LEGAL PROCEDURES TO BE UNDERTAKEN BEFORE SELLING A MORTGAGED PROPERTY

A mortgage is a legal agreement  where a bank or financial institution lends money to a person or an institution, repayable at an agreed length of time in series of payments  with interest. The loan is usually secured/protected by taking title of the debtor’s property, with the condition that the conveyance of title becomes void upon the payment of the debt.

GOVERNING LAWS

  1. The Land Act Cap 113 R.E 2019
  2. Land Registration Act Cap 334 R.E 2019
  3. Land Regulations Act 2001

Over two decades, the position of law derived from Section 126 (d) of the Land Act, Cap 113 [RE. 2019] has been that; where there is an act of default by the borrower, the lender is entitied to exercise his powers of sale conferred to him under the Land Act and Mortgage Deeds. Such position can even be traced prior the promulgation of the Land Act. In the case of Agency Cargo International v. Eurafrican (T) Ltd, Civil Case No. 144 of 1998 (unreported). His Lordship Nsekela, J (as he then was) observed:

“The object of security is to provide a source of satisfaction of the debt covered by it. The respondent to continue being in banking business must have funds to lend and which has to be repaid by its debtors …it is only fair that banks and their customers should enforce their respective obligations under the banking system”.

PROCEDURES/STEPS TO BE TAKEN BEFORE SELLING A MORTGAGED PROPERTY.

The Land Act, Cap 113 (R.E 2019) stipulates the procedures/steps to be taken before the Lender exercises his powers of sale as follows:

  1. ISSUANCE OF SIXTY (60) DAYS NOTICE

Section 127 of the Land Act CAP 113 [R.E 2019] requires the Lender to issue the Borrower with a Sixty (60)days notice. When the Borrower’s property is sold by the Lender before the issuance of the sixty (60) days notice the said sale will be null and void. The provision  provides that:-

“where there is a default in the payment of any interest or any other payment or any part thereof or in the fulfilment of any condition secured by any mortgage or in the performance or observation of any covenant, express or implied, in any mortgage, the mortgagee shall serve on the mortgagor a notice in writing of such default”

As per the cited provision of the law, the Borrower / Mortgagor has to be issued with a sixty days notice, whereas the notice will be in a written form stipulating of such default.

The said  notice shall also mention the nature of the loan and extent of the default and it has to be dully served to the mortgagor.

  1. 14 DAYS NOTICE

Subsequently, after the Mortgagor has been served with a sixty days notice as illustrated above and he/she fails to pay the debt after being notified, Section 134(2) of the Land Act confers power of sale to the Mortgagee/ Lender to exercise sale of the Mortgaged property through public auction.

Section 12(2) (3) of the Auctioneer Act CAP 227 R.E 2002 (now 2010) provides that, no sale by auction shall take place until fourteen (14 days) public notice thereof has been given at the principal town of the district where the property intended to be auctioned is situated. Such notice has to be published in a Swahili and an English Newspaper as it has been provided by Section 12 (3) of Auctioneers Act CAP 227 R.E 2002 and such notice shall state the name and place of residence of the owner. The essence of giving such notice is to afford the Borrower sufficient time to arrange for the redemption of the mortgaged property. More so, it is to make sure that, the public is  adequately notified to participate on the date of auction so that the Lender can obtain the best price possible.

  1. SALE OF THE MORTGAGED PROPERTY

After the Mortgagor has been issued with the sixty (60) days notice together with the fourteen (14) days notice and still he/she fails to repay the loan, the Mortgagee will proceed through the services of a registered Auctioneer to sale the mortgaged property by Public Auction.

The Mortgagee owes a duty of care to the Mortgagor, to obtain the best reasonable price at the time of sale of the Mortgaged property, and has to make sure that, the Mortgaged property is sold not less than 25% of the market value as illustrated by Section 133(1) and (2) of the Land Act CAP 113 R.E 2019.

The person who turns out to be the highest bidder (bonafide purchaser) will purchase the mortgaged property and will be awarded a certificate of sale.

The law protects the rights of a bonafide purchaser as a person who bought the property in  good faith so he/she does not have any obligation to inquire into whether the 60 days default notice and fourteen (14) days public notice to conduct the auction were duly issued. Section 51 of the Land Registration Act R.E 2002 requires  the bonafide purchaser to be registered by the Registrar of Titles without inquiring whether the default accrued or whether any notices were  duly served.

CONCLUSION

Sale of a Mortgaged property is not the end of the Mortgagor to seek his rights in case of default after the Mortgagee has exercised his power of sale where the sale was flouted with irregularities, the law provides for remedies to the Mortgagor who has been prejudiced by the sale. This position has been established in the case of Gordebetha Lukanga vs. CRDB Bank Ltd & others (Civil Appeal 25 of 2017) [2021] TZCA at Dar es salaam where the Justices of Appeal held that:

“notwithstanding the above stated position, the law has not left without remedy the Mortgagor who has been prejudiced by the act of the Mortgagee of selling a mortgaged property without complying with the requirement of the law. The remedy is provided for under Section 135(4) of the Land Act R.E 2019”

And the Appeal Judges went further that, if the Borrower was able to prove that the Auctioneer did not issue a sufficient notice, before conducting the auction. In that circumstance, the Borrower’s rights against the Lender is to seek for legal remedies in the Court of Law.

Further Information:

This editorial is intended to give you a general overview of the Law. If you would like further information and clarification on any issue raised in this editorial, please contact.

Haika-Belinda Macha
Partner
E: hb.macha@vemmaattorneys.co.tz

ESG IN TANZANIA AND WHY IT MATTERS

In recent years, there has been a significant shift in the way companies report their performance to stakeholders. Environmental, Social and Governance (ESG) reporting has become a critical tool for businesses worldwide, reflecting a growing awareness of the interrelation of corporate success and societal well-being.

The modern concept of ESG, took shape in the mid-2000’s, which were largely orchestrated by the institutional investors, environmental groups and social activists. The investors were advocating into curtailing short-termism and placing towards stakeholders’ engagements which include employees, creditors, vendors, shareholders and public at large for the long termism and sustainability of the company.

It is imperative to note that, ESG became important as various research and forums has indicated that executives in different multinationals companies would decrease discretionary spending on areas such like research and development, advertising, maintenance and hiring to meet short termism earning targets and sacrificing long-term investment which ultimately would benefit of the larger community and stakeholders.

A 2004 report from the United Nations, titled Who Cares Wins carried a widely considered the first mainstream mention of the ESG in the modern context. The report heavily encouraged all business stakeholders to embrace ESG long-term sustainability.

These developments coincided with the increased international attention for the implementation of ESG in most jurisdictions, governments worldwide have updated their laws to emphasize ESG.

For example, United Kingdom has enacted both hard and soft laws in curtailing short termism, with the enactment of Section 172 (1) of the Companies Act as a hard law, other soft laws include the UK Corporate Governance Code and the UK Stewardship Code. While Section 172 (1) has a wide coverage of ESG, it mainly fosters for the stakeholder’s engagement for the long-term success of the company. The UK Corporate Governance Code has requirements for directors to “comply or explain” and many large companies over the last few years have adopted “statements of values” or internal ethical codes in an effort to make directors and employees to treat their customers, suppliers and fellow staff members properly.

The UK Stewardship Code of 2020 has integrated environmental social and governance issues (ESG) among other rules to be reported. The Stewardship insist on the adherence of Section 172 (1) of the Companies Act and it went further that the Code comprises a set of “apply and explain” principles. The Code does not prescribe a single approach to effective stewardship, it allows organisations to meet the expectations in a manner that is aligned with their own business model and strategy.

In other notable jurisdiction, such as Japan, the Japan Financial Services Agency has published the second and revised version of the Stewardship Code of 2020, the code although is not legally binding, it set out the principles for institutional investors to fulfill their responsibilities for sustainable growth of companies and enhancing medium to long term investment return for their clients and beneficiaries, through constructive engagement and purposeful dialogues. The code adopted a “comply and explain” approach under institutional investors can either disclose its intention to comply with the principle or provide sufficient explanation as to why it is not suitable to adopt such principle. The code redefines “stewardship responsibilities” and explicitly instructs institutional investors to consider sustainability including ESG factors.

The ESG factors has been largely divided as follows:

Environmental (E): This aspect focuses on how a company’s operations impact the environment. It includes issues such as carbon emissions, energy efficiency, waste management, and conservation efforts.

Social (S): The social component of ESG evaluates a company’s relationships with its employees, customers, communities, and other stakeholders. Factors include labor practices, diversity and inclusion, human rights, and community engagement.

Governance (G): Governance refers to the structure and practices that guide a company’s decision-making processes and overall management. Good governance includes transparent and ethical leadership, effective board oversight, and adherence to legal and regulatory standards.

In implementation of ESG compliances, Tanzania has not been left out, although critical approaches are needed for its implementation since there are various companies and multinationals that comprises of institutional investors. The Dar es Salaam Stock Exchange has made a step forward for implementing sustainability and it requires all listed companies in Tanzania to report on sustainability through strategic corporate plans and actions.

In the wake of the ESG implementation the Capital Markets and Securities Authority has sanctioned the DSE Rules. The Rules are keenly designed for ESG supply chain and applicable to companies that are publicly listed on the Dar es Salaam Stock Exchange in Tanzania, although this is a bold move but there are a lot needed to be done for the ESG implementation to cut across to all companies and not only public listed companies.

The DSE Rules under the attachment 4 contains the “Guidelines to Sustainability Reporting”, the same include the statement that emphasizes the growing awareness among investors on the sustainability of ESG factors for the long-term value creation of the company.

The DSE Rules define the purpose, reporting frequency, and the specific ESG factors that must be included while reporting. The rules make reference to the Global Reporting Initiative as a source for ESG reporting standards and templates.

The Rules went further to stipulate requirements for all listed companies to take sustainability reporting as fundamental part of governance, operating and reporting culture. The sustainability reporting is applicable for listed companies as follows:

  • operate in industries that are susceptible to environmental and social risks.
  • operate in industries that produce significant environmental pollutants.
  • are heavy users of natural resources; or
  • are part of a supply chain where end customers demand that suppliers and contractors behave responsibly.

The Rules emphasizes the responsibilities of the Board of Directors, including directing the company’s strategic course, comprehends the wide-ranging incorporation of environmental, social, and governance factors into the company’s strategic framework.

Notably in Tanzania, Tanzania Breweries Public Limited (a subsidiary of ABInBev) since 2022 is publishing a comprehensive ESG Report among other things covering employee value proposition, value chain (farmers, distributors, consumers, brewers and manufactures, customers and communities), stakeholders engagement approach, ESG Governance and structure, ESG Strategy and ESG priorities which include climate action, ethics and transparency and diversity and inclusion.

Whilst such implementation is a step forward for Tanzania, the same should cut across to all companies since ESG factors have not only become more prevalent in today’s commercial world, but they are also now a critical component in the success of businesses in all sectors, of all shapes and sizes and at all stages of their lifecycles, we can adopt the implementation that have been championed by other jurisdictions. Investors have been using ESG factors to make capital allocation decisions and to monitor asset performance for a while, often demanding that investee business have formal ESG policies in place.

Further Information:

This editorial is intended to give you a general overview of the Law. If you would like further information and clarification on any issue raised in this editorial, please contact.

Patrick Sanga
Partner
E: p.sanga@vemmaattorneys.co.tz
M: +255 686 999 993