kua yeye alishawai kuingiziwa mkenge juu ya hili na akapigwa viela vyake na hawa waliojiita kampuni ya kuuza viwanja kumbe walikua matapeli.

Wakuu naombeni ushauri nifanye nini kujiaminisha kua ninaofanya nao hii biashara sio a matapeli?

Asanteni.

MICHANGO/MAONI YA WADAU
ITAKULAZIMU UFANYE APPLICATION FOR "A RIGHT OF OCUPANCY"

Kama unataka ku-cquire Title Deed ya Kiwanja Itakulazimu ufanye Application for a right of ocupancy which will be submitted on a prescribed form and accompanied by a photograph and sent to the Commissioner for Lands.

Commissioner for Lands will be responsible for determining the application and if he approves the recommendation a letter of offer shall be in a prescribed form.

You will accept the offer of a right of occupancy in writing accompanied by any fee required.

All documents should be duly signed by the applicant or his duly authorized representative or agent.

The Commissioner shall issue a certificate reffered to as a "Certificate of Occupancy" aka Title Deed.
RE: A BRIEF OPINION ON PROCEDURES OF TRANSFER OF LAND AND REGISTRATION

1. Procedure of transferring Land (Conveyancing)

i. How can a land be transferred
Lan ds can be transferred in different ways, mainly in Tanzania land can be transferred by sell that is the one who has the right of occupancy transfer his / her right to a person who does not have title to the said land. The subject matter in this transaction is always the improvement done on the land and not the soil. As the land in Tanzania is mostly or is a public lands so one can not claim right of ownership over the land so as the result what is then transferred is the improvement done on the land and not the soil itself.

ii. Moreover in any transfer of right of occupancy the agreement as to be executed on writing that is the deed as to be drawn. In any case where by the deed was not drawn then the said agreement becomes enforceable.

iii. Caveat Emptor
This is a Latin maxim which simply means buyer beware. The Purchaser shall inquire about the legality of the title holder that is as to whether the seller has a good title to the land. Further to do an official search with the land registry to see if the title is free from any encumbrances

iii. Official search and requisition as to title.
The first procedure one has to do before transfer is done is to make sure if the transferee has a title to the land and this is always done orally. This is the act of the transferor making sure the transferee has title to the property and the transferee has to show his or her certificate of occupancy to the transferor so as he can be sure of the title.

iv. This is conducted at registrar of Titles in the land registry offices as per section 3(2) of the Land registration Act. States that The Registrar shall maintain in the land registry a land register for the registration of the title to land in Tanzania and the recording of dispositions, transmissions and incumbrance of and over registered land.

v. The transferee shall write a letter to the registrar applying for an official search of the property namely Application for an Official Search and incase it turns out that there are encumbrances should the redemption statement from the transferor and also the discharge of mortgage from the transferor and incase a part of the said property will be provided with a release form of part of the mortgage land.

vi. Whereby a transferee agrees to pay for a mortgage he should then have to obtain a valuation report for transfer of property which is based in the Ministry of Lands and should, ideally check and approved by the Chief Valuer.

2. The requirement of approval.
i. A disposition of Right of Occupancy shall not be operative unless its in writing whether Short term or Long Term provided under Regulation 3 (3) (a) and (c) of the Land Regulations which states different types of Disposition such as by way of mortgage, agift, settlement, deed of partition, or sale in execution of an order of a court.

ii. A non-native shall not have right to occupancy unless a native will do so in his favour and for avoidance of doubt a transfer by a native in favour of a non native requires approval of both the Land Acts and the Land regulations in the matter of practise the consent must be given by Land Officer(s) where the consent is not given the agreement is said to be non operative. This does not mean the contract is void and unenforceable though the contract can be valid but unenforceable.

3. Stamp duty.
i. In the Deed of Transfer of Right of Occupancy it must be accompanied with stamp duty, under section 5(1) of the Stamp Duty Act every instrument executed in Tanganyika or executed outside Tanganyika shall be chargeable with the amount specified or calculated in that manner.

ii. No instrument chargeable with stamp duty shall be admitted in evidence, shall be acted upon registered or authenticated by any person or by any public officer, unless such instrument is dully stamped, and no disposition unless registered shall be effectual to transfer any estate in any registered land.

iii. Considering provisions in the Land Act of 1999, the Disposition as provided under Section 2 of that Act includes any transfer but under section36 (2) states that a disposition of Right of occupancy shall not require the consent of the Commissioner or an authorized officer but the intending transferor shall send a notification in the prescribed form to the Commissioner together payments of all dues prescribed in connection with that disposition in order to acquire approval from Land Commissioner as a delegated power from the President.

iii. There are Implied Covenants that are known by law between the transferor and transferee incase the transferor or transferee breaches the covenant they will be liable in one way or the other.

iv. Capital Gain Taxi.
This is the difference between the sale price and the cost improvement on the property or the improvements the transfer or purchased there on. A Tax Clearance Certificate will be issued upon Discharge of Capital Gains Tax Liability since interest held can not be transferred and it will be produced to the Registrar of Titles upon
issued from the Commissioner of Income Tax.

ii. The Commissioner of Income tax shall publish in the Gazette or local circulating newspapers a list of persons who have been convicted under the act of any offence such as fraudulent returns, incorrect returns or obstructing an officer in the performance of his work. Which will also be known as parade of shame?

iii. Value Added Tax; Any taxable person who expect tax exceeds of more than TShs.20,000,000 over twelve months period shall make application in the prescribed form for registration within 30 days and the Commissioner for Value Added Tax will issue a Certificate Of Registration upon that person.

iv. Land Rent; a certificate of Approval will be issued by the Commissioner for land Rent signifying his approval for disposition and whereas the Chief Account will signify payment of land rent quoting relevant exchequer receipts by letter.

v. License to hold land by Body Corporate; Any body which is incorporated outside Tanganyika and which does not hold a Certificate of Compliance issued by the Registrar of Companies in Tanganyika can only hold a Right of Occupancy after it obtains a License to hold land by body corporate.Incase a person holds a transferee body corporate should process the license and the approval mentioned above.

vi. Registration.
i. A complete registration has to have a deed of transfer as approved and Certificate of Occupancy. Though the registrar may deny registration if the said property has any encumbrances. The transferee should make sure that all documents evidencing the transfer are executed by all parties. Though a person is a holder of two or more contagious Rights of Occupancy could be combined by cancelling the folios of the land register thereto thus preparing a new folio in respect of the land combined likewise with division of land.

ii. No transfer of land shall be registered unless executed by all persons who are parties though the registrar may dispense with the transferee for a good cause with attention for the payment of registration fees which will trigger other levies that are search fee, consent fee, stamp duty, capital gains tax, value added tax and land rent.

iii. A transfer of right of occupancy may be in consideration of natural love or affection as a gift but the point to not here is even if the transfer is inform of a gift in order for it to be valid the documents must be in writing and have to be registered under the registration of document ordinance. If they will not then meet the required above the gift will be of no use that is in operative.

Hapo nimemaliza kila kitu if you have anything to ask dont hesitate to ask. Everything is within the law.
KWA UZOEFU WANGU, NASHAURI HIVI
Kwa my experience, nashauri mtu aende mmoja kwa moja mpaka wilayani ambapo hicho kiwanja au shamba lilipo akiwa na mkataba wa mauziano ya kiwanja au shamba ikiwa na muhuri wa serikari ya mtaa husika.Unaandika barua ya kuomba kupimiwa na unapangiwa mtu wa kukupimia (mara nyingi inakua kwa gharama zako, utaambiwa vifaa vichache) then kama alivyo sema Kevo inahusu watafute cordinates wakizipata wanaonganisha na kufikia kiwanja chako(ikiwa mbali ndivo unazi kuumia watataka pesa nyingi zaidi, ila hawa wanakuwa nauhakika zaidi kwani wanatoka ofisini moja kwa moja na nirahisi kufatilia file lako na kukuchorea ramani haraka zaidi kabla haijapelekwa Ardhi makao makuu kupewa namba).

Wakisha fikisha huko makao makuu inahusu tena ufatilie mwenyewe ili i-siiniwe na kupewa namba. Mchoro ukishapata namba unarudinayo wilayani kuomba offer na hati ukiwa serious itakuchua less than five months.
KWA UZOEFU WANGU, VIKWAZO VYA KUPATA “TITTLE DEED” NI HIVI

Kwa experience niliyoipata, process ya kupata Title Deed inachukua kati ya miezi 6 hadi miaka miwili - kama unafuata taratibu zilivyo bila kutumia hela. Vikwazo vilivyopo ni kama ifuatavyo:-

1. Kumpata huyo surveyor, kwa njia za kiofisi, ni kama mwezi mmoja. Wako very busy na mambo mengine. Kwanza kuwakuta ofisini itakubidi uache shughuli zako na kudamkia ofisi za ardhi kila siku;

2. Itakubidi ugharamie usafiri, and of course lunches and associated costs;

3. Ramani kutoka ni lazima iidhinishwe na RAS. Another one to two months;

4. Kupata offer of occupancy - utafika na kuambiwa vitabu havijaletwa toka wizarani. Jibu hili litarudiwa kwa mwezi mzima au zaidi. (Toka mwezi machi nafuatilia na kupewa jibu hili kwenye Manispaa ya Morogoro);

5. Wizarani kidogo mambo yamejirekebisha. Ukipeleka documents zako wanakupa siku ya kufuatilia na mara nyingi, kama documentation zako hazina matatizo, upatikanaji wa hati sio mgumu.

Kwa ujumla, upatikanaji wa hati unakuwa influenced na mambo yafuatayo:=
1. Wewe una nafasi gani katika jamii;
2. Kiwanja chako kiko kwenye eneo gani. Kama ni za walala hoi, muda huwa mrefu;
3. Upo mkoa/wilaya gani - mikoa ya mbali na DSM hali ni mbaya zaidi;
4. Uko tayari ku-part na pesa kiasi gani - without official receipts;
5. Ukali wako wakati wa ufuatiliaji.
6. Old-schoolboy syndicate - kama una old schoolmates walioko ardhi inakurahisishia process nzima.
HII NI KAMA UNAMTUMIA AGENT KUNUNUA NYUMBA
  • Kitu cha kwanza mtafute lawyer Sale and Purchase Agreements are legally binding contracts so you need to know what you are signing. Hata mambo yakiharibika kuna mtu wa kukusaidia.
  • Kumbuka ya kwamba agent is working for the seller. Hata na hivyo bado anatakiwa kukupa kila utakacho uliza.
  • Fanya homework yako – do a title search and get a LIM ( LIM ni land information memorandum report hii utaipata kwa watu wa ardhi ) na pia mtafute builder aangalie nyumba nzima na akupe report. Na ukiwa na lawyer yeye atapitia hiyo LIM report.
  • Soma na kuelewa the Sale and Purchase Agreement. If you have any questions talk to your lawyer.
  • Remember that you can negotiate the conditions in the Sale and Purchase Agreement.
  • Mwisho fanya utafiti wako kuhusu huyo agent. Usikubali vitu kirahisi.
Ndivyo nilivyofanya wakati na nunua nyumba yangu ya kwanza . Lakini kuhusu kununua Eneo tu sijui kuhusu hilo na sidhani Kama kuna tufauti kubwa.
Wote waliosema ni point kabisa ndugu yangu kubwa kuliko yote kuna mdada amesema hapa uangalie geography hasa kipindi cha mvua panakuwaje? Epuka viwanja vya bondeni kwa kawaida maji huwa hayasahau njia yake kuna msemo huo. Baada ya hapo nenda jiji wakusomee GPS point kuwa wana mpango gani na sehemu hiyo.

Suala la eti kuwe na miundo mbinu maji, umeme sikubaliani nalo sababu vitakufuata tu maana hata mahali watu walijenga kama Manzese zamani haikuwepo kwanza sana sana ukiwa wewe ndio umewahi kuliko wengine kuna advantage nyingi sana kwako unaweza chukua eneo kubwa na barabara ukajichongea mwenyewe unavotaka ukaweka miradi yako bila bugudha.

La mwisho mawili shirikisha mwenyekiti wa mtaa na ukifanya jambo hili isiwe siri na majirani.Usitoe hela kwanza lete trip moja ya mawe shusha yaache yakae hata miezi sita. Jibu utakuja pata kama kiwanja kina mgogoro maana mwenye kiwanja hata sita kupewa taarifa kiwanja chako kinajengwa.

Baada ya kuridhika sasa kuandikishana ushahidi tumia mwanasheria wa mahakama usichukue watu wa mitaani kiholela. Yalinikuta ndio maana nakupa ujanja huu ila uzuri nilipanchi mapema sana ningeingia mkenge.
MAMBO 10 YAKUZINGATIA KABLA YA KUNUNUA KIWANJA AU ARDHI

Ardhi ni rasilimali muhimu ambayo kila mtu anaihitaji kwa namna moja au nyingine.

Watu wengi hununua ardhi kwa ajili ya kufanyia shughuli mbalimbali kama vile ujenzi na kilimo. Pamoja na umuhimu huu mkubwa wa ardhi bado watu wengi wanakumbana na changamoto mbalimbali katika maswala yanayohusu kununua na kumiliki ardhi.

Wengi hujikuta wakinyang’anywa ardhi zao, kuharibiwa mali, au wakiingia kwenye migogoro mikubwa ya kisheria.

Fahamu mambo 10 ambayo unapaswa kuyazingatia kabla ya kununua kiwanja au ardhi ili kuepukana na matatizo.

1. Ona kiwanja husika mwenyewe
Ni vyema ukafika kwenye eneo la kiwanja husika na kukiona wewe mwenyewe kama kinakuridhisha na kukufaa kwa mahitaji yako. Fahamu mipaka, na vitu vingine vinavyohusu kiwanja kama vile mimea iliyopo, aina ya udongo n.k. Kwa kufanya hivi utaweza kubaini kama kiwanja kinakidhi mahitaji na matumizi yako.

2. Fahamu mmiliki halisi
Matatizo mengi yanayowakumba watu kwenye maswala ya ardhi ni kutokana na kuuziwa ardhi na mtu ambaye si mmiliki halisi wa ardhi. Ni muhimu sana, tena sana, ukamfahamu mmiliki halisi wa ardhi unayotaka kuinunua kabla hujainunua. Kama ardhi imesajiliwa unaweza kwenda wizara ya ardhi ili kufahamu mmiliki halisi.

Pia ni lazima ufahamu kama kiwanja au ardhi kinamilikiwa na wanandoa (matrimonial property) ili upate ridhaa ya familia juu ya kununua kiwanja husika. Mara nyingi watu hasa wanaume huuza viwanja vya familia kwa siri bila kushirikisha familia; jambo ambalo linaweza kukuingiza kwenye mgogoro mkubwa na familia husika. Kwa kumfahamu mmiliki halisi utaweza kuepuka migogoro au kupoteza pesa zako.

3. Epuka madalali
Karibu kila kinachouzwa leo kuna madalali. Madalali hawana cha ziada zaidi ya kutafuta njia za ujanja ujanja za kupata pesa. Kama kiwanja kinauzwa milioni 5 dalali anaweza kukuambia milioni 7 ili apate zake 2. Hivyo ni muhimu kumtafuta mwenye mali halisi ili uzungumze na kupatana naye kuhusu gharama halisi za kiwanja. Kwa kufanya hivi utaokoa pesa zako ambazo zingechukuliwa na madalali.

4. Angalia uwepo wa huduma za kijamii
Uwepo wa huduma za kijamii katika eneo husika ni muhimu sana, lakini watu wengi huwa hawazingatii hili. Ni muhimu kabla hujanunua kiwanja ukaangalia uwepo wa huduma kama vile maji, hospitali, barabara, soko, shule, nyumba za ibada n.k. Hili litakuwezesha hasa kama unataka kuishi eneo husika kupata huduma za kijamii kwa karibu bila shida wala gharama ya ziada.

5. Chunguza migogoro ya kisheria
Kutokana na makosa mbalimbali yanayofanyika kwenye maswala ya ardhi, ardhi nyingi sana hivi leo zina migogoro ya kisheria. Ni vyema ukajiepusha kujitumbukiza kwenye kesi na matatizo yasiyokuwa ya lazima kwa kununua kiwanja au ardhi yenye mgogoro wa kisheria. Unaweza kulibaini hili kwa kufanya uchunguzi wa kina kabla hujanunua ardhi husika.

6. Chunguza kama kiwanja kimewekwa rehani
Viwanja na mashamba huwekwa rehani kwa taasisi mbalimbali hasa zile za kifedha. Watu wenye nia mbaya huuza viwanja vilivyowekwa rehani. Kununua kiwanja hiki kutakuingiza kwenye mgogoro na taassisi husika. Na kwa sababu taasisi hii inakihodhi kisheria, hutoweza kukipata kiwanja husika bali unaweza kupoteza fedha zako.

7. Fahamu hali ya kijografia ya eneo
Nimeshuhudia watu wakiuziwa viwanja kwenye mikondo ya maji pamoja na matindiga; hali inayowapelekea kupata adha kubwa wakati wa mvua. Ni vyema ukafahamu hali ya kijografia ya kiwanja au ardhi unayoinunua.

Hakikisha Eneo husika siyo mkondo wa maji, isiwe ardhi inayotitia ambapo ikitokea dhuruba ndogo linaweza kudidimia chini, eneo lisiwe bonde linalojaa maji nyakati za mvua, lisiwe eneo lenye maporomoko ya ardhi n.k. Kwa kutazama baadhi ya mambo kama haya ya msingi, utaweza kuhakikisha unanunua eneo zuri na salama kijografia.

8. Chunguza kama kiwanja kipo kwenye mpago au hifadhi maalumu
Kuna maeneo ya ardhi yaliyotengwa kwa ajili ya shughuli maalumu. Maeneo hayo yanaweza kuwa ni ya miradi ya serikali, maeneo ya wazi, hifadhi ya barabara, hifadhi ya wanyama pori, chanzo cha maji au hata ardhi ya kampuni au taasisi fulani. Watu wengi wamenyang’anywa ardhi zao au hata pengine kuharibiwa mali zao kwa kosa la kujenga au kufanya shughuli katika maeneo haya.

Inashauriwa kuchunguza ardhi vyema kabla ya kuinunua ili uweze kubaini maswala haya. Pia unaweza kwenda kwenye ofisi zinazoshughulika na maswala ya ardhi na mipango miji ili kupata taarifa kamili.

9. Fahamu kama kuna mpangaji au mkodishaji

Kuna watu wanakodisha ardhi kwa ajili ya shughuli na miradi mbalimbali kwa kipindi fulani cha muda. Hivyo kabla ya kununua ardhi hakikisha kuwa hakuna mkodishaji au mmepatana naye kwanza. Ni vigumu kumtoa mtu aliyekodisha ardhi na kuilipia kwa miaka kumi kwa kigezo tu kuwa umeinunua. Hivyo kuwa makini na chunguza swala hili kabla.

10. Husisha mwanasheria au taratibu za kisheria

Kutokana na ukosefu wa elimu pamoja na hali ya mazoea, watu hujimilikisha ardhi bila kufuata taratibu za kisheria. Ni lazima ufahamu kuwa ardhi ni kitu kinachomilikiwa kisheria. Hivyo ni lazima makabidhiano au manunuzi ya ardhi yazingatie sheria na kuhusisha ushahidi wa kisheria kama inawezekana.

Unapomhusisha mwanasheria katika manunuzi yako ni wazi kuwa utajiwekea uhakika wa kuwa mmiliki halali kwani umefuata taratibu za kisheria. Zipo taasisi nyingi unazoweza kuziona na ukapata usaidizi wa kisheria bure au kwa bei nafuu.

Naamini umefahamu mambo kumi ambayo ni muhimu sana ukayazingatia kabla ya kununua kiwanja au ardhi.


PIA, SOMA MADA HIZI
- Mnunuzi wa Nyumba au Kiwanja jihadhari, Serikali za Mitaa hawaruhusiwi kusimamia mikataba kisheria

 

Ogah

JF-Expert Member
Mar 10, 2006
6,235
2,000
Kwani uko wapi? Kama upo Bongo, nenda pale ardhi house (Ministry) utaelekezwa. Ma-bush doctor sometimes ni wazuri sometimes wanaweza kukuingiza mjini.

Au tafuta any licensed surveyor wa pale nyumbani, atakuelekeza cha kufanya.
 

Kevo

JF-Expert Member
Jun 12, 2008
1,333
0
Kama unataka ku-cquire Title Deed ya Kiwanja Itakulazimu ufanye Application for a right of ocupancy which will be submitted on a prescribed form and accompanied by a photograph and sent to the Commissioner for Lands.

Commissioner for Lands will be responsible for determining the application and if he approves the recommendation a letter of offer shall be in a prescribed form.

You will accept the offer of a right of occupancy in writing accompanied by any fee required.

All documents should be duly signed by the applicant or his duly authorized representative or agent.

The Commissioner shall issue a certificate reffered to as a "Certificate of Occupancy" aka Title Deed.
 

Mfamaji

JF-Expert Member
Nov 6, 2007
6,632
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Waweza kwenda ofisi za Ardhi Manispaa utapata maelezo. Kwa ufupi ni kuwa. Tafuta Sorovea (Surveyor) akupimie na kuonyesha coordinates za kiwanja kwa ajili ya mapping. Beacons zitawekwa kuonyesha mipaka na reference point kwa ajili ya kiwanja kingine in case.

Ninachjoua ni kwamba kama kiwanja chako kiko mbali sana na eneo lililopimwa au kiwanja kilichopimwa kazi inakuwa ngumu zaidi maana Sorovea anapaswa kupata refence points. Kiwanja kitapewa jina au namba. Zoezi hili mwachie Surveyor

Utaenda ofisi za ardhi kuomba barua ya toleo (letter of offer) watakupa hiyo offer na masharti yaku.

Ukishafuata masharti ya offer, unatumia documents hizo like risiti za land rent etc pamoja na hiyo barua kuombea hati. Ofisi za ardhi watakuambia cha kufanya.

Ofisi za Ardhi watakutengenezea hati ,utazisaini na baadae zitpelekwa Ardhi House kwa ajili ya kusainiwa na Kamishna wa Ardhi. Baadae itapelekwa kwa Msajili wa hati (Land Registrar ) kwa usajili, na mwisho unapewa hati yako. Hapo unakuwa mmiliki mwenye hati.

Hii ni kwa ufupi tu. njiani kuna mambo mengi tu mengine ya usmbufu kwa kuwa hujui. Ukitaka urahisi tafuta Real Estate Agent mlipe na atakuletea hati yako mlongoni. Mimi ndivyo nilivyofanya.
 

Kevo

JF-Expert Member
Jun 12, 2008
1,333
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RE: A BRIEF OPINION ON PROCEDURES OF TRANSFER OF LAND AND REGISTRATION.

1. Procedure of transferring Land (Conveyancing)

i. How can a land be transferred
Lan ds can be transferred in different ways, mainly in Tanzania land can be transferred by sell that is the one who has the right of occupancy transfer his / her right to a person who does not have title to the said land. The subject matter in this transaction is always the improvement done on the land and not the soil. As the land in Tanzania is mostly or is a public lands so one can not claim right of ownership over the land so as the result what is then transferred is the improvement done on the land and not the soil itself.

ii. Moreover in any transfer of right of occupancy the agreement as to be executed on writing that is the deed as to be drawn. In any case where by the deed was not drawn then the said agreement becomes enforceable.

iii. Caveat Emptor
This is a Latin maxim which simply means buyer beware. The Purchaser shall inquire about the legality of the title holder that is as to whether the seller has a good title to the land. Further to do an official search with the land registry to see if the title is free from any encumbrances

iii. Official search and requisition as to title.
The first procedure one has to do before transfer is done is to make sure if the transferee has a title to the land and this is always done orally. This is the act of the transferor making sure the transferee has title to the property and the transferee has to show his or her certificate of occupancy to the transferor so as he can be sure of the title.

iv. This is conducted at registrar of Titles in the land registry offices as per section 3(2) of the Land registration Act. States that The Registrar shall maintain in the land registry a land register for the registration of the title to land in Tanzania and the recording of dispositions, transmissions and incumbrance of and over registered land.

v. The transferee shall write a letter to the registrar applying for an official search of the property namely Application for an Official Search and incase it turns out that there are encumbrances should the redemption statement from the transferor and also the discharge of mortgage from the transferor and incase a part of the said property will be provided with a release form of part of the mortgage land.

vi. Whereby a transferee agrees to pay for a mortgage he should then have to obtain a valuation report for transfer of property which is based in the Ministry of Lands and should, ideally check and approved by the Chief Valuer.

2. The requirement of approval.
i. A disposition of Right of Occupancy shall not be operative unless its in writing whether Short term or Long Term provided under Regulation 3 (3) (a) and (c) of the Land Regulations which states different types of Disposition such as by way of mortgage, agift, settlement, deed of partition, or sale in execution of an order of a court.

ii. A non-native shall not have right to occupancy unless a native will do so in his favour and for avoidance of doubt a transfer by a native in favour of a non native requires approval of both the Land Acts and the Land regulations in the matter of practise the consent must be given by Land Officer(s) where the consent is not given the agreement is said to be non operative. This does not mean the contract is void and unenforceable though the contract can be valid but unenforceable.

3. Stamp duty.
i. In the Deed of Transfer of Right of Occupancy it must be accompanied with stamp duty, under section 5(1) of the Stamp Duty Act every instrument executed in Tanganyika or executed outside Tanganyika shall be chargeable with the amount specified or calculated in that manner.

ii. No instrument chargeable with stamp duty shall be admitted in evidence, shall be acted upon registered or authenticated by any person or by any public officer, unless such instrument is dully stamped, and no disposition unless registered shall be effectual to transfer any estate in any registered land.

iii. Considering provisions in the Land Act of 1999, the Disposition as provided under Section 2 of that Act includes any transfer but under section36 (2) states that a disposition of Right of occupancy shall not require the consent of the Commissioner or an authorized officer but the intending transferor shall send a notification in the prescribed form to the Commissioner together payments of all dues prescribed in connection with that disposition in order to acquire approval from Land Commissioner as a delegated power from the President.

iii. There are Implied Covenants that are known by law between the transferor and transferee incase the transferor or transferee breaches the covenant they will be liable in one way or the other.

iv. Capital Gain Taxi.
This is the difference between the sale price and the cost improvement on the property or the improvements the transfer or purchased there on. A Tax Clearance Certificate will be issued upon Discharge of Capital Gains Tax Liability since interest held can not be transferred and it will be produced to the Registrar of Titles upon
issued from the Commissioner of Income Tax.

ii. The Commissioner of Income tax shall publish in the Gazette or local circulating newspapers a list of persons who have been convicted under the act of any offence such as fraudulent returns, incorrect returns or obstructing an officer in the performance of his work. Which will also be known as parade of shame?

iii. Value Added Tax; Any taxable person who expect tax exceeds of more than TShs.20,000,000 over twelve months period shall make application in the prescribed form for registration within 30 days and the Commissioner for Value Added Tax will issue a Certificate Of Registration upon that person.

iv. Land Rent; a certificate of Approval will be issued by the Commissioner for land Rent signifying his approval for disposition and whereas the Chief Account will signify payment of land rent quoting relevant exchequer receipts by letter.

v. License to hold land by Body Corporate; Any body which is incorporated outside Tanganyika and which does not hold a Certificate of Compliance issued by the Registrar of Companies in Tanganyika can only hold a Right of Occupancy after it obtains a License to hold land by body corporate.Incase a person holds a transferee body corporate should process the license and the approval mentioned above.

vi. Registration.

i. A complete registration has to have a deed of transfer as approved and Certificate of Occupancy. Though the registrar may deny registration if the said property has any encumbrances. The transferee should make sure that all documents evidencing the transfer are executed by all parties. Though a person is a holder of two or more contagious Rights of Occupancy could be combined by cancelling the folios of the land register thereto thus preparing a new folio in respect of the land combined likewise with division of land.

ii. No transfer of land shall be registered unless executed by all persons who are parties though the registrar may dispense with the transferee for a good cause with attention for the payment of registration fees which will trigger other levies that are search fee, consent fee, stamp duty, capital gains tax, value added tax and land rent.

iii. A transfer of right of occupancy may be in consideration of natural love or affection as a gift but the point to not here is even if the transfer is inform of a gift in order for it to be valid the documents must be in writing and have to be registered under the registration of document ordinance. If they will not then meet the required above the gift will be of no use that is in operative.

Hapo nimemaliza kila kitu if you have anything to ask dont hesitate to ask. Everything is within the law.
 

Kevo

JF-Expert Member
Jun 12, 2008
1,333
0
Ujue unaponunua ardhi you make the a transfer therefore everything should be done within the law kuepuka matatizo hapo baadae!
 

Augustoons

JF-Expert Member
Oct 31, 2007
410
225
Wadau naomba mnisaidie kama kuna mtu ana hotuba ya bajeti ya mwaka huu ya Mhe.Chiligati wizara ya ardhi na maendeleo ya makazi, kwani natafuta kwenye website ya bunge siioni. Please
 

Mwana wa Mungu

JF-Expert Member
Aug 14, 2008
1,004
1,195
Kevo, you are good at that, umeelezea vizuri sana. Wengi humu ni wanasheria kama wewe, na nakupongeza kwa maelezo yako. Good job. and God bless you.
 

Mzee Mwanakijiji

Platinum Member
Mar 10, 2006
33,179
2,000
Mhh! Ttunaweza kurahisisha process ya mtu kupata ardhi? Kevo, mtu akiamua kufuata process hiyo pasipo mizengwe inaweza kuchukua muda gani from application hadi kupata deed?
 

Sanda Matuta

JF-Expert Member
May 9, 2007
950
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Mhh.. tunaweza kurahisisha process ya mtu kupata ardhi? Kevo.. mtu akiamua kufuata process hiyo pasipo mizengwe inaweza kuchukua muda gani from application hadi kupata deed?

Mkuu,

Kwa my experience, nashauri mtu aende mmoja kwa moja mpaka wilayani ambapo hicho kiwanja au shamba lilipo akiwa na mkataba wa mauziano ya kiwanja au shamba ikiwa na muhuri wa serikari ya mtaa husika.Unaandika barua ya kuomba kupimiwa na unapangiwa mtu wa kukupimia (mara nyingi inakua kwa gharama zako, utaambiwa vifaa vichache) then kama alivyo sema Kevo inahusu watafute cordinates wakizipata wanaonganisha na kufikia kiwanja chako(ikiwa mbali ndivo unazi kuumia watataka pesa nyingi zaidi, ila hawa wanakuwa nauhakika zaidi kwani wanatoka ofisini moja kwa moja na nirahisi kufatilia file lako na kukuchorea ramani haraka zaidi kabla haijapelekwa Ardhi makao makuu kupewa namba).

Wakisha fikisha huko makao makuu inahusu tena ufatilie mwenyewe ili i-siiniwe na kupewa namba. Mchoro ukishapata namba unarudinayo wilayani kuomba offer na hati ukiwa serious itakuchua less than five months.
 

Kevo

JF-Expert Member
Jun 12, 2008
1,333
0
Mhh.. tunaweza kurahisisha process ya mtu kupata ardhi? Kevo.. mtu akiamua kufuata process hiyo pasipo mizengwe inaweza kuchukua muda gani from application hadi kupata deed?

Well checking the legality of the title holder that is the official search may take some time but the transfer which is usually done by a Lagal Consultant and witnessed by an Advocate can only take a day.

If one decides to have a legal consultant who is well connected and exposed to handle all the work it can take a maximum of two weeks.

Though sometimes the location of the office of the land registry may be a hindrance coz they are not everywhere.For example here in the Nothern Zone the offices are located in Moshi and they cover Arusha,Kilimanjaro and Tanga.
 

Mtanzania

JF-Expert Member
May 4, 2006
4,814
2,000
Mhh.. tunaweza kurahisisha process ya mtu kupata ardhi? Kevo.. mtu akiamua kufuata process hiyo pasipo mizengwe inaweza kuchukua muda gani from application hadi kupata deed?

Mwanakijiji,

Siamini kabisa inaweza kuchukua wiki mbili, labda uwe unamwaga mapesa.

Kama kiwanja kiko wilayani, inaweza kuchukua miezi kama miwili. Kwa Dar kuna mizengwe zaidi na sitashangaa kama itachukua zaidi ya huo muda. Huko nyuma ilikuwa inachukua miaka kwa Dar, labda sasa kidogo imekuwa nafuu ila bado siamini kama unafanya kila kitu kuanzia kupima kiwanja mpaka kupata hati basi itachukua zaidi ya miezi sita.

Tatizo kubwa ni wizarani, hapo ndipo inachukua muda mrefu sana.
 

mgirima

Member
May 24, 2008
82
0
Kwa experience niliyoipata, process ya kupata Title Deed inachukua kati ya miezi 6 hadi miaka miwili - kama unafuata taratibu zilivyo bila kutumia hela. Vikwazo vilivyopo ni kama ifuatavyo:-

1. Kumpata huyo surveyor, kwa njia za kiofisi, ni kama mwezi mmoja. Wako very busy na mambo mengine. Kwanza kuwakuta ofisini itakubidi uache shughuli zako na kudamkia ofisi za ardhi kila siku;

2. Itakubidi ugharamie usafiri, and of course lunches and associated costs;

3. Ramani kutoka ni lazima iidhinishwe na RAS. Another one to two months;

4. Kupata offer of occupancy - utafika na kuambiwa vitabu havijaletwa toka wizarani. Jibu hili litarudiwa kwa mwezi mzima au zaidi. (Toka mwezi machi nafuatilia na kupewa jibu hili kwenye Manispaa ya Morogoro);

5. Wizarani kidogo mambo yamejirekebisha. Ukipeleka documents zako wanakupa siku ya kufuatilia na mara nyingi, kama documentation zako hazina matatizo, upatikanaji wa hati sio mgumu.

Kwa ujumla, upatikanaji wa hati unakuwa influenced na mambo yafuatayo:=
1. Wewe una nafasi gani katika jamii;
2. Kiwanja chako kiko kwenye eneo gani. Kama ni za walala hoi, muda huwa mrefu;
3. Upo mkoa/wilaya gani - mikoa ya mbali na DSM hali ni mbaya zaidi;
4. Uko tayari ku-part na pesa kiasi gani - without official receipts;
5. Ukali wako wakati wa ufuatiliaji.
6. Old-schoolboy syndicate - kama una old schoolmates walioko ardhi inakurahisishia process nzima.
 

Kevo

JF-Expert Member
Jun 12, 2008
1,333
0
Kwa experience niliyoipata, process ya kupata Title Deed inachukua kati ya miezi 6 hadi miaka miwili - kama unafuata taratibu zilivyo bila kutumia hela. Vikwazo vilivyopo ni kama ifuatavyo:-

1. Kumpata huyo surveyor, kwa njia za kiofisi, ni kama mwezi mmoja. Wako very busy na mambo mengine. Kwanza kuwakuta ofisini itakubidi uache shughuli zako na kudamkia ofisi za ardhi kila siku;

2. Itakubidi ugharamie usafiri, and of course lunches and associated costs;

3. Ramani kutoka ni lazima iidhinishwe na RAS. Another one to two months;

4. Kupata offer of occupancy - utafika na kuambiwa vitabu havijaletwa toka wizarani. Jibu hili litarudiwa kwa mwezi mzima au zaidi. (Toka mwezi machi nafuatilia na kupewa jibu hili kwenye Manispaa ya Morogoro);

5. Wizarani kidogo mambo yamejirekebisha. Ukipeleka documents zako wanakupa siku ya kufuatilia na mara nyingi, kama documentation zako hazina matatizo, upatikanaji wa hati sio mgumu.

Kwa ujumla, upatikanaji wa hati unakuwa influenced na mambo yafuatayo:=

1. Wewe una nafasi gani katika jamii;
2. Kiwanja chako kiko kwenye eneo gani. Kama ni za walala hoi, muda huwa mrefu;
3. Upo mkoa/wilaya gani - mikoa ya mbali na DSM hali ni mbaya zaidi;
4. Uko tayari ku-part na pesa kiasi gani - without official receipts;
5. Ukali wako wakati wa ufuatiliaji.
6. Old-schoolboy syndicate - kama una old schoolmates walioko ardhi inakurahisishia process nzima.

Hapo sitakubishia ndio mana I stressed out angalau uwe na mtu ambaye yuko connected and exposed and that is why I as well stressed out pia suala la location ya office ya land registry inaweza kuwa hindrance.

Na suala la kumpata surveyor linachukua mwenzi mmoja ni uwongo mno. Its just last week I was doing something like this and I had to call the right people and I had a surveyor at my disposal in an hour.
 

MamaParoko

JF-Expert Member
Jan 14, 2008
464
0
Jamani guys inakatisha tamaa lakini ngoja nijaribu nikikwama sehemu nitarudi kwenu kwa ushauri zaidi.
 

Majita

JF-Expert Member
Jan 13, 2008
609
250
Jamani nimefurahi sana kupata maelezo haya leo.

Labda mimi nilikuwa na swali moja tu, je inawezekana mtu aliyeko nje ya nchi say UK au USA akatuma picha zake na kumkabidhi ndg yake aliyeko nyumbani huko na kufuatilia na process zingine zikafuatwa?

Pia ndg zangu, je naweza kupata namba ya simu ya ofisa ardhi wa jiji Mwanza? Pls nisaidieni.Mimi nina shida nimeshapiga simu kwa ndg hadi nimechoka.

Asanten
 

Katibu Tarafa

JF-Expert Member
Feb 16, 2007
976
1,225
Jamani nimefurahi sana kupata maelezo haya leo.

Labda mimi nilikuwa na swali moja tuu,je inawezekana mtu aliyeko nje ya nchi say UK au USA akatuma picha zake na kumkabidhi ndg yake aliyeko nyumbani huko na kufuatilia na process zingine zikafuatwa?

Pia ndg zangu ,je naweza kupata namba ya simu ya ofisa ardhi wa jiji Mwanza? Pls nisaidieni. Mimi nina shida nimeshapiga simu kwa ndg hadi nimechoka.

Asanten

Unaweza kutuma picha kwa huyo ndugu yako,kwa email na yeye akaziweka kwenye disc na kuwapelekea.mimi nilifanya hivyo
 

Mtanzania

JF-Expert Member
May 4, 2006
4,814
2,000
unaweza kutuma picha kwa huyo ndugu yako,kwa email na yeye akaziweka kwenye disc na kuwapelekea.mimi nilifanya hivyo

Katibu Tarafa,

Una uhakika na jibu lako kwa Majita?

Ninavyojua mimi, huyo mtu anahitaji power of attorney ili aweze kushughulikia mambo yako.

Kuna mambo mengi sana kwenye masuala ya viwanja huwezi kufanya unless ni kiwanja chako au una power of attorney.

Majita, kama una ndugu unayemwamini basi mpatie hiyo power of attorney na ataweza kufanya kila kitu chako kama vile ambavyo ungeweza kufanya wewe.

Ila ukirudi TZ, huwezi kuwa na madaraka ya moja kwa moja na hizo hati zako, itabidi ubadilishe hiyo power of attorney ambayo ulimpa jamaa. Vinginevyo kwa kila kitu kwenye hati yako itabidi jamaa ndiye awe anaeka sahihi.
 

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