Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The Economical Nature of the Land

Administration System in Morocco

By

Moha EL-AYACHI

Professor, School of Geomatic Sciences and Surveying Engineering

General Secretary of the National Board of Licensed Surveyors

Rabat - Morocco

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

A. Overview of the national economy

B. Nature of the Land tenure in Morocco

C. The economic impact of Land Administration

D. Conclusion

Outlines

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The Kingdom of Morocco

Overview

Location: Northwest of Africa

The Moroccan coasts extend over 3,500 km

Whole area : 710 850 sq km

Total population about: 34 millions

Life expectancy at birth : 70 years old

Boundaries : 17°West – 1° East / 20° N – 36° N

About 14 km from Europe

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Nature of the Moroccan economy:

• Liberal economy based on supply and demand

• GDP per Capita: USD 4780 (2010)

The Economic Growth by sector:

• Agriculture : 12 – 17 % of GDP (depend on the rainfall times)

• Industry : 31.6 % of GDP

• Services : 51.4 % of GDP

• Inflation : 2.3% (2010) – 1% (2009) – 6% (2008)

HCP (Budget économique prévisionnel 2010/2011/2012)

The Kingdom of Morocco

Overview

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The Kingdom of Morocco

Overview

0%

2%

4%

6%

2011 2010

2009

2008

4.8%

3.7% 4.9% 5.6%

Economic Growth

Rate

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Acknowledgement

Overview

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

A. Overview of the national economy

B. Nature of the Land tenure in Morocco

C. The economic impact of Land Administration

D. Conclusion

Outlines

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Public Ownership :

Collective lands: kind of lands owned by the local communities (tribes),

Governance : Leader of the tribe

Habous lands: lands belonging to religious institutions (mosques, schools),

Governance : Leader of the specific institution

Guich lands: owned by military communities (historical ownerships: guerrilla

tribes protecting the nation against opponents and enemies)

Governance : Local authority commander (Pasha)

State Lands (Lands of the central authority)

Governance : king

Private ownership : Individual property (Mulkia) in a dual legislation

Governance : - Local Judge (QADI) according to islamic percepts

- Head of the local service according to Torrens system

Diversity of land statutes

Land tenure and economic issues

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Public Ownership:

Collective lands: Ministry of Interior

Habous lands: Ministry of Islamic affairs

Guich lands: Ministry of Finance & Ministry of Interior

State Lands : divided into two kinds as

State Public Lands : Ministry of Equipment and Transportations

State Private Lands : Ministry of Finance.

Private Ownership :

A dual legislation: Islamic Law and Torrens system

• Individual property : Mulkia (Islamic Law ): Ministry of Justice

• Title : (Torrens system) National Agency of Land Conservation (ANCFCC)

Legal Institutions

Land tenure and economic issues

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Public Ownership :

Non - transferable

Non - adverse possession

Unseizable

Non-expropriable (dispossession) except for the public utility

The characteristics of lands

Land tenure and economic issues

Efficiency Equity Sustainability

Title (Torrent system)

Mulkia (Islamic law)

Habous lands

Collective lands

Domain lands

Guich

Serving Multiple Goals

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Opportunities for the Owners under various statutes

Sell Lease Mortgage Inheritance Land Market

Title (Torrens

system)

+ + + + Formal and

informal

Mulkia + + + + Informal / formal

Habous

Lands

Transferable to

domain lands

Under conditions

10 to 20 years

Under

Agreement

No Generally : No

But:

Yes in some

cases

Government

Collective

lands

Reimbursement + limited + Internal

Domain

Lands

+ + + No Government

Guich Lands Reimbursement + limited + Internal

Land tenure and economic issues

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco Page 12

Mechanisms of enabled transactions

Direct

transactions

Agrarian

goals

Government

Title (Torrens system)

Mulkia (islamic law)

Habous Lands

Collectif

Domain Lands

- Guich Lands

- Agrarian lands

Land tenure and economic issues

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

A. Overview of the national economy

C. The economic impact of Land Administration

D. Conclusion

B. Nature of the Land tenure in Morocco

Outlines

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Juridical Cadastre : since 1912

Titling system in the frame of register book (Torrens Act)

Optional and a sporadic system

Covers less than 15% of the whole country (710850,00 sq.km)

National Cadastre : since 1972

Non optional: chosen areas for agricultural project,

Economical system,

Covers 2.500.000 ha

3% whole country area

20% Potential Crop Area (SAU),

National Land Agency : since 1983

Public land inventory: urban/suburban areas,

Covers 650.000 ha (3.5% of the public land),

The economic impact of Land Administration

Nature of the cadastral system

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The economic impact of Land Administration

0

0.5

1

1.5

2

2.5

3

3.5

2002 2003 2004 2005 2006 2007 2008 2009

Bil

lion

s (M

AD

)

Years

Incomes of the Titling process at the national level

Réf. Maroc en chiffre (2002-2009)

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The economic impact of Land Administration

Real Estate as Key for foreign investment

Growth rate during the first quarter of 2011: 10.8%

4.80 MM MAD in 2011 against 4.33 MM MAD (1st Quarter)

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

The economic impact of Land Administration

Best system for loans to real estate

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

A. Overview of the national economy

C. The economic impact of Land Administration

D. Conclusion

B. Nature of the Land tenure in Morocco

Outlines

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Land as core of the sectorial strategies

LAND

Infrastructure

Major investment and reinforcement (Euros 11 Bln from 2008-2012) :

- Highways

- Ports,

- Railways,

- Roads

Industry

Development of global activities and construction of integratparks to accommodate ed industrial investors

Agriculture

Euros 13.6 of investment till 2020:

-Economy: ddevelop a modern and competitive agriculture

-Social: increase revenue of small-scale agricultors

Conclusion

Moha EL-AYACHI

The economical nature of the Land Administration system in Morocco

Unify the institutional structures :

The Land Titling is optional

The Juridical Cadastre is sporadic

The National Cadastre: rural areas

The National Land Agency: public lands (urban / Suburban)

Overcome the institutional Barriers by :

optimize procedures

enact new regulations in term of management an technique aspects

To avoid Shortcoming

Conclusion

Challenges