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Viewing cable 09ABUJA917, NIGERIA: LAND USE ACT TO BE AMENDED

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Reference ID Created Released Classification Origin
09ABUJA917 2009-05-27 14:04 2011-08-25 00:00 UNCLASSIFIED Embassy Abuja
VZCZCXRO0832
PP RUEHMA RUEHPA
DE RUEHUJA #0917 1471404
ZNR UUUUU ZZH
P 271404Z MAY 09 ZDK
FM AMEMBASSY ABUJA
TO RUEHC/SECSTATE WASHDC PRIORITY 6107
INFO RUEHOS/AMCONSUL LAGOS PRIORITY 1383
RUEHZK/ECOWAS COLLECTIVE
RUEHGB/AMEMBASSY BAGHDAD 0318
RUEATRS/DEPT OF TREASURY WASHDC
RUCPDOC/DEPT OF COMMERCE WASHDC
RHEBAAA/DEPT OF ENERGY WASHDC
UNCLAS ABUJA 000917 
 
SIPDIS 
 
DEPT PASS TO OPIC-ERB AND USTR-AGAMA 
DEPT PASS USAID/AFR FOR DATWOOD AND USAID/EGAT FOR MOTT 
BAGHDAD FOR DUNDAS MCCULLOUGH 
TREASURY FOR PETERS, IERONIMO, AND HALL 
DOC FOR 3317/ITA/OA/KBURRESS AND 
3130/USFC/OIO/ANESA/MCREED 
DOE FOR GPERSON 
 
E.O. 12958:  N/A 
TAGS: ECON EINV ETRD PGOV NI
SUBJECT:  NIGERIA: LAND USE ACT TO BE AMENDED 
 
REF: A. 07 ABUJA 1344 
 B. 06 ABUJA 3172 
 
1.  Summary.  The Land Use Act (LUA) vests all land rights with the 
36 state governors requiring that all transfers or land sales be 
approved by the governors.  The LUA makes it difficult for potential 
investors, homeowners, etc to secure title, which impedes the use of 
property as effective collateral for commercial transactions.  In 
late February, President Yar'Adua sent to the National Assembly (NA) 
a bill seeking an amendment to the LUA to limit the requirement for 
the Governor's consent to assignments only.  The proposed amendment 
sets the foundation for the land reforms proposed in his Seven-Point 
Agenda.  The proposed amendment can only be passed through a 
constitutional amendment because the land use act is embedded in the 
1999 Constitution, thus requiring concurrence by two-thirds of the 
36 state legislatures in addition to the federal legislature.  This 
will pose a major challenge to passing the amendment, but mortgage 
industry operators are optimistic the amendment will be passed. 
They also contend that if foreclosure and securitization 
legislations are also passed, Nigeria's mortgage sector will 
experience a boom.  End Summary. 
 
2.  In February 2009, President Yar'adua sent a proposed amendment 
to the NA regarding the LUA.  The proposed amendment will restrict 
the requirement for the Governor's consent to assignments only. 
Thus Governor's consent won't be required for creating mortgages and 
foreclosing on mortgaged property. 
. 
LUA Primer 
---------- 
. 
3.  The Land Use Act was enacted in 1978 and vests ownership of all 
land within the territory of a state in the federation on the 
governor of the state.  Under the Act all forms of ownership or 
title to land both under common law and customary law were 
abolished, and the LUA confers   a possessor occupier status to a 
holder of right of occupancy on either land in rural or urban areas. 
 Thus the holder of a right of occupancy cannot pass a legal title 
to any other person because title to all lands vests with each state 
governor. 
 
4.  The LUA also requires that a governor's consent is mandatory 
while entering into a mortgage agreement by a holder of a right of 
occupancy.  Also an individual or institution, such as a bank, that 
is holding a mortgage through a certificate of occupancy cannot 
foreclose on the mortgaged property or sell it without the consent 
and approval of the State Governor.  The stringent requirements of 
the act obstruct the development of a virile mortgage sector in 
Nigeria. 
. 
Operators Express Hope 
---------------------- 
. 
5.  Hassan Usman, President of the Mortgage Banking Association of 
Nigeria (MBAN) and Chief Executive of Aso Savings and Loans, 
expressed optimism to Econ Specialists on May 5 that the proposed 
law will be enacted despite the cumbersome process required to amend 
the constitution.  He stated that though the amendment might not be 
passed in 2009, it could be passed next year.  The proposed 
amendment was a welcome development and MBAN is hopeful that it 
could lead to phenomenal growth in the mortgage sector.  In 
addition, securitization and foreclosure laws should also be passed 
to encourage the mortgage sector. 
. 
Comment 
------- 
. 
6.  This law could restrict the requirement for the Governor's 
consent to assignments only and will greatly encourage housing 
production and provision of mortgages, thereby increasing home 
ownership for the middle class.  That said, no/no economic reform 
legislation of national scope has been enacted during the first two 
years of the Yar'adua administration and the current NA -- much less 
reforms requiring amendment of the constitution.  End comment. 
 
7.  This cable was coordinated with Consulate Lagos. 
 
SANDERS