challenges to electronic conveyancing in kenya case study ministry of lands zubeda yussuf

412 Pages·2017·2.54 MB·English

CHALLENGES TO ELECTRONIC CONVEYANCING IN KENYA
CASE STUDY MINISTRY OF LANDS

ZUBEDA YUSSUF MUCHEKE

A THESIS SUBMITTED IN FULFILLMENT FOR THE AWARD OF A
DOCTOR OF PHILOSOPHY IN LAW OF THE OPEN UNIVERSITY OF
TANZANIA
2017
ii
CERTIFICATION

The undersigned certifies that, they have read and hereby recommends for acceptance
thesis entitled “Challenges to e-conveyancing in Kenya: Case Study of the Ministry
of Lands” in fulfillment of the requirements for the award of the degree of Doctor of
Philosophy (Law) of the Open University of Tanzania.

…………………..………………
Dr Damas D. Ndumbaro
(Supervisor)

……………………….…………
Date

…………………..…………………
Prof. Ben Sihanya, JSD (Stanford)
(Supervisor)

………………….………………
Date
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COPYRIGHT

No part of this dissertation may be reproduced, stored in any retrievable system or
transmitted in any form by any means; electronic, mechanical, photocopying,
recording or otherwise, without prior written permission of the author or the Open
University of Tanzania in that behalf.
iv
DECLARATION

I, Mucheke Zubeda Yussuf, do hereby declare that this thesis is my own original
work and that it has not been presented and it will not be presented to any other
University or academic institution for a similar or any other degree award.

………………………………
Signature

………………………………
Date
v
DEDICATION

I dedicate this work to my late father Alhaj Yusuf Musa Mucheke, who instilled in
me the discipline to pursue my dreams and a desire to serve humanity.
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ACKNOWLEDGEMENT
I take this opportunity to express my sincere thanks and appreciation to the various
persons who have made my research a success. I am particularly indebted to my
academic supervisors, Dr. Damas D. Ndumbaro of the Open University of Tanzania,
Prof Ben Sihanya, JSD (Stanford) of the University of Nairobi Law School for their
tireless academic guidance as well as exceptional administrative and moral support
throughout my study. The Sihanya Mentoring & Innovative Lawyering team also
provided support. I am also grateful to Dr Susan K. Kolimba for their guidance to
make this work a success. Their advice was so helpful throughout the research period
and may the Almighty Lord bless them abundantly. I also appreciate my sponsor The
Chancellor of the University of Nairobi Dr. Vijoo Rattansi and the Rattansi
Educational Trust.

Appreciation also goes to my colleagues and friends, specifically Mr. Onesmus
Muriithi Mugo, Ms. Sheila Julius Makarwe, Ms. Molly Vihenda, Mrs. Shamim Salim
Khama, Ms. Martha W. Mutuku, Mrs. Amina Minagi, Ms. Jane W. Ndiba, Dr
Wachira Mwangi, Dr Simon Waiharo Chege, Dr Benard Gitoi, Ms. Asha Bashir and
Ms. Shamim Karimi Ayub, for their support and critique which helped a lot during
the research right from data collection and completion of the Thesis.

Lastly, my thanks go to all my respondents, and my bosses for providing good and
enabling environment to complete the course and to my relatives and friends who
prayed for me and contributed enormously to my academic success. God bless you
all.
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ABSTRACT

This is a Research on the Challenges to Electronic Conveyancing in Kenya with a
case study of the Ministry of Lands in Kenya. The objective of the study was to find
out why despite several attempts e-conveyancing has not been successfully
implemented in Kenya, and whether the prevailing Legal Framework enables e-
conveyancing in Kenya. The study adopted case study and descriptive methods,
employing qualitative data collection from library and field research. Data was
collected from employees of the Ministry of Lands and Physical Planning in Kenya
and the National Land Commission through self-administered questionnaires
developed for different typology of respondents who also included customers and
members of the public. In the Literature review various theories of adoption of ICT
and e-government were investigated, such as the Unified Theory of Acceptance and
Use of Technology, to investigate factors that promote the use and acceptance of new
technology. The main results from the research are that there was lack of stakeholder
involvement, lack of training for users, insufficient legal provisions for adoption of
electronic conveyancing, conflict of interest and poor security for the systems.
Accordingly the study concludes that the main challenges of e-conveyancing are
inadequate legal framework and conflict of interest leading to poor project
management as well as user resistance. I recommend that The Law Reform
Commission and the Legislature undertake to amend Land Laws and the Law of
Contract in Kenya to enable digital signatures and electronic contracts on immovable
property.
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TABLE OF CONTENTS

CERTIFICATION ........................................................................................................ ii
COPYRIGHT ...............................................................................................................iii
DECLARATION .......................................................................................................... iv
DEDICATION ............................................................................................................... v
ACKNOWLEDGEMENT ........................................................................................... vi
ABSTRACT ................................................................................................................. vii
LIST OF STATUTES ................................................................................................ xvi
LIST OF TABLES ..................................................................................................... xix
LIST OF ABBREVIATIONS AND ACRONYMS .................................................. xx
CHAPTER ONE ........................................................................................................... 1
GENERAL INTRODUCTION .................................................................................... 1
1.1 Introduction ......................................................................................................... 1
1.2 Background to the Problem ................................................................................. 3
1.3 Statement of the Problem .................................................................................. 10
1.4 Objectives of the Study ..................................................................................... 13
1.4.1 General Objective of the study .......................................................................... 13
1.4.2 Specific Objectives ............................................................................................ 13
1.5 Research Questions on Challenges to Electronic Conveyancing in Kenya ...... 14
1.6 Research Methodology ...................................................................................... 14
1.6.1 Research Design ................................................................................................ 15
1.6.2 Target Population .............................................................................................. 15
1.6.3 Sample and Sampling Procedure ...................................................................... 15
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1.6.4 Instrumentation ................................................................................................. 17
1.6.5 Data Collection .................................................................................................. 17
1.6.6 Data Analysis Technique .................................................................................. 18
1.7 Significance of the Study .................................................................................. 18
1.8 Scope of the Study ............................................................................................ 19
1.9 Literature Review .............................................................................................. 20
1.10 Justification ....................................................................................................... 30
1.11 Limitations of the Study .................................................................................... 31
1.12 Conclusion ......................................................................................................... 32
CHAPTER TWO ........................................................................................................ 33
THEORETICAL FRAMEWORK OF E-CONVEYANCING ............................... 33
2.1 Introduction ....................................................................................................... 33
2.2 E-Government ................................................................................................... 33
2.3 Theoretical Framework on e-government Adoption ......................................... 36
2.3.1 Theory of Reasoned Action .............................................................................. 37
2.3.2 Unified Theory of Acceptance and Use of Technology .................................... 37
2.3.3 Technology Acceptance Model ......................................................................... 39
2.3.4 Theory of Planned Behavior ............................................................................. 40
2.3.5 Theory of Diffusion of Innovation .................................................................... 41
2.4 Assessment of e-government Performance ....................................................... 44
2.5 Challenges to Establishing an Enabling Environment for e-government ......... 48
2.6 Conveyancing in Kenya .................................................................................... 49
2.7 Electronic Contracts and Conveyancing ........................................................... 51
2.7.1 Electronic Contracts International Trade Law .................................................. 53
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2.7.2 Error in Electronic Communication .................................................................. 56
2.8 Legal and Regulatory Changes for Electronic Transactions ............................. 57
2.9 Critical Success Factors in E-government implementation .............................. 58
2.9.1 Challenges and Issues to Consider Inmplementation of E-government
Applications ...................................................................................................... 62
2.10 Project Governance for E-government .............................................................. 66
2.11 E-government in Kenya .................................................................................... 70
2.12 Conclusion ......................................................................................................... 72
CHAPTER THREE .................................................................................................... 73
INTERNATIONAL FRAMEWORK ON E-CONVEYANCING ......................... 73
3.1 Introduction ....................................................................................................... 73
3.2 Electronic Conveyancing in Australia .............................................................. 73
3.2.2 Automated Land Title System of Queensland .................................................. 83
3.2.3 Electronic Title in Australia .............................................................................. 84
3.2.4 Electronic Conveyancing National Law (ECNL) ............................................. 87
3.2.5 Electronic Lodgment Networks and Electronic Lodgment Network Operators .. 90
3.2.6 Operating Requirements and Participation Rules ............................................. 91
3.2.7 Effects of an Electronic System on Conveyancing ........................................... 96
3.2.8 Property Exchange in Australia ........................................................................ 97
3.3 United Kingdom e-Conveyancing ................................................................... 104
3.3.1 Electronic Registry in England and Wales ...................................................... 104
3.3.2 National Land Information System of the United Kingdom ........................... 109
3.4 Electronic Conveyancing in Netherlands ........................................................ 111
3.5 New Zealand System of e-Conveyancing ....................................................... 113