LAND LAW AND SURVEY REGULATION (SGHU 3313) · The provision on this is in Section 51 of the...

LAND LAW AND SURVEY REGULATION (SGHU 3313)

WEEK 5-LAND DEVELOPMENT

SR DR. TAN LIAT CHOON07-5530844

016-4975551

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OUTLINE

• Category of Land

• Conditions and restrictions in interest

• Subdivision, Partition, Amalgamation(Land)

• Surrender and re-alienation

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Latar Belakang

Pemilik tanah dan hak, kuasa dan tanggungjawab tuanpunya tanah

Tanah yang diberimilik akan dikeluarkan hakmilik kepadatuan punya:

i) Dokumen hakmilik mengandungi antara lain kategoritanah, syarat, sekatan kepentingan, nombor lot,nombor hakmilik, keluasan tanah dan sebagainya. Jikatanah tidak mempunyai kategori, penggunaan tanahbiasanya dikawal melalui pengenaan syarat nyata.

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Latar Belakang

ii) Tuan punya tanah mempunyai hak dan kuasa sepertidiperuntukkan di bawah Seksyen 92 Kanun TanahNegara 1965, iaitu:

a) Hak untuk pecah sempadan, pecan bahagian ataumenyatukan tanah yang dimiliki dengan tanah yang lain.

b) Hak untuk memecah bahagi bangunan berbilangtingkat.

c) Hak untuk memindahmilik, memajak, mencagar,menyerah dan menyempurnakan lain-lain urusniaga.

d) Hak untuk menurunmilik harta bila berlaku kematian.

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Latar Belakang

ii) Tuan punya tanah pula mempunyai tanggungjawab keatas tanahnya dari segi:

a) Membayar cukai tanah seperti yang dinyatakan dibawah Seksyen 93 Kanun Tanah Negara 1965.

b) Memastikan penggunaan tanah adalah selari dengankategori, syarat nyata, syarat tersirat dan tidakmelanggar apa-apa sekatan. Sekiranya tuan punya tanahmelanggar syarat, Pihak Berkuasa Negeri boleh melucuthak tanah tersebut mengikut Seksyen 127 Kanun TanahNegara 1965.

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Kawalan Pembangunan Tanah

Di negara ini, pembangunan tanah adalah dikawal melaluiundang-undang tanah dan juga undang-undangperancangan. Ini bermakna bahawa terdapat dualisticcontrol dalam urusan pembangunan tanah. Undang-undangtanah termasuklah Kanun Tanah Negara 1965, AktaHakmilik Strata 1985 dan lain-lain manakala undang-undang perancangan termasuklah Akta Perancang Bandardan Desa serta Akta Jalan, Parit dan Bangunan. Oleh itu,segala pembangunan tanah yang dicadang akan dijalankanhendaklah mematuhi kehendak-kehendak undang-undangtanah dan juga keperluan undang-undang perancangan.

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Kawalan Pembangunan Tanah

Istilah pihak berkuasa perancangan ditakrifkan dalamSeksyen 5 Kanun Tanah Negara 1965 sebagai mana-manapihak berkuasa yang mempunyai bidang kuasa di bawahmana-mana undang-undang yang pada masa ituberkuatkuasa mengenai perancangan bandar, perancangandesa atau kedua-duanya.

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Kaedah-Kaedah Pembangunan Tanah

Sekiranya tuan punya tanah berimilik ingin memajukan tanahyang dimilikinya, beliau perlu memastikan bahawa kegunaantanah yang dicadangkan tidak melanggar kategori, syarat nyata,syarat tersirat dan sekatan kepentingan yang mungkin dikenakan.

Jika kategori tanah adalah berlainan daripada kegunaan yangdicadangkan, maka tindakan sewajarnya perlu diambil agar tidakberlaku pelanggaran syarat.

Pembangunan tanah masa kini merangkumi pembangunanbercorak mendatar, menegak dan juga pembangunan di bawahparas bumi.

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Kaedah-kaedah pembangunan tanah secara mendatar dibawah Kanun Tanah Negara 1965 termasuk:

i) Tukar syarat dan urusan berkaitan (S124);ii) Pecah sempadan tanah (S135);iii) Pecah bahagian tanah (S140);iv) Penyatuan tanah (S146);v) Penyerahan dan pemberimilikan semula (S204A); danvi) Tukar syarat dan pecah sempadan serentak (S124A).

Kaedah penyerahan dan pemberimilikan semula dan tukarsyarat serta pecah sempadan secara serentak adalah kaedahcepat yang diperkenalkan pada tahun 1985 melalui Akta PindaanA587. 9


Bagi pembangunan secara menegak yang melibatkanbangunan berbilang tingkat, kaedah pecah bahagianbangunan di bawah Akta Hakmilik Strata 1985diperkenalkan bagi tujuan mengeluarkan hakmilik stratakepada petak-petak dan hakmilik strata sementara kepadablok-blok sementara (bagi pembangunan berfasa).

Bangi pembangunan tanah di bawah paras bumi pula,peruntukan di bawah Bahagian Lima(A) Kanun TanahNegara 1965 diguna pakai. Peruntukan-peruntukan baru(Seksyen 92A hingga 92I) dimasukkan ke dalam KanunTanah Negara 1965 melalui Akta Pindaan A752/1990.

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Ciri-Ciri Kaedah Pembangunan Tanah

Tukar syarat dan urusan berkaitan

Seksyen 124 menerangkan bahawa mana-mana tuan punyatanah berimilik boleh memohon kepada Pihak Berkuasa Negeriuntuk:

i) Meminda jenis penggunaan tanah;ii) Mengenakan jenis penggunaan tanah;iii) Membatalkan syarat nyata;iv) Membatalkan ungkapan ‘padi’, ‘getah’ atau ‘kampung’;v) Meminda syarat nyata;vi) Mengenakan syarat nyata yang baru;vii) Membatalkan sekatan kepentingan; danviii) Mengenakan sekatan kepentingan. 11


Permohonan tukat syarat hendaklah dikemukakan kepadaPihak Berkuasa Negeri melalui borang yang ditetapkan dalamKaedah-Kaedah Tanah Negeri tersebut dengan disertakan:

i) Bayaran yang ditetapkan di dalam Kaedah-Kaedah TanahNegeri;

ii) Pelan;iii) Perakuan carian rasmi; daniv) Kebenaran bertulis dari semua orang/badan yang

mempunyai kepentingan berdaftar ke atas tanah tersebut.

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Permohonan tukar syarat tidak akan dilayan melainkancukai bagi tanah tersebut telah dijelaskan.

Jika melibatkan tanah ladang, Pentadbir Tanahhendaklah merujuk kepada Lembaga Tanah Ladang untukmembuat pandangan/syornya dan setiausaha Lembagatersebut hendaklah memberi pandangan/syornya denganseberapa segera kepada Pentadbir Tanah (Seksyen124(1A)(a)(b), A1104/2001).

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Apabila Pihak Berkuasa Negeri meluluskan mana-manapermohonan tukar syarat, Pihak Berkuasa Negeri bolehmengenakan perkara-perkara berikut:

i) Premium tambahan;ii) Cukai tanah yang baru;iii) Lain-lain bayaran yang ditetapkan di dalam Kaedah-

Kaedah Tanah Negeri; daniv) Lain-lain syarat yang difikirkan perlu.

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CATEGORY OF LAND

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Introduction

The provisions on conditions and restriction in respect ofalienated lands in the National Land Code 1965 are notnew. The previous land laws too had these provisions. TheNational Land Code 1965 improves them further andintroduces the concept of categories of land use.

The conditions imposed so far on alienated lands underthe land laws, whether the National Land Code 1965 or anyland law previous to it, are mainly those pertaining to landuse. It is also possible to have a condition other than landuse as long as it is conformable to law [S120(1) of NationalLand Code 1965].

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Introduction

The land use condition under the National Land Code 1965are contained in the land title itself or implied in theNational Land Code 1965. The provisions on these arecontained in Chapter 2 of Part Three and in Chapter 1, 2, 3and 4 of Part Seven of the National Land Code 1965.

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Introduction

There are differences between the conditions of landswhich were alienated under the land laws before theNational Land Code 1965 or approved under the lawsbefore the National Land Code 1965 but alienated underthe National Land Code 1965 and those in respect of landsapproved and alienated under the National Land Code1965. The differences can also be seen between theconditions of alienated town or village lands and those ofalienated country lands. Therefore, it is also necessary tounderstand the terms ‘town land’, ‘village land’ and ‘countryland’.

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Classification of Land Into Town, Village and Country Land

Five types of lands:

(a) Town land;(b) Village lands;

(c) Country Lands;(d) Foreshore; and

(e) Sea-bed

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The provision on this is in Section 51 of the National Land Code1965. According to this section, land is first classified as follows:• Land above the shoreline (S5 National Land Code 1965)• Foreshore and sea-bed (S5 National Land Code 1965)

Land above the shoreline can be a town, village or country land. Atown land is situated in a town declared under Section 11 of NationalLand Code 1965 or under the relevant provision of the land lawsbefore it.

A village land is situated in a village declared under the sameprovision as in the case of a town.

The area not included in a town or village land is deeded to be acountry land. 20


A town or village land should not be confused with a localauthority area declared under the law relating to local authority,which at present is the Local Government Act 1976 (Act 171).Within a local authority area, there may be a town or village landbesides a country land.

A piece of land in a Majlis Perbandaran, is not a town land if itis not within an area declared as a town under the National LandCode 1965 or the previous land laws. That land, if it is also notwithin a village declared under the National Land Code 1965 orthe previous land laws, is a country land.

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Category of Land Use

The provision on the category of land use did not exist in any landlaw before the National Land Code 1965. Under the National LandCode 1965 (S52), three categories of land use are provided (i)agriculture, (ii) building, and (iii) industry.

One of the circumstances under which a category of land use isdecided in respect of a land is when the approving authority approvesits alienation. The approving authority may not impose a category if itfinds that the use could be more appropriately controlled by theimposition of express conditions.

Under Section 52(2) of National Land Code 1965, the StateAuthority can also prescribe a category to which land in a certain areaspecified in the State Gazette is to be subject and upon the StateAuthority doing so, any State land alienated will be subject to thatcategory which will be endorsed in the document of title.

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Under S54 and S55 National Land Code 1965, any land alienatedbefore National Land Code 1965 or any land approved for alienatedbefore National Land Code 1965 but alienated under National LandCode 1965 can be made subject to a category if the area within it issituated is specified in the State Gazette as an area where all suchlands will be subject to a certain category.

Through these provisions, it is possible to have the categoriesand conditions of land use endorsed in the documents of title forany land alienated before National Land Code 1965 or any landapproved before National Land Code 1965 but alienated under itwhich is not to an express condition requiring its use for aparticular purpose but which is subject to an implied condition inS53(2) or S53(3).

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These provisions too enable any alienated land beforeNational Land Code 1965 or any land approved beforeNational Land Code but alienated under it which is subjectto an express condition to have an appropriate categoryand to be subject to the implied conditions under it.

Under S124 National Land Code 1965, a proprietor of anyalienated land can also apply for the imposition of acategory of land use for his land if it is not yet subject to acategory. He may also apply to change the category of landuse or to have deleted from the land title.

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Kategori Tanah

Bagi maksud menentukan kategori kegunaan tanah,tanah-tanah milik dibahagikan kepada 3 kumpulan:

i) Tanah yang diluluskan dan diberimilik di bawah KanunTanah Negara 1965;

ii) Tanah yang diluluskan dan diberimilik di bawah Undang-Undang sebelum Kanun Tanah Negara 1965; dan

iii) Tanah yang diluluskan pemberimilikan di bawahUndang-Undang sebelum Kanun Tanah Negara 1965,tetapi diberimilik di bawah Kanun Tanah Negara 1965.

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Kategori Tanah

Tanah yang diluluskan dan diberimilik di bawah KanunTanah Negara 1965 (Seksyen 52)

Mana-mana tanah yang diluluskan pemberimilikan dandidaftarkan haknilik di bawah Kanun Tanah Negara 1965akan dikenakan salah satu daripada 3 kategori kegunaaniaitu:

i) Pertanian;ii) Bangunan; daniii) Perindustrian

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Kategori Tanah

Kategori kegunaan tanah ditentukan oleh Pihak BerkuasaNegeri melalui:

i) Pewartaan yang menentukan kategori kegunaan tanahbagi sesuatu kawasan dalam Negeri tersebut; atau

ii) Ditentukan semasa meluluskan pemberimilikan tanah.

Kategori kegunaan tanah hendaklah dicatitkan di dalamdokumen hakmilik

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Kategori Tanah

Setiap kategori kegunaan adalah tertakluk kepada SyaratTersirat berikut:

i) Pertanian (S115 Kanun Tanah Negara 1965);ii) Bangunan (S116 Kanun Tanah Negara 1965); daniii) Perindustrian (S117 Kanun Tanah Negara 1965)

Setiap kategori kegunaan tanah boleh dikecualikansekiranya pengawalan kegunaannya boleh dilakukan melaluiSyarat Nyata.

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Kategori Tanah

Tanah yang diluluskan dan diberimilik di bawah Undang-Undang sebelum Kanun Tanah Negara 1965 (Seksyen 53)

Mana-mana tanah yang diberimilik sebelum KanunTanah Negara 1965 berkuatkuasa yang tidak ada kategorikegunaan kerana undang-undang terdahulu tiadaperuntukan bagi pengenalan kategori kegunaan tanah,tetapi tidak termasuk tanah yang apabila Kanun TanahNegara 1965 mula berkuatkuasa ianya tertakluk kepadaapa-apa Syarat Nyata yang mengkehendakinya digunakanbagi tujuan tertentu.

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Kategori Tanah

Mulai daripada kuatkuasa Kanun Tanah Negara 1965(1hb Januari 1966), kegunaan tanah-tanah ini adalahtertakluk kepada Syarat-Syarat Tersirat sebagaimanaberikut:

i) Tanah yang tidak mengandungi apa-apa Syarat Nyata didalam dokumen hakmiliknya, dan pada tarikh berkuatkuasaKanun Tanah Negara 1965 tanah tersebut adalah tanahdesa tanpa mengira jenis hakmiliknya atau tanah bandaratau pekan yang dipegang di bawah hakmilik Pejabat Tanahhendaklah digunakan bagi maksud pertanian sahaja; dan

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Kategori Tanah

ii) Tanah yang tidak mengandungi apa-apa Syarat Nyata didalam dokumen hakmiliknya, dan pada tarikh kuatkuasaKanun Tanah Negara 1965 tanah tersebut adalah tanahbandar atau pekan yang dipegang di bawah hakmilikPejabat Pendaftar tidak boleh digunakan bagi maksudpertanian atau perindustrian.

Tanah bandar, pekan atau desa yang telah ada syaratkegunaannya, maka syarat tersebut hendaklah terusberkuatkuasa.

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Kategori Tanah

Pengenaan jenis kegunaan tanah bagi tanah yang diberimiliksebelum Kanun Tanah Negara 1965 berkuatkuasa (Seksyen 54)

Pihak Berkuasa Negeri boleh mewartakan kawasan tertentu didalam Negeri dengan menyatakan tarikh berkuatkuasanya (tidakkurang dari 1 tahun dari tarikh pewartaan) dan pada tarikhberkuatkuasanya:

i) Tanah yang diberimilik sebelum berkuatkuasa Kanun TanahNegara 1965 hendaklah didaftarkan:a) Jenis kegunaan pertanian bagi semua tanah desa tanpa

mengira jenis hakmilik dan tanah bandar atau pekan dibawah hakmilik Pejabat Tanah.

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Kategori Tanahb) Jenis kegunaan bangunan bagi tanah bandar atau pekan yang

dipegang di bawah hakmilik Pejabat Pendaftar.

c) Jenis kegunaan yang sesuai dengan Syarat Nyata tanahtersebut sekiranya tanah itu telah dikenakan Syarat Nyatayang menghendaki ianya digunakan untuk tujuan tertentu.

Apabila sesuatu tanah telah dikenakan sesuatu jenis kegunaantanah tersebut juga tertakluk kepada:

i) Apa-apa Syarat Nyata yang dikenakan oleh Pihak BerkuasaNegeri di bawah Seskyen 123; dan

ii) Apa-apa Syarat Tersirat sebagaimana Seksyen 115 KanunTanah Negara 1965 (pertanian), Seksyen 116 (bangunan)atau Seksyen 117 (perindustrian). 33

Kategori Tanah

Semua syarat yang mana tanah tersebut sebelumnya tertaklukadalah terbatal kecuali syarat berhubung dengan tanda batusempadan.

Pewartaan ini tidak menjejaskan tanah yang telah dikenakanjenis kegunaan melalui permohonan oleh tuan punya di bawahSeksyen 124 Kanun Tanah Negara 1965 (meminda kegunaan,syarat nyata, sekatan kepentingan dan lain-lain).

Pihak Berkuasa Negara boleh di dalam mana-manaperberitahuan mengecualikan tanah-tanah di dalam kawasanyang diwartakan itu daripada pengenaan jenis kegunaan tanah.

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Kategori TanahTanah yang diluluskan pemberimilikan di bawah Undang-Undangsebelum Kanun Tanah Negara 1965, tetapi diberimilik di bawahKanun Tanah Negara 1965 (Seksyen 55)

Tanah yang diluluskan pemberimilikannya sebelum KanunTanah Negara 1965 berkuatkuasa tetapi hakmilik belumdidaftarkan apabila didaftarkan atau ianya diduduki secara sahsementara menunggu hakmilik didaftarkan hendaklah apabilaKanun Tanah Negara 1965 berkuatkuasa:

i) Tanah yang tidak dikenakan apa-apa Syarat Nyata semasaianya diluluskan dan pada tarikh berkuatkuasanya KanunTanah Negara 1965, tanah tersebut adalah tanah desa tanpamengira jenis hakmilik hendaklah digunakan bagi maksudpertanian sahaja; dan 35

Kategori Tanah

ii) Tanah yang tidak dikenakan apa-apa Syarat Nyatasemasa ianya diluluskan dan pada tarikhberkuatkuasanya Kanun Tanah Negara 1965 tanahtersebut adalah tanah bandar atau pekan tanpamengira jenis hakmilik hendaklah digunakan bagimaksud bangunan sahaja.

Tanah bandar, pekan atau desa yang semasa diluluskanpemberimilikannya telah ada syarat kegunaannya, makasyarat tersebut hendaklah terus berkuatkuasa.

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CONDITIONS AND RESTRICTIONS IN INTEREST

37

Implied Conditions

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Implied Conditions

These conditions are in the law itself, that is, in theNational Land Code 1965. They are not written in thedocument of title as in the case of express conditions.

In National Land Code 1965, the implied conditions arenot only in respect of land use. There are also impliedconditions regarding the boundary marks (S114).

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Implied Conditions

The implied conditions on land use in National LandCode 1965 are listed under each of the three categories (i)agriculture (S115), (ii) building (S116), and (iii) industry(S117).

• Other implied conditions:

– the implied conditions in S53(2) and S53(3) ofNational Land Code 1965;

– the implied conditions in the Second and ThirdSchedule of National Land Code 1965; and

– the original implied conditions preserved by operationof S4(1) of National Land Code 1965.

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S114-Boundary Marks

(a) that the proprietor will, take all reasonable steps to prevent theirdamage, destruction or unlawful removal;

(b) that the proprietor will if any of them are damaged, destroyed orunlawfully removed, give immediate notice of the fact to the LandAdministrator, or to the penghulu having jurisdiction in the area inwhich the land is situated;

(c) that the proprietor will, if so required by the Land Administrator,pay the cost of repairing or, as the case may be, replacing any of themwhich may have been damaged, destroyed or unlawfully removed; and

(d) that the proprietor will, if so required by the Land Administrator, athis own expense clear any boundary line between any of them.

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S115- Agriculture 1(a) that no building shall be erected on the land other than a building orbuildings to be used for one or more of the purposes specified or referred toin subsection (4);

1(b) that a bona fide commencement of cultivation of the land shall be madewithin twelve months of the relevant date;

1(c) that the whole area of the land of the underground land, other than anypart thereof-

(i) occupied by or in conjunction with a building (whenever erected)used for one or more of the purposes specified or referred to in sub-section (4), or(ii) used for any of the purposes mentioned in paragraph (e) of thatsub-section, or any other purpose which the State Authority mayspecially authorise, shall be brought fully under cultivation withinthree years of the relevant date;

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S115- Agriculture

1(d) that the area of the land referred to in paragraph (c)shall be maintained and cultivated according to the rules ofgood husbandry; and

1(e) that the said area of the land shall be continuouslycultivated:

Provided that the condition specified in paragraph (e) shallbe regarded as complied within the case of any area of theland so long as any period during which less than the wholethereof is cultivated does not exceed twelve months.

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S115- Agriculture

(2) In sub-section (1) "relevant date" means the date onwhich the land became subject to the category: Providedthat, where any land becomes subject to the category on itsamalgamation with other land already so subject, the dateon which a register document of title to the amalgamatedarea of the land is first registered shall become the relevantdate as respects the whole of that area of the land.

(3) The conditions specified in sub-section (1) shall beimplied in the case of any land to the extent only that theyare not inconsistent with any express conditions to whichthe land is for the time being subject.

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S115- Agriculture

(4) The purposes referred to in paragraph (a) of sub-section (1)are the following:

(a) the purposes of a dwelling-house for the proprietor of theland or any other person lawfully in occupation thereof, or forthe servants of, or any persons employed for agriculturalpurposes by, the proprietor or any other such person:Provided that the dwelling-house for the proprietor of the landor any other person lawfully in occupation thereof shall notoccupy more than one-fifth of the whole area of the land or twohectares, whichever is the lesser;

(b) the purposes of agriculture;

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S115- Agriculture

(c) the purpose of extracting or processing raw materialfrom any agricultural produce of such land;

(d) the purpose of preparing for distribution any suchmaterial or produce, or any honey-bees, livestock orreptiles kept or bred on such land, or the produce of suchlivestock or aquaculture on such land;

(e) the purposes of providing educational, medical, sanitaryor other welfare facilities, including (so far as they areprovided primarily for use by persons employed on theland) facilities for the purchase of goods and othercommodities; 46

S115- Agriculture

(f) any purpose which the State Authority may prescribe forthe purposes of this section;

(g) any purpose which the State Authority may think fit toauthorise in the circumstances of any particular case;

(h) any purpose incidental to a purpose falling within any ofthe preceding paragraphs.

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S116-Building1(a) that, unless on the relevant date such a building already existedon the land, there shall within two years of that date be erectedthereon a building suitable for use for one or more of the purposesspecified or referred to in sub-section (4);

1(b) that no part of the land shall be used for agricultural or industrialpurposes (except in so far as the erection or maintenance of anybuilding for a purpose or purposes falling within paragraph (f) or (g) ofsub-section (4) may constitute such a use);

1(c) that every building thereon (when so ever erected) shall bemaintained in repair;

1(d) that no such building shall be demolished, altered or extendedwithout the prior consent in writing of the appropriate authority.

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S116-Building

(2) In sub-section (1) "relevant date" means the date onwhich any part of the land first became subject to thecategory.

(3) The conditions specified in sub-section (1) shall beimplied in the case of any land to the extent only that theyare not inconsistent with any express conditions to whichthe land is for the time being subject.

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S116-Building

(4) The purposes referred to in paragraph (a) of sub-section (1)are the following:

(a) residential purposes;

(b) administrative or commercial purposes, or the purposes ofpassenger transport;

(c) the purposes of exhibiting, selling by retail, repairing orotherwise dealing in any goods or commodities, or of providingany services;

(d) the purposes of providing educational, medical, sanitary orother welfare facilities;

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S116-Building

(e) the purposes of entertainment, refreshment orrecreation;

(f) any purpose which the State Authority may prescribe forthe purposes of this section by rules under section 14;

(g) any purpose which the State Authority may think fit toauthorise in the circumstances of any particular case;

(h) any purpose incidental to a purpose falling within any ofthe preceding paragraphs.

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S117-Industry

(a) It shall be used only for industrial purposes, that is to say, forthe purposes of the erection or maintenance of factories,workshops, foundries, warehouses, docks, jetties, railways orother buildings or installations for use for or in connection withone or more of the following purposes:

(i) manufacture;(ii) smelting;(iii) the production or distribution of power;(iv) the assembling, processing, storage, transport ordistribution of goods, or other commodities; and(v) such other purposes as the State Authority mayrescribe.

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S117-Industry

(b) The industry shall commence operations within three yearsof the relevant date and that every building or installation;

(c) No such building or installation shall be demolished, alteredor extended without the prior consent in writing of theappropriate authority:

(i) for the provision of educational, medical, sanitary orother welfare facilities for the proprietor of the land orany other person lawfully in occupation thereof, or forthe servants of, or any person employed for industrialpurposes by, the proprietor or any other such person;(ii) for any purpose which the State Authority may thinkfit to authorise in the particular circumstances of thecase.

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Syarat Tersirat

Syarat Tersirat seperti Syarat Nyata adalah merupakanarahan atau larangan tentang penggunaan tanah.Perbezaannya Syarat Tersirat:

i) Tidak ditulis di dalam dokumen hakmilik tetapi hanyatercatat di dalam Kanun Tanah Negara 1965 sahaja;

ii) Bukan ditentukan atau dikenakan oleh Pihak BerkuasaNegeri tetapi merupakan suatu kehendak undang-undang; dan

iii) Tidak boleh diubah atau dimansuh melainkan denganmeminda undang-undang.

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Syarat TersiratSyarat Tersirat mengenai batu sempadan (Seksyen 114 Kanun TanahNegara 1965)

i) Tuan punya tanah akan mengambil setiap langkah yang perlu bagimenghalang ianya daripada rosak, musnah atau dialihkan secarayang tidak sah;

ii) Tuan punya tanah akan mengemukakan notis kepada PentadbirTanah atau Penghulu di mana tanah tersebut terletak sekiranyamana-mana batu sempadan rosak, musnah atau dialihkan secarayang tidak sah;

iii) Tuan punya tanah akan membayar kepada Pentadbir Tanah jikadikehendaki, kos membaiki atau menggantikan mana-mana batusempadan sekiranya rosak, musnah atau dialihkan secara tidaksah; dan

iv) Tuan punya tanah akan atas kehendak Pentadbir Tanahmembersihkan mana-mana garis sempadannya denganperbelanjaan sendiri.

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Syarat Tersirat

Syarat Tersirat tanah yang tertakluk kepada kategori pertanian(Seksyen 115 Kanun Tanah Negara 1965)

Tidak boleh didirikan apa-apa bangunan di atasnya selaindaripada sebuah bangunan atau bangunan-bangunan untukdigunakan bagi maksud:

i) Sebuah rumah kediaman untuk tuan tanah atau orang lainyang menduduki tanah itu secara sah atau untuk orang gajiatau mana-mana yang diambil berkhidmat untuk maksudpertanian oleh tuan tanah atau mana-mana orang lain bagirumah kediaman untuk tuan tanah atau mana-mana orangyang menduduki secara sah ialah tidak lebih daripada 1/5keluasan tanah atau 2 hektar yang mana lebih kecil;

56

Syarat Tersiratii) Pertanian;iii) Mengeluar atau memproses bahan mentah daripada hasil

pertanian tanah berkenaan;iv) Menyediakan untuk pengedaran apa-apa bahan atau hasil

pertanian, atau apa-apa hasil madu lebah, ternakan daratatau air yang dipelihara di tanah berkenaan;

v) Menyediakan kemudahan pendidikan, perubatan,kebersihan atau lain-lain kemudahan kebajikan, termasuk(terutamanya untuk kegunaan orang yang diambil bekerjaatas tanah tersebut) kemudahan membeli barangan dankomoditi;

vi) Yang ditetapkan oleh PBN di dalam Peraturan Tanah Negeri;vii) Yang Pihak Berkuasa Negeri fikir patut dibenarkan; danviii) Perkara-perkara yang bersampingan kepada mana-mana

maksud di atas. 57

Syarat Tersirat Hendaklah mula menanam secara jujur dalam tempoh 12bulan daripada tarikh tanah tersebut menjadi tertakluk kepadakategori kegunaan.

Seluruh kawasan hendaklah ditanam sepenuhnya dalamtempoh 3 tahun kecuali bahagian yang digunakan bagi maksudkemudahan.

Kawasan yang digunakan bagi maksud pertanian hendaklahdijaga dan ditanam mengikut kaedah-kaedah pertanian yangsempurna.

Kawasan berkenaan hendaklah ditanam secara berterusan(syarat ini dianggap telah dipatuhi jika tempoh di mana tidakkeseluruhannya ditanam tidak melebihi 12 bulan). 58

Syarat Tersirat

Syarat Tersirat bagi tanah yang tertakluk kepada kategoribangunan (Seksyen 116 Kanun Tanah Negara 1965)

Melainkan sebuah bangunan yang telah sedia ada, hendaklahdi dalam tempoh 2 tahun didirikan sebuah bangunan yang sesuaidigunakan bagi maksud:

i) Kediaman;ii) Pentadbiran atau perniagaan atau pengangkutan

penumpang;iii) Pameran, jualan secara runcit, membaiki atai mengurusniaga

apa-apa barangan atau komoditi, atau memberi apa-apaperkhidmatan;

59

Syarat Tersirat

iv) Menyediakan kemudahan pendidikan, perubatan,kebersihan atau lain-lain kemudahan kebajikan;

v) Hiburan, makan minum dan rekreasi;vi) Yang ditetapkan oleh Pihak Berkuasa Negeri di dalam

Peraturan Tanah Negeri;vii) Yang difikirkan patut dibenarkan; danviii) Perkara-perkara yang bersampingan kepada mana-

mana maksud di atas.

60

Syarat Tersirat

Tidak boleh digunakan bagi maksud pertanian atauperindustrian.

Setiap bangunan di atasnya tanpa mengira bila ianyadidirikan hendaklah dijaga dengan baik.

Bangunan tidak boleh dimusnah, diubah atau ditambahtanpa kebenaran bertulis caripada pihak berkuasa yangberkenaan.

61

Syarat TersiratSyarat Tersirat bagi tanah yang tertakluk kepada kategoriperindustrian (Seksyen 117 Kanun Tanah Negara 1965)

Hendaklah digunakan bagi maksud perindustrian sahaja iaitubagi maksud mendirikan dan menyenggara kilang, bengkel,kilang besi/kaca, gudang, limbungan, jeti, keretapi atau lain-lainbangunan atau pemasangan untuk digunakan bagi atauberhubung dengan maksud:

i) Pengilangan;ii) Peleburan;iii) Pengeluaran dan pengedaran tenaga;iv) Pemasanga, pemprosesan, penyimpanan, penghantaran

atau pengedaran barangan atau komoditi; dan yangditetapkan oleh PBN di dalam Peraturan Tanah Negeri 62

Syarat Tersirat

Perusahaan hendaklah mula beroperasi dalam tempoh 3tahun dan setiap bangunan dan pemasangan di atashendaklah dijaga dan dibaiki.

Bangunan atau pemasangan tidak boleh dimusnah,diubah atau ditambah tanpa kebenaran bertulis daripadapihak berkuasa yang berkenaan.

63

Syarat Tersirat

Boleh menyenggara atau membina apa-apa bangunanyang digunakan atau digunakan untuk:

i) Penyediaan kemudahan pendidikan, perubatan,kebersihan atau lain-lain kemudahan kebajikan bagituan tanah atau orang yang menduduki secara sah, atauorang suruhan atau orang yang diambil bekerja untukmaksud perindustrian oleh tuan tanah atau mana-manaorang lain yang sedemikian; dan

ii) Apa-apa maksud yang Pihak Berkuasa Negeri fikirkansesuai.

64

Express Conditions

65

Express Conditions

Under the land laws before National Land Code 1965, these couldalso be the ‘nature of cultivation’ or ‘conditions’.

An express condition is to be found in the land title itself or is justreferred to in it.

An express condition is not in respect of land use only. UnderNational Land Code 1965, it can be anything which is conformable tolaw.

One of the circumstances under which an express condition isimposed is when the alienation of land is approved.

Under S124 National Land Code 1965, a proprietor of any alienatedland can also apply to have his land subject to a certain expresscondition, to have an express condition deleted from the land title orto have the existing express condition changed to another one.

66

S121- Agriculture

(1) The State Authority may without prejudice to the generalityof those powers, impose such conditions as it may think fit:

(a) requiring the cultivation of a particular crop;

(b) prohibiting the cultivation of a particular crop;

(c) fixing the dates in any year on or before which any work ofclearing, cultivation, sowing, maturing or harvesting, or anyother agricultural activity, is to be commenced or completed.

(d) limiting the maximum volume of the area of the land whichmay be occupied by dwelling-houses and other buildings.

(2) In this section "crop" includes trees cultivated for thepurpose of their produce.

67

S122- Building & Industry

The State Authority may without prejudice to the generality ofthose powers, impose such conditions as it may think fit:

(a) the area of the land or proportion of the land to be builtupon;

(b) the type, design, height and structure of any building to beerected on the land, and the type and quality of the materials tobe used in its construction;

(c) the dates on or before which any such building is to becommenced or completed;

(d) the use to which any building is to be put. 68

Syarat Nyata

Syarat Nyata ialah suatu arahan atau larangan yang dikenakandan dinyatakan di dalam hakmilik ke atas sesuatu tanah yangdiberimilik bagi maksud mengawal penggunaannya.

Contoh:

-Tanah yang diberimilik ini hendaklah digunakan bagi maksudsebuah rumah kediaman sahaja.-Bangunan yang didirikan di atas tanah ini hendaklah digunakanuntuk kediaman sahaja.-Tanah yang diberimilik ini tidak boleh ditanam dengan, ataudibiarkan tumbuh pokok-pokok getah.

69

Syarat Nyata

Di bawah peruntukan Seksyen 10 Kanun Tanah Negara 1965

Pihak Berkuasa Negeri mempunyai kuasa untukmengenakan Syarat Nyata yang bersesuaian denganundang-undang ke atas mana-mana tanah yang diberimilik.Syarat Nyata yang bertentangan dengan undang-undangtidak boleh dikenakan, seperti ‘tanah yang diberimilik inihendaklah ditanam dengan pokok ganja sahaja’.

Penentuan untuk mengenakan Syarat Nyata hanya bolehdibuat semasa meluluskan pemberimilikan dan bukanselepasnya.

70

Syarat Nyata

Setiap Syarat Nyata yang dikenakan hendaklahdinyatakan atau ditulis di dalam dokumen hakmilik.

Tiada sebarang Syarat Nyata boleh dikenakan yang tidakselari dengan Syarat Tersirat peruntukan Seksyen 114 KanunTanah Negara 1965 (tanda batu sempadan).

Semua tanah tanpa mengira bila ianya diberimilik adalahtertakluk kepada apa-apa Syarat Nyata yang tercatat didalam dokumen hakmiliknya.

71

Syarat Nyata

Catatan jenis tanaman seperti ‘padi’, ‘getah’, ‘dusun’ dansebagainya adalah disifatkan sebagai suatu syarat Nyata.

Syarat Nyata boleh dikenakan, dipinda atau dimansuhkanatas permohonan oleh tuan punya tanah di bawah Seksyen124 dan Seksyen 127 Kanun Tanah Negara 1965.

Pelanggaran Syarat Nyata boleh mengakibatkan tanahdilucut hak.

72

Restrictions in Interest

73

Restrictions in Interest

Under National Land Code 1965:(a) the restrictions on the proprietor to make any dealing (transfer,granting of lease, charge, granting of easement);(b) the restrictions on the proprietor to subdivide or partition his land,to amalgamate his lands or to subdivide a building.

One of the circumstances under which a restriction in interest isdetermined is when the approving authority approves alienation ofland. It is endorsed in the document of title.

The restriction imposed too must be conformable to law.

Under S124 National Land Code 1965, a proprietor of any alienatedland can apply to have a restriction in interest to which the land issubject deleted from the land title, to have the existing restriction ininterest amended or to have the land subject to a restriction ininterest.

74

Conditions, Restrictions and Categories in Respect of Lands Alienated Under NLC

Lands alienated under National Land Code 1965 refer to thoseapproved for alienation under National Land Code 1965 and thetitles for which are registered on or after 1 January 1966.

These lands may have the following in the document of title:(a) a category of land use-agriculture, building,industry or “null” [S52(1) & (5) National Land Code 1965].(b) an express condition [S109(2)(a) National LandCode].(c) a restriction in interest [S109(2)(a) National LandCode].

75

Conditions, Restrictions and Categories in Respect of Lands Alienated Under

National Land Code 1965 Such lands are also subject to the conditions stated in S109(2)(b)National Land Code 1965 as follows:

(a) the condition on boundary marks (S114 National Land Code1965).(b) the implied conditions under the category agriculture (S115National Land Code 1965).(c) the implied conditions under category building(S116 National Land Code 1965).(d) the implied conditions under category industry(S117 National Land Code 1965).(e) the implied condition for agriculture land under a QT (S118National Land Code 1965). 76

Conditions, Restrictions and Categories in Respect of Lands Approved Under

the Previous Land Laws and Alienated Under the National Land Code 1965

These lands are the ones approved earlier, that is, before 1January 1966 but have the titles registered under National LandCode 1965. They can be of two types as follow:

(a) the ones where an express conditions was decided as one ofthe terms of alienation;

(b) the ones where no express conditions was decided as one ofthe terms of alienation.

77

Conditions, Restrictions and Categories in Respect of Lands Approved Under the Previous

Land Laws and Alienated Under the NLC

Under S112 National Land Code 1965, with respect tothe lands for the ones where an express conditions wasdecided as one of the terms of alienation, as from 1 January1966 (unless they are effected by a variation under S124,S124A, S147(3) or S54 National Land Code 1965), they aresubject to the following:

(a) an express conditions as stated in the title;

(b) a restriction in interest (if the was decided at the time ofapproval and it is in the document of title);

78



(c) the implied conditions as state in S114 National LandCode 1965 regarding boundary marks;

(d) the implied conditions for agriculture land under a QT(S118 National Land Code 1965);

(e) the implied conditions as stated in the Second Scheduleand Thirteenth Schedule National Land Code 1965 if theland is a country land on 1 January 1966);

(f) the implied conditions as stated in the Third Scheduleand Thirteenth Schedule National Land Code 1965 if theland is a town or a village land on 1 January 1966).

79



Under S112 National Land Code 1965, with respect to the lands forthe ones where no express conditions was decided as one of the termsof alienation, as from 1 January 1966 (unless they are effected by avariation under S124, S124A, S147(3) or S54 National Land Code 1965),they are subject to the following:

(a) a restriction in interest (if this was decided and it is in thedocument of title);

(b) an implied condition in S53(2) National Land Code 1965 for countryland and own or village land held under Land Office title;

(c) an implied condition in S53(3) National Land Code 1965 for town orvillage land held under Registry title; 80



(d) the implied conditions as stated in S114 National Land Code 1965 regarding boundary marks;

(e) the implied condition for agricultural land under a QT (S118 National Land Code 1965);

(f) the implied conditions stated in the Second Schedule and the Thirteenth Schedule National Land Code 1965 if the land is a country land on 1 January 1966;

(g) the implied conditions stated in the Third Schedule and the Thirteenth Schedule National Land Code 1965 if the land is a town or village land on 1 January 1966. 81

Conditions, Restrictions in Respect of Land Alienated Before NLC

Such lands consist of lands approved and having thetitles registered before 1 January 1966 National Land Code1965.

The lands are of two types as follows:

(a) lands which are subject to any express conditionrequiring it to be used for a particular purpose;

(b) lands which are not so subject.

82


Under S110 National Land Code 1965, with respect to thelands for lands which are subject to any express conditionrequiring it to be used for a particular purpose, as from 1 January1966 (unless they are effected by a variation under S124, S124A,S147(3) or S54 National Land Code 1965), they are subject to thefollowing:

(a) an express condition as stated or referred to in the documentof title;

(b) a restriction in interest, if this is in or referred to, in thedocument of title;

83


(c) the implied conditions regarding boundary marks as in S114National Land Code 1965;

(d) the implied conditions as in S119 National Land Code 1965regarding padi cultivation if the land is for such use;

(e) the implied conditions stated in the Second Schedule and theThirteenth Schedule National Land Code 1965 if the land is acountry land on 1 January 1966;

(f) the implied conditions stated in the Third Schedule and theThirteenth Schedule National Land Code 1965 if the land is atown or village land on 1 January 1966.

84


Under S110 National Land Code 1965, with respect to the landsfor a restriction in interest, if this is in or referred to, in thedocument of title, as from 1 January 1966 (unless they are effectedby a variation under S124, S124A, S147(3) or S54 National LandCode 1965), they are subject to the following:

(a) a restriction in interest, if this is, in or referred to, in thedocument of title;

(b) the implied conditions regarding boundary marks as in S114National Land Code 1965;

(c) the implied condition in S53(2) of National Land Code 1965 forcountry land and town or village land held under a Land Office title;

85


(d) the implied condition in S53(3) National Land Code 1965for town or village land held under Registry title;

(e) the implied conditions stated in the Second Scheduleand the Thirteenth Schedule National Land Code 1965 if theland is a country land on 1 January 1966;

(f) the implied conditions stated in the Third Schedule andthe Thirteenth Schedule National Land Code 1965 if theland is a town or village land on 1 January 1966.

86

Conditions and Restrictions in of Land Alienated Before NLC or Lands Approved Before NLC but Alienated

Under NLC and Subject to a Category of Land use by Virtue of S54

Under S54 National Land Code 1965, the State Authoritycan specify by a notification in the State Gazette any areawithin which all lands alienated before National Land Code1965 and all lands approved before NLC but alienated underit (if they are not subject to any category pursuant to anapplication under S124 or a direction under S147(3)National Land Code 1965 or they exempted from theoperation of S54), will become subject to a certain categoryof land use as stated in S54(2).

87

Conditions and Restrictions in of Land Alienated Before NLC or Lands Approved Before NLC but Alienated

Under NLC and Subject to a Category of Land use by Virtue of S54

When this happens, lands alienated before National LandCode 1965 and lands approved before National Land Code1965 but alienated under it will be subject to the conditionsand restrictions in S111 National Land Code 1965 (inrespect of lands alienated before National Land Code 1965)and those in S112(3) National Land Code 1965 (in respect oflands approved for alienation before National Land Code1965 but alienated under National Land Code 1965)respectively.

88

Specifying Area of State Land for a Certain Category of Land Use

Section 52(2) enables the State Authority to specify by anotification in the State Gazette any area within which anyState land when it is to be alienated, will have in thedocument of title a category of land use as prescribed in thenotification and so far this provision has not been invoked.

89

Variation of Conditions, Restrictions and Categories

The conditions (express or implied), restrictions andcategories to which alienated lands are subject to specifyingarea of State land for a certain category of land use will bein force so long as the lands remain alienated lands and theconditions, restrictions or categories to which they aresubject, are not changed under S124, S124A, S147(3) or S54National Land Code 1965.

90

Lands Held Under Grant(First Grade)

These lands are to be found in Penang and Malacca. Theyare subject to the condition as in Paragraph of the ThirdSchedule National Land Code (Penang and Malacca Titles)Act 1963.

Under Paragraph 6 National Land Code (Penang andMalacca) Order 1965, in Penang, they can be used for anypurpose In Malacca, they are subject either to S53(2) or toS53(3) National Land Code 1965.

91

Non-application of Implied Conditions in S115, S116 or S117 NLC in Respect of Lands Alienated

Before NLC or Lands Approved for Alienated Before NLC but Alienated Under NLC

It is to be noted such lands (unless a variation has been madeunder S124, S124A, S147(3) or S54 National Land Code 1965) arenot subject to any of the implied conditions under the categoriesof agriculture, building or industry as in S115, S116 or S117National Land Code 1965 respectively.

This also means that, with regard to agricultural land held byco-proprietors, the implied condition in S115(4)(a) National LandCode 1965 does not apply. In other words, the co-proprietorscannot build dwelling houses for themselves in such a way thatthe land is no longer suitable for agricultural use.

92

Use of Lands Alienated Before NLC or Approved Before NLC but Alienated Under NLC Without any Express Condition requiring Them To Be

Used for a Particular Purpose

With regards to lands alienated before National Land Code1965 which do not have any express condition requiring them tobe used for a particular purpose, they are subject to S53(2) orS53(3) National Land Code 1965 depending on the types of titles(Registry or Land Office) they are held and on the types of lands(town, village or country).

Under S53(2) National Land Code 1965, a town or village landheld under a Land Office title or a country land shall be used foragricultural purposes only while under S53(3) National LandCode 1965, a town or village land held under a Registry title shallneither be used for agricultural nor for industrial purposes. 93

Lands Subject to S53(2) NLC but are Later Included in a Town or Village

Under S11 NLC It is to be noted when any land which is subject to S53(2)National Land Code 1965 is brought within a town or a villageunder S11 National Land Code 1965 after 1 January 1966, theimplied condition that it shall be used for agricultural purposesonly will remain.

It should not be regards as land subject to S53(3) NationalLand Code 1965. As such the proprietor of such land is notrequired to pay an annual rent at a building rate under therevision of rent in accordance with S101 National Land Code1965. Such land too cannot be used for a building purpose. Theproprietor has to get necessary approval under S124 NationalLand Code 1965 first if he wants to use it for a building purpose.94

Sekatan Kepentingan

Sekatan Kepentingan merupakan batasan atau sekatanke atas hak-hak tuan tanah bagi maksud mengawalkepentingan tanah tersebut.

Contoh:

Tanah yang diberimilik ini tidak boleh dipindahmilik,digadai, atau dipajakkan melainkan setelah mendapatkebenaran bertulis daripada Pihak Berkuasa Negeri.

95

Sekatan Kepentingan

Menurut peruntukan Seksyen 120 Kanun Tanah Negara1965

i) Pihak Berkuasa Negeri mempunyai kuasa untukmengenakan Sekatan Kepentingan yang selaras denganundang-undang sebagaimana yang difikirkan sesuai keatas mana-mana tanah yang diberimilik olehnya;

ii) Penentuan pengenaannya hanya boleh dibuat semasameluluskan pemberimilikan, bukan selepasnya;

iii) Sekatan Kepentingan hendaklah dicatatkan di dalamdokumen hakmilik; dan

96

Sekatan Kepentingan

iv) Sekatan kepentingan yang bertentangan denganundang-undang tidak boleh dikenakan, seperti:

‘tanah yang diberimilik ini tidak boleh dipindahmilikkepada orang-orang perempuan’

Tanah yang diberimilik adalah tertakluk kepada SekatanKepentingan yang tercatat di dalam dokumen hakmilik tanpamengira bila ianya diberimilik.

Sekatan Kepentingan boleh dikenakan, dipinda ataudimansuhkan atas permohonan tuan punya tanah di bawahSeksyen 124 Kanun Tanah Negara 1965.

97

SUBDIVISION, PARTITION, AMALGAMATION (LAND)

98

Subdivision

99

Subdivision (S135 – S139)

Chapter 1 of Part Nine National Land Code 1965,subdivision of land means that any alienated land heldunder Registry or Land Office title may, with the approval ofthe State Director or Land Administrator, subdivide the landinto two or more portions to be held by him under separatetitles.

100

Application of Provision on Subdivision of Land in the NLC

The provisions on subdivision are usually use in simple casesof subdividing land into portions for the same purpose (use).

For cases involving conversion where a piece of land is to besubdivided into portions to be used for different purposes as inthe case of the development of agricultural land for residential,commercial and industrial purposes, there are other provisionsmore appropriate to cater this kind of development.

The provisions to be used are S124A National Land Code 1965(simultaneous applications for variation of conditions etc andsubdivision) or S204D National Land Code 1965 (surrender andre-alienation-special provisions).

101

Control of Subdivision of Land

A proprietor of land held under a final title can have hisland subdivided only after he has complied with certainconditions imposed under National Land Code 1965. Theseconditions are mainly to ensure that the subdivision of landis done in an orderly manner so as to avoid any adverseconsequences which may arise out of it.

102

Conditions for Approval of Subdivision (S136 NLC)

The subdivision can be approved only if certain conditions aresatisfied:

(a) the restriction in interest [S136(1)(a)];

(b) the provisions and requirements of any other written law[S136(1)(b)];

(c) the approval of the planning authority [S136(1)(c)(i) and (ii)];

(d) the consent of certain body/authority [136(c)(iii)];

103

Conditions for Approval of Subdivision (S136 NLC)

(e) the item of land revenue outstanding [S136(1)(d)];

(f) the consent of every person/body having a certain interest inthe land [136(1)(e)];

(g) the permissible area of each of the sub-divisional portionsaccording to use [S136(1)(f)(i) and (ii)];

(h) the suitability of the shape of the sub-divisional portions[S136(1)(g)];

(i) the satisfactory means of access for the sub-divisionalportions [S136(1)(h)].

104

The Restriction in Interest [S136(1)(a)]

If the land is subject to a restriction in interest to the effectthat a subdivision cannot be done, then the application forsubdivision in respect of that land cannot be approved.

105

The Provisions and Requirements of Any Other Written Law

[S136(1)(b)]A subdivision of land cannot be approved if it is contrary toany of the provisions or requirements of any written law.E.g. S15(1) of the Land (Group Settlement Areas) Act 1960prohibits the subdivision of any rural holding and as such ifthere is an application for subdivision of a rural holding, ithas to be rejected.

106

The Approval of the Planning Authority or State Authority

[S136(1)(c)(i) and (ii)] For subdivision of land situated outside a local authority area,the requirements of S136(1)(c)(i) & (ii) National Land Code 1965are not applicable. In order to ensure that subdivision is done inan orderly manner, it is practice that the views of the respectiveState Town and Country Planning Departments are obtainedbefore a subdivision of any land outside a local authority area oroutside the area under the jurisdiction of the body is approved.

However, it is more appropriate if an action is taken quickly tobring such an area under the jurisdiction of a local authority or abody having town and country planning powers.

107

The Approval of the Planning Authority or State Authority

[S136(1)(c)(i) and (ii)]

It is to be noted that the State Authority may extend theapplication of the laws on town and country planning to areaoutside any local authority area. As such the requirements underS136(1)(c)(i) becomes applicable to such area.

It is also to be noted that in exercising its power as a planningauthority, the local authority or the body concerned will alsoseek the views of the respective State Town and CountryPlanning Department if the local authority or the body does nothave its own town and country planning officers.

108

The Consent of a Certain Body/Authority [136(c)(iii)]

In same State, the State Authority has made a directionunder S135(2) National Land Code 1965 to the effect that asubdivision of certain land cannot be approved unless theconsent of the body/authority established under thatdirection has been obtained. One of the reasons for settingup this body/authority is to check the fragmentation ofestates which normally gives rise to a number of socialproblems.

109

The Item of Land Revenue [S136(1)(d)]

A subdivision of land cannot be approved if there is anyitem of land revenue outstanding in respect of it.

110

The Consent of Every Person/Body Having a Certain Interest in the

Land [136(1)(e)]

If the land is subject to a charge, lease or lien or if the leaseof the land is subject to a charge, lease or lien and unless inthe case of the lease of part of the land where that partcorresponds precisely to one of the proposed sub-divisionalportions, the written consent of every person/body entitledto the benefit of the charge, lease, lien at the time theapplication of subdivision is made has to be obtainedbefore the subdivision can be approved.

111

The Minimum Area of Each of the Sub-divisional Portions [S136(1)(f)(i) and (Ii)]

A subdivision cannot be approved in respect of land subject to thecategory ‘agriculture’ or to any condition requiring its use for anagricultural purpose if the area of any sub-divisional portion is less thantwo fifths of a hectare (in Kelantan, as stated in Twelfth Schedule NLC, itshould not be less than one fifth of a hectare).

If the subdivision is in respect of land not subject to the category‘agriculture’ or not subject to any condition requiring its use for anagricultural purpose, the area of any sub-divisional portion should not beless than the minimum area as determined by a local authority in itscapacity as a planning authority (if the land is within a local authority areaor within an area under a body having town and country planning powers)or by the State Authority (if the land is situated outside a local authorityarea or outside an area under the jurisdiction of the body). 112

The Shape of the Sub-divisional Portions [S136(1)(g)]

A subdivision should not be approved if the shape of eachsub-divisional portion is not suitable for the purpose forwhich it is intended to be put.

113

The Access [S136(1)(h)]

A subdivision cannot be approved if any of the sub-divisional portions does not have any of following means ofaccess to a road, a river a part of the foreshore or a railwaystation (of these, the means of access to a public road ispreferred):

(a) direct access; or(b) a satisfactory means of access (e.g. in the form of a tractof State land set aside for access purpose); or

114


(c) any of the following means of access within the lotwhich the proprietor in his application for subdivisionagrees to provide:

(i) over land which is to be treated as surrendered tothe State Authority; or(ii) By private road to which a separate title is to beissued; or(iii) by a right of way to be declared by the landadministrator.

115


For a land situated within an area designated by the StateAuthority under S136(2)(a) National Land Code 1965 for, asubdivision cannot be approved if the proprietor does not agreeto the conditions to provide a means of access and also to makeup a road (to a standard specified in the designation) on thattract of land which is to be used as a means of access.

It is be noted that in respect of a means of access, theproprietor is not required to make an application for surrenderof part of the land for access under S200 National Land Code1965. The land for the access is deeded to have beensurrendered to the State Authority upon the registration ofseparate titles for the sub-divisional portions.

116

Pre-Computation Plan

S137(1) National Land Code 1965 requires, amongothers, that an application for subdivision should beaccompanied by a pre-computation plan of the landshowing the details of the subdivision. This provision cameinto effect in 1 January 1993.

Pre-computation plan is defined in S5 National LandCode 1965 as a plan of the layout of lots showing theintended new boundaries and areas of those lots which arebased on computation from existing survey and otherrelevant data. The purpose is essentially to ensure thatthere will not be any change in number of portions after anapproval is given.

117

Pre-Computation Plan

In the past, changes were often made to the approvedsubdivision plan and such changes are not in order becausethere is no provision in the National Land Code 1965allowing any change to be done. For the purpose of S137, apre-computation plan means a pre-computation plan basedon an approved layout plan. The pre-computation planmust be prepared and endorsed by a licensed land surveyor.

118

Title in Continuation Upon Approval of Subdivision

Any title registered in continuation of another title is calltitle in continuation.

In the case of subdivision, qualified titles in continuationare registered for the subdivided portions if there is anapplication for such titles. If land approved for subdivision isheld under a final title, qualified titles for the subdividedportions will be registered in continuation of the final title.The procedure on the registration of these qualified titles iscontained in S183, S186 and S188 National Land Code 1965.

119

Title in Continuation Upon Approval of Subdivision

If upon approving subdivision, no application for qualifiedtitle is made, final titles for the subdivided portions will beregistered in continuation of a final title when the survey ofthe subdivided portions is completed. The procedure on theregistration of these final titles is contained in S171, S173and S174 National Land Code 1965.

120

Survey of Subdivided Portions A piece of land cannot be exactly identified until it issurveyed. The manner in which a survey is carried out isprovided in S396 National Land Code 1965. Basically a landis said to be have been surveyed if in respect of which a lotnumber exists.

E.g. where a piece of land is shown in the plan as Lot No.844, it is definite that the land has been surveyed and thereis a certified plan for it. A final title can be registered for aland only after it has been surveyed in accordance with theprovisions of S396 National Land Code 1965. As such thefinal title to the subdivided portion can only be registeredupon the completion of survey.

121

Survey of Subdivided PortionsThe subdivided portions are identified for the purpose ofregistering qualified titles. This is done by using a land officenumber (PTD. No.). This number is assigned only after theSettlement Officer demarcates the provisional boundariesof the subdivided portion on the ground. On doing so, hewill record the demarcation details of the bearings anddistances in his field book (or digital field book). All landoffice numbers given are recorded in the land office index.

122

Settlement Upon Completion of Survey of Subdivided Portions and

Upon Registration of Qualified TitlesSettlement here refers to the act of showing the boundariesand boundary marks of a land to the proprietor upon thecompletion of survey. Where a survey is done by DSMM,settlement will be done by the Land Office upon completionof survey. During settlement, the attention of the proprietorshould be drawn to the implied conditions in S114 NationalLand Code 1965 relating to the preservation of boundarymarks.

123

Settlement Upon Completion of Survey of Subdivided Portions and

Upon Registration of Qualified Titles It is to be noted that where the survey is done by alicensed land surveyor, the task of showing the boundariesof the land upon completion of survey is to be performedby the licensed land surveyor concerned.

It is also found necessary that the proprietor should beshown the provisional boundaries of the subdividedportions upon the registration of the qualified titles.

124

Survey of Subdivided Portions Done by Licensed Land Surveyor Must Be

Certified by Director of Survey

The survey of the subdivided portions can be done either bythe DSMM, i.e. by a Survey Officer appointed under theNational Land Code 1965 or by a licensed land surveyorregistered under the Licensed land Surveyors Act, 1958.Although the survey work may be undertaken by a licensedland survey, the plan for the title has to be certified by theDirector of Survey.

125

Survey Fees for Survey of Subdivided Portions

Where the survey is to be carried out by the DSMM, thesurvey fees are charged according to the rates prescribed inNational Land Code (Survey Fees) Order, 1965. The rates ofsurvey fees charged by a licensed land surveyor areprovided in the Licensed Land Surveyors Regulations, 1959.

For the survey by DSMM, the land administrator shouldalso noted the remission of survey fees that may be givenunder National Land Code (Survey Fees) Order, 1965.

126

Definisi Pecah Sempadan

Pecah sempadan tanah bermaksud tanah yang dipegang dibawah hakmilik kekal sama ada hakmilik Pejabat Pendaftaratau hakmilik Pejabat Tanah dipecah sempadankan kepadadua atau lebih bahagian supaya tiap-tiap satunya dipegangdi bawah hakmilik-hakmilik yang berasingan oleh tuanpunya tanah yang sama atau tuan punya bersama yangsama [Seksyen 135(1), Akta1104/2001].

127

Kuasa Melulus

Jika tiada apa-apa arahan bertentangan, kuasa untukmeluluskan pecah sempadan ialah Pengarah Tanah danGalian bagi tanah yang dipegang di bawah hakmilik PejabatPendaftar dan Pentadbir Tanah bagi tanah yang dipegang dibawah hakmilik Pejabat Tanah [Seksyen 138(1)(2)].

128

Permohonan Pecah Sempadan

Permohonan pecah sempadan tanah hendaklahmenggunakan Borang 9A Kanun Tanah Negara 1965 dandisertakan dengan perkara-perkara berikut:

i) Bayaran (seperti yang ditetapkan dalam Kaedah-KaedahTanah Negeri);

ii) Pelan pra-hitungan yang menunjukkan secara terperincimengenai pecah sempadan yang dicadangkan,mengikut bilangan salinan yang diperlukan olehPentadbir Tanah;

iii) Surat kebenaran dari badan-badan tertentu (pihakberkuasa perancangan atau badan yang ditetapkanoleh Pihak Berkuasa Negeri); dan 129

Permohonan Pecah Sempadan

iv) Surat kebenaran daripada orang/badan yangmempunyai kepentingan berdaftar ke atas tanah itu[Seksyen 137(1)(a) – (d)].

Jika melibatkan tanah ladang, Pentadbir Tanahhendaklah merujuk kepada Lembaga Tanah Ladang untukmendapatkan pandangan/syornya dan setiausaha Lembagatersebut hendaklah memberi pandangan/syornya denganseberapa segera kepada Pentadbir Tanah [Seksyen137(3)(a)(b), Akta A1104/2001].

130

Syarat-Syarat Pecah Sempadan Tanah (S136 KTN)

Pecah sempadan tanah hanya boleh diluluskan jika memenuhisyarat-syarat berikut:

i) Tidak bertentangan dengan sekatan kepentingaan di manatanah itu tertakluk;

ii) Tidak bertentangan dengan undang-undang lain yang padawaktu itu berkuatkuasa;

iii) Mendapat kelulusan daripada pihak berkuasa perancangan;iv) Mendapat kelulusan daripada pihak berkuasa tertentu yang

ditetapkan oleh PBN;v) Tiada bayaran hasil terhutang;

131

Syarat-Syarat Pecah Sempadan Tanah (S136 KTN)

vi) Persetujuan daripada orang/badan yang mempunyaikepentingan berdaftar ke atas tanah;

vii) Memenuhi keperluan keluasan minimum bahagianyang hendak dipecah sempadankan;

viii) Bentuk bahagian yang hendak dipecahkan ituhendaklah bersesuaian dengan tujuan ianyadipecahkan; dan

ix) Memberi keperluan jalan masuk untuk bahagian yangdipecah sempadan itu.

132

Bayaran Yang Dikenakan

Bayaran-bayaran yang perlu dijelaskan apabilapermohonan diluluskan ialah [Seksyen 138(4)(a)(b)]:

i) Bayaran upah ukur (jika dilakukan oleh Jabatan Ukur);dan

ii) Bayaran bagi menyedia dan mendaftar hakmilik-hakmilik.

133

Pecah Sempadan Dan Tukar Syarat Serentak (S124A KTN)

Pecah sempadan bersekali dengan permohonan menukarsyarat. Permohonan ini hendaklah dianggap seolah-olah ianyaadalah permohonan di bawah Seksyen 135 (permohonan pecahsempadan). Dalam hal ini, seksyen-seksyen berkaitan dengannyahendaklah terpakai sekiranya tidak bercanggah denganperuntukan 124A Kanun Tanah Negara 1965.

Sekiranya tanah berkenaan adalah tanah jenis pertanian danbahagian-bahagian yang dipecah sempadan itu adalah untuktujuan lain (selain dari pertanian), syarat di bawah Seksyen136(1)(f) mengenai keluasan tidak kurang dari 2/5 hektar. Tidakakan terpakai [Seksyen 124A(4)].

134


Permohonan hendaklah dikemukakan kepada PihakBerkuasa Negeri dengan menggunakan Borang 7D dengandisertakan dengan:


ii) Pelan pra-hitungan yang menunjukkan secara terperincimengenai pecah sempadan yang dicadangkan,mengikut bilangan salinan yang diperlukan olehPentadbir Tanah;

iii) Surat kebenaran dari badan-badan tertentu (pihakberkuasa perancangan atau badan yang ditetapkanoleh Pihak Berkuasa Negeri); dan 135


iv) Surat kebenaran daripada orang/badan yangmempunyai kepentingan berdaftar ke atas tanah itu[Seksyen 137(1)(a) – (d)].

Jika melibatkan tanah ladang, Pentadbir Tanahhendaklah merujuk kepada Lembaga Tanah Ladang untukmendapatkan pandangan/syornya dan setiausaha Lembagatersebut hendaklah memberi pandangan/syornya denganseberapa segera kepada Pentadbir Tanah [Seksyen137(3)(a)(b), Akta A1104/2001].

136


Keluasan yang diberikan terhadap permohonan iniadalah tertakluk kepada penyempurnaan segala syarat-syarat yang dikenakan di bawah Seksyen 124(5) iaitu:

i) Premium tambahan;ii) Cukai tanah yang baru;iii) Lain-lain bayaran yang ditetapkan di dalam Kaedah-

Kaedah Tanah Negeri; daniv) Lain-lain syarat yang difikirkan sesuai.

137

Partition

138

Partition (S140 – S145)

In Chapter 2 of Part Nine National Land Code 1965, Partition of landmeans:

(a) that a land held under Registry or Land Office title by two or morepersons as co-proprietors is partitioned so as to vest in each of them,under a separate title, a portion of the land of an area proportionateas nearly as may be to his undivided share in the whole [S140(1)(a)National Land Code 1965]; or

(b) that a land held under Registry or Land Office title by more thantwo persons as co-proprietors is partitioned so as to vest in two ormore persons to continue as co-proprietors under a separate title; and

(c) in the remaining co-proprietor or each of the co-proprietors, aseparate title [S140(1)(b)]. 139

Control on Partition of Land

The co-proprietors of land held under a final title or aqualified title in continuation of a final title can have theland held by them partitioned only if certain conditionsimposed in National Land Code 1965 have been satisfied.These conditions are mainly to ensure that the partition isdone in an orderly manner so as to avoid any adverseconsequences which may arise out of it.

140

Conditions for Approval of Partition

The partition can be approved only if certain conditions aresatisfied:

(a) the agreement of the co-proprietor of the land to partition[S141(1)(a)];(b) the area to be vested in each co-proprietor/the continuing co-proprietor [S141(1)(b)];(c) the restriction in interest [S141(1)(c) & as in subdivision];(d) the provisions and requirements of any other written law[S141(1)(c) & as in subdivision];(e) the approval of the planning authority [S141(1)(c) & as insubdivision];(f) the consent of certain body/authority [S141(1)(c) & as insubdivision];

141

Conditions for Approval of Partition

(g) the item of land revenue [S141(1)(c) & as in subdivision];

(h) the consent of every person/body having a certain interest inthe land [S141(1)(c) & as in subdivision];

(i) the permissible area of each of the partition portionsaccording to use [S141(1)(c) & as in subdivision];

(j) the suitability of the shape of the partition portions[S141(1)(c) & as in subdivision];

(k) the satisfactory means of access for the partition portions[S141(1)(c) & as in subdivision].

142

The Agreement of the Co-proprietors of the Land [S141(1)(a)]

Except in the case of an application for partition by any co-proprietor, an application for partition cannot be approvedunless each of the co-proprietors has either joined in, orconsented to the making of the application for partition.

This means that if A, B and C are co-proprietors in respect of apiece of land, the application for partition of that land cannot beapproved if, e.g., B does not sign the application form togetherwith A and C or a written consent of B to the effect that heagrees with the partition is not accompanied with theapplication form signed by A and C.

143

The Area to be Vested in Each Co-proprietor [S141(1)(b)]

Partition under S140(1)(a):

A partition cannot be approved if the area to be vested in each co-proprietor is not as nearly as may be proportionate to his undividedshare in the whole land.

This means that if P, Q, R and S are co-proprietor of a piece of land of24 hectares, the application for partition in respect of that land cannotbe approved if, e.g., the area to be vested in P is 3 hectares and thearea to be vested in Q, R and S is 7 hectares each.

In this case the area to be held by P, Q, R and S should be 6 hectareseach. If e.g., ¼ of a hectare is to be used for access, then the area tobe vested in P, Q, R and S should be approximately 5.93 hectares each.

144


It is to be noted that the number of portions into which aland can be partitioned cannot exceed or less than thenumber of co-proprietors. If a piece of land is held by threeco-proprietors, then the number of portions into which theland can be partitioned is three. In this case, if in theapplication for partition, it is indicated that the land is to bepartitioned into only two portions, then the applicationcannot be approved.

145


Partition under S140(1)(b):

A partition of land cannot be approved if the area to be vested in eachco-proprietor who wishes to have a separate title is not asproportionate as nearly as may be to his undivided share of the wholeland and the area to be vested in the co-proprietors who wish tocontinue as co-proprietors is not proportionate as nearly as may be totheir total undivided shares of the whole land.

This means that if P, Q, R and S are co-proprietors in a piece of land of24 hectares and R and S wish to remain as co-proprietors, theapplication for partition of land cannot be approved if, e.g., theportions to be vested in P and Q are not 6 hectares each and theportion to be vested in R and S together is not 12 hectares.

146


If, e.g., about ¼ of a hectare is to be used for access, thenbased on the requirement that the area of a portion mustbe as nearly as may be proportionate to the undividedshare or the total of undivided shares, P and Q should eachget a portion of an area of 5.93 hectares and R and Stogether should get a portion of an area of 11.86 hectares.It is also to be noted that in this example, the portions ofland to be vested should not be more than three.

147

The Restriction in Interest

As provided in S141(1)(c) National Land Code 1965,S136(1)(a) is also applicable to a partition of land. As suchan application for partition cannot be approved if the landis subject to a restriction in interest to the effect that apartition cannot be done.

148

The Provisions and Requirements of any Other Written Law

As provided in S141(1)(c) National Land Code 1965 andS136(1)(b) is also applicable to a partition of land. As such apartition cannot be approved if it is contrary to any of theprovisions or requirements of any written law.

149

The Approval of Planning Authority

As provided in S141(1)(c) National Land Code 1965,S136(1)(c)(i) and (ii) is also applicable to a partition of land.As such the approval or consent of a local authority or abody vested with the town and country planning powersunder the various laws in is necessary before a partition ofland situated within a local authority area or within an areaunder the jurisdiction of a body vested with town andcountry planning powers can be approved. In granting anyof such approval, the requirements of S136(1)(c)(ii) NationalLand Code 1965 which is applicable by virtue of S141(1)(c)would have been covered.

150

The Consent of Certain Body/Authority

As provided in S141(1)(c) National Land Code 1965,S136(1)(iii) is also applicable to a partition of land. As such ifthe State Authority has made a direction under S135(2)National Land Code 1965 that a partition of certain landcannot be approved unless the consent of thebody/authority established under that direction has beenobtained, then any application without that consent cannotbe approved.

151

The Item of Land Revenue

As provided in S141(1)(c) National Land Code 1965,S136(1)(d) of National Land Code 1965 is also applicable toa partition of land. As such a partition of land cannot beapproved if there is any item of land revenue outstanding inrespect of it.

152

The Consent of Every Person/Body Having a Certain Interest in the Land

As provided in S141(1)(c) National Land Code 1965, S136(1)(e)of National Land Code 1965 is also applicable to a partition ofland. As such if the land is subject to a charge, lease or lien or ifthe lease of the land is subject to a charge, lease or lien andunless in the case of the lease of part of the land where that partcorresponds precisely to one of the portions resulting from theproposed partition, the written consent of every person/bodyentitled to the benefit of the charge, lease or lien at the timeapplication is made, has to be obtained before a partition can beapproved.

It is be noted that the definition of lease in S5 National LandCode 1965 also includes a sub-lease.

153

The Minimum Area of Each of the Portions Resulting from the PartitionAs provided in S141(1)(c) National Land Code 1965,S136(1)(f)(i) & (ii) of NLC is also applicable to a partition ofland. Therefore, a partition cannot be approved in respectof land subject to the category agriculture or to anycondition requiring its use for an agricultural purpose if thearea of any portion resulting from the partition is less thantwo fifths of a hectare (in Kelantan, as stated in the TwelfthSchedule National Land Code 1965, it should not less thanone fifth of a hectare).

154

The Minimum Area of Each of the Portions Resulting from the PartitionIf the partition of land not subject to the categoryagriculture or not subject to any condition requiring its usefor an agriculture purpose, the area of any portion resultingfrom the partition should not be less than the minimumarea as determined by a local authority or a body or by theState Authority (if the land is situated outside a localauthority area or outside an area under the jurisdiction ofthe body).

155

The Shape of the Portions Resulting from the Partition

As provided in S141(1)(c) National Land Code 1965,S136(1)(g) of National Land Code 1965 is also applicable toa partition of land. As such a partition cannot be approvedif the shape of the portion resulting from the partition isnot suitable for the purpose for which it is intended to beput.

156

The Partition Relating to Access

As provided in S141(1)(c) National Land Code 1965,S136(1)(h) and (2)(a) and (b)(i) and (ii) of National LandCode 1965 are also applicable to a partition of land. As sucha partition cannot be approved if any of the portionsresulting from the partition does not have any of thefollowing means of access to a road, a river, a part of theforeshore or a railway station (of these, the means of accessto a public road is preferred):

(a) direct access; or(b) a satisfactory means of access (e.g. in the form of a tractof State land set aside for access purpose); or

157


(c) any of the following means of access within the lotwhich the co-proprietors in their application for partitionagrees to provide:

(i) over land which is to be treated as surrendered tothe State Authority; or(iii) by a right of way to be declared by the landadministrator.But with respect to a partition of land subject to thecategory agriculture, the requirement may be waved.

158


For a land situated within an area designated by the StateAuthority under S136(2)(a) National Land Code 1965 for, apartition cannot be approved if the co-proprietors do not agreeto the conditions to provide a means of access and also to makeup a road (to a standard specified in the designation) on thattract of land which is to be used as a means of access.

It is be noted that in respect of a means of access, the co-proprietors are not required to make an application forsurrender of part of the land for access under S200 NationalLand Code 1965. The land for the access is deeded to have beensurrendered to the State Authority upon the registration ofseparate titles for the sub-divisional portions.

159

Refusal of Any Co-proprietor to Join in an Application for Partition

As provided in S145(1)(a) National Land Code 1965, where in the caseof any land vested in co-proprietors, any of the co-proprietors neitherjoins in nor consents to the making of an application for partition, theHigh Court may, on application of any of the co-proprietors in theterms specified in the order shall be deemed to have been made bythem all. As such land administrator should check whether such anorder exists or not in the case where any of the co-proprietors hasneither joined nor consented to the making of the application. It is tobe noted that this order of the High Court cannot override othercondition for approval of partition. In other words, if there is such anorder, a partition cannot be approved if, e.g. in respect of anagricultural land, the portion resulting from the partition is less thantwo fifths of a hectare (or in Kelantan less than one fifth of a hectare).

160

Application for Partition by Majority Co-proprietors

S141A National Land Code 1965 provides that a co-proprietor or co-proprietors holding the majority share inthe land may apply for approval to partition the land. If theland is subject to the category agricultural, the requirementregarding access may be waived. Other requirements forthe partition remain the same.

161

Application for Partition by Majority Co-proprietors

When land administrator receives an application for partitionunder S141A National Land Code 1965 and if all the conditionsare satisfied, as stated in S142(3) National Land Code 1965, hehas to notify the other co-proprietors/co-proprietors informinghim/them of the proposed partition and requiring him/them tosubmit in writing within a period of twenty eight days from thedate of service of the notice, any objection setting out fully thegrounds on which the objection is based. Under S143(4) NationalLand Code 1965, if there is an objection, he has to hold anenquiry to determine whether the application should beapproved or rejected. In a case where no objection is received,the approval can be given provided that all other conditions aremet.

162

Title in Continuation Upon Approval of Partition

Any title registered in continuation of another title is call title incontinuation.

In the case of partition, qualified titles in continuation are registeredfor the portions resulting from the partition if there is an application forsuch titles. If land approved for partition is held under a final title,qualified titles for the subdivided portions will be registered incontinuation of the final title. The procedure on the registration of thesequalified titles is contained in S183, S186 and S188 National Land Code

1965.

If upon approving partition, no application for qualified title is made,final titles for the subdivided portions will be registered in continuation ofa final title when the survey of the portions is completed. The procedureon the registration of these final titles is contained in S171, S173 and S174National Land Code 1965. 163

Survey of Portions Resulting from Partition

A piece of land cannot be exactly identified until it issurveyed. The manner in which a survey is carried out isprovided in S396 National Land Code 1965. Basically a landis said to be have been surveyed if in respect of which a lotnumber exists.

E.g. where a piece of land is shown in the plan as Lot No.844, it is definite that the land has been surveyed and thereis a certified plan for it. A final title can be registered for aland only after it has been surveyed in accordance with theprovisions of S396 National Land Code 1965.

164

Identification of Portions Resulting from Partition Before Survey

The identification is required for the purpose of registeringqualified titles for the individual portions. For this purpose apiece of land is identified by a land office number (PTD No.)This number is assigned only after the Settlement Officerdemarcates the provisional boundaries of the land on thesurface of the ground. On doing so, he will record thedemarcation details of bearings and distances in his fieldbook or digital field book. All land office number given arerecorded in the land office index.

165

Settlement Upon Completion of Survey of Portions Resulting from Partition and

Upon Registration of Qualified Titles

Settlement here refers to the act of showing the boundariesand boundary marks of a land to the proprietor upon thecompletion of survey. Where a survey is done by DSMM,settlement will be done by the Land Office upon completionof survey. During settlement, the attention of the proprietorshould be drawn to the implied conditions in S114 NationalLand Code 1965 relating to the preservation of boundarymarks.

166

Settlement Upon Completion of Survey of Portions Resulting from Partition and

Upon Registration of Qualified Titles

It is to be noted that where the survey is done by alicensed land surveyor, the task of showing the boundariesof the land upon completion of survey is to be performedby the licensed land surveyor concerned.

It is also found necessary that the proprietor should beshown the provisional boundaries of the portions upon theregistration of the qualified titles.

167

Survey of Portions Resulting from Partition Done by Licensed Land Surveyor Must Be Certified by

Director of SurveyThe survey of the individual portions can be done either bythe DSMM, i.e. by a Survey Officer appointed under theNational Land Code 1965 or by a licensed land surveyorregistered under the Licensed land Surveyors Act, 1958.Although the survey work may be undertaken by a licensedland survey, the plan for the title has to be certified by theDirector of Survey.

168

Survey Fees for Survey of Subdivided Portions

Where the survey is to be carried out by the DSMM, thesurvey fees are charged according to the rates prescribed inNLC (Survey Fees) Order, 1965. The rates of survey feescharged by a licensed land surveyor are provided in theLicensed Land Surveyors Regulations, 1959.

For the survey by DSMM, the land administrator shouldalso noted the remission of survey fees that may be givenunder NLC (Survey Fees) Order, 1965.

169

Definisi Pecah Bahagian Tanah

Tanah berimilik di bawah hakmilik kekal yang dipegang olehdua orang atau lebih orang sebagai tuan punya bersamaboleh dipecah bahagi supaya tertetakhak pada tiap-tiapseorang dari mereka di bawah hakmilik berasingan.Sekiranya terdapat kes di mana dua tuan punya bersamaingin mengekalkan pemilikan bersama, manakala yang lainhendaklah hakmilik berasingan, satu hakmilik bolehdikeluarkan atas nama mereka berdua dan hakmilik-hakmilik berasingan akan dikeluarkan kepada yang lain[Seksyen 140(1)(a)(b), Akta A1104/2001].

170

Kuasa Melulus

Jika tiada apa-apa arahan bertentangan, Pengarah Tanahdan Galian adalah diberikuasa melulus bagi tanah yangdipegang di bawah hakmilik Pejabat Pendaftar danPentadbir Tanah bagi tanah yang dipegang di bawahhakmilik Pejabat Tanah [Seksyen 140(2)(a)(b)].

171

Permohonan Pecah Bahagian Permohonan pecah bahagian tanah hendaklahmenggunakan Borang 9B Kanun Tanah Negara 1965 dandisertakan dengan perkara-perkara berikut:


ii) Pelan pra-hitungan yang menunjukkan secara terperincimengenai pecah bahagian yang dicadangkan, mengikutbilangan salinan yang diperlukan oleh Pentadbir Tanah;

172

Permohonan Pecah Bahagianiii) Surat kebenaran dari badan-badan tertentu (pihak

berkuasa perancangan atau badan yang ditetapkanoleh Pihak Berkuasa Negeri); dan

iv) Surat kebenaran daripada orang/badan yangmempunyai kepentingan berdaftar ke atas tanah itu.

v) Kebanaran bertulis oleh mana-mana tuan punyabersama yang tidak menyertai pecah bahagianberkenaan (yang tidak menandatangani borangpermohonan tetapi membenarkan pecah bahagiandibuat) [Seksyen 142(1)].

173

Syarat-Syarat Kelulusan Pecah Bahagian (S141 KTN)

Setiap tuan punya bersama menyertai atau bersetujuiuntuk dipecah bahagian. Walau bagaimanapun, tuan punyabersama yang mempunyai syer majoriti boleh membuatpermohonan pecah bahagian tanpa kebenaran tuan punyabersama yang lain.

Keluasan bahagian tanah yang dipecah bahagian kepadasetiap tuan punya bersama adalah sehampir mungkinkepada syernya yang tidak dipecahkan atas keseluruhantanah tersebut.

174


Syarat-syarat lain yang sama seperti pecah sempadan(mutatis mutandis) iaitu:

i) Tidak bertentangan dengan sekatan kepentingaan dimana tanah itu tertakluk;

ii) Tidak bertentangan dengan undang-undang lain yangpada waktu itu berkuatkuasa;

iii) Mendapat kelulusan daripada pihak berkuasaperancangan;

iv) Mendapat kelulusan daripada pihak berkuasa tertentuyang ditetapkan oleh PBN;

v) Tiada bayaran hasil terhutang;175


vi) Persetujuan daripada orang/badan yang mempunyaikepentingan berdaftar ke atas tanah;

vii) Memenuhi keperluan keluasan minimum bahagianyang hendak dipecah bahagikan;

viii) Bentuk bahagian yang hendak dipecahkan ituhendaklah bersesuaian dengan tujuan ianyadipecahkan; dan

ix) Memberi keperluan jalan masuk untuk bahagian yangdipecah bahagi itu [Seksyen 141(1)].

176

Permohonan Oleh Pemegang Syer Majoriti

Seksyen 141A memperuntukkan hak tuan punya bersamayang mempunyai syer majoriti boleh membuatpermohonan pecah bahagian tanah tanpa kebenaran tuanpunya bersama yang lain.

Apabila menerima permohonan, Pentadbir Tanahhendaklah memberitahu tuan punya bersama yang lain(melalui notis). Sebarang bantahan beserta dengan alasan-alasan hendaklah dikemukakan kepada Pentadbir Tanahdalam tempoh 28 hari dari tarikh terima notis tersebut[Seksyen 142(3)].

177

Permohonan Oleh Pemegang Syer Majoriti

Selepas tempoh tersebut, Pentadbir Tanah hendaklahmembuat siasatan jika terdapat bantahan dari tuan punya yanglain yang tidak turut serta dalam permohonan. Notismengadakan siasatan hendaklah dibuat dalam Borang 2A KTN[Seksyen 142(4)].

Jika ada alasan-alasan yang munasabah, Pentadbir Tanahboleh menolak atau mengesyorkan kepada pihak berkuasa yangmenimbangkan permohonan, supaya menolak permohonan itu.Jika tiada alasan yang munasabah, Pentadbir Tanah bolehmeluluskan permohonan atau mengesyorkan kepada pihakberkuasa yang menimbangkan supaya permohonan diluluskan[Seksyen 142(4)(a)(b)].

178

Penamatan Pemilikan Bersama

Permohonan kepada mahkamah untuk penamatanpemilikan bersama atas tanah boleh dilakukan:

i) Oleh mana-mana tuan punya bersama apabila tuanpunya bersama yang lain tidak menyertai atau tidakmemberi keizinan tanah dipecah bahagikan; atau

ii) Dengan sebab tidak dapat diluluskan pecah bahagiankerana keluasan pecah bahagian kurang daripada 2/5hektar (1 ekar) atau ¼ hektar (1/2 ekar bagi NegeriKelantan) bagi tanah kategori pertanian atau syaratdigunakan bagi maksud pertanian [Seksyen145(1)(a)(b)].

179

Penamatan Pemilikan Bersama

Mahkamah boleh mengarahkan supaya:

i) Permohonan ini dipertimbangkan seolah-olah ianyatelah dipersetujui oleh kesemua tuan punya bersama;atau

ii) Bahagian mana-mana tuan punya bersamadipindahmilik kepada tuan punya bersama yang laintertakluk kepada terma-terma yang ditetapkan olehmahkamah; atau

iii) Tanah tersebut dijual [Seksyen 145(2)].

180


Bayaran-bayaran yang perlu dijelaskan apabilapermohonan diluluskan ialah:

i) Bayaran upah ukur (jika dilakukan oleh Jabatan Ukur);dan

ii) Bayaran bagi menyedia dan mendaftar hakmilik-hakmilik.

181

Amalgamation

182

Amalgamation (S146 – S150)

In Chapter 3 of Part Nine National Land Code 1965,amalgamation of lands means that two or more contiguouslots of alienated land held under separate final titles by thesame person or body are combined into one and held byhim or that body under single title. As stated in S146(3)National Land Code 1965, any two or more lots areconsidered to be contiguous if each of them shares oneboundary at least in common with another of them. Thelots cannot be amalgamated if they are not situated in thesame town, village or mukim.

183

The Approving Authority

As provided in S146(2) National Land Code 1965, in theabsence of any direction to the contrary by the StateAuthority, the approval of amalgamation shall be given bythe land administrator where the lot to be amalgamatedare held under Land Office titles and their combined areadoes not exceed four hectares, and by the Director of Landsand Mines in every other case. A direction to the contrarymay be to the effect that the amalgamation is to beapproved by the State Authority itself or by any otherauthority delegated by the State Authority.

184

Conditions for Approval of Amalgamation

The amalgamation can be approved only if certainconditions are satisfied:

(a) the restriction in interest [S147(1) & as in subdivision];

(b) the provisions and requirements of any other writtenlaw [S147(1) & as in subdivision];

(c) the approval of the planning authority [S147(1) & as insubdivision];

(d) the item of land revenue [S147(1) & as in subdivision];185

Conditions for Approval of Amalgamation

(f) the consent of every person/body having a certaininterest in the lands [S141(1)(c) & as in subdivision];

(g) the minimum area of each of the amalgamation lot[S147(1) & as in subdivision];

(h) the shape of the amalgamation lot [S147(1) & as insubdivision];

(i) the sanction of the State Authority [S147(1)].

186

The Restriction in Interest

As provided in S147(1) National Land Code 1965, S136(1)(a)is also applicable to a amalgamation of land. As such theamalgamation cannot be approved if any of the lots to beamalgamated is subject to a restriction in interest to theeffect that the amalgamation cannot be done.

187

The Provisions and Requirements of any Other Written Law

As provided in S147(1) National Land Code 1965 andS136(1)(b) is also applicable to the amalgamation of lands.As such the amalgamation cannot be approved if it iscontrary to any of the provisions or requirements of anywritten law. E.g., the Trengganu Malay Enactment No. 17 of1360 provides in S10 that no Malay holdings outside aMalay reservation shall be combined to form a new holdingexceeding 10 acres in area. As such in Trengganu, if there isan application for amalgamation of Malay holdings outsidea Malay reservation, it has to be rejected if theamalgamated area exceeds 10 acres.

188


As provided in S147(1) National Land Code 1965,S136(1)(c)(i) and (ii) is also applicable to the amalgamationof lands. As such the approval or consent of a localauthority or a body vested with the town and countryplanning powers under the various laws in is necessarybefore the amalgamation of land situated within a localauthority area or within an area under the jurisdiction of abody vested with town and country planning powers can beapproved.

189


If the lands to be amalgamated are outside an area subjectto a law on town and country planning, views of therespective State Departments of Town and CountryPlanning are normally sought before an application foramalgamation is approved. In granting any of suchapproval, the requirements of S136(1)(c)(ii) which isapplicable by virtue of S147(1) would have been covered forthe reason as stated in subdivision.

190

The Item of Land Revenue

As provided in S147(1) NLC, S136(1)(d) of National LandCode 1965 is also applicable to the amalgamation of lands.As such the amalgamation cannot be approved if there isany item of land revenue outstanding in respect of any ofthe lands.

191

The Consent of Every Person/Body Having a Certain Interest in the Land

As provided in S147(1) National Land Code 1965,S136(1)(e) of National Land Code 1965 is also applicable tothe amalgamation of land. As such if the land is subject to acharge, lease or lien or if the lease of the land is subject to acharge, lease or lien, the written consent of everyperson/body entitled to the benefit of the charge, lease orlien at the time application is made, has to be obtainedbefore the amalgamation can be approved.

It is be noted that the definition of lease in S5 NationalLand Code 1965 also includes a sub-lease.

192

The Minimum Size of the Amalgamated Area

As provided in S147(1) National Land Code 1965, S136(1)(f)(i) & (ii)of National Land Code 1965 is also applicable to the amalgamation oflands. Therefore, amalgamation cannot be approved in respect of landsubject to the category agriculture or to any condition requiring its usefor an agricultural purpose if the amalgamated area is less than twofifths of a hectare (in Kelantan, as stated in the Twelfth ScheduleNational Land Code 1965, it should not less than one fifth of ahectare).

If the amalgamation is in respect of lands not subject to thecategory agriculture or not subject to any condition requiring its usefor an agriculture purpose, the amalgamated area should not be lessthan the minimum area as determined by a local authority or a bodyor by the State Authority (if the land is situated outside a localauthority area or outside an area under the jurisdiction of the body). 193

The Shape of the Amalgamation Area

As provided in S141(1)(c) National Land Code 1965,S136(1)(g) of National Land Code 1965 is also applicable toa partition of land. As such a partition cannot be approvedif the shape of the portion resulting from the partition isnot suitable for the purpose for which it is intended to beput.

194

The Sanction of the State Authority As provided in S147(1) National Land Code 1965, the sanctionof the State Authority is also necessary before any amalgamationcan be approved by the Director of Lands and Mines or the LandAdministrator in any of the following circumstances:

(a) where the lots to be amalgamated are all held under LandOffice title and their combined area will exceed 4 hectares;(b) where the lots to be amalgamated are held partly underRegistry title and partly under Land Office title;(c) where any dissimilarity exists between any of the lots to beamalgamated in any of the following respects:

(i) the periods for which they are held;(ii) the rates at which rent is payable;(iii) the categories of land use, conditions and restrictionsin interest to which they are subject. 195

The Sanction of the State Authority As provided in S147(3), the sanction of the State Authority toany amalgamation of lots would be to the effect that thecombined area is to held under a Registry title.

S147(3) also provides that where the lots are dissimilar onsanctioning amalgamation, the State Authority will have to giveany of the following directions:(a) if the dissimilarity of the lots is in respect of the periods oftitle for which they are held, the State Authority is to give adirection relating the period for which the combined area is tobe held;(b) if the dissimilarity of the lots is in respect of the rates atwhich rent is payable, the State Authority is to give a directionrelating to the rate at which the rent for the combined area is tobe paid; 196

The Sanction of the State Authority

(c) if the dissimilarity of the lots is in respect of the categories ofland use to which they are subject, the State Authority is to givea direction relating to the categories for the combined area;

(d) if the dissimilarity of the lots is in respect of the conditions ofto which they are subject, the State Authority is to give adirection relating to the conditions for the combined area;

(e) if the dissimilarity of the lots is in respect of the restriction ininterest, the State Authority is to give a direction relating to therestriction in interest for the combined area;

197

The Sanction of the State Authority

It is to be noted that if the approval is to be given by theState Authority, then on approving the application, theState Authority will give the appropriate directions.

As provided in S147(4) National Land Code 1965, whenthe State Authority gives the direction, it may require thepayment of a premium if the period for which thecombined area is to be held is more than any of the periodsfor which the original lots are held.

198

Title in Continuation Upon Approval of Amalgamation

In the case of amalgamation of lands, a qualified title incontinuation is registered for the amalgamated area if there isan application for such title. If the lands are held under finaltitles, a qualified title is registered in continuation of the finaltitles. The procedure on the registration of this qualified title iscontained in S183, S186 and S188 National Land Code 1965.

If upon approving amalgamation, no application for qualifiedtitle is made, a final title for the combined area in continuationof a final titles will be registered when the survey of theamalgamated area is completed. The procedure on theregistration of this final titles is contained in S171, S173 and S174National Land Code 1965.

199

Survey of Amalgamated Area

A piece of land cannot be exactly identified until it issurveyed. The manner in which a survey is carried out isprovided in S396 National Land Code 1965. Basically a landis said to be have been surveyed if in respect of which a lotnumber exists.

E.g. where a piece of land is shown in the plan as Lot No.844, it is definite that the land has been surveyed and thereis a certified plan for it. A final title can be registered for aland only after it has been surveyed in accordance with theprovisions of S396 National Land Code 1965.

200

Identification of Amalgamated Area Before Survey

The amalgamated area needs to be identified for thepurpose of registering qualified title. This is done by using aland office number (PTD No.) This number is assigned onlyafter the Settlement Officer demarcates the provisionalboundaries of the amalgamated area on the surface of theground. On doing so, he will record the demarcation detailsof bearings and distances in his field book (or digital fieldbook). All land office number given are recorded in the landoffice index.

201

Settlement Upon Completion of Survey of Amalgamated Area and Upon Registration of Qualified Titles

Settlement here refers to the act of showing the boundariesand boundary marks of a land to the proprietor upon thecompletion of survey. Where a survey is done by DSMM,settlement will be done by the Land Office upon completionof survey. During settlement, the attention of the proprietorshould be drawn to the implied conditions in S114 NationalLand Code 1965 relating to the preservation of boundarymarks.

202

Settlement Upon Completion of Survey of Amalgamated Area and Upon Registration of Qualified Titles

It is to be noted that where the survey is done by alicensed land surveyor, the task of showing the boundariesof the land upon completion of survey is to be performedby the licensed land surveyor concerned.

It is also found necessary that the proprietor should beshown the provisional boundaries of the portions upon theregistration of the qualified titles.

203

Survey of Amalgamated Area Done by Licensed Land Surveyor Must Be

Certified by Director of Survey

The survey of the individual portions can be done either bythe DSMM, i.e. by a Survey Officer appointed under theNational Land Code 1965 or by a licensed land surveyorregistered under the Licensed land Surveyors Act, 1958.Although the survey work may be undertaken by a licensedland survey, the plan for the title has to be certified by theDirector of Survey.

204

Survey Fees for Survey of the Amalgamated Area

Where the survey is to be carried out by the DSMM, thesurvey fees are charged according to the rates prescribed inNational Land Code (Survey Fees) Order, 1965. The rates ofsurvey fees charged by a licensed land surveyor areprovided in the Licensed Land Surveyors Regulations, 1959.

For the survey by DSMM, the land administrator shouldalso noted the remission of survey fees that may be givenunder National Land Code (Survey Fees) Order, 1965.

205

Definisi Penyatuan Tanah

Dua lot tanah atau lebih yang berdampingan dandipegang oleh seorang tuan punya di bawah hakmilikberasingan, boleh disatukan supaya menjadi satu lot yangdipegang di bawah satu hakmilik sahaja dengan syarat:

i) Hakmilik-hakmilik tersebut adalah hakmilik kekal;ii) Lot-lot terletak dalam Mukim/Bandar/Pekan yang

sama; daniii) Lot-lot tersebut berdampingan iaitu sekurang-

kurangnya berkongsi satu sempadam.

206

Permohonan Penyatuan Tanah

Permohonan penyatuan tanah hendaklah dikemukan kepadaPentadbir Tanah dengan menggunakan Borang 9C Kanun TanahNegara 1965 dan disertakan dengan perkara-perkara berikut:


ii) Pelan pra-hitungan yang menunjukkan lot-lot yang hendakdisatukan mengikut bilangan salinan yang diperlukan olehPentadbir Tanah;

iii) Surat kebenaran dari badan-badan tertentu (pihak berkuasaperancangan atau badan yang ditetapkan oleh PihakBerkuasa Negeri); dan

iv) Surat kebenaran daripada orang/badan yang mempunyaikepentingan berdaftar ke atas tanah itu.

207

Pihak Berkuasa Melulus

Jika tiada apa-apa arahan yang bertentangan, kuasauntuk meluluskan penyatuan tanah ialah:

i) Pentadbir tanah bagi hakmilik Pejabat Tanah yangkeluasan penyatuan tidak melebihi 4 hektar; dan

ii) Pengarah Tanah dan Galian bagi kes-kes yang lain.

208

Syarat-Syarat Penyatuan Tanah

Untuk tujuan penyatuan tanah, syarat-syarat yang samadengan syarat-syarat pecah sempadan di bawah Seksyen136(1)(a) – (g) mutatis mutandis adalah dipakai. Walaubagaimanapun, syarat dalam Seksyen 136(h) berkaitan denganjalan keluar masuk adalah dikecualikan.

i) Tidak bertentangan dengan sekatan kepentingaan di manatanah itu tertakluk;

ii) Tidak bertentangan dengan undang-undang lain yang padawaktu itu berkuatkuasa;

iii) Mendapat kelulusan daripada pihak berkuasa perancangan;iv) Mendapat kelulusan daripada pihak berkuasa tertentu yang

ditetapkan oleh Pihak Berkuasa Negeri;209


v) Tiada bayaran hasil terhutang;vi) Persetujuan daripada orang/badan yang mempunyai

kepentingan berdaftar ke atas tanah;vii) Memenuhi keperluan keluasan minimum bahagian

yang hendak disatukan;viii) Bentuk bahagian yang hendak disatukan itu hendaklah

bersesuaian dengan tujuan ianya disatukan; dan

210


Jika terdapat perkara-perkara berikut, keizinan Pihak BerkuasaNegeri hendaklah diperolehi terlebih dahulu sebelum penyatuandiluluskan:

i) Keluasan lot yang disatukan yang dipegang di bawahhakmilik Pejabat Tanah melebihi 4 hektar;

ii) Lot-lot dipegang sebahagiannya di bawah hakmilik PejabatTanah dan sebahagian dipegang di bawah hakmilik PejabatPendaftar; dan

iii) Terdapat ketidaksamaan di antara mana-mana lot yanghendak disatukan dari segi [Seksyen 147(2)]:- tempoh pajakan;- kadar cukai; dan- jenis kegunaan tanah, syarat dan sekatan kepentingan

211


Keizinan Pihak Berkuasa Negeri terhadap penyatuan tanah dalamkeadaan ketidaksamaan hendaklah dianggap sebagai kelulusan supayatanah yang disatukan itu dipegang di bawah hakmilik PejabatPendaftar dan semasa mengizinkan penyatuan tanah, bolehmemberikan arahan-arahan yang difikirkan perlu seperti berikut:

i) Jika tidak sama dari segi tempoh pegangan hendaklahmenentukan tempoh pegangan tanah tersebut;

ii) Jika tidak sama dari segi cukai hendaklah menentukan jumlahvukai yang perlu dikenakan;

iii) Jika tidak sama dari segi penggunaan tanah hendaklah tetapkanjenis penggunaan tanah; dan

iv) Jika tidak sama dari segi syarat nyata atau sekatan kepentinganhendaklah dinyatakan syarat nyata dan sekatan kepentingan yangperlu dikenakan. 212


Apabila permohonan diluluskan, pemilik tanah akandikenakan:

i) Bayaran upah ukur (jika dilakukan oleh Jabatan Ukur);ii) Penyediaan dan pendaftaran hakmilik tetap; daniii) Premium tambahan (jika perlu)

213

Pecah Sempadan, Pecah Bahagian dan Penyatuan Tanah

214


Proses memecah bahagian atau memecah sempadan tanahmembolehkan pemiliknya memecahkan tanah kepada beberapaunit kecil. Ini dilakukan apabila pemilik berhasratmembangunkan tanah kepada pelbagai kegunaan yang lebihproduktif atau untuk menjual atau memindahmilik sebahagiandaripada tanah yang dimiliknya kepada pihak-pihak lain.

Perbezaan antara permohonan Pecah Bahagian dan PecahSempadan ialah bagi pecah bahagian, kesemua nama pemilikyang terdapat di atas hakmilik asal akan didaftarkan di atassetiap Hakmilik unit baru. Pecah Sempadan pula bermakna namayang berasingan akan didaftarkan atas Hakmilik baru yangberasingan.

215


Untuk tanah pertanian luas minima setelah dipecahkan hendaklahtidak kurang dari satu ekar yang bersamaan dengan lebih kurang 0.4hektar, manakala bagi tanah kegunaan lain hendaklah mengikutkeluasan minima yang dibenarkan oleh Undang-undang KecilBangunan, Pihak Berkuasa Tempatan. Untuk membangunkan tanahkepada pelbagai kegunaan, pemilik perlu memohon ubahsyaratselepas memecahkannya. Misalnya tanah pertanian yang hendakdibangunkan untuk perumahan dan perniagaan perlu diubahsyaratsecara berasingan kepada kegunaan-kegunaan baru, oleh kerana syaratserta cukai adalah berlainan bagi kedua-dua kegunaan tersebut. Olehitu pemilik atau pemilik-pemilik perlu memecahkan tanah kepadabeberapa lot yang lebih kecil, selaras dengan kehendak Undang-undang yang berkuatkuasa, diikuti dengan permohonan ubahsyaratdengan mengasingkan lot untuk perumahan, lot untuk kegunaanpertanian dan kegunaan-kegunaan lain. 216


Selain dari itu jika pihak mempunyai beberapa kepingtanah yang bersebelahan, yang berpegang dengan jenisHakmilik yang sama, syarat-syarat Nyata dan kegunaan yangsama, tanah-tanah tersebut boleh dicantumkan menjadisatu di bawah proses yang disebut Penyatuan Tanah.

Untuk kemudahan, pemilik pada lazimnya melantikJuruukur Berlesen untuk mengukur tanah danmengemukakan (bagi pihaknya) permohonan, PecahBahagian, Pecah Sempadan, atau Penyatuan Tanah kePejabat Tanah.

217


Kuasa Meluluskan

Pengarah Tanah dan Galian bagi Hakmilik Pendaftar. Pentadbir Tanah bagi Hakmilik Pejabat Tanah.

Borang Yang Digunakan

Permohonan Untuk Memecahkan Sempadan TanahBorang 9A Permohonan Untuk Memecahkan Bahagian TanahBorang 9B Permohonan Untuk Menyatukan Tanah Borang 9C

218


Bayaran

Bayaran Pelan RM10.00 satu plot

Bayaran Pendaftaran Hakmilik Sementara RM20.00seplot

Bayaran Pendaftaran Hakmilik Kekal RM20.00 satu plot

Bayaran Ukur Sila lihat Jadual Bayaran Ukur

219


Dokumen yang perlu disertakan bagi permohonanperseorangan

Empat (4) set:i. Borang 9A bagi Permohonan Untuk Memecahkan

Sempadan tanah, atauii. Borang 9B bagi Permohonan Untuk Memecah Bahagian

Tanah, atauiii. Borang 9C bagi Permohonan Untuk Menyatukan Tanahiv. Lima belas (15) salinan Dokumen Hakmilik Daftar yang

diakui sah.v. Satu (1) salinan Dokumen Hakmilik Daftar yang diakui

sah. 220


vi. Satu (1) salinan resit cukai tanah tahun semasa.vii. Satu (1) salinan surat perlantikan Juruukur Berlesen

daripada Lembaga Jurukur Tanah (jika menggunakanperkhidmatan Juruukur Berlesen).

viii. Satu (1) salinan surat kebenaran orang yangberkepentingan (jika berkaitan).

ix. Resit bayaran permohonan RM30.00 seplot.x. Satu (1) salinan borang butir-butir diri pemohon.xi. Satu (1) salinan kad pengenalan pemohon.

221


Dokumen yang perlu disertakan bagi Permohonan Syarikat

Satu (1) set:i. Borang 9A bagi Permohonan Untuk Memecahkan

Sempadan tanah, atauii. Borang 9B bagi Permohonan Untuk Memecah Bahagian

Tanah, atauiii. Borang 9C bagi Permohonan Untuk Menyatukan Tanah.iv. Salinan pelan.v. Salinan Dokumen Hakmilik Daftar yang diakui sah.vi. Salinan resit cukai tanah tahun semasa.

222


vii. Salinan surat perlantikan Juruukur Berlesen daripadaLembaga Jurukur Tanah.

viii. Salinan surat kebenaran orang yang berkepentingan.ix. Salinan resit bayaran permohonan sebanyak

RM100.00/hakmilikx. Salinan Resolusi Syarikat.xi. Salinan Perlembagaan/Memorandum dan Articles Syarikat.xii. Salinan Senarai Lembaga Pengarah (Form 49) yang disahkan

oleh Pendaftarxiii. Syarikat/Setiausaha Syarikat.xiv. Salinan Penyata Pembahagian Saham (Form 24) atau

Perpindahan Saham yang disahkan oleh PendaftarSyarikat/Setiausaha Syarikat.

223

SURRENDER AND RE-ALIENATION-SPECIAL

PROVISIONS

224

Introduction

S195 NLC states that the proprietor of any alienated landheld under Registry title, Land Office title or qualified titlemay, with the approval of the State Director or LandAdministrator, surrender to the State Authority the wholeor part.

225

Surrender and Re-alienation -Special Provisions (S204A – S204H)The Surrender and Re-alienation – Special Provisions wereincluded in the National Land Code 1965 through National LandCode (Amendment) Act 1984 (Act A587) which came into forceon the 25 March 1985. The provisions intend to provide anotherway by which a land can be subdivided and the subdividedportions be used for various purposes without the proprietorhaving to face the risk of losing his land through the practice ofsurrender and re-alienation. Under these special provisions, theperiod of title cannot be reduced. In order words, if the land isheld in perpetuity, the titles in perpetuity are also issued for thesub-divisional portions and if the land is alienated for a term ofyears and the period remaining is, e.g. thirty years, then thetitles issued for the sub-divisional portions will not be less thanthirty years.

226

Surrender and Re-alienation -Special Provisions (S204A – S204H)

However it is to be noted that in respect of certain land,those provisions cannot be invoked. This is so in the case ofa land held by a non-Malay within a Malay reservation. Thereason being that a non-Malay who holds the land evenafter the land was included within a Malay reservation willnot be effected by reservation notwithstanding itssubsequent transfer to another no-Malay. Once it issurrendered, it cannot be re-alienated to him because ofthe restriction under the Malay reservations laws whichprohibit alienation of State land within a Malay reservationto a non-Malay.

227

Lands Which Can be Surrender

S204B states that the following can be surrendered andre-alienated:

(a) any land held under qualified title and final title;

(b) two or more lands held under qualified title and finaltitle or a combination which are contiguous and held by thesame proprietor or co-proprietors

228

Discretion of the State Authority Whether to Approve or to Reject

an Application

S204E provides that the approval or rejection of anapplication shall be at the discretion of the State Authority.This means that if the State Authority decides not toapprove an application, the decision is final and cannot bechallenged in Court. This situation is similar to that underS124 National Land Code 1965.

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Conditions of Approval

According to S204C, the State Authority can approve anapplication if:

(a) the units of land to be re-alienated conform in shape, area,measurements, location and intended use with a layout planapproved by the appropriate authority;(b) no item of land revenue is outstanding in respect of the land;(c) land is not under attachment by any Court;(d) there are no registered interests in the land;(e) there is a consent to the making of the application from a lienholder, if the land is subject to a lien holder’s caveat; and(f) there is a consent to the making of the application from thecaveat or, if the land is subject to a private caveat.

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Document to Accompany an Application

An application for surrender and re-alienation must beaccompanied be:

(a) a fee as prescribed in the State Land Rules;(b) the consent, if required;(c) a plan showing the lots to be surrendered and a pre-computation plan showing the details of the units to be re-alienated.(d) a copy of the layout plan;(e) The Issue Document of Title to the land.

231

Approval of Layout Plan by the Appropriate Authority

As stated in S204C(1)(a), a layout plan must be approved bythe appropriate authority.

The approval of the layout plan will be in any of the followingforms:

(a) a planning permission under Town and Country Planning Act1976 (Act 172);(b) a development order under Federal Territory (Planning) Act1982 (Act 267); or(c) a decision of a local authority or a body vested with thepowers relating to town planning under the Enactments.

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Position of Land Under a Grant (First Grade) in Penang and Malacca

For any land held under a grant (first grade) in Penang andMalacca, the titles issued upon approval of surrender andre-alienation should no longer bear the phrase ‘first grade’.This is because S79 (general provision relating to approvals)does not give the power to the State Authority todetermine the conditions equivalent to those under thegrant (first grade). Furthermore the proprietor has thechoice. If he wants the grant (first grade) states to remain,he should make an application under S137 (Applications forapproval).

233

Issue Document of Title

S204G(3) provides that the registrar of title/land administratorshould destroy the Issue Document of Title in his possession wherepossible as the land reverts to the State when he makes a memorial inthe Registry Document of Title (as required by S204G(1) to the effectthat the land has been surrendered. In order to do that, the Registrarof Title/Land Administrator must satisfy that all payments due to theState Authority has been paid.

Accordingly, the Issue Document of Title will be destroyed afterpayment is made. Only then the titles to the units approved for re-alienation can be registered. This is because in some cases, theproprietor does not pay the amount demanded in the notice in Form5A and as such the approval lapses. When this occurs, the existingRegistry Document of Title and Issue Document of Title remain validand effective. 234

Memorial of Surrender

S204G(1) requires a memorial of surrender be made inthe relevant Registry Document of Title when theproprietor accepts the terms of re-alienation.

If the proprietor does not pay the amount as required inthe notice in Form 5A, the approval lapses. When thishappens, the registrar of title/land administrator shouldcancel the memorial made. This is not specificallymentioned in the NLC. When he does not pay in time, it isassumed that he has withdraw his application. As such thecancellation of the memorial can be done in accordancewith S204F(2).

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No Part Payment of All Payments Due Upon Approval of Alienation

Upon approval of surrender and re-alienation, in respectof the units to be re-alienated, the land administrator shallserve a notice in Form 5A for each of the units.

The land administrator not accept part payment of allthe payments due upon approval of alienation unless it isfor all the units. If the payment for all units is not paidwithin the time specified, the approval will lapse.

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Terms of Re-alienation of the Units

The State Authority has to decide on the terms of re-alienation of the units when it approves the surrender and re-alienation:

(a) the provisional area;(b) the period for which the unit is to be re-alienated (it shouldnot be less than what the proprietor is at present entitled);(c) the form of final title under which the land is ultimately to beheld (Registry or Land Office title);(d) the rate of rent;(e) the rate of payment;(f) the category of land use;(g) the express condition;(h) the restriction in interest. 237

Definisi Serah Balik (S195 KTN)

Tuan punya tanah berimilik yang dipegang di bawahhakmilik Pejabat Tanah, hakmilik Pejabat Pendaftar atauhakmilik sementara boleh dengan kelulusan PengarahTanah dan Galian Negeri atau Pentadbir Tanah menyerahbalik kepada Pihak Berkuasa Negeri:

i) Seluruh tanah itu; atauii) Mana-mana bahagian darinya digunakan atau diniat

untuk digunakan bagi maksud keagamaan, pendidikan,khairat atau awam.

238

Syarat-Syarat Kelulusan Serah Balik

Menurut Seksyen 196(1)(a) – (c):

i) Tiada bayaran hasil terhutang;

ii) Tidak menimbulkan apa-apa bebanan kepada Pihak Berkuasa Negeri;

iii) Tanah tidak di bawah tahanan mana-mana mahkamah; dan

iv) Mendapat persetujuan bertulis daripada orang/badan yang berkepentingan

239

Permohonan Serah Balik Tanah

Permohonan untuk penyerahan keseluruhan danpemberimilikan semula hendaklah dikemukakan kepadaPentadbir Tanah dengan menggunakan Borang 12D dandisertakan dengan perkara-perkara berikut:

i. Bayaran yang ditetapkan;ii. Surat kebenaran daripada pemegang lien dan orang yang

mempunyai tuntutan yang dilindungi oleh kaveat;iii. Pelan yang menunjukkan lot-lot yang hendak diserahbalik

dan pelan pra-hitungan yang menunjukkan bahagian-bahagian dan unit-unit secara terperinci yang hendakdiberimilik semula;

240

Permohonan Serah Balik Tanah

iv. Salinan pelan tatatur yang diluluskan oleh PihakBerkuasa berkenaan, berkaitan dengan bahagian-bahagian dan unit-unit yang hendak diberimilik semula;dan

v. Dokumen Hakmilik Keluaran (DHK).vi. Jika melibatkan tanah ladang, Pentadbir Tanah

hendaklah merujuk kepada Lembaga Tanah Ladanguntuk mendapatkan pandangan/syornya dan setiausahaLembaga tersebut hendaklah memberipandangan/syornya dengan seberapa segera kepadaPentadbir Tanah [Seksyen 197(4), Akta A1104/2001].

241

Tindakan Selepas Kelulusan Serah Balik Keseluruhan

Ingatan penyerahan dibuat di dalam dokumen hakmilikdaftar tanah.

Tanah berkenaan akan kembali dan terletak hak kepadaPihak Berkuasa Negeri sebagai tanah kerajaan.

Dokumen hakmilik tanah dimusnahkan.

242

Tindakan Selepas Kelulusan Serah Balik Sebahagian

Ingatan penyerahan dibuat di dalam dokumen hakmilik daftartanah.

Tanah berkenaan akan kembali dan terletakhak kepada PihakBerkuasa Negeri sebagai tanah kerajaan.

Bahagian yang tidak diserah akan diukur semula.

Pengeluaran hakmilik sambungan kepada bahagian yang tidakdiserahkan.

Pengiraan bayaran cukai berdasarkan keluasan sebenarselepas pengukuran.

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Penyerahan Dan Berimilik Semula Lot-Lot Berdampingan Hakmilik Pejabat

Tanah (S203 KTN)

Difinisi

Tuan punya tanah yang memegang 2 atau lebih lot-lot yangberdampingan di bawah hakmilik Pejabat Tanah bolehmemohon untuk menyerah balik lot-lot berkenaan kepadaPihak Berkuasa Negeri dengan syarat tanah tersebutdikembalikan kepadanya dalam bentuk atau unit-unit yangberbeza dan keluasan setiap satunya kurang dari 4 hektardan dipegang di bawah hakmilik sementara Pejabat Tanah

244


Tanah (S203 KTN)Syarat-syarat permohonan

i) Melibatkan 2 atau lebih lot-lot yang berdampingan;ii) Kesemua lot dipegang di bawah hakmilik Pejabat Tanah;iii) Kesemua lot dimiliki oleh tuan punya yang sama;iv) Kesemua lot terletak di dalam mukim, bandar atau pekan yang

sama;v) Tiada perbezaan mengenai tempoh pegangan, kadar cukai, jenis

kegunaan tanah, syarat nyata dan sekatan kepentingan;vi) Keluasan kawasan yang disatukan melebihi 4 hektar;vii) Tiada satu lot pun yang tertakluk kepada apa-apa kepentingan

berdaftar atau sewaan yang dikecualikan pendaftaran yangtercatat di dalam dokumen hakmilik daftar; dan

viii) Keluasan unit-unit yang diberimilik semula kurang dari 4 hektar. 245


Tanah (S203 KTN)

Permohonan hendaklah dikemukakan kepada Pentadbir Tanahdengan menggunakan Borang 12C Kanun Tanah Negara 1965 dandisertakan dengan:

i) Bayaran yang ditetapkan di dalam Kaedah-Kaedah TanahNegeri;

ii) Pelan pra-hitungan mengikut bilangan yang ditentukan yangmenunjukkan lot-lot yang hendak diserah balik serta pelancadangan unit-unit baru; dan

iii) Surat kebenaran dari orang/badan yang mempunyaikepentingan berdaftar ke atas tanah tersebut.

246


Tanah (S203 KTN)

Pemberimilikan semula

i) Pemberimilikan akan mengikut proses di bawah Seksyen 79Kanun Tanah Negara 1965;

ii) Jenis penggunaan tanah, syarat nyata dan sekatankepentingan hendaklah sama dengan yang asal sebelumdiserah balik; dan

iii) Penukaran hakmilik daripada hakmilik sementara kepadahakmilik kekal hendaklah mengikut Seksyen 191 KanunTanah Negara 1965 (Seksyen 204 Kanun Tanah Negara 1965).

247

Definisi Serah Balik dan Kurnia Semula (S204A)

Tuan punya tanah yang memegang satu lot atau lebih lot-lotyang berdampingan sama ada di bawah hakmilik kekal atauhakmilik sementara atau kombinasi kedua-duanya bolehmemohon menyerah balik lot atau lot-lot berkenaan yangdimiliki oleh tuan punya yang sama kepada Pihak BerlesenNegeri dengan syarat bahagian-bahagian tertentu tanahtersebut diberimilik semula kepadanya dalam unit-unit yangberasingan [Seksyen 204B KTN, Akta A1104/2001].

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Serah Balik dan Kurnia Semula (S204A)

Permohonan Untuk Kelulusan

Permohonan untuk penyerahan dan pemberimilikan semula dibuatdi dalam Borang 12D dan disertakan dengan perkara-perkara berikut:

i. Bayaran yang ditetapkan;ii. Surat kebenaran daripada pemegang lien dan orang yang

mempunyai tuntutan yang dilindungi oleh kaveat;iii. Pelan yang menunjukkan lot-lot yang hendak diserahbalik dan

pelan pra-hitungan yang menunjukkan bahagian-bahagian danunit-unit secara terperinci yang hendak diberimilik semula;

iv. Salinan pelan susunatur yang diluluskan oleh Pihak Berkuasaberkenaan, berkaitan dengan bahagian-bahagian dan unit-unityang hendak diberimilik semula; dan

v. Dokumen Hakmilik Keluaran (DHK).

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Syarat-syarat Kelulusan

i. Bahagian-bahagian dan unit-unit yang akan diberimiliksemula hendaklah mengikut pelan tatatur yang telahdiluluskan oleh pihak berkuasa yang berkenaan, darisegi bentuk, keluasan, ukuran, lokasi dan kegunaannya;

ii. Tiada hasil tanah terhutang;iii. Tanah tersebut tiada dalam tahanan (attachment)

mana-mana mahkamah;

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iv. Tiada kepentingan berdaftar terhadap tanah tersebut;v. Persetujuan bertulis daripada pemegang lien terhadap

kesemua tanah atau bahagian daripadanya dan orang yangmempunyai tuntutan yang dilindungi oleh kaveat (Seksyen204C); dan

vi. Jika permohonan diluluskan, Pentadbir Tanah bolehmenentukan perkara-perkara yang berkaitan denganpemberimilikan di dalam seksyen 79(2) Kanun Tanah Negara1965 terhadap tiap-tiap bahagian atau unit tanah yang akandibermilik semula.

vii. Kuasa melulus permohonan serah balik dan kurnia semula dibawah seksyen ini terletak kepada Pihak Berkuasa Negeri[Seksyen 204E(1) Kanun Tanah Negara 1965].

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Proses Pemberitahuan Kepada Pemohon

Kelulusan dan syarat-syaratnya akan diberitahu kepadapemohon. Pemohon hendaklah memberitahu kepada PihakBerkuasa Negeri sama ada beliau bersetuju atau tidakdengan syarat-syarat berkenaan. Jika tidak bersetuju, beliauboleh merayu kepada Pihak Berkuasa Negeri supayamenimbang semula syarat-syarat tersebut atau beliau jugaboleh menarik balik permohonannya.

Jika dipersetujui oleh Pentadbir Tanah/Pendaftar akanmembuat catatan perkembalian dan perletakan hak tanahitu kepada Pihak Berkuasa Negeri di dalam dokumenhakmilik daftar dan dokumen hakmilik keluarandimusnahkan.

252

Penentuan Tempoh Pegangan Unit Yang Diberimilik Semula

Tempoh pegangan bahagian atau unit yang hendakdiberimilik semula iaitu:

i. Jika hakmilik asal adalah untuk selama-lamanya, makatempoh pemberimilikan semula hendaklah juga untukselama-lamanya; dan

ii. Jika hakmilik asal adalah pajakan, maka tempohpemberimilikan semula hendaklah tidak kurang daribaki tempoh pajakan itu.

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Pemprosesan Permohonan Secara SBKS Negeri Johor (Lama)

Negeri Johor mengamalkan sistem proses permohonanpembangunan tanah secara Serah Balik dan Kurnia Semula (SBKS)bagi tujuan pembangunan perumahan, perdagangan,pembangunan campuran, pelancongan dan sebagainya. Amalanproses dan prosidur ini mula diperkenalkan pada tahun 1973,selaras dengan peruntukan di bawah Seksyen 204 Kanun TanahNegara 1965 (Akta 56). Melalui sistem ini, proses penyatuan tanah,pecah sempadan, permohonan pelan tatatur terperinci dan ubahsyarat tanah akan dilakukan secara serentak dalam sesuatupermohonan pembangunan. Bagi tujuan tertentu, khususnya bagimempercepatkan proses kelulusan, sistem SBKS ini dibuat dalamdua peringkat iaitu : SBKS peringkat 1 dan SBKS peringkat 2. Johorhanya menggunakan Boramg 12A dan Borang 12B.

254


Permohonan kebenaran merancang

Penerimapakai keseluruhan Akta 172, membolehkan PihakBerkuasa Tempatan berkenaan mengamalkan prosespermohonan secara Kebenaran Merancang (peruntukanBahagian 1, Akta 172).

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Permohonan Serah Balik Kurnia Semula - Peringkat 1

Permohonan secara SBKS Peringkat 1 dikemukakan kepadaPihak Berkuasa Negeri dengan tujuan untuk mendapatkanKeputusan Dasar samada permohonan pembangunanperumahan yang dipohon boleh dibangunkan ataupunsebaliknya. Di peringkat ini, Pejabat Tanah dan Galianadalah berperanan sebagai urusetia sebelum permohonandi bawa ke pertimbangan Pihak Berkuasa Negeri melaluiJawatankuasa Hasil Bumi dan Majlis Mesyuarat Kerajaan(Mesyuarat EXCO).

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Keperluan kepada proses SBKS Peringkat 1 ini adalahtertakluk kepada keluasan tanah permohonan (tapakcadangan) melebihi 10 ekar. Bagi permohonan kurangdaripada 10 ekar, adalah tidak perlu melalui proses SBKSPeringkat 1. Memandangkan pertimbangan dari segi dasarsahaja diperlukan diperingkat ini, hanya 3 jabatan sahajadirujuk iaitu Jabatan Perancangan Bandar dan Desa,Pentadbir Tanah Daerah dan Pihak Berkuasa Tempatan.

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259

> 10ek, P1

< 10ek, P2

SBKS-Peringkat 1 (Lama)

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Permohonan Serah Balik Kurnia Semula - Peringkat 2

Permohonan secara SBKS Peringkat 2 (peringkat pelantatatur terperinci) dikemukakan terus kepada PihakBerkuasa Tempatan berkenaan yang merupakan pihakberkuasa bagi meluluskan pelan-pelan bagi tataturperancangan. Peringkat ini melibatkan penelitian yang lebihterperinci akan butir-butir cadangan dan untuk memastikansetiap aspek perundangan, syarat-syarat jabatan danpiawaian yang diamalkan dipatuhi dalam melaksanakansesuatu pembangunan. Bagi tujuan ini, beberapa agensiteknikal (melibatkan 14 jabatan) akan dirujuk untukmendapatkan pandangan dan ulasan. 261

SBKS-Peringkat 2 (Lama)

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Pemprosesan Permohonan Secara SBKS Negeri Johor (Baru)

Permohonan dibuat sekali sahaja, tidak ada Peringkat 1 dan Peringkat 2 lagi (Bermula lebih kurang 5 tahun yang lepas).

Ini untuk mempercepatkan proses kelulusan SBKS.

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SURRENDER AND RE-ALIENATION-JOHOR NEW

PROCEDURE

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T H A N K YO U

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LAND LAW AND SURVEY REGULATION (SGHU 3313) · The provision on this is in Section 51 of the...

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Transcript of LAND LAW AND SURVEY REGULATION (SGHU 3313) · The provision on this is in Section 51 of the...