Let us be honest, land and property buying is always a high risky transaction. Especially because you’re spending a lot & the seller in most cases is a stranger. I totally get you, transacting huge amounts of money when you are new to buying can be stressful.
However, there are safety checks that have been put in place to protect you and your hard earned money from swindlers. This is the land search process and it is what will help you identify a real or a fake title deed. And consequently prevent you from being conned.
What is a land search?
A land search is the process of gathering information about a property such as its history, real and past owners etc. While most of this data is available on the title deed, a title can be faked. For most people it can be quite hard to tell the difference between a fake & original title. That is why we have prepared a series of steps to guide you through.
Types of Land Search
They are two types of land search methods and you are free to choose whichever is convenient and affordable to you. We have the manual land search process and the Online land search process. So what do they entail?
1. Manual Land Search
The manual search is the earliest form of land search in Kenya. It is done with the aim of verifying the legitimacy of title details presented by the seller. To carry out the manual land search you need the details below:
- Title number
- Applicant’s full names and signature
- Applicant’s ID number, if Kenyan (attach a copy)
- Passport number or a foreign national registration certificate for applicants who are foreigners residing in Kenya (attach a copy)
- Applicant’s KRA PIN (attach a copy)
- The physical address, phone number
- Purpose of search
- Owner of property
- The proposed purchaser of the property
- Advocate/agent
To initiate the manual land search you pay 500 bob to the Ministry of Lands and Physical Planning. Specifically, at the Lands Registry for the county where the property is situated. This will be accompanied by a photocopy of the seller’s title deed. But, this method has several disadvantages;
- First is that it is time consuming and demanding to carry out. This is because the applicant is required to visit the Land’s offices physically to present the documents.
- For diaspora buyers, it becomes impossible to verify the credentials presented owing to them being far away. And without any trustees back at home the process can be hectic and risky.
2. Online Land Search
Owing to the digitization of government systems. Coupled with the need to keep up with technology, the Ministry of Lands and Physical Planning issued a Legal Notice 101. This pushed land registration & transactions online. The result is that land search has become a fast and efficient process.
Through a joint effort by the National Lands Commission & The Ministry of Lands, ardhi sasa online portal was created. You can access it on Ardhisasa. The portal enables anyone seeking to buy land to do a quick check and see the history of the land before buying.
To do an online search through the ardhisasa portal you need:
- Your KRA PIN
- Internet connection (should be secure, avoid public wifi)
- Copy of the land title deed
Steps to Conduct a Land Search on Ardhisasa
- Visit the Ardhisasa platform at ardhisasa.lands.go.ke.
- Log in if you already have an account, or create a new one if you don’t.
- Once logged in, go to “Land Registration Services” and select “Search”.
- To start a new search, click “New Application”.
- Review the frequently asked questions (FAQs) provided to help guide your search.
- Click Next, then enter your Land Parcel Number (in the format NAIROBI/BLOCKxx/xxx) as shown on your title deed or land certificate.
- Click “Add Parcel” the parcel(s) will automatically be listed in your application.
- Indicate the Purpose of the Search (e.g., intention to purchase), select the Scope of the Search, then click Next to proceed.
- Review your application details on the confirmation page.
- Submit your application and follow the provided instructions to obtain your results.
The search results will show
- Ownership history
- Full name(s) of the current owner
- Approximate land size
- Any existing claims or encumbrances (e.g., disputes, or use as collateral for a loan)
Upon validating the title deed, you can proceed to the next step of purchase only if you are satisfied with the due diligence you have carried out. However, there are a few documents and requisites that you need before carrying out the land search
Frequently Asked Questions (FAQs)
1.How do I do a land search on e-Citizen?
Doing a land search on e-citizen requires you to visit the Ministry of Land and Physical Planning section, choose land search option, Insert the title number of the property under search and then Complete the online land search form and submit it.
2. How can I check land ownership online in Kenya?
Land ownership can be checked either by doing a manual land search or by checking it in the ardhisasa land portal.
3. How do I find a land title search?
You can find a land title search by logging into the Ardhisasa platform, initiating a new search application under “Land Registration Services,” and entering your parcel details to view the results.
4. How much is land search in Kenya?
A land search costs between 500 – 550 in Kenya depending on whether it is manually done or via the ardhisasa portal.
5. How long does it take to do a land search in Kenya?
It will take you a maximum of 3 days to do your land search and on the last day you should receive a stamped Certificate of Search Form RL 27 with the results detailing the status of the land you submitted.
6. Can land search be done online?
Yes, using the ardhisasa land portal.
7. How do I change the name on a title deed?
You can change the name on a title deed by applying for a transfer or amendment at the Ministry of Lands through the Ardhisasa platform or the local land registry. You’ll need supporting documents such as the original title deed, ID, PIN, and proof of the transaction or legal change.
8. Where is the headquarters of the Ministry of Lands and Physical Planning in Kenya?
Ardhi House, 1st Ngong Avenue,
P.O. Box 30450-00100,
Nairobi, Kenya.
