Title verification is the cheapest insurance any buyer can purchase. The process is straightforward; skipping it is the single most expensive mistake in Kenyan conveyancing.
Step 1 — Obtain the title details
Get the title number, the registry section and a copy of the title from the seller. Without these you cannot conduct a search.
Step 2 — Conduct an official search
At the relevant Lands Registry or through the Ardhisasa platform. The search costs KES 500 and returns within 24 hours. It is the only document that proves current ownership.
Step 3 — Verify the survey position
Obtain the Registry Index Map (RIM) from the Survey of Kenya and confirm with a registered surveyor that the ground position matches the RIM.
Step 4 — Cross-check rates and rent
Request current rates clearance from the relevant county and ground rent clearance from the national government for leasehold titles.
Step 5 — Confirm the seller's identity and capacity
National ID and KRA PIN for individuals; CR12, certificate of incorporation and resolution for companies; grant of representation for estate transfers.
Red flags
Reluctance to allow searches, urgency to discount price, refusal to meet at the land, missing rent clearance and titles that name owners who refuse video calls all warrant immediate caution.
Citations & further reading
Frequently asked questions
Can I do a title search online in Kenya?
Yes. Most Nairobi-area titles are searchable on Ardhisasa. Older titles in counties not yet migrated are searched at the local Lands Registry.
How long is a search valid?
There is no formal validity period, but in practice a search older than 30 days should be refreshed before completion of a transaction.
Related practice areas
This article is for general information only and does not constitute legal advice. Readers should obtain specific counsel on their particular matters.