This is a thesis on local land governance conducted in Raya Kobo Woreda which is found inrnNorth Wollo Zone of Amhara Region, Ethiopia. The study has tried to investigate to what extentrnWoreda level land administration system meets good governance principles, assess how Woredarnland office implements the existing land laws, and explore dispute settlement mechanismsrnemployed thereof. The study has deployed descriptive and explanatory case study research types;rnthe exploratory one helps to examine in detail the unique features of the study areaâ€™s landrngovernance system while the descriptive research enables to describe the existing condition as itrnis in its natural setting. A qualitative research approach, particularly, case study approach hasrnbeen employed. Secondary data was collected from governance and land governance relatedrnliterature and previous empirical studies, and primary data from local land holders, landrnofficers, judges, local employees, and managers of two local institutions using data collectionrntools such as open ended and a semi structured questionnaire, semi structured interview, andrnFGD. The collected data is analyzed and presented using tables, figures, and narration.rnThus, the findings reveal land administration system of local institutions fails to meet goodrngovernance objectives or principles. Land measurement, accession, registration, and recordingrnlacks transparency, involves bias, and violation of statutory land laws. Widespread displacementrnwith no or little compensation for lost land, illegal land market or informal land selling, illegalrnconstruction, bribery, weak judiciary, and unlawful involvement of local politicians in the sector,rncause land tenure insecurity in the area. Furthermore, there is limited knowledge andrnenforcement of land laws; land laws are less accessible to land holders, no significant training isrngiven on such laws, land authorities and officers failed to execute such laws fairly, consistently,rnobjectively, impartially, and in accountable manner. Court dispute settlement involves manyrndefects; biased judgments favoving one side, unclear judgments, judgments not duly supported byrnevidence, corruption, workload, lack of capacity, intentional violation of procedural andrnsubstantive laws, lack of judicial independence, not following service standards stringently, arernall common phenomenon in the area. Some intervention mechanisms are also highlighted in linernwith the gaps identified.rnKey Words: Land, Governance, land administration, Land tenure and, land laws and policies