be commuted into money value, in the absence of voluntary agreement, by arbitration.

Tenants sub-letting or dividing their holdings, without the consent of the proprietor, will forfeit all their rights in connection with their leases. Facilities are recommended for the purchase of their holdings by the tenants, whether they hold leases or not, and to the cottar fishermen for the purchase of their houses, on the following terms :

"Every occupant in a township paying £6 or more of annual rent to the proprietor should have the right to enter his name with the Sheriff-Clerk of the county as a claimant to purchase the fee-simple of his holding for a price not exceeding twentyfive years' gross rental of the holding, having first obtained the consent of the proprietor in writing. The claimant, on depositing one-third of the purchase money, should have a right to claim an advance of the remaining two-thirds by Government."

So long as Highland estates continue to sell at from forty to fifty years' purchase, this proposal must, we fear, continue a dead letter; for no proprietor would be such a fool, or so absolutely unselfish, as to sell his land in small plots for little more than half what it would sell for in the open market. Therefore, the meaning of the proviso that "the consent of the proprietor in writing" must be obtained before any purchase of a holding can take place, is not far to seek. Many, it is to be feared, will hold that it was never expected to come into active operation; and the impossible condition attached of getting the landlord to consent to such a proposal "in writing," or otherwise, will go far to strengthen that view.

Referring to the house accommodation of the crofting class, the Commissioners declare, regarding the inconveniences which the people suffer in connection with their position as occupiers of land, that—

"The one which strikes the stranger as the most deplorable, and which affects the native with the least impatience, is the nature of their dwellings. It is difficult to say how far the crofter or cottar is sensible of the disadvantages attached to the darkness and deprivations of his primitive habitation, or how far this feature in his life is actually prejudicial to his happiness or welfare. In the main, his house does not make him unhappy, for he does not complain; it does not make him immoral, for he

is above the average standard of morality in his country; it does not make him unhealthy, for he enjoys an uncommon share of vigour and longevity. Yet no one concerned for the elevation of the Highland people can fail to desire an improvement in this particular; no one can doubt that if they are well-conducted and robust, it is in spite of their lodging, and in consequence of counteracting causes, and that if they enjoyed the benefit of purer and brighter homes, they would prosper more."

Having first described the worst forms of these dwellings, the Commissioners continue

"When seen in a superior form, the Highland cottage, though thatched with grass or heach, floored with clay, and built with untempered stones, may yet possess a chimney and a window in the wall, a door unshared by the cattle, a partition between the stall and the lodging, and when kept clean does not offer an unpleasant aspect, animated as it often is by the loom or spinning-wheel, by a hospitable welcome, and by kindly faces. The ancient model of Highland habitation may indeed be contemplated with too much indulgence by those whose minds are not duly possessed by considerations of utility and sanitation, for it is associated in fancy with all that is most pleasing and romantic in the manners and history of the people, while in form and colour it is in perfect harmony with the landscape and the shore."

The rent, we are told, is now determined by the custom of the estate and the discretion of the proprietor, who occasionally readjusts the amount by valuation, conducted by the factor or a special agent; while in some cases, on the larger estates of the old families of the country, considerable indulgence, often amounting to benevolence, is said to be discovered in the rent of the smaller holdings; but while the Commissioners think it right not to express any opinion respecting the conduct of individual proprietors in the management of their estates, they say that the question of rent assumes a "prominent position" in the case of the Ross of Mull, Tiree, and Iona, belonging to the Duke of Argyll; Kilmuir, in the Isle of Skye, the property of Major Fraser; in the Island of Rousay, the property of General Burroughs; and at Clyth, in Caithness, belonging to Mr Adam Sharp. Cases might probably be found of the inconsiderate imposition of increased rent, or of rent being raised with a view to advantageous sale. On a comprehensive view of the rents paid by small tenants in the Highlands and Islands, we have not found, in the conduct of

proprietors, ground for proposing a general revision by official authority; nor would such a revision be of any substantial benefit to tenants, unless it were accompanied by the concession, in some form, of permanent tenure-a measure which we have not been able to recommend, under the peculiar circumstances of the population, except in the case of occupiers with improving leases;" and more's the pity.

We quite concur in the final conclusions arrived at by the Commissioners, namely-That the mere recognition, improvement, and enlargement of the township; the concession of improving leases with valuation of rents for a very limited number of occupiers; compensation for improvements; and a very slight mitigation of arbitrary removals, will appear inadequate, not only to "those whose imaginations have been familiarised with projects of an exaggerated or visionary character, such as a general redistribution of the land," but to all those who, like ourselves, would be satisfied, at present, with such a simple security of tenure as would make the arbitrary evictions of the past impossible in future, and compensation for improvements, legally secured to the tenants by some sure, simple, and expeditious process. All else would naturally follow.

We have, however, much pleasure in admitting that, in our opinion, the labours of the Commissioners and their Report will, at no distant date, lead to these desirable results, and otherwise vastly benefit the Highland people, if they continue to act wisely themselves.

Consideration of the sections dealing with Fisheries and Communications, Education, Justice, Deer Forests, Game, and Emigration, must, in the meantime, be left over. In this connection, however, it may be said that the recommendations of the Commissioners are exceedingly valuable, and, on the whole, of a most useful and practicable nature.

A. M.

[The Dissents of Sir Kenneth Mackenzie and Lochiel are dealt with in a separate article. The subject of the Report occupies more of our space this month than we have ever given. to any other subject in a single issue, but we feel that its great importance will fully justify us to the Celtic world.]

DISSENTS BY SIR KENNETH MACKENZIE

AND LOCHIEL.

SIR KENNETH MACKENZIE, in signing the Report of the Royal Commission," reserved the right to append a dissent from a part of it," in which he was unable to concur, and to note certain considerations material to the inquiry before he signed it.

He dissents in the most emphatic terms, "from all that part of the Report which relates to the organisation of crofter townships as agricultural units." This is much to be regretted; for it is un. doubted that Sir Kenneth's declaration against the leading feature of the Report must tell strongly against the prospect of early action by the Government on the lines laid down by the majority of the Commissioners, especially so when supported in his opposition by Lochiel, who also records his "objections to that portion of the Report which deals with the constitution and reorganisation of townships, and in which it is proposed to confer certain powers and privileges on the occupiers of such townships in their corporate capacity." He gives his "general adherence" to Sir Kenneth Mackenzie's criticisms on the same subject, though to him it appears desirable to indicate more fully than Sir Kenneth has done, "the practical objections to the scheme, and the many obstacles which stand in the way of its adoption." This he proceeds to do in a remarkably lucid, and, from the landlord's point of view, able manner; but, after all, his criticisms point with any effect to mere matters of detail. The only one of these objections to which it is necessary to make special reference is that in which he submits

“That not only is the proprietor likely to be a better judge than any other authority as to whether a township is overcrowded; but he is in a far better position to form an opinion as to the chances of success, in an attempt to increase the area of the township, or to relieve the congestion of the population by the removal of individual tenants to other suitable places on his property. No one," he continues, "can have the same opportunities of ascertaining the inclinations of his crofters, their means or character. No one is better able to judge which of the crofters would be most capable of profitably occupying land, which he

might be in a position to offer them, while he alone possesses the requisite information to enable him to dispose satisfactorily of the crofts thus vacated," with much more of the same kind, concluding In this way alone, so far as I can see, would the danger of perpetuating very small holdings with common grazing rights, described in the Memoradum, by one of my colleagues (Sir Kenneth Mackenzie), be removed, and a new system introduced, alike pleasing to the people and founded on true economical principles."

Whatever is to be done must, in Lochiel's opinion, be done on the old landlord plan of borrowing Government funds, from the Public Loan Commissioners, by the owners, and making the tenant pay them. The following is Lochiel's proposal—

"The proprietor, when he is desirous of forming a new township, or adding arable or pasture to an existing township, and has selected a certain number of crofters, not less than four, from his own estate, who are willing to settle on the lands proposed to be dealt with, should make application to the Public Loan Commissioners for a loan of money, repayable with interest at 3 per cent., by instalments, extending over a period of thirty years, to provide houses, enclose and drain land, and purchase stock, under the following conditions:-That the new tenants shall be taken from the estate belonging to the proprietor, and that their holdings, if vacated, shall be partitioned among or allotted to the remaining crofters in the same township-that leases of thirty years be granted to the tenants in a new township, and that their holdings shall be of not less value than £30 yearly rent-that the amount borrowed for the purpose be not in excess of £20 for each pound of yearly rent, and that of this £20, one-sixth shall be provided by the tenant. Thus, in the case of a new holding of the annual value of £30, the sum required to establish him, and stock the land, might amount to £600, of which £100 would have to be provided by the tenant. But I would propose that even this £100 need not be provided in money or all at once. It might take the form of labour on the farm, such as the reclamation of land, or that expended on the erection of a dwelling-house or offices, or the completion of the full stock of cattle which it is intended to maintain by natural increase instead of by simultaneous purchase. All these processes, whether of labour, or providing bestial for the farm, should, however, be considered as completed before the expiry of the third year of the tenancy."

Lochiel's plan is a very good one of its kind, but is it not wonderful that a gentleman of his ability and clear-headedness,