peter adeniyi, adewale akingbade and adeoluwa akande systematic land titling and registration team,...
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PETER ADENIYI, ADEWALE AKINGBADE and ADEOLUWA AKANDESystematic Land Titling and Registration Team, Ondo, Nigeria
Paper prepared for presentation at the“2015 WORLD BANK CONFERENCE ON LAND AND POVERTY”
The World Bank - Washington DC, March 23-27, 2015
SOLUTIONS FOR OPEN LAND ADMINISTRATION (SOLA) SOFTWARE – CUSTOMIZING OPEN SOURCE SOFTWARE
TO SUPPORT THE SYSTEMATIC LAND TITLING REGISTRATION PILOT PROJECT
IN ONDO STATE, NIGERIA.
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Presentation OutlineObjective of the paperBrief overview of land governance situation
in Nigeria Adoption and Piloting of Systematic Land
Titling and Registration (SLTR)Adoption and customization of Solution for
Open Land Administration (SOLA) for SLTRConcluding RemarksAcknowledgements
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Objective of the Paper To demonstrate how the adoption and customization
of SOLA in the pilot implementation of SLTR has assisted in eliminating most of the human-induced problems and difficulties of existing land registration and administration system in Nigeria.
To further demonstrate how the automation of land registration using SOLA has improved systems’ efficiency, standardization, timeliness, data sharing and coordination
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Overview of Land Governance situation in Nigeria In over 130 years when formal land registration started in
Nigeria, not more than 3% of the land in Nigeria has been formally registered.
The existing mode of first time land registration deployed throughout the federation, based on sporadic registration of interests in land, is incapable of meeting modern demands for the creation and registration of titles in land in a timely, participatory and transparent manners
The process of land titling and registration today is not significant in many states and more or less restricted to land in the state capitals and a few urban centres. This is a disincentive to non-urban residents.
Nigeria ranks among the worst countries in terms of difficulty of registering property
Lack of functional registries in most states of the FederationPOA
Adoption and Piloting of SLTR Arising from the difficulty of registering land, the Presidential
Technical Committee on Land Reform (PTCLR) adopted for Nigeria, SLTR – a process by which rights to land are ascertained and documented. A Certificate of Occupancy (a documentary evidence of Right of Occupancy) is issued to the owner by a state Governor in accordance with the Land Use Act of 1978
SLTR establishes three basic things
(a) the person(s) or entities that own land rights
(b) the land rights that exist including any third party rights that have been or are capable of registration (e.g. mortgage, leases, easements) and
(c) the location and the extent of the landPOA
SLTR Guiding principles The SLTR activities are conducted in a transparent, participatory
and cost-effective manner, according to the following principles
Transparent
A public process with nothing hidden
Participatory
Everyone is included; no one is excluded
Confirming Existing land rights are being clarified and confirmed; new rights are not being created
Fair All participants are treated equally
Legal Consistent with and conforming to all land laws
Replicable Can be implemented in any state
Low cost Affordable for states and participants
Certain Results are not contestable in law
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The steps involved in achieving the above objectives are summarized
SLTR, based on the principles and the steps is being piloted in several states in Nigeria both by PTCLR and GEMS 3. Ondo State Pilot is used in this paper to demonstrate how SOLA is being used.
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Adoption and Customization of SOLA SOLA is the software tool being used for SLTR in Nigeria. SOLA
is being used to support both the SLTR activities and the on-going operations of the land registration system. The implementation of SOLA is being supported by FAO and GEMS3.
SOLA has been customized to have the following minimum generic capabilities specifically for SLTR:
- Workflow management (process definition, rules, validation)
- Custom interface (input, management, output)
- Access control, security, audit trails and backup
- Spatial data input and editing (raster and vector)
- ISO 19152:2012 compliance (land administration domain model).
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Adoption and Customization of SOLA Cont’d The workflow process in SOLA has been specifically customised to
include: registration functions, GIS and cadastre functions and administrative functions.
The registration officer has access only to the data entry module of the software while the GIS officer has access only to the parcel digitization and editing part of the software.
The SLTR officers have access to administrative functions giving approvals to work being done by both the GIS and registration officers and have exclusive access to sensitive functions such as title printing.
This customised access control helps to provide some level of security. Also, the application of customised automated business rules in the processing of applications for registration or cadastre change, not only allows application processing to be streamlined, but reduces the need for the land office staff to apply discretion; and hence reduces the possibility of coercion or persuasion for land office staff to behave inappropriately. POA
The business rules make it impossible to print the title for an application that have neither gone through a 30 day period of public display nor received the approval of the SLTR officer. All these and more help to achieve systems’ efficiency which is a requirement for good land governance.
Accessibility to land records, which is one of the challenges to good land governance in Nigeria has been customised and implemented in SOLA. Applications and documents can be searched using various parameters including parcel numbers, application numbers, location, claimants name, claimant address etc. This search functions are also extensible to the web using SOLA web services. This alone represents a huge paradigm shift in title search which is presently being done manually in land ministries across the nation.
Adoption and Customization of SOLA Cont’d
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SOLA Cont’d
SOLA Serv ices Host (Glassfish / Metro)
SOLA Database (PostgreSQL)
Data Layer
External Systems
Presentation Layer
Services Layer
Cadastre
Case Management
Print Serv erScanner
Search
PostGIS Database
Reference Data
Digital Archiv e
«artifact»Scanned Image
SOLA Desktop
Administrativ e
Enterprise Java Beans (EJBs)
SOLA Web Services
Application EJB Party EJB Address EJB
Cadastre EJB
System EJB
Search EJBAdmin EJBAdministrativ e EJB
Digital Archiv e EJB
Spatial
Security
Scheduler EJB
Source EJB
Source Schema Party Schema
Administrativ e Schema
Cadastre Schema
Application Schema Address Schema System Schema
Document Schema
SOLA GIS
SOLA Admin
Transaction EJB
Transaction Schema
Component view model - SOLA Software (McDowell, 2011)
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SOLA Cont’d
«system»SOLA Desktop
+ Desktop Application
+ Dash Board Panel
+ Administrative
+ Application
+ Cadastre
+ Party
+ Source
+ About Form
+ Main Form
+ ReportViewerForm
+ Splash Form
Geotools UI
+ GeoTools
+ Data
+ Layers
+ Map Actions
+ Map Tools
+ UI
SOLA GIS
+ Data
+ GIS
+ Layers
+ Map Actions
+ Tools
+ UI
Messaging
+ Localized Message
+ Message Util ity
+ Client Message Bundle
+ GIS Message Bundle
+ Server Message Bundle
(from Common)
Help
+ Help Util ity
+ Default Helpset
(from Common)
Web Serv ice Clients
+ Admin Client Impl
+ Administration Client Impl
+ Cadastre Client Impl
+ Case Management Client Impl
+ Digital Archive Client Impl
+ Reference Data Client Impl
+ Search Client Impl
+ Spatial Client Impl
+ WS Client Factory
+ WS Manager
+ Administration Client
+ Case Management Client
+ Digital Archive Client
+ Reference Data Client
+ Search Client
+ Security Client
+ Spatial Client
+ Exception
+ Generated Sources
+ Mock
+ Security Configuration
(from Boundary)
Utilities
+ Date Util ity
+ File Util ity
+ Log Util ity
+ Mapping Manager
+ SOLA Exception
(from Common)Beans
+ Address
+ Administrative
+ Application
+ Cache
+ Cadastre
+ Controls
+ Converters
+ Digitial Archive
+ Party
+ Reference Data
+ Security
+ Sorters
+ Source
+ System
+ Validation
SWING Common
+ Default Exception Handler
+ Localization Manager
+ Look and Feel Manager
+ Config
+ Controls
+ Converters
+ Resources
+ Tasks
+ Utils
SWING UI
+ Administrative
+ Application
+ Cadastre
+ Party
+ Reference Data
+ Renderers
+ Reports
+ Resources
+ Security
+ Source
+ Validation
Reports
+ Report Manager
+ Resources
Packages of SOLA desktop and dependencies (McDowell, 2011)
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SOLA Cont’d
Reports
+ Report Manager
+ Resources
SWING Common
+ Default Exception Handler
+ Localization Manager
+ Look and Feel Manager
+ Config
+ Controls
+ Converters
+ Resources
+ Tasks
+ Utils
SWING UI
+ Administrative
+ Application
+ Cadastre
+ Party
+ Reference Data
+ Renderers
+ Reports
+ Resources
+ Security
+ Source
+ Validation
Messaging
+ Localized Message
+ Message Util ity
+ Client Message Bundle
+ GIS Message Bundle
+ Server Message Bundle
(from Common)
Help
+ Help Util ity
+ Default Helpset
(from Common)
Web Serv ice Clients
+ Admin Client Impl
+ Administration Client Impl
+ Cadastre Client Impl
+ Case Management Client Impl
+ Digital Archive Client Impl
+ Reference Data Client Impl
+ Search Client Impl
+ Spatial Client Impl
+ WS Client Factory
+ WS Manager
+ Administration Client
+ Case Management Client
+ Digital Archive Client
+ Reference Data Client
+ Search Client
+ Security Client
+ Spatial Client
+ Exception
+ Generated Sources
+ Mock
+ Security Configuration
(from Boundary)
Utilities
+ Date Util ity
+ File Util ity
+ Log Util ity
+ Mapping Manager
+ SOLA Exception
(from Common)
Beans
+ Address
+ Administrative
+ Application
+ Cache
+ Cadastre
+ Controls
+ Converters
+ Digitial Archive
+ Party
+ Reference Data
+ Security
+ Sorters
+ Source
+ System
+ Validation
«system»SOLA Admin
+ Admin Application
+ Reference Data
+ Security
+ System
+ Main Form
+ Report Viewer Form
+ Splash Form
Packages of SOLA Admin and dependencies (McDowell, 2011)
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SOLA Cont’d
Validate, Assign, Unassign
Lodge SLTR Claim
Lodged
Complete SLTR Claim
Print Public Display Maps and Listings
Approve SLTR Claim
Approved
Print CofO and Parcel Plan
Archive
Annulled Requisitioned
Cancel, Withdraw SLTR Claim
Requisition
Resubmit
Archive Application Life Cycle in SOLA
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SOLA Cont’dSOLA MAP VIEWER: showing UPIN
(Unique Parcel Identification Number)
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State LGA Ward-section Parcel
OD AKR 01 45
OD/AKR/01/45
Unique Parcel Identification Number (UPIN) example
SOLA Cont’d
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SOLA PUBLIC DISPLAY MAP
06/12/14 17:55
SOLA Cont’d
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PUBLIC DISPLAY LISTINGSOLA
Cont’d
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CofO SIGNING AUTHORIZATION LISTING
SOLA Cont’d
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PARCEL PLANas approved by SURCON
SOLA Cont’d
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CERTIFICATE OFOCCUPANCY
SOLA Cont’d
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SOLA Generated Ownership Gender Report SOLA Cont’d
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No.SLTR Activity in LGAs in
Ondo state
AKURE SOUTH
AKURE NORTH
IFEDORETOTAL
Total to date (13
November 2014)
Total to date (13
November 2014)
Total to date (13
November 2014)
1Parcels demarcated with GPS
8726 3030 290214,658
2 Parcel records gathered 4146 3030 2833 10,009
3 Parcels digitized in SOLA 7533 2884 2902 13,319
4Claim forms lodged in SOLA
3999 2550 24108,959
5 Disputes lodged 0 6 0 66 Parcels in public display 0 0 0 0
7Parcels completed public display
2668 1590 13255,583
8Parcels ready for public display (minus control area)
362 254 8001,416
9 Certificates paid for 97 7 9 11311 Certificates printed 0 0 0 0
Update of SLTR Activities in Ondo State
SOLA Cont’d
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Concluding Remark The adoption and implementation of SOLA in support of SLTR has taken care
of some of the requirements for good land governance especially in terms of timely, participatory, transparent and affordable procedures.
The nationwide adoption of SLTR and SOLA is faced with several challenges including the following:
Lack of adequately shared vision of the strategic and empowering importance of SLTR and SOLA
Inadequate mobilization and availability of requisite resources at the right time
Limited capability, especially with regards to SOLA software developer, GIS expert etc.
Very weak institutional arrangement which is compounded by lack of legislated body as prescribed by law for land matters at the state and LGA levels.
SLTR with SOLA has the potential to revolutionize land administration in Nigeria by creating a sustainable platform for the socio-economic empowerment of Nigerians. POA
We acknowledge the admirable support of the World Bank, GEMS3 funded by DFID and UNFAO for the adoption and implementation of SLTR and SOLA in Nigeria.
Thank you
Acknowledgement
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