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    Case Note Land Law

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    Godfrey G. Tesha
    This case involved a dispute over a plot of land in Dar es Salaam that was part of the estate of a deceased Tanzanian woman of Greek origin. The deceased's brother, a Greek citizen, claimed rights to the land through inheritance but Tanzanian law prohibits non-citizens from owning land. The judge ruled that while non-citizens cannot be directly granted land rights, they can inherit land from deceased citizens. The brother could thus inherit the land, and transfer his rights to his attorney, a Tanzanian citizen. The administrator was ordered to transfer the land rights accordingly.

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    © All Rights Reserved
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    Case Note Land Law

    Uploaded by

    Godfrey G. Tesha
    1K views5 pages
    This case involved a dispute over a plot of land in Dar es Salaam that was part of the estate of a deceased Tanzanian woman of Greek origin. The deceased's brother, a Greek citizen, claimed rights to the land through inheritance but Tanzanian law prohibits non-citizens from owning land. The judge ruled that while non-citizens cannot be directly granted land rights, they can inherit land from deceased citizens. The brother could thus inherit the land, and transfer his rights to his attorney, a Tanzanian citizen. The administrator was ordered to transfer the land rights accordingly.

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    This is a Case not on Land Laws

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    This case involved a dispute over a plot of land in Dar es Salaam that was part of the estate of a deceased Tanzanian woman of Greek origin. The deceased's brother, a Greek citizen, claimed rights to the land through inheritance but Tanzanian law prohibits non-citizens from owning land. The judge ruled that while non-citizens cannot be directly granted land rights, they can inherit land from deceased citizens. The brother could thus inherit the land, and transfer his rights to his attorney, a Tanzanian citizen. The administrator was ordered to transfer the land rights accordingly.

    Copyright:

    © All Rights Reserved
    Download as PDF, TXT or read online from Scribd
    Download as pdf or txt
    1K views5 pages

    Case Note Land Law

    Uploaded by

    Godfrey G. Tesha
    This case involved a dispute over a plot of land in Dar es Salaam that was part of the estate of a deceased Tanzanian woman of Greek origin. The deceased's brother, a Greek citizen, claimed rights to the land through inheritance but Tanzanian law prohibits non-citizens from owning land. The judge ruled that while non-citizens cannot be directly granted land rights, they can inherit land from deceased citizens. The brother could thus inherit the land, and transfer his rights to his attorney, a Tanzanian citizen. The administrator was ordered to transfer the land rights accordingly.

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    of 5

    BY JAHALN REMTULA JahlanR@gmail.

    com

    THE CASE NOTE OF EMMANUEL MARANGAKIS VERSUS THE ADMINISTRATOR


    GENERAL

    TITLE OF THE CASE

    In this party we look on the name of the court which determine the case, place, and nature of the
    case whether civil or criminal, case number and the parties, as well as the judge(s) who preside
    the case.

    IN THE HIGH COURT OF TANZANIA

    (MAIN REGISTRY)

    AT DAR ES SALAAM

    CIVIL CASE NO.1 OF 2011

    EMAMANUEL MARANGAKIS as Attorney of ANASTASIOS ANAGNOSTOU…PLAINTIF

    VERSUS

    THE ADMINISTRATOR GENERAL …………………………………………DEFFENDANT

    QUORAM: Dr. Fauz Twahib, J

    HISTORY OF THE CASE.

    This is the case stated for this Court’s opinion in terms of Section 65 and Order XXXIV of the
    Civil Procedure Code1, (herein after “the CPC”). The suit was filed as a special case by way of a
    Plaint and Supplemented by a schedule thereto (both of which have been signed by both the
    Plaintiff and the Defendant). The two documents together sets out the fact that led to the dispute.
    In the Plaint, the parties also framed the issues that the Court is being called upon to determine.

    MATERIAL FACTS

    1
    CAP 33(R.E 2002)
    On 7th May 2006, a Tanzanian lady of Greek origin, DIANA ARTEMIS RANGER, nee
    Anagnostoy Georgio, died intestate at the Aga Khan Hospital, Dar es Salaam. She left behind an
    estate comprising, among other things, a landed property situate at Plot No. 648 Upanga, Dar es
    Salaam, registered under Certificate of Title No. 186172/28.Though the parties state that the
    deceased had only one surviving heir (her brother ANASTATIOS ANAGNOSTOU), it would
    appear that she had at least two others, IRANIS ANAGNOSTOU (a niece) and GEORGIOUS
    ANAGNOSTOU (a nephew). All three of them were apparently, non-Tanzanians. The brother
    was a Greek citizen.

    By the power of Attorney, they said Anastasios Anagnostou appointed EMMANUEL


    MARANGAKIS, who is acting on his behalf herein, to be his attorney and agent in respect of his
    interests in the estate of his sister. The power of Attorney also gave the said Emmanuel
    Marangakis the power to “donate the property by gift inter vivos to anyone, including himself by
    self agreement” and generally to deal with the property as he deemed fit.

    With the consent of Anastasios Anagnostou, Emmanuel Marangakis applied for letters of
    Administration of the deceased’s estate in Probate and Administration cause No. 46 of 2006. His
    application was opposed by the deceased’s niece, Iranis Anagnostou and nephew, Georgious
    Anagnostou. Mandia,j., in ruling delivered on 7th May 2007, appointed the letter to be the
    administrator of the estate.

    The Plaintiff was not satisfied. He appealed to the Court of Appeal in Civil Appeal No. 51 of
    2007 and partly succeeded. The Court of Appeal removed Georgious Anagnostou as
    Administrator and appointed the Defendant Administrator General in his stead. While the Appeal
    was in pending in the Court of Appeal, the Administrator (presumably the then Administrator
    Georgious Anagnostou) disposed of a second landed property at Masaki, Dar es Salaam. In a
    compromise between Anastasios Anagnostou, Iranis Anagnostou and Georgious Anagnostou, it
    was decided that the rest of the estate, for our particular purposes the suit property at Upanga,
    Dar es Salaam, should go to Anastasios Anagnostou, the deceased’s brother and the Plaintiff
    herein. According to section 20 (1) of Land Act.2, it provides that non-citizen shall not be
    allocated land unless for investment purpose under the Tanzania Investment Act .In this case

    2
    Cap 113[ R.E 2002]
    there was a dispute as whether foreigner/non-citizen can be inherit land or not, our law which is
    regulating matter of land that is Land Law is clearly provided that a non-citizen cannot be
    granted a rights of occupancy but can inherit the land as seen in case of Marangikis .Land law
    prohibit non-citizen to granted rights of occupancy but not by way of transmission of land while
    under section 68, 71 ,140 of Land Registration Act allow for non-citizen to be granted a land by
    way of inheritance.

    ARGUMENTS OF PARTIES

    The defendant has submitted written submission, argued that the plaintiff counsel is wrongs in
    citing of provision of section 12 (1) of the Land Act which deal with allocations and section 22
    (1) on grant of rights of occupancy. His opinion on regard of these provisions are irrelevant and
    in his words “we cannot let our self be carried in that direction.”

    The plaintiff argued that in his view being non-citizen the said beneficiary is not entitled to own
    land in Tanzania by virtue of Land Act.

    THE FOLLOWINGS WERE ISSUES IN THIS CASE.

    i. Whether the Administrator General can really bequeath the House on plot No. 648 Upanga,
    Ilala District, Dar es Salaam, registered under CT No. 186172/28, LO. No 30616 and LD No.
    71622 to Anastasios Anagnostou, who is the Greek Citizen and the beneficiary of the state of the
    late Diana Artemis Ranger, his sister in the light of the provisions of the Land Act.

    ii. Whether the said Anastasios Anagnostou, the beneficiary, can pass his interest and have his
    share of estate as aforesaid transferred to Emmanuel Marangakis who is a Tanzanian, his duly
    appointed Attorney.

    iii. Whether only solution is to dispose of the property and pass the proceeds to the beneficiary or
    his Attorney.

    iv. Whether the established value of the property in disputes in TZS 391,000,000.

    REASONING OF THE JUDGE


    i. That the Administrator General can legally bequeath the house on Plot No 648 Upanga, Ilala
    District Dar es Salaam, registered under CT No. 186172/28, L.O. No. 30616and LD No. 71622
    to Anastasios Anagnostou, who is a Greek citizen and a beneficiary of the estate of the late Diana
    Artemis Ranger, his sister in the light of the provisions of the Land Act.

    ii. That the said Anastasios Anagnostou (the beneficiary) can pass his interest and have his share
    of estate as aforesaid transferred to Emmanuel Marangakis who is a Tanzanian, his duly
    appointed Attorney.

    iii. It is not correct, in the eyes of the law, to say that the only solution is to dispose of the
    property and pass the proceeds to the beneficiary or his Attorney.

    RATIO DECIDEND OF THE CASE.

    As I said at the beginning, this is the case stated. The parties were simply litigating for the
    legitimate purpose of obtaining an authoritative interpretation of the law by the court, there
    apparently being no previous judicial guidance on the matter. I am therefore of the view that it is
    a fit case for each party to bear its own costs. It is so ordered.

    OBITER DICTER

    However, given the nature of the case, the pleadings, the evidence and submissions, I do think
    that the parties wanted to make this an issue. It does not appear to be in dispute and none of the
    parties has argued it. I am inclined to think that the use of the word “WHETHER …” was
    typographical error and that the parties intended to say “WHEREAS…” instead. Indeed, it makes
    better sense that way and not prejudice any of the parties. I will therefore read it as such.
    HOLDING OF THE CASE.

    In the premises, I order that the Defendant Administrator General should bequeath the suit
    property to the Plaintiff Anastasios Anagnostou, either directly or through his dully constituted
    Attorney, in accordance with the procedures laid down under Sections 68, 71 and 140 of the
    Land Registration Act, Cap334.3 With this holding, one may be tempted to argue that Section 20
    of Cap 113 likewise does not restrict sales and other transfers of existing rights of occupancy to
    non-citizens since, like transmissions by operation of law, they are neither grants nor allocations.
    However that is a terrain I would not venture into at this moment. In the words of the Court of
    Appeal in DPP v Bernard Njavike (1988)TLR 18: “there is a place and season for everything”.

    BIBLIOGRAPHY

    LISTS OF STATUTE

    Land Act Cap [113 R.E 2002]

    Land Registration Act Cap 334 R.E 2002

    Civil Procedure Code, CAP 33(R.E 2002)

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