An analysis of the efficiency and effectiveness of protection of property rights in Zimbabwe in advent of the Deeds Registries Amendment Act number 8 of 2017.

Contents

APPROVAL FORM ................................................................................................................ i

DECLARATION .....................................................................................................................ii

DEDICATIONS ..................................................................................................................... iii

ACKNOWLEDGMENTS ........................................................................................................iv

1. CHAPTER 1 ................................................................................................................... 1

1.1. INTRODUCTION .................................................................................................... 1

1.2. BACKGROUND TO STUDY ................................................................................... 2

1.3. PROBLEM STATEMENT ........................................................................................ 4

1.4. OBJECTIVES ......................................................................................................... 4

1.5. LITERATURE REVIEW........................................................................................... 5

1.6. METHODOLOGY.................................................................................................... 6

1.7. CHAPTER SYNOPSIS............................................................................................ 7

1.7.1. CHAPTER ONE ............................................................................................... 7

1.7.2. CHAPTER TWO .............................................................................................. 7

1.7.3. CHAPTER THREE........................................................................................... 7

1.7.4. CHAPTER FOUR ............................................................................................ 7

1.7.5. CHAPTER FIVE ............................................................................................... 8

2. CHAPTER TWO ............................................................................................................ 9

2.1. INTRODUCTION .................................................................................................... 9

2.2. SUSCEPTIBILITY OF THE SECURITY OF PROPERTY TO FRAUD ................... 10

2.3. THE LAW ON PROPERTY FRAUD ...................................................................... 12

2.3.1. DOUBLE SALES ........................................................................................... 12

2.3.2. HOW DOES THE LAW RESOLVE SUCH A MATTER FOR THE AFFECTED PARTIES IF TRANSFER HAS NOT YET PASSED? ................................................... 13

2.3.3. SPECIAL CIRCUMSTANCES AFFECTING BALANCE OF EQUITY ............. 14

2.3.4. CRIMINAL LIABILITY .................................................................................... 14

2.4. IMPERSONATION AND FORGERY ..................................................................... 15

2.5. REMEDY WHICH IS AVAILABLE TO THOSE WHOSE PROPERTY HAS BEEN SOLD FRAUDULENTLY ................................................................................................. 16

2.6. CONCLUSION ...................................................................................................... 18

3. CHAPTER 3 ................................................................................................................. 19

3.1. INTRODUCTION .................................................................................................. 19

3.2. The conveyancing system in Zimbabwe ................................................................ 19

3.2.1. Stage 1. ......................................................................................................... 19

3.2.2. Stage 2. ......................................................................................................... 19

3.2.3. Stage 3. ......................................................................................................... 20

3.2.4. Stage 4. ......................................................................................................... 20

3.3. WEAKNESSES PRESENTED BY THE CURRENT METHOD OF CONVEYANCING IN ZIMBABWE IN RELATION TO PROPERTY RIGHTS ................... 21

3.4. Vulnerability of the current system to the acts of Fraud ......................................... 21

3.5. ACCESSIBILITY ................................................................................................... 23

3.6. PAPER DOCUMENT MANAGEMENT .................................................................. 24

3.6.1. Lack of storage space .................................................................................... 24

3.6.2. Prone to damage ........................................................................................... 24

3.7. THE IMPACT OF THE DEEDS REGISTRIES AMMENDMENT ACT NUMBER 8 OF 2017 25

3.8. CONCLUSION ...................................................................................................... 28

4. CHAPTER 4 ................................................................................................................. 29

4.1. INTRODUCTION .................................................................................................. 29

4.1.1. Barbados ....................................................................................................... 29

4.1.2. The Netherlands ............................................................................................ 29

4.1.3. Australia ......................................................................................................... 29

4.1.4. The United Kingdom ...................................................................................... 30

4.2. CONVEYANCING IN BARBADOS ........................................................................ 30

4.2.1. ELECTRONIC CONVEYANCING IN BARBADOS ......................................... 32

4.2.2. The Barbados System and that of Zimbabwe................................................. 33

4.3. CONVEYANCING IN THE NETHERLANDS ......................................................... 33

4.3.1. ELECTRONIC CONVEYANCING IN THE NETHERLANDS .......................... 34

4.3.2. Lessons for Zimbabwe ................................................................................... 35

4.4. CONVEYANCING IN AUSTRALIA ........................................................................ 35

4.4.1. ELECTRONIC CONVEYANCING IN AUSTRALIA ......................................... 37

4.4.2. Lessons for Zimbabwe ................................................................................... 38

4.5. The United Kingdom (England, Scotland and Wales) ............................................ 39

4.5.1. Lesson and Recommendations for Zimbabwe ............................................... 40

4.5.2. Accessibility of the e-conveyancing system ................................................... 40

4.5.3. Pilot projects builds stakeholder confidence and buy-in ................................. 41

4.6. Conclusion ............................................................................................................ 41

5. CHAPTER 5 ................................................................................................................. 42

5.1. Introduction ........................................................................................................... 42

5.2. RECCOMENDATIONS ......................................................................................... 42

5.3. CONCLUSION ...................................................................................................... 45

BIBLIOGRAPHY .................................................................................................................