Kabaka’s land is 350sq.miles. It is located in the different counties of Buganda. Kabaka’s land is titled. What happens however, is that most people who live on it have no land titles as historically, people were not getting titles on Kabaka’s land. They would have bibanja and pay busuulu and ENVUJJO. However, Ssekabaka Muteesa opened up the land and people started getting titles. Kabaka Mutebi continued with having people getting land titles. Buganda Land Board has therefore been issuing land titles to those who apply and qualify to get them.
What are the likely effects of not getting a title on kabaka’s land if I pay busuulu?
Ideally you are protected by law and BLB or the Kabaka are satisfied with your occupancy. However, that may not protect you from the following: 1. In cases of boundary and ownership conflicts, instead of relying on surveyors to open boundaries for titled land-that will not be possible with you. We shall need evidence of neighbours, natural vegetation, hills, etc and all other such marks that define your kibanja. In cases of compulsory acquisition of land by govt for govt projects like roads, electricity lines, etc you are only compensated the fair eqivalent of a kibanja owner. If you have a land title, then you get compensated for more. Also getting a mortgage from a bank or loan is constrained. Banks find ndagano or sales agreement for your kibanja as weak collateral. Finally, your kibanja is always under threat by a neighbor who could one day extend their boundaries into you, or could actually survey and include your kibanja into being part of their land. They would then choose to resurrect this and claim your kibanja at your demise.
if you’re within the precincts of an urban authority like KCCA and Wakiso, your plan will not be approved without a title. If you proceed and build without authorization, you’ll get problems from their compliance teams who can demolish your structure. Building without authorization is illegal and you can face penalties. These can include fees or demolitions. So this applies to any construction whether on Kabaka’s land or not. Payment of penalties does even exonerate you from the need to acquire an approved building plan. Needless to say, you need the landlords consent or proof of a land title before such approvals.
Many major organisations have both workers and impersonators who fraudulently extract money from unsuspecting victims. As a rule, Buganda Land Board fees are all paid in the bank.
What is mailo land?
Mailo land is just a Luganda word for land in miles. In the 1900 agreement, land was allocated in square miles. The Baganda called it Mailo, a translation of mile.
There is what is called private mailo ( the 8000 plus sq miles which were shared by private land owners and chiefs) Then there’s official mailo. That is land which was allocated to offices of Buganda.I.e counties, Kabaka, Namasole, Katikkiro, Omuwanika. That land can not be sold off in perpetuity.