Buying Land in Kenya — Title Deed Search & Full Checklist

Land fraud in Kenya usually succeeds for one reason: the buyer skipped the official search. Follow this sequence and you remove most of the risk.

1. Do an official land search

Run a search at the Ministry of Lands or on the Ardhisasa platform using the title number. The search shows the registered owner, size, tenure and any caveats, charges or cautions on the parcel.

2. Know the tenure

• Freehold — ownership without a time limit, common upcountry.
• Leasehold — usually 99 years, common in Nairobi and other urban areas. Check the remaining term.
• Community/trust land — special rules apply; get a lawyer involved early.

3. Confirm the parcel on the ground

Get the survey map (mutation/RIM) and have a licensed surveyor confirm the beacons on site. Never buy a plot you have not physically walked.

4. Clearances you need

• Land Control Board consent for agricultural land
• Rates clearance certificate from the county
• Land rent clearance certificate for leasehold
• Spousal or family consent where applicable

5. Sale agreement, stamp duty and transfer

A lawyer should draft the sale agreement, hold the deposit in escrow, and lodge the transfer. Stamp duty is assessed on the government valuation — typically 4% in urban areas and 2% in rural areas — and must be paid before registration.

6. Red flags

A seller who resists a search, "directors" selling scheme plots without a share certificate, missing beacons, prices far below the neighbourhood average, or pressure to pay cash the same day.

7. After registration

Collect the new title in your name, confirm it with a fresh search, and keep the stamp duty receipt and transfer documents safely.