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Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor
Junji NAGATA*
I. Introduction
Since the mid-nineteenth century the resource
frontier in peninsular Malaysia has been con-
verted into agricultural land on a large scale and
has attracted a great number of people of various
socioeconomic and ethnic backgrounds. Such an
expansion of human habitat in the peninsular has
posed various important societal and academic
problems associated with the social and economic
development of the country. The author's funda-mental concern is to elucidate the ecological and
social relations embodied in this agricultural de-
velopment of the resource frontier in peninsular
Malaysia and the accompanying historical cha-
nges. The analytical focus will be placed upon:
( 1) the adaptive process of individuals, groups ofindividuals, and local society as a whole to the
changing local ecosystem and wider political ec-
onomy, and (2) the degree of association and
integration among people whose socioeconomic
and cultural backgrounds seem to vary. Thedescription and analysis will be carried out by
integrating the biophysical/human elements of the
above issues into a conceptual framework of cul-tural-political ecology. As to the study atea,
Mukim Sungai Punggor, Batu Pahat district, the
State of Johor was selected (Fig. I ).t) It is
situated in the lowland of western Johor along the
MUKIM SUNGAIPUNGGOR
RENGIT
日 Intemalond Boundary
日State Boundary
日 D面dhmぬり ,
JOHOR BAHRU
Fig。 1。 Adminislぼ ative districts in Johor alld the study area
* D€partment of Geography, College of Arts and Sciences at University of Tokyo (Komaba), Tokyo.
一- 75 -一
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
straits of Malacca and forms a part of the hinter-land of Rengit town Qtekan Rengit). The area ofthis mukim is 88.06km2, the population 9,395 andthe number of households 1,968 according to thel99l census.
In the state of Johor agricultural land develop-ment was pioneered by Chinese planters in thelatter half of the nineteenth century. They openedup gambier and pepper plantations along therivers flowing into the Johor Strait, along somemajor rivers on the east coast, and along the Muarand Batu Pahat river systems on the west coast.Between Batu Pahat and Kukup, where MukimSg. (Sungai) Punggor is situated, the mangrove-fronted, swamp-backed coast, to which no majorriver flows, inhibited penetration of Chineseplanters into the interior (Jackson, 1968). In theearly 1890's the Chinese population of Johor isestimated to have reached about 210,000 (Jac-kson, 1968),2) whereas the Malay population wasinsignificant until the end of the nineteenth centu-ry. It was only 110,000 in the 1911 census, butfrom the beginning of this century it was in-creased rapidly by Javanese and other Indonesianimmigrants to the west coast (Gullick, 1987).According to the 1980 census, 87% of the popula-tion of Mukim Sg. Punggor is Malay and 13%Chinese, while about 90% of the Malays in thisarea are said to be of Javanese origin and theremaining lO% are Melayu, Bugis, Banjar. Mostof the Chinese in the area are said to be ofHokkien origin whose ancestors arrived almost atthe same time as the Javanese.
Official land records, especially land titles, pro-vide us much useful firsthand data about thechanging socioeconomy of the study area. Inaddition they give us valuable information aboutthe institutional basis of the land development andland management there. This paper summarizesthe kind of titles and other related documentsavailable in Mukim Sg. Punggor, and discussestheir nature and problems as materials for study,and then presents some basic data derived fromthese documents.3)
II. Outline of the land titles in PeninsularMalaysia
In the land system in Peninsular Malaysia,commonly known as the Torrens system or theregistration of title system, initially all landbelongs to the State. Alienation, which is com-pleted by registration of title, allows the right overthe land to pass from the State to the person orbody named in the title, subject to certain condi-
tions.a)
Under the National Land Code (NLC) whichwas made effective on January 1, 1966 severaltypes of title can be distinguished depending onwhether final or qualified, whether in perpetuityor for a term of years, and whether they areregistered in the Registry of the state (one in eachState - mostly at the State capital) or at the LandOffice of the district (one such office in eachdistrict). Before a final title is registered, the landmust be surveyed and the boundary marks mustbe emplaced on it. Pending survey, a qualifiedtitle can be prepared based on the provisionalsurvey, and thus two types of title can be seen.One is final and the other is qualified. A qualifiedtitle (QT) confers the same right as the final titleexcept that the land under QT cannot be sub-divided, partitioned, or amalgamated. The aim ofQT basically resides in enabling the approvedapplicant (in case of alienation) or the proprietorof the individual portions of land (in case ofsubdivision, partition, and amalgamation) totransfer, charge, or lease in respect of the landbefore the final survey is completed.
Final title and QT can be either Registry orLand Office titles. Thus four types of title can bedistinguished, that is, Final Registry title, FinalLand Office title, QT corresponding to Registrytitle (QT(R)) (Hakmilik Sementara (Daftar)),and QT corresponding to Land Office title (QT(M)) (Hakmilik Sementara (Mukim)). Normal-ly Registry title is given in case of township areaor any lot of country land5) exceeding ten acres inarea, whereas Land Office title is given to any lotof country land not exceeding ten acres in area.However, there are some exceptions to this rulebecause it is finally decided by the State Authoritywhich title is more suitable to any given lot.Actually in case of Mukim Sg. Punggor there existlots which are held under Registry title not ex-ceeding ten acres, and on the other hand, thereexist lots under Land Office title that exceed tenacres.6)
NLC provides two forms of Final Registry title.One is Grant (Geran ) and the other is State Lease(Pajakan Negeri). Grant is for land alienated inperpetuity and State Lease is for land alienatedfor a period of years. QT(R) is registered forland to be held finally under Grant or State Lease.In the same way NLC provides two forms ofFinal Land Office title, that is, Mukim Grant(MG) (Geran Mukim) and Mukim Lease (ML)(Pajakan Mukim). MG is for land alienated inperpetuity and ML is for land alienated for a
一- 76 -一
Notes on Land Titles of Mukim Sungai
period of years. As in the case of Registry title,
QT(M) is registered for land to be held finally
under MG or ML.For these titles two documents are prepared.
One is known as the register document of title(RDT) which is compiled in registers in the Reg-
istry of the State or Land Office. The other is a
copy of RDT, and is known as the issue of docu-
ment of title (IDT). This title should be kept by
the proprietor. At the Registry of the State or
Land Office, besides registers of Grant, State
Lease, QT(R), MG, ML, and QT(M) under the
NLC, there exist some registers which were pre-
pared under the previous land laws which were
introduced under British colonial influence. Inthe case of Johor these are registers of Grant,
State Lease, and CT (Certificate of Titles) in the
Registry of the State and Mukim Registers in the
Land Office. They were prepared under the previ-
ous land law entitled the Land Enactment 1910.
The titles compiled in Mukim Registers are com-
monly known as EMR (Extract from the MukimRegister). The titles in these registers under the
previous land laws are still in force and can be
used for the purposes of NLC until they ate
continued in the new form of titles provided by
NLC.
III. Alienated Land and its Titles in MukimSg. Punggor
This section summarizes under what kind oftitles, what amount of land has been alienated in
Mukim Sg. Punggor year by year. In Mukim Sg.
Punggor all the land is classified as country land,
and there is no area declared to be town or village
land by the state. In addition the land of this
mukim has been solely developed by smallholders,
not by plantation or mining companies, so that
most of the alienated land in Mukim Sg. Punggor
has come to be held under Land Office titles. The
Land Office titles in respect of this mukim are kept
in the Sub-district and Land Offices in Rengit
(Pejabat Tanah dan Daerah Kecil, Rengit). The
Registry titles in respect of this mukim are kept inLands and Mines Office (Peiabat Tanah dan
Galian) at Johor Bahru.Table 1-5 show the number of lots and the
aqeage of the land for which titles are registered
in Mukim Sg. Punggor year by year. There
should be only one lot in each title. As to the
form of titles, EMR and QT(M) occupy the
greater part. The registration of EMR began in1929 and ended in 1980 (Table 1). During thisperiod 15,ML l acres (3,890 lots) were registered,
Punggor, Rengit, Johor (Nagata)
82% of which had been registered before the end
of the Second World War, and up to 96% before
Independence in 1957. The registration of EMR
after 1966 under NLC is due to some delays in
procedures and is exceptional. The registration of
QT(M) began in 1966 under NLC and continues
until now (Table 2). Up to 1993 5,192.6 acres
(1,616lots) had been registered. The registration
of MG also began in 1966 under NLC, but the
number is still small (Table 3). until 1993 only
@2.0 acres ( 148 lots) had been registered. Al-
though the registration of Grants and QT(D) are
exceptional in this mukim, between 1931 and
lg3g, and in 1980, Grants were registered for425.0 acres (26 lots) (Table 4), and between 1976
and 1988, QT(D) for 115.9 acres (11lots) (Table
5). The difference in the acreage between the time
of registration and of 1993 is mainly caused by
State land acquisition for the purpose of public
use, for example, drainage, road, school, mosque,
graveyard, and so on.The crucial point here is that the figures quoted
above are not equivalent to the number of lots and
the net acreage of the alienated land in Mukim Sg.
Punggor. There are several reasons for this.
First, if the land is alienated under QT, and then
on completion of survey final title is registered in
respect of the land, the result is that the final titleis given to the already alienated land. The alien-
ation of land can only be made if the land is State
land. This case of giving of final title in continua-
tion of QT doesn't mean alienation. Second, in
case of sub-division, partition, and amalgamation
of land, and in cases where there is no space in the
documents of titles or they are lost or damaged,
new title(s) can be registered in respect of the
land in continuation of former title(s). Third,
there are some cases where the already alienated
land is surrendered or acquired as State land forsome reason, and then re-alienated. Finally,
there is the problem of the Japanese occupationperiod from 1942 to 1945. In Mukim Sg. Punggor
during this period EMR was registered for 170
lots (794.6 acre), but except for a few cases in
continuation of former titles, EMR for 164 lots
(766.3 acre) was canceled after the Second Worldwar in accordance with the Titles to Land (occu-pation Period) Ordinance 1949. Most of those
lands were re-alienated after 1950.
Taking these things into account, if we want to
know under what kind of titles, what amount ofland has been alienated except for the case ofre-alienation in Mukim Sg. Punggor, we have to
extract the initial registration of title to a given
一- 77 -―
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
Table 1. Registration of EMR in Mukim sg. punggor
Registration 1993 Registration (initial alienation) 1993YearLot Acreage % % Acreage Lot Acreage % % Acreage
1929
1930
1931
1932
1933
1934
1935
1936
1937
1938
1939
19401941
232
271
571
205113
49
109
231
425
184
210
22685
1,013。 4
1,065.1
2,304。2
777。 1
380。 3
163。 0424。 9
928.8
1,733.9
777.4
932。 0
955。 0391。 7
6.6
6.9
14.9
5。 02.5
1.1
2.8
6.0
11.2
5.0
6。0
6.2
2.5
6.6
13.5
28.4
33.4
35.9
36。9
39.7
45。 7
56。9
62.0
68。074.2
76.7
985。 01,CM4.4
2,251.4
752.6
367.2
155。 6
415。 5
892.5
1,649。 0752.0
897。 7
901.0
373。 8
7.1
7.4
16.0
5.4
2.6
1。 1
3.0
6.2
H.85.4
6.5
6.4
2.6
7。 1
14.5
30.5
35。9
38.5
39。 6
42.5
48.7
60.5
66.0
72.4
78.8
81.5
985。 01,044.4
2,251。4752.6
365.6
145。 9
415.5
857.6
1,614.2
752.0
892.8
871.6
362.0
232 1,o13.4
271 1,o65.1
571 2,304.2205 777.1112 376.347 153.3
109 424。 9
223 893.0415 1,695。 2
184 777.4
208 927。 2
217 924。083 379。 7
Subtotal 2,911 11,846。 8 76。 7 76。 7 11,437.7 2,877 11,710.7 71.5 81.5 11,310。 8
1942
1943
1944
1945
1
33
63
73
3.4
158。 3
305。 2
327.8
0。0 76.71.0 77.8
2。0 79。 7
2.1 81.9
3.4
152.3
285.9
314.6
1 3.433 158。 3
59 289.871 314.9
0。01.1
2.0
2.2
81.5
82。6
84.6
86.8
3.4
152.3
272.5
302。 0Subtotal 170 794.6 81。9 756.1 164 766.3 86.8 730。 0
1946
1947
1048
1949
1950
1951
1952
1953
1954
1955
1956
0。0
61.7
“
8.3
377.5
4・00.6
296。 5
321.7
224。 3
4。 9
19。016el
0。0
60。 5
397.4
368。 6
389.9
281.5
315。 7
218.6
4.9
19。015。 9
0
11
101
145
82
4941
501
2
0
0.0
42。4
387。 0372。 5
321.8
138.9
133。 1
118.6
4。9
10.4
0。0
0。0
41.2
378.2
363.7
313.7
134.4
131.9
115。 6
4.9
10。4
0.0
０
‐５
０５
４７
９７
８４
８２
７４
１
３
５
0.0 81.9
0。4 82。 3
2。6 84.92.4 87.4
2.6 90。 01。 9 91◆ 9
2。 1 94.01.5 95.4
0。0 95.4
0。 1 95.6
0.1 95.7
0。0 86.8
0。 3 87.12◆ 7 89。 8
2.6 92.4
2.2 94.6
1。0 95.60。9 96.50。 8 97.30。0 97。 40。 1 97.4
0。 0 97。 4
Subtotal 2,130。 5 13。 8 95。 7 2,071:9 1,529。 7 10。 6 97。 4 1,494,0
1957
1958
1959
1960
1961
1962
1963
19641965
1966
1967
1968
1969
19701971
1972
1973
1974
1975
1980
95。 7
97。 2
97.9
98.2
98。498。 6
98。 9
99。 1
99。 5
99.8
99。 8
99。 8
99。 8
99。 9
99。 9
99。 9
99.9
1∞。01∞。01∞.0
0。0226.6
104.5
48.9
26。 7
20。4
50。 8
31.8
59。6
38.6
3.9
0。0
0。0
8.7
2.2
0。01.6
9.8
2.5
4.2
97。498.1
98.6
98.9
99.0
99。 2
99。499.4
99.6
99.7
99.8
99.8
99。 8
99.9
99。9
99。 9
99。 9
1∞。01∞.0
1∞.0
0。087.0
73.2
37.8
13.0
20。 4
30。 9
10,3
24.7
16.7
3.9
0。0
0.0
8.7
2.2
0。01。 6
9.8
2.5
4。0
。
６２
３７
２。
Ю
６
Ｈ
９
‐７
Ю
２
０
０
５
２
０
１
２
１
１
0。0 0。o236。 3 1.5
106.l o.7
51。5 0.331.2 0。2
20。 7 o。 1
51。3 0.335。0 0.2
60。 O o。 440。 7 0。 3
6.9 ooo
O。0 0。00。0 0。08。 8 0。 1
2.3 0。00。0 0。01.9 0。 09.8 0。 1
2.5 0。04.2 0。 0
0。0 0。094.7 o。7
74。 7 0.5
40.l o.316.2 0.1
20.7 0.1
30。9 o。 2
10.5 0。 1
25.0 0.2
18。 3 0。 1
6.9 0。 00。0 0。00。0 0。08。 8 0。 1
2.3 0。00。0 0。 01.9 0。 o9。 8 0.12。5 0。 04。 2 0。 o
0302618
3
6
6
3
8
4
2
0
05
2
01
2
1
1
Subtotal 196 669。 2 4.3 1∞ 。0 辞Ю.7 367。 4 2。6 100。 0 346。 5
14,906.5Tota1 3,890 15.331.1 1∞.0 1∞。0
一- 78 -―
3,641 14,374。 2 100。 0 100。 o 13,881。 4
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
Table 2. Registration of QT(M) in Mukim Sg. Punggor
Registration 1993 Registration (initial alienation) 1993
YearAcreage % % Acreage Acreage % % Acreage
1966
1967
1968
1969
1970
1971
1972
1973
1074
1975
1976
1977
1978
1979
1980
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1.5
1。9
2.4
2.4
2.6
6.0
13.0
17.9
25.8
38.2
45。 4
47.8
50.8
54.2
55.5
57.3
59。 1
60。0
60。 9
64。 6
66。4
73。 6
84.8
88。4
91.2
95。 9
98。4
1∞。0
78.4
18.6
22.1
1.4
11.9
170。 1
357.0
248。 7
393。 0
628。 4
360.0
122.4
155.5
174.2
61.8
92.2
94.1
46.9
47.0
186。 9
92.6
371.1
574.8
183。4
142.0
240.5
126.1
83.8
1.6
2.0
2.4
2。4
2.6
6.2
13.7
18。 7
26.1
38.6
45.8
48.3
51.2
54:5
55.8
57.5
58.7
59.5
60。 5
64.3
66.2
73.9
85.2
88.8
91.2
96.3
98.4
1∞ .0
78.4
16.2
16.8
1.4
H.8167.0
357.0
239.2
344.6
592◆ 6
340.2
118.5
138.7
156.7
61.8
80。9
55。7
41.9
47.0
182.3
92.6
368.1
540.5
173.2
119。 0
240.5
101.7
78.1
２４
５
６
１
４
４６
０５
６６
∞
５５
９７
２９
４６
８７
‐６
２３
２‐
１５
‐４
７２
３５
Ю
９。
５３
５２
７５
４３
２６
78.4 1.5
18.7 0.4
23.8 0.5
1.4 0。 0
12.2 0.2
172.1 3.4
361.3 7.0
251.3 4.9
“
3.0 7.9638.5 12.4
366。 0 7.1
123.9 2.4
157.1 3.1
174.9 3。 4
62.2 1.2
93.6 1.8
94.1 1.8
46.9 0。 9
47.0 0。 9
187。 0 3.6
92.6 1.8
371.1 7.2
574。 9 11。 2
184.3 3.6
142.0 2.8
240.5 4.7
127.1 2。 5
83.8 1.6
２４
４
５
１
３
４５
０５
６３
９‐
４７
９２
２８
４‐
４３
‐６
‐９
‐２
‐３
‐４
７‐
３５
０８
８。
４８
４２
７５
３５
２４
78。4 1.6
16.2 0.3
18.5 0.4
1。4 0。 0
12.0 0.3
169.3 3.5
361.3 7.5
241。 7 5.0
354.7 7.4
601.6 12.5
346.1 7.2
119.8 2.5
140.3 2.9
157.4 3.3
62.2 1.3
81.4 1。 7
55。7 1.2
41.9 0.9
47.0 1。 0
182.4 3.8
92。 6 1。 9
368.1 7.7
5“。5 11。 3
173.2 3.6
119。0 2.5
240.5 2。 0
101。 8 2.178。 1 1.6
Tota1 1,616 5,129。 6 100。0 100。 0 5,084.8 1,384 4,803.1 100。 0 100。 0 4,762.6
piece of land. The results are also shown in Tablel-5. If the land was alienated under QT, and thenfinal title was given, the registration of final title isadopted here. From 1929 to 1993 the alienatedland in Mukim Sg. Punggor amounted to 19,668.8
acres (79.59 km2). The area of Mukim Sg. Pun-ggor is 88.06 krn2, so that 90% of the land in thismukim has already been alienated. Out of19,668.8 acres of alienated land in Mukim Sg.
Punggor, 65 % was alienated before the end of theSecond World War, and 73% was alienatedbefore independence in 1957 . During the colonialperiod, the land was mainly alienated under EMRand during the post-independence period it wasmainly alienated under QT(M).
The land which was initially alienated underEMR which includes one case where QT(M) wasregistered ahead accounts for 73% (14,374.2acres) of the total amount. The spread of alien-ated land under EMR approximately corresponds
to the spread of the land which was already surv-eyed, and is shown on the map in Fig. 2. Landwhich was initially alienated under MG, or landinitially alienated under QT(M) and then regis-tered under MG makes up only 0.4% (79.2 acres)of the total area. The land which was initiallyalienated under QT(M) excluding the land laterregistered under EMR or MG accounts for 24%(4,803.2 acres). Although 9% of it (n9.7 acres)is situated on land already surveyed, most of itoccupies the northeast part of Mukim Sg. Pun-ggor where the final survey has not yet been
completed. This area is the northwest fringe of avast peatland which stretches across the bordersbetween Batu Pahat, Pontian, and Kluang dis-tricts, and therefore, the development of the areawas held up until the post-war period. One morearea where the alienated land under QT(M) is
concentrated is the coastal fringe outside the mainbund (Fig. 2). Up to 1985, all of the QT(M) in
一- 79 -一
Notes on Land Titles of Mukirn Sungai Punggor, Rengit, Johor (Nagata)
Table 3. Regnstratton of MG in MuHIn Sg.Punggor
Registration 1993 Regis. (i.a.) 1993Year
Lot Acreage Acreage Lot Acreage Acreage
1966
1967
1968
1969
1970
1971
1972
1973
1974
1975
1976
1977
1978
1879
1980
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
3
3
1
1
11
2
1
2
1
8
5
0
3
2
9
13
7
11
23
5
4
10
0
5
3
5
0
10
5。 9
5.8
4。 7
4.8
“
.2
9.4
3.3
5。 2
5.4
34.5
26.1
0.0
14.8
8.8
26.0
60。 9
32.4
45.8
89。 8
26.4
8.2
42。 4
0.0
14。 1
11.4
32.8
0。0
39。0
5。 9
5.8
4.7
4.8
42.9
9。 3
3.3
5.0
5.4
33.6
26。 1
0。0
14.7
8。 7
26.0
60.5
31.7
45.3
82.2
26.3
8。 2
42.4
0.0
14.1
11.4
32。6
0。0
38。9
0
0
1
0
5
0
0
0
0
0
0
0
0
0
0
10
0
2
1
0
1
0
0
1
0
0
0
0
0。0
0。0
4。 7
0.0
18。 1
0.0
0.0
0。0
0。0
0。0
0.0
0。0
0.0
0。0
0。0
45.6
0。0
3.4
3.0
0.0
2.4
0.0
0.0
2。0
0.0
0。0
0。0
0.0
0.0
0.0
4.7
0。0
17.3
0。0
0。0
0。0
0。0
0.0
0。0
0.0
0。0
0。0
0。0
45.3
0。0
3.4
3.0
0。0
2.4
0。0
0。0
2.0
0。0
0.0
0。0
0.0
Total 148 602.0 589。 8 79。 2 78.1
(Regis. (i.a.) : Registration (initial alienation)).
Table 4. Regishation of Grant in Mukim Sg. Punggor
Registration 1993 Regis. (i.a.) 1993Year
Lot Acreage Acreage Lot Acreage Acreage
1931
1932
1934
1935
1936
1937
1938
1939
27.5
109.7
16.4
14.8
48.3
75.0
61。 6
H.6
27.5
104.3
16.5
14.8
47.8
74。 8
61。4
H.6
27.5
109.7
16.4
14.8
48.3
75。0
61.6
H.6
27.5
104.3
16.5
14.8
47.8
74.8
61.4
H.6
Subtotal 20 364.8 358.5 364.8 358.520
1980 60。 1 60.1 0。0 0。0 0.0
Total 26 425.0 418。 6
(Regis. (i.a.) : Registration (initial alienation)).
-80-
364.8 358.5
Notes on Land Titles of Mukim Sungai Punggor,Rengit,Johor(Nagata)
Table 5。 ReJstratiOn of QT(D)in Mukim Sgo Punggor
Registration 1993 Regis. (i.a.)Year
Lot Acreage Acreage
1976
1984
1987
1988
0.5
59.5
47.5
8.4
0.5
60.1
47.5
8.4
0。0
0。0
3.0
0。0
0。0
0。0
47.5
0。0
0。O
O.0
47.5
0。0
Total 11 115.9 116.5 47.5 47.5
(Regis. (i.a.) : Registration (initial alienation)).
Fig. 2. The area surveyed and not yet surveyed in Mukim Sg. Punggor
BATU PAHAT
RENGIT
Theどrea surveved
MUKIM SUNGAIPUNGG＼
＼＼
ヽ
ｕｒｖ 枷
ｔＳ
Ｍ
「 呻 一
Ｉ
ＴＴ
-81-
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
Table 6. Land alienation in Mukim Sg. Punggor
Year EMR MG QT(M) Geran QT(D) Total
l92Yl94l Prewar colonial period1942-1945 Japanese occupation period1946_1956 Postwar colonial period1957-1993 Post-independence period
11,710。 7
766。 3
1,529。 7
367.4 79.2 4,803.1
12,075.6 (61.4)
766.3 (3.9)
1,529.7 (7.8)
47.5 5,297.3 (26。 9)
364。 8
Total
%14,374.2 79.2 4,803.1 364.8
(73.1) (004) (24.4) (1.9)
47.5 19,668.8 (100。 0)
(0.2) (10000)
Mukim Sg. Punggor were registered for the landfinally to be held under MG. However, startingwith 2 lots (10.7 acres) in 1986, from 1987 newlyalienated land outside the surveyed area, QT(M)which should be continued by ML for a term of99 years, was basically registered. The land ini-tially registered under QT(M), and in future to beheld under ML, accounts for 32% (1,532.1 acres)of the initially alienated land under QT(M). Thelands which were initially alienated under Grantor QT(D) account for only 1.9% (364.8 acres)and 0.2% (47.5 acres) respectively and theselands can be found sporadically among the alien-ated lands under EMR.
fV. Some Records Preceding Land Titles
Under the previous land law there existed anumber of records concerning the approval ofapplication preceding land titles. In the case ofJohor, Dafter Permohunan Tanah Yang-TelahDibenarkan (DP) , Surat Semantara (SS), andRegister of Approved Occupants (AO) areknown.
DP is a register of approved application. As forMukim Sg. Punggor, there remain the books fromno. 135 of 192411925 to no. 141 of 1933, and fromno. 143 of 1933 to no. 145 of 193611937 in theSub-district and Land Office in Rengit. The regis-tration of DP ended in 1937, and book no. 145 isthe final one. Although the registrations of DPbefore 1924 are thought to be few, unfortunatelythe books before 1935 are lost. Book no. 142, andpart of book no. l4l are also lost. In Table 7 thenumbers of registration of DP of each year inMukim Sg. Punggor during the period from 1925to 1937 are shown. The registration concentrateson particular years, especially 1925, 1930, and1937.
In the document of DP the following particu-lars are contained: 1. serial number, 2. date, 3.
former title, 4. nam€, 5. area applied for, 6. local-
(acre)
Table 7. Regishation of DP in MukimSg. Punggor
Year Lot
1922
1923
1924
1925
1926
1927
1928
1929
1930
1931
1932
1933
1934
1935
1936
1937
u.k.
u.k.
u.k.
508
32
14HЭ
153
261
557
218
265
1,015
79
0
50
35
Total (3,313)
(u.k. : unknown).
ity,7. date of first settlement, 8. area ascertained,9. nature and age of cultivation at date of settle-ment, 10. terms and date of approval (premium,rent, special conditions, and so on), 1 1. SS
number and date, 12. R/D number and date, 13.
plan number of settlement tracing, 14. lotnumber, 15. date of second settlement, 16. R/E(Requisition for Extract) number and date, 17.receipt of extract, 18. MR (Mukim Register) orAO number, 19. issue of extract, and 20. remarks.As far as Mukim Sg. Punggor is concerned, in nota few cases 3,7,8, 12, 15, 16, 17 remained blank.In the column of "remarks" the boundaries aredescribed. One important point here is that anyforms of dealings in respect of the land are notrecorded on the DP. A person named in DP isconsidered to be only an applicant.
Out of the land initially alienated under EMR,92% (13,193.3 acres) has the record of approved
―- 82 -―
Notes on Land Titles of Mukim Sungai PungBor, Rengit, Johor (Nagata)
111庶1926 114.0
1;:: :li:|
1929
23.3 0。 2
128.8 0。 9
1,432.1 10。 0
1,680.8 11.7
114.0 0.8
543.6 3.8
591.1 4.1
901.1 6.3
Table 8. Application for EMR in MukimSg. Punggor
DPYear
―Acreage
Other Total
Acreage Acreage %
application in DP (Table 8). Although the regis-
tration of EMR in Mukim Sg. Punggor began in1929, the registration of DP for EMR already
started in I 922 and it continued until 1937 . If we
refer to some other documents such as CLR (Col-lector of Land Revenue) in the case of land whichhas no record in DP, we can summanze that ofthe land initially alienated under EMR, 38% was
applied for in the 1920's, 55% in the 1930's, and
before the end of the Second World War 95% had
been applied for (Table 8).SS (Surat Semantara) literally means "tempo-
rary letter". It provides the permit of occupationand allows the use of the land until final title is
registered. It cannot be interpreted as an evidenceof title (Das, 1963) and it bears the followingendorsement in Malay: "This document cannot be
transferred or sold without the permission of the
head of the Land Office." In fact, however,
transfers and charges are registered in SS. This is
an important point which distinguishes SS fromDP. In the document of SS the following partic-
ulars are included: name, number of DP, bound-aries, price of the land, rent, and cost of survey.
In the line of "boundaries" the names of occu-pants of adjoining lands are normally recorded.
As to Mukim Sg.Punggor, there remain the com-plete set of books from no. I of 192211924 to no.12 of 1928 in Sub-district and Land Office inRengit. The numbers of registrations of each year
are shown in Table 9. The registration of SS
began in 1922 and ended in 1928, and during thisperiod the number amounted to t,t2l. Of the
land initially alienated under EMR in Mukim Sg.
Punggor 3l% (4,488.7 acres) has SS (Table l0).Most of this land was alienated under EMR from1929 to 1940.
Register of AO (Approved Occupants) ofMukim Sg. Punggor is kept in the Sub-district andLand Office in Rengit being compiled into 4
Table 9. Registration of SS in MukimSg. Punggor
Year
1922
1923
1924
1925
1926
1927
1928
0.2
1.1
11。0
22.7
23.5
27.3
3114
37.7
Subtota1 5,414.8 5,414.8 47.7 37.7
1930
1931
掲諸贈 :
1934 3,553.9
1935 69。 1
1;:: ill:!1938
1939
14.9 1,570。 0
0。0 849。 3
0。0 1,192.3
71.3 3,625.2
0。0 69。 1
0。0 240。 1
0。0 201。 9
2.9 119.8
26。 1 26。 1
16.0 16。 0
10。 9 48。 6
5。 9 54.5
8.3 62.8
25.2 88。 0
0.5 88.5
1.7 90.2
1.4 91.6
0。 8 92.4
0◆ 2 92.6
0.1 92。 7
Subtota1 7,778.5 131.3 7,909.8 55.0 92.7
1940
1941
1942
1943
1944
1945
u.k.
19。 2
89。0
0。0
2.5
5。 1
0。0
142.4
19.2 0.1 92.8
89。0 0.6 93.5
0。0 0。 0 93.5
2.5 0。0 93.55。 1 0。0 93.50。0 0。 0 93.5
142.4 1。 0 94.5
Subtotal 258.2 258.2 1.8 94.5
1946
1947
1948
1949
1950
1951
1952
1953
1954
1958
1960
1963
u.k.
0。0
162.4
452.8
56.9
78.1
19.6
2.2
5.2
0.4
1。 8
3.6
1.9
6.4
0。0 0。 0 94.5
162.4 1.1 95.6
452.8 3.2 98.8
56.9 0。 4 99.2
78.1 0.5 99。 7
19.6 0。 1 99。9
2.2 0.0 99。 9
5。 2 0.0 99。 9
0.4 0。 0 99。 9
1.8 0。 0 99。 9
3.6 0。 0 99。 9
1.9 0。0 100.0
6.4 0。 0 100。 0
Subtotal２０
３４‐佃６９幽‐６５
Ｏｔａ％
Ｔ
791.4 791.4 5.5 100。 0
13,193.3 1,180。 9 14,374.2 100。 0 100。 0
(91.8) (8.2) (10000)
(u.k.:unknown).
―- 83 -―
Total 1,121
Notes on Land Titles of M[ukim Sungai Punggor,Rengit,JohOr(Nagata)
Table loo Preceding documents(SS or AO)fOr EMR in Mukim Sg.PunggOr
Year EMR(Total) SS A0 None Remarks
1929
1930
1931
1932
1933
1934
1935
1936
1937
1938
1939
1940
1941
1,013.4
1,065。 1
2,304。2
777.1
376。 3
153。 3
424.9
893。 0
1,695。 2
777.4
927.2
924。 0
379。 7
938。 1
739.4
1,848.8
430。 9
60.3
27.7
61.8
21.9
168.5
60.0
27.4
84.9
1.0
0.0
0。0
0。0
0。0
0。0
0。0
0。0
0。0
0。0
17.1
136.8
133。 7
94.3
75.3
315.8
455.5
346.2
316.0
125.6
363.1
871。 1
1,526.7
700。 3
763.0
705.4
284.4
SS>AO,1.3 acreSS>AO,0.6 acre
1942
1943
1944
1945
3。 4
158.3
289.8
314.9
0。0
0。0
0。0
0。0
3.4
0.0
10。 9
0。0
0。O
158.3
278.8
314.9
1946
1947
1948
1949
1950
1951
1952
1953
1954
1955
1956
0.0
42.4
387.0
372.5
321.8
138.9
133.1
118.6
4。 9
10.4
0。0
0。0
0。0
3.6
0。0
0.0
4.5
0。0
0。0
0。00.0
0。O
0。0
1.5
45。 1
240。 9
92.5
126.3
133.1
118.6
4.9
10.4
0。0
0。0
41。0338.2
131.6
229.3
8.1
0。0
0。0
0.0
0。0
0。0
1957
1958
1959
1960
1961
1962
1963
1964
1965
1966
1967
1968
1969
1970
1971
1972
1973
1974
1975
1980
0。0
94.7
74.7
“
。1
16.2
20。 7
30。9
10.5
25.0
18.3
6.9
0.0
0。0
8.8
2.3
0。0
1.9
9。 8
2.5
4.2
0。0
0。0
0.0
0.0
0。0
0。0
0。0
0.0
0。0
0。0
0。0
0。0
0。0
0。0
0。0
0。0
0.0
0.0
0.0
0。0
0。0
94.7
74.7
40。 1
16。 2
20。 7
30。9
10.5
18.6
18.3
6。9
0.0
0.0
8.8
2.3
0。0
1.9
9。 8
2.5
4。 2
0.0
0。0
0.0
0。0
0。0
0。0
0。0
0。0
6.4
0。0
0。0
0。00。0
0。0
0.0
0。0
0.0
0.0
0.0
0。0 AO>HS(M), 4.2 acre
Total
%13,374.2
(1∞・0)
4,488。 7
(31.2)
1,530.6
(10.6)
8,354.9
(58.1)
一- 84 -―
(acre)
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
books, but unfortunately the latter half of the firstbook is seriously damaged. In Mukim Sg. Pun-
ggor the registration of AO began in 1932 and
ended in 1966, and during this period 1,O32 arc
Table 11. Regishation of AO in MukimSg. Punggor
Registration Regis. (initial)Year
Lot Lot %
registered (Table 1 1 ). However, if the case ofreplacement of the preceding AO is excluded, the
number is reduced to 854, and of these 23% (199
lots) were registered during the prewar Britishcolonial period, T% (63 lots) during the Japanese
occupation period, 60% postwar British colonialperiod, and 9% (76 lot) during the post-
independence period. Just as for the case ofEMR, AO registered during the Japanese occupa-
tion period were also canceled after the Second
World War in accordance with the Titles to Land
(Occupation Period) Ordinance 1949.
The document of AO contains such particulars
as follows: serial number, lot number, full name ofoccupant, locality and nature of cultivation, boun-daries, former authority (if any) , area, terms ap-
proved (premium and rent per acre, special condi-
tions (if any), payments made (demarcation
fees, premium, total, receipt number and date),
date of settlement, entry in Mukim Register, and
date of registration. Register of AO in Johorcorresponds to Register of AA (Approved Appli-cations) in the former Federated Malay States.
Those whose names have been recorded in the
register of AA have the right to registration oftitles, but before getting final titles they cannottransfer, charge, lease or do other forms of deal-
ings in respect of the land. They are not proprie-
tors but only approved applicants (Federal Lands
and Mines Department, 1980). However, the
case of Mukim Sg. Punggor is a little bit confus-
ing. In AO which was registered before the end ofthe Second World War not a few transfers were
recorded. In AO which was registered after the
Second World War transfers were not recorded
any more, but transfers of the right to registrationof titles actually happened by way of assignment
of approval from a former approved occupant to
a new approved occupant. In this case the former
AO was canceled and replaced by the new AO.Of the land initially alienated under EMR in
Mukim Sg. Punggor ll% (1,530.6 acre), whichwas alienated after 1938, had a previous AO(Table 10), while of the land initially alienated
under QT(M) 7% (315.5 acres) had a previous
AO.
V. Concluding Remarks
In Mukim Sg. Punggor 19,668.8 acres (79.6
k-t) of land was alienated up to 1993. It repre-
sents 90% of the total area. The remaining lO%is State land but most of it has already been
developed by now. We can no longer see undevel-
%%
1932
1933
1934
1935
1936
1937
1938
1939
1940
1941
1 0。 1 0.113 1.3 1.4
o o。 0 1.4
6 0.6 1.97 0.7 2.6
9 0.9 3.5
44 4.3 7.8
34 3.3 11.0
28 ~ 2.7 13.8
65 6.3 20。 1
1 0。 1
13 1.5
0 0.06 0。7
7 0.89 1.14 5.234 4。 0
25 2。 9
60 7.0
0。 1
1.6
1.6
2.3
3.2
4.2
9.4
13.3
16.3
23◆ 3
Subtota1 207 20.1 20。 1 199
u.k.
1942
1943
1944
1945
1.2 21.2
0。0 21.23.4 24.6
0。 8 25。 4
0.8 26.2
1.4 24.7
0。0 24.74。 1 28.8
0.9 29。 7
0.9 30.7
Subtotal 6.1 26.2 7.4 30。7
1946
1947
1948
1949
1950
1951
1952
1953
1954
1955
1956
。
。
６４
６２
８２
４８
２‐
３‐
２
４
２
０
３
６６
６９
９９
７‐
“
４２
２５
‐４
Ｈ
0.0 30.7
0。0 30.730。9 61.6
7.3 68.9
9.6 78.5
5。 6 84.1
2.5 86.5
3.6 90.2
0.2 90.4
0.5 90。 9
0.2 91.1
Subtota1 640 62.0 88.2 516 60.4 91.1
1957
1958
1959
1960
1961
1962
1963
1964
1965
1966
1。 3 89.4
1.7 91.2
2.2 93.4
1.2 94.6
0.5 95.11.9 97.0
0.6 97.6
1.0 98.5
1。4 99。 9
0。 1 1∞ .0
1.4 92.5
1.3 93.8
1.9 95。7
0.7 96.4
0.4 96.7
1.5 98.2
0。0 98.20。2 98.51.4 99。9
0。 1 100。 0
Subtotal 122 11.8 100。 0 76 8.9 1∞ .0
854 100。 0 100。0
(u.k.:unknown)
Tota1 1,032 100.0 100。 0
一- 85 -一
Notes on Land Titles of Mukim Sungai Punggor, Rengit, Johor (Nagata)
oped jungle in this mukim. The registration ofland titles was began in 1929, reached 6l% duringthe prewar colonial period, 4% during the Japa-nese occupation period, 8% during the postwarcolonial period and during the post-independenceperiod 27% was alienated by the state. Before theenforcement of NLC in 1966, EMR, the final landoffice title under the previous land law, was at thecenter of land titles which were given in thismukim. of course it should be noted that there isa time lag between the approval of application andthe registration of land titles. The record ofapproved application dates back to lg22 in thismukim, and 35% of EMR was applied for in 1920s,ffi% in 1930s. After 1966 QT(M) has taken theplace of EMR and the registration of final titlessuch as MG or ML is making slow progress. TheRegistry titles such as Grant or QT(D) are excep-tional, and it proves that most of the land in thismukim was developed by smallholders.
The facts about land alienation in Mukim Sg.Punggor which were derived from the land titlesand other related documents in this paper have tobe interpreted in relation to changing governmentpolicies and the wider political economy as well asecology and society at the local level. The govern-ment intervention in land development and landmanagement in this area should not be made lightof. From this viewpoint the qualitative and quan-titative analyses of restrictions and conditionswhich were imposed on titles become significant.In Mukim Sg. Punggor coconut and oil palm arethe main crops and on most of the titles thecultivation of rubber is prohibited.
It is needless to say that land titles and otherrelated documents provide us valuable dataon thechanging socioeconomy of the study area. In thisrespect, the records of land transactions such astransfers, transmissions, and charges are worthyof note. Mukim Sg. Punggor is basically a free-hold area where land transactions can be donefreely although some separate lots are declared tobe Malay Reservation. Land transactions be-tween the different ethnic groups therefore pres-ents an important question in this area, and thechange in landholding from generation to genera-tion also raises a significant problem, althoughthese two questions cannot be separated. Finallyit should be noted that actual land use and actualland holders tend to be different from the descrip-tions on titles. To make an investigation of thisfact also assumes considerable importance in un-derstanding the political-cultural ecology of thestudy atea.
Notes
1. From the viewpoint of land administrationthe territory of the State (wilayah Negeri)may be divided into districts (daerah), anddistricts may be divided into sub-districts(daerah kecil), and district or sub-districtmay be divided into mukims. The boundaryof district, sub-district, and mukim may bedeclared by the State Authority by notific-ation in the Gazette.
2. Jackson notes that "the figure of 210,000Chinese in Johor in the early 1890's is proba-bly an over-estimate for there were only63,410 at the time of the 1911 Census. It ispossible, however, that there was a decline inthe Chinese population of Johor after theturn of the century for another source main-tains that there were 150,000 Chinese in thestate in the early 1890's.'
3. The research for this paper was carried outfrom September 1993 to February lg94under the sponsorship of the Ministry ofEducation, Science, and Culture, Japan(Grant-in-Aid for International ScientificResearch: Cultural Ecologt of a MultiethnicNation-A Case Study of Malaysia) and Fuk-utake Science and Culture Foundation (Cul-tural Ecology of Agricultural Development inJohor, Malaysia).
4. The description of this section is mainlybased on National Land Code and FederalLands and Mines Department (1980).
5. According to the National Land Code theland above the shore-line shall be classifiedinto three categories, that is, town land(tanah bandar), village land (tanah pekan),and national land (tanah negert). Town landand village land (township area) may bedeclared by the State Authority by notific-ation in the Gazette.
6. Before NLC came into effect, under theJohor Land Enactment 1910, EMR (Extractfrom the Mukim Register) could be issuedfor areas not exceeding 100 acres being ditr-erent from the Federated Malay States LandCode 1926. In practice, however, they wereseldom required or issued for areas of over l0acres (Nugent, 1930).
References
Das, S. K. 1963. The Torrens System in Malaya.
一- 86 -―
Notes on Land Titles of Mukim Sungai Punggor, Rengrt, Johor (Nagata)
Singapore: Malayan Law Journal Ltd. Chinese and European Agricultural Enterprise
Federal Lands and Mines Department. 1980. in Malaya 1786-1921. Kuala Lumpur: Uni-
Manual for Land Administration. Kuala versity of Malaya Press'
Lumpur: Federal Lands and Mines Depart- Nugent, C. E. 1930. Surveys for Title in Johor.
ment. In Sarueys for Title in the Federated Malay
Gullick, J. M. 1987. Malay Society in the Late StateswithNotesontheRevenueSumeysoftheNineteenth Century. Singapore: Oxford Uni- Unfederated Malay States, edited by W. F. N-
versity Press. Bridges. Kuala Lumpur: Federated Malay
Jackson, J. C. 1968. Planten and Speculatorc. States.
87
