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    OPINION: M7’s Imperative Goal Is Security Of Land Tenure For All – Sam Mayanja…



    Sam Mayanja

    Since 1900, commoners have had to fight for their land occupancy rights. After dividing the mail, the leaders of the day raised no finger as the colonists declared the rest of the land ‘crown land’.

    By this stroke of the pen, the colonialists became holders of the radical title, and all land users became tenants of the British. As holders of the radical title, the colonialists proceeded to grant a limited number of freehold estates to selected individuals and corporations, and by virtue of political sovereignty, asserted the right to control the management and use of land in Uganda. They however delegated the control of Mailo to the Mailo landlords.

    The Mailo landlords exacted heavy taxes in the form of Busuulu and Envujo on the bibanja holders who in protest threatened to stop growing cash crops. This threat would undermine the production of export crops thereby diminishing the colonial states revenue base. Consequently their grievances were addressed by the passing of the Busulu and Envujo law, 1927. The Law assured them of security of tenure and freed them from the fear of arbitrary eviction.

    Upon independence in 1962, the Mailo system was retained including Busuulu and Envujo Law and all former

    crown lands became public land under the Public Land Act, 1969 enacted to govern its management. The official Mailo being public land had already been placed under the Commission by the 1967 Constitution.

    In 1975, however, Idi Amin issued “the Land Reform Decree” declaring all land public land, vesting the same in the State to be held in trust for the people of Uganda and administered by the Uganda land Commission. The decree abolished the Mailo tenure, the Busuulu and Envijo Law, effectively removing the security of tenure guaranteed by the 1927 Busuulu and Envijo Law.

    When in 1986 the NRM administration took power, it vowed to correct all historical injustices. This was interpreted by the mailo landowners as the return of their rule. They demanded economical instead of nominal rents from bibanja holders, and demanded for the restoration a Buganda Kingdom with political power, chiefs, and land- hence the call for federo, special status.

    This delayed the restoration of security of tenure taken away by the 1975 Land Reform Decree. The situation was aggravated by the Kabaka’s call to the Baganda to stop selling land. Many non-Baganda had bought mailo and bibanja. They saw this as a move against them. This heightened ethnic tensions, which thankfully culminated into a major land reform enshrined in the Constitution of the Republic of Uganda, 1995 and the Land Act Cap 227 enacted in 1998.

    The 1995 constitution repealed the 1975 Land Reform Decree, and vested all land to the citizens of Uganda, under four land tenure systems namely customary, leasehold, freehold and mailo. The Land Act Cap 227 operationalizes all constitutional reform relating to land and provides a framework for the management of land under a decentralized system.

    The constitution was the first document ever to recognize customary land holding as a land tenure system in Uganda. It guaranteed the security of land ownership of the majority of Ugandans who hold land under customary tenure. The constitution provided that customary tenants could acquire certificates of customary ownership which they could convert to freehold titles. The Land Act Cap 227 reiterated these provisions.

    Another radical provision of the constitution and the Land Act was the recognition of the rights of tenants, namely, legal and bona fide occupants, on mailo land with security of occupancy. A ‘legal occupant’ is the one who occupied land by virtue of the repealed Busuulu and Envujo Law of 1927 (kibanja holder) or who had entered the land with the consent of the registered proprietor. A ‘bona fide occupant’ on the other hand, is anyone who had occupied and utilized or developed any land unchallenged by the registered owner or agent of the registered owner for twelve years or more.

    Bonafide and lawful occupants may only be evicted from registered land on grounds of non-payment of rent and only by order of court. However, the rent payable is nominal, non-commercial in nature, and is to be determined by the District Land Boards with the approval of the Minister.

    It is important to recognise that there was no public land to be returned to the institution of a traditional or cultural leader as a corporation sole following the vesting of all land in the citizens of Uganda and also conferring ownership on customary tenants on former public land by the 1995 constitution. A cultural leader can however as a corporation Sole like any Ugandan, juridical or natural, can acquire and own land under any four tenancies.

    The cause of current illegal evictions in Uganda therefore, is not the lack of laws protecting bibanja or other untitled occupants. It is therefore within this scheme of things, that one of the core challenges of President Museveni in his fresh term, is to consolidate the security of tenure for all.

    The author, Sam Mayanja, is a prominent lawyer, senior advocate with Kampala Associated Advocates.



    How Boyfriend, Pressure For Wedding Money Forced MP Nanyondo To Withdraw Her Signature From Censure Motion Against Mpuuga And Company…



    Bukomansimbi woman legislator Veronica Nanyondo

    Kira Municipality legislator Ibrahim Ssemujju Nganda has explained that the actions of Bukomansimbi woman legislator Veronica Nanyondo to withdraw in writing her signature from the censure motion against the four parliamentary commissioners over corruption allegations was showed that legislators don’t read.

    He revealed that the reason why he always overshadows fellow legislators on the floor of parliament and even during media talk shows is because they don’t read but just sign documents, especially when they are told that they will get allowances after signing.

    “How can a member of parliament withdraw her signature claiming that you were misled to sign, now how can you convince your voters that you are not misled to take decisions that affect them!” Ssemujju wondered.

    In her defense, Nanyondo said that the movers of the motion to impeach the commissioners used her signature from the opposition cabinet meeting and put it on the censure motion papers.

    Ssemujju noted that once a legislator appends their signature on a censure paper, he or she cannot withdraw it and Nanyondo is still taken as one of the legislators who signed the censure motion against the legislators.

    However, theGrapevine established that Nanyondo was forced by her boyfriend to withdraw the signature.

    Sources claim that Nyanyondo’s boyfriend, a one Kateregga who was a councilor for Bukomansimbi district, pleaded with Nanyondo to withdraw her signature because Mpuuga is one of their own and it will shame them to betray him.

    He alleges that Nyanyondo and her boyfriend are set to legalize their marriage in church before the end of this year and Mpuuga has already contributed Shs20m to help in the preparations of their wedding.

    Others who contributed include Annet Anita Among the speaker of parliament who contributed Shs10m.

    Sources divulged that Kateregga nowadays spendsmuch of his time in the United States of America because the couple plans on relocating to the US once this political term ends and after they legalize their marriage.

    Sources added that Nanyondo is not going to defend her position in the coming 2026 elections after realizing that the ground no longer favors her.

    Before joining politics, Nanyondo and Kateregga were running a printing business on Nasser Road in Kampala city.

    When Nanyondo contested for the first time as MP to replace her sister Suzan Namaganda, the former wife to former East African Assembly Uganda representative Fred Mukasa Mbidde, Kateregga was in charge of pinning her posters.

    theGrapevine made several phone calls to Nanyondo’s known phone numbers for a comment on the story but they all went unanswered.

    Nanyondo is among the poor performing legislators in Buganda.

    The four commissioners who in trouble are; Mathias Mpuuga the Member of Parliament for Nyendo-Mukungwe, Prossy Mbabazi Akampulira the Rubanda district legislator, Solomon Silwanyi the Bukooli Central legislator and Esther Afayochan of Zombo district woman legislator.


    By Hadijjah Namagembe


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    Gen. Bigirwa Deletes NUP From Busoga & Dumps It In Magere; Gen. Museveni Jubilating….



    The legendary chinua Achebe stated that; “never test the depth of a river with both feet”.

    This is what Bobi Wine did through selective and apoplectic persecution of Bigirwa Moses, the self proclaimed general who of recent denounced the Un reliable National Unity Platform (NUP) and its entire lurch leadership.

    The self styled general has created a very big endless smile on the legendary president and the NRM after completely drowning and eventually killing NUP, burying it at Bobi Wine’s Magere.

    After all, What colorable reason could be assigned to Bigirwa in a party that feels comfortable on settling as the leaders of opposition for monetory gains?

    Recently, the suspicious and rancor Bigirwa launched his pressure group called the Eastern Revolutionary platform (ERP) and installed himself as the supreme leader. This is a very big blow to the already embattled Robert Kyagulanyi’s NUP, whose support in Busoga has been deteriorating day after day.

    Busoga lost trust in NUP because of it’s disrespect to the kingdom. This is after Various NUP herd mentality people abused and ridiculed the cultural institution and the king on several occasions.

    The startled subjects almost wept when the top NUP leadership failed to de-associate it’s self from such individuals.

    Coupled by the alleged support of homosexuality, the vexed people in the Busoga territory can’t bear NUP anymore. The ethnography of Basoga can’t give chance to such un cultured leaders to thrive. They realized President Museveni is the only person who can preserve their culture.

    Bigirwa read between the lines and opted not to assist an unjust administration by disobeying their unjust orders and decrees. To continue paying allegiance to NUP would mean partaking their evil. He chose the NRM’s noble cause of disobedience to evil to secure the future of our beautiful nation.

    Bigirwa has openly taken a bold decision and has castigated NUP’s top leadership for abandoning the struggle due to selfishness and parochial interests. He has demonstrated that it’s not right to think of oneself.

    He has emulated Gen. Museveni’s belief of sacrifice and service above self in a human spirit that will always survive and prevail.

    The alleged signs of parachoalism and chauvinism are barbaric and cannot drive our country anywhere apart from plunging us into turmoil yet we can no longer tolerate any dangers to the forward march of Uganda.

    President Museveni, NRM and Bigirwa wins. In Busoga, to resist radical evil means that you’re cultured. It’s a heroic character. It’s enduring a life that by all standards of the wider society is viewed as a success. The more Kyagulanyi runs to imperialists, the actors of the barbaric homosexuality to help him remove the tactical acumen from the most prestigious seat because of defending our culture, the more love and respect ugandans will accord gen. Museveni.

    Bigirwa has accepted that the dominant culture and NRM’s main pillars of social economic transformation, patriotism, democracy and Pan-Africanism is the way to go. There is no doubt he has opened the eyes of the remaining few people who have been blindly following the enemies of development.

    Compulsive liars are frightening and a great danger to society but the people of Busoga have rejected being compulsive believers. Believing would tantamount into liar’s enablers. NUP is finally buried in Magere and it will be extremely difficult to get any NUP elected leader from Busoga in the 2026 polls. NRM and president Museveni will be overwhelmingly voted.


    The writer, George Mubiru, is a researcher, political analyst and Ass. RCC Jinja City.

    Tel. 0754877595



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    Mayor Mulyanyama Takes His Fight Against Bobi Wine’s Brother Nyanzi For NUP Ticket To CBS Radio…



    Makindye Division Mayor Ali Kasirye Mulyanyama

    Fight within National Unity Platform (NUP) for Kampala City Lord Mayor ticket has deepened as maverick Makindye Division Mayor Ali Kasirye Mulyanyama declared war on Fred Nyanzi Ssentamu, the elder brother to Principal Robert Kyagulanyi Ssentamu (Bobi Wine).

    Both Nyanzi and Mulyanyama have declared interest to contest against the current Lord Mayor Ssalongo Erias Lukwago and they are clandestinely mobilizing for internal party support.

    theGrapevine haa established that Mulyanyama has entered a deal with Kabaka Ronald Muwenda Mutebi’s CBS radio to popularise his political ambitions for Lord Mayor seat and he has already started using the platform to fight Nyanzi.

    Last week, he accused Nyanzi of using reckless statements which placed their boss Bobi Wine and their party in bad light.

    Mulyanyama was responding to the statement made by Nyanzi on the misunderstanding between NUP leadership and Masaka region journalists who accused Bobi Wine security of insulting them.

    Nyanzi told CBS radio that the said journalists are making these malicious allegations because they are working for Mathias Mpuuga Nsamba’s group to fight Bobi Wine .

    Nyanzi and other NUP leaders particularly accuse CBS radio’s Masaka city news reporter Tomusange Kayinja of masterminding the drive of attacking and giving false news against Bobi Wine which Mulyanyama rubbished.

    Mulyanyama asserted that CBS is a radio with professional journalists and presenters and they should not be dragged in petty internal party fights.

    He disclosed that he cannot look on as Nyanzi and other people use their positions in the party to fight Kabaka’s radio which has always given many opposition politicians the platform that has helped them win elections against President Museveni’s NRM party.

    It should be noted that there is ongoing bad blood between the Mengo administration led by Premier Charles Peter Mayiga and NUP leadership.

    The bitter verbal exchanges have come from both sides.

    However, insiders at CBS radio told theGrapevine that Mulyanyama wanted to use CBS as his political mobilization weapon to weaken Lukwago.

    Sources said that he is desperate, frustrated and confused after learning that there are ongoing talks spearheaded by Mukono Municipality legislator Betty Nambooze Bakireke for Lukwago to join NUP and one of the conditions involves giving him the Lord Mayor ticket come 2026.

    Recently, Bobi Wine stopped Nyanzi from campaigning for the office of the Lord Mayor and even threatened to take disciplinary action against him.

    Nyanzi accused NUP Secretary General David Lewis Rubongoya of compromising Bobi Wine to humiliate him because he is also interested in the position.


    By Hadijjah Namagembe


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