Quick Answer
A title deed is the legal proof of land ownership. Before buying or lending against land, you can confirm the true owner and any loans or disputes by conducting an official land search — now done online through Ardhisasa or eCitizen.
Key facts
- A title deed is the legal proof of ownership.
- A land search reveals the owner and any encumbrances.
- Searches are done via Ardhisasa or eCitizen.
- Always search before paying for land.
What a title deed is
A title deed (a Certificate of Title for freehold, or Certificate of Lease for leasehold) is the official document proving who owns a parcel of land, registered under the Land Registration Act, 2012.
The land search
An official land search is the single most important check before any land deal. It reveals the registered owner (who must match the seller), the tenure (freehold or leasehold), and any encumbrances — mortgages, charges, cautions or disputes.
Searches are now done through Ardhisasa (ardhisasa.lands.go.ke) or eCitizen, for a small fee — confirm the current cost and process before relying on it.
Other due diligence
Beyond the search, visit the land in person, confirm boundaries (a surveyor can help), check the permitted use/zoning, and use a lawyer to handle the sale agreement and transfer.
Why this matters to you
Land fraud — selling land one does not own, or land with hidden loans — is common. A simple search and basic due diligence are your strongest protection against losing money.
Frequently asked questions
What proves land ownership?
A title deed — a Certificate of Title or Certificate of Lease.
How do I check who owns a piece of land?
Conduct an official land search via Ardhisasa or eCitizen.
What does a search reveal?
The registered owner, the tenure type, and any loans, charges or disputes.
Sources & references
- Land Registration Act, 2012 — kenyalaw.org
- Ardhisasa — ardhisasa.lands.go.ke
- eCitizen — ecitizen.go.ke