malvernmugadzikwa
Theseus Shambare
DECADES had passed since Mrs Simbayi Mafigu (45) of Chizhande village, under Chief Bushu in Mashonaland Central province, received a piece of land under the Fast-Track Land Reform Programme, yet life remained far from the comfortable existence she envisioned.
Desperate measures, such as venturing into the risky world of illegal gold panning, yielded little return.
“I felt like I was hitting a wall,” Mrs Mafigu said, recounting her struggles.
“Gold panning was a desperate gamble, and it was not paying off.”
In 2020, however, a flicker of hope emerged in the form of the climate-proofed Pfumvudza/Intwasa programme.
The Government programme, designed to help small-scale farmers adapt to the changing climate, emphasised innovative practices such as crop rotation, mulching and minimal tillage — methods that unlocked the potential of her land.
The transformation was remarkable.
From her 1,5-hectare plot, she now harvests enough maize to not only feed her five children but also share with her community and sell to the Grain Marketing Board (GMB).
“Life has never been the same,” she said.
The income from her bountiful harvests enabled her to connect electricity to her home, fulfilling a decades-old dream.
This new found stability allowed her to diversify her income streams, establishing a thriving small business from her home.
She now sells fresh meat and other grocery items to her community, ensuring a steady income.
The enterprising mother of five now cultivates a diverse range of crops, including nutritious and drought-resistant options like cowpeas, groundnuts, sorghum and pearl millet.
Her dedication is self-evident.
She dug 10 192 holes across her plot, and her maize crop is now in the crucial silking stage, showing immense promise.
“I am expecting a bumper harvest, at least 5,5 tonnes,” she said with optimism.
The seasonal forecast by the Meteorological Services Department predicting normal to above-normal rainfall across the country until March has brought further cheer to farmers like Mrs Mafigu.
Uncertainty
Despite the progress she has made, a nagging uncertainty lingers for Mrs Mafigu and her husband.
“We have lived on this land for over two decades, working tirelessly to improve it.
“But the lack of formal land ownership is a constant source of anxiety.
“We have no official documentation to prove our rights to this land.”
She and thousands of other farmers who benefitted from the Land Reform Programme almost a quarter of a century ago remain on edge due to lack of title to their allocated pieces of land.
Without formal ownership, they have been unable to fully develop their land or leverage it to secure funding for growth.
Instead, they have had to rely on cash earned from one farming season to the next, living with the constant risk that one bad season could derail their lives entirely.
As a result, they are clamouring for formal titles to their land.
The recent decision by the Government to offer all beneficiaries of the Land Reform Programme title deeds comes as a major relief for farmers like Mrs Mafigu.
Unlocking value
President Mnangagwa recently launched the Land Tenure Implementation Programme at Pricabe Farm in Kwekwe, a groundbreaking initiative under which more than 366 000 farmers who have received land since 1980 will be progressively granted title to their land holdings over the next 18 months.
Under the programme, more than 2 000 beneficiaries of the Land Reform Programme are set to be issued with title deeds over the next three months, marking the commencement of a historic initiative aimed at enhancing security of tenure and unlocking economic potential for landowners.
Spearheaded by the Land Tenure Implementation Committee (LTIC), the programme seeks to transition land currently held under 99-year leases, offer letters and permits into bankable, registrable and transferable titles.
These title deeds will enable farmers to use their land as collateral for loans, boosting access to financing and enhancing productivity.
With the Department of Deeds and Intellectual Property capable of processing 1 000 title deeds per day, it is envisaged that all A1 and A2 offer letters and 99-year leases will be converted to deeds of transfer within 18 months.
A deed of transfer is a legal document that officially records the transfer of ownership of a piece of property from one party to another.
In the context of land or real estate, it serves as proof of ownership and is registered with the appropriate Government authority, such as the Deeds Office or Land Registry.
This development is expected to increase agricultural land’s attractiveness for investment while ensuring strict controls over its ownership and transfer.
To safeguard Zimbabwean ownership of agricultural land, the programme will prohibit the transfer of land title to non-nationals.
During his nationwide mid-season tour, Lands, Agriculture, Fisheries, Water and Rural Development Minister Dr Anxious Masuka reassured Mrs Mafigu and her husband that the Land Reform Programme is irreversible.
He urged farmers to follow proper channels by submitting their paperwork through the ministry’s provincial offices for the processing of title deeds.
“I expect you to follow the process, and with the efficiency of the provincial and devolution office, I am confident that I can personally sign your paperwork on Monday, placing you on the list to receive your title deeds when your turn arrives,” said Dr Masuka.
“This is not my decision; it is a directive from the highest office, the President.”
Ambitious
Under the ambitious programme, all Zimbabwean citizens holding valid offer letters, permits or leases for agricultural purposes are eligible for the title deeds.
“By the end of this quarter, March 31, we aim to issue at least 2 000 titles,” said Minister Masuka.
“By June 30, 2026, we intend to issue a total of 23 500 titles to A2 farmers.”
Farmers applying for title to their landholdings will be required to pay concessionary land acquisition fees to the Government.
The Government has since finalised arrangements with four local financial institutions — CBZ, FBC, AFC and POSB — to offer mortgages for beneficiaries of the Land Reform Programme to purchase agricultural land under the initiative, which is also expected to create a structured land market while ensuring Government oversight in land transactions.
Under the framework, farmers will have access to generous terms for purchasing land, with pricing linked to agro-ecological regions.
Land in Regions One and Two, known for higher rainfall, will cost more per hectare compared to that in drier areas like Region Five.
Additional factors such as proximity to towns, land improvements and water resources will also influence valuations.
Discounted fees will be offered to special interest groups such as war veterans and public sector workers to promote affordability, while those paying cash upfront will enjoy the discounts.
The Government is offering two payment methods: bank-funded mortgages with a tenure of up to 20 years or cash payments.
Under the arrangements with banks, the financial institutions will offer mortgages to farmers to purchase their landholdings and secure title deeds from the Government.
For beneficiaries opting for mortgages, the title deeds will remain with the administering banks until the mortgage is fully paid.
These banks will act as scheme administrators, collecting payments on behalf of the Government.
Those paying cash within the stipulated period will receive a 15 percent discount.
“The total administrative cost for the mortgage scheme would be 7 percent, broken down as follows: 5 percent cost to the Government and a 2 percent service charge for the banks,” said Permanent Secretary in the Ministry of Lands, Agriculture, Fisheries, Water and Rural Development Professor Obert Jiri.
“Additionally, the Deeds, Companies and Intellectual Property Department will charge a stamp duty funded by Treasury as part of the overall costs.”
To ensure fairness and affordability, the LTIC engaged three valuation experts to conduct plot-specific land valuations.
These valuations were adjusted to provide substantial discounts from commercial rates, making land ownership attainable for ordinary Zimbabweans.
President Mnangagwa also waived stamp duty on all agricultural land transfers from the Government, further reducing costs.
Added Prof Jiri: “The Constitution stipulates that any alienation of land must be for value, and no one can get land for free. The plots must be affordable to ordinary Zimbabweans.
“All plots were then discounted from the commercial value so that this plan may be achieved.
“Furthermore, the President has granted further discounts to the following groups: 10 percent for war veterans; 5 percent for Government workers who have worked for over 20 years in the public service; 2,5 percent for Government workers who have worked for between 10 and 20 years; and 15 percent for those who will pay cash within 90 days from date of signing.
“A mortgage is also available through banks for up to 20 years for those who cannot pay cash.
“The President has further waived stamp duty to all agricultural land transfers from Government.”
Citing a hypothetical example of how the system will work, Prof Jiri said: “A farmer who is in Region One and has five hectares will only pay US$5 000.
“If they are a war veteran, have worked for 20 years in Government and want to pay cash, they will also get a 30 percent discount, which means they end up paying US$3 500.
“If they would like a mortgage of 20 years, they will get a discount of 15 percent and the cost will be US$4 250 and they will pay US$416 per year or US$34 per month.”
Under the new arrangement, the Government holds the first right of refusal when agricultural land is offered for sale. This is meant to ensure that land transactions align with national priorities and safeguards public interests.
Only after receiving a certificate of no present interest from the Government can the property be freely sold, protecting both buyers and sellers.
For farmers like Mrs Mafigu, the future looks promising.
With the prospect of receiving title deeds, they can finally secure their land, boost their farm activities and build lasting livelihoods.
Those who had not fully paid their purchase price will be requested to pay off the balances or seek financial assistance from designated banks. — Ministry of Lands, Agriculture, Fisheries, Water and Rural Development
Online Reporter