Legal & Regulatory

How to Do a Land Search in Kenya: Everything You Need to Know

Land for sale

Buying land is one of the most significant investments you can make in Kenya. To ensure your transaction is legitimate, conducting a land search is an essential step. This process provides crucial details about the land, including ownership history, size, location, any encumbrances, and clearance status. This guide breaks down everything you need to know about conducting a land search in Kenya.


Why Conduct a Land Search?

A land search helps to verify:

  • Ownership of the land.
  • Historical ownership records.
  • Encumbrances, such as unpaid loans or disputes.
  • Size and location of the property.
  • Pending claims or legal restrictions.

By conducting a land search, you minimize the risk of fraud and ensure a smooth transfer of ownership.


Methods of Conducting a Land Search in Kenya

Kenya offers two primary methods of conducting a land search:

  1. Online Land Search via the Ardhisasa Platform
  2. Manual Land Search at Lands Offices

Each method is effective, but online searches are generally faster and more convenient.


How to Conduct an Online Land Search

The Ardhisasa platform is a digital solution developed by the Ministry of Land and Physical Planning, the National Lands Commission, and other government stakeholders. It streamlines access to land records and services.

Step-by-Step Guide to Using Ardhisasa

  1. Create or Log in to Your Account
    • Visit Ardhisasa.
    • If you don’t have an account, create one by providing your national ID, email, and phone number.
  2. Access Land Registration Services
    • On the dashboard, click on Services on the left-hand side.
    • Select Land Registration, then click on Search.
  3. Submit a New Application
    • Click on New Application and provide the necessary details, such as the land title number.
    • Specify the purpose of the search (e.g., ownership verification or encumbrance check).
  4. Select the Scope of the Search
    • Options include:
      • Particulars noted in the property section.
      • Sub-register entries.
      • Register of documents or power of attorney.
  5. Confirm and Submit
    • Review your details before submission.
    • The results will be posted on the portal once the application is processed.

Important Notes for Online Land Searches

  • The landowner must be registered on Ardhisasa.
  • The property details must be listed under the “My Property” section by the landowner.
  • The landowner will verify the request before the search results are generated.

How to Conduct a Manual Land Search

If online services are unavailable, you can visit your nearest lands office for a manual search.

Steps for Manual Land Search

  1. Visit a Lands Office
    • Head to a sub-county or county lands office.
  2. Fill Out the Search Form
    • Obtain and complete Form RL 26 (Land Search Form).
    • Attach the following documents:
      • Copy of the land title.
      • Your KRA PIN.
      • A copy of your ID.
  3. Pay the Required Fee
    • The current fee for a manual land search is Ksh 500.
    • Payments are typically made via mobile money, bank deposit, or cash.
  4. Wait for Results
    • After submission, you’ll receive a confirmation message.
    • Results are usually available within a few hours or days, depending on the office workload.

Key Considerations When Conducting a Land Search

Accuracy of Title Number

Ensure the title number is correct to avoid processing errors.

Encumbrance Checks

Verify if the land is free from loans, disputes, or other claims.

Boundary Confirmation

After the search, conduct a physical visit and survey to confirm boundaries align with the records.

Legal Support

Engage a lawyer to review search results and guide you through the transaction process.


What Happens After a Successful Land Search?

Upon receiving your search results, you can:

  • Proceed with the transaction if the land is free from encumbrances.
  • Negotiate terms based on the findings, especially if there are minor concerns.
  • Walk away from the deal if significant issues arise, such as fraudulent ownership claims.

Challenges in Conducting Land Searches

While the process has been streamlined, you may encounter:

  • Delays in manual searches due to bureaucratic processes.
  • Incomplete or outdated records in some regions.
  • Technical issues on the Ardhisasa platform.

Benefits of Conducting a Land Search

  1. Fraud Prevention
    • Avoid buying land with fake or duplicate titles.
  2. Informed Decision-Making
    • Gain clarity on the land’s history and status.
  3. Legal Compliance
    • Ensure the transaction adheres to Kenyan land laws.
  4. Protection of Investment
    • Safeguard your financial interests by verifying ownership and encumbrances.

Frequently Asked Questions (FAQs)

How long does a land search take?

Online searches typically take a few minutes to a few hours, while manual searches may take up to several days.

What if the landowner is not on Ardhisasa?

Encourage the owner to register on the platform or conduct a manual search instead.

Can I search for land without a title number?

No. The title number is mandatory for both online and manual searches.

What happens if there are disputes on the land?

Engage a legal expert to resolve disputes before proceeding with the transaction.