How to verify a title deed in Kenya before you buy
Checklist for verifying a Kenyan title deed or certificate of lease: official search, owner details, registry map, encumbrances and authority to sell.
Updated 23 October 2026 · Mtopanga Properties editorial team
A title deed is the document most Kenyan buyers ask to see first, and the one fraudsters forge most often. Verifying it is not about inspecting the paper. It is about confirming that the register, the person selling and the land on the ground all agree.
The five checks
- Official search. Do an official search on Ardhisasa or at the land registry using the title number. This confirms the registered owner and any encumbrances. Our step-by-step guide covers how to do a land search in Kenya.
- Owner details. Match the owner's name, ID number and KRA PIN on the search with the seller's ID. For a company, match the directors on a current CR12 with the people signing.
- The original document. Your advocate should inspect the original title before completion. A seller who only ever offers photocopies is a red flag.
- The parcel on the ground. A licensed surveyor confirms the parcel's location, shape and size using the registry index map or survey plan, and finds the beacons.
- Authority to sell. Confirm there is no unregistered interest: spouses, co-owners, estate administrators, occupiers or a pending court case.
Freehold title vs certificate of lease
Under the Land Registration Act, 2012, freehold land is registered with a title deed (absolute proprietorship), while leasehold land is registered with a certificate of lease. A lease shows the lessor, the term and the start date. Check how many years remain: a short remaining term affects value and financing. Our guide to freehold vs leasehold in Kenya explains the difference.
Old titles and conversion
Kenya is migrating land records from older registration statutes to the Land Registration Act, and in some areas parcel numbers are being converted to new references as registries move online. If a title carries an old reference, ask your advocate to confirm the current reference and status, and make sure the search uses the reference the registry currently recognises.
Encumbrances to look for
| Entry | What it means | What to do |
|---|---|---|
| Charge | The land secures a loan | Require a discharge from the lender at completion |
| Caution | Someone claims an interest | Find out who and why; do not proceed until removed |
| Restriction or inhibition | Dealings are limited, often by a court or registrar | Get legal advice; usually a stop sign |
| Lease | Part or all is leased to someone | Check the lease terms and remaining period |
Frequently asked questions
Can I verify a title deed online in Kenya?
Yes, for registries on Ardhisasa you can do an official search online using the title number. For registries not yet online, the search is done at the registry.
What does a fake title deed look like?
Forgeries can look convincing, so appearance is not a reliable test. The test is whether the official search, the owner's identity and the surveyed parcel all match the document.
Who should verify a title deed for me?
An independent advocate you appoint, not one introduced by the seller, plus a licensed surveyor for the ground check.
General information for Kenya, not legal, tax or financial advice. Laws, fees and procedures change: confirm current requirements with a qualified advocate, licensed surveyor, registered valuer or KRA before you commit money.