Land Act Act 16 1998 PART II-LAND HOLDING. 3. Subject to article 237 o( the Constitution, all land in Uganda shall vest in the citizens of Uganda and shall be owned in accordance with the following land tenure systems- Land ownership. ( a) customary; (b) freehold; ( c) mailo; and (d) leasehold. 4. ( 1) Customary tenure is a form of tenure(a) applicable to a specific area of land and a specific description or class of persons; ( b) subject to section 28 of this Act, governed by rules generally accepted as binding and authoritative by the class of persons to which it applies; ( c) applicable to any persons acquiring land in that area in accordance with those rules; (d) subject to section 28 of this Act, characterised by local customary regulation; ( e) applying local customary regulation and management to individual and household ownerhip, use and occupation of, and transactions in, land; (j) providing for communal ownership and use of land; (g) in which parcels of land may be recognised as subdivisions belonging to a person, a family or a traditional institution; and (h) which is owned in perpetuity. (2) Freehold tenure is a form of tenure deriving its legality from the Constitution and its incidents from the written law which-- 9 Incidents of forms of ter.Jre.