Guide: Understanding Land Titles in Kenya

Understanding Land Titles in Kenya

Owning property is a significant investment, and a title deed is the most important document in confirming your ownership. This update explains the different types of land titles issued in Kenya and what they mean, especially when property changes hands.

What Is a Title Deed?

Under the Land Registration Act, 2012, a title deed is conclusive proof of ownership of land in Kenya. It is the primary legal document in any property transaction. When land is sold, the ownership details are formally updated from the seller (vendor) to the buyer (purchaser), reflecting the change in ownership.

 

Types of Titles Before 2012

Before the 2012 land law reforms, land ownership was governed by several different laws (now repealed). These laws provided for various types of titles, including:

• Absolute Title Deed – Issued for freehold land. Upon transfer, a new title deed would be issued to the new owner.
• Certificate of Lease – Issued for leasehold land. A new title would also be generated upon transfer.
• Certificate of Title – In this case, the same title document was updated to reflect the new owner instead of issuing a new one.
• Indenture and Grants – Issued under earlier laws for leasehold or government-granted land.

You may still encounter these titles today, as they remain legally valid.

 

Titles After 2012 Reforms

In 2012, Kenya introduced major land law reforms through the Land Act and the Land Registration Act. These laws streamlined land registration and reduced the various categories of titles into two main types:

• Certificate of Title – Issued for freehold land.
• Certificate of Lease – Issued for leasehold land.

Sectional Titles (Apartments and Units)

The Sectional Properties Act, 2020 introduced sectional titles for individual units within a building, such as apartments or flats. These titles are issued either as a Certificate of Title (for freehold property) or a Certificate of Lease (for leasehold property).

For these modern titles, a new title document is issued each time the property is transferred to a new owner.

 

Understanding IR, CR, and LR Numbers

Older titles may bear:

• CR Numbers (Certificate of Registration)
• IR Numbers (Instrument of Registration)

These were issued under repealed laws but remain valid.

Currently, properties are identified using Land Reference (L.R.) Numbers, which are assigned based on the registration unit, block, section, and parcel details as recorded by the Registrar.

 

Our Commitment to You

We recognize the importance of securing valid title deeds for all our clients. We continue to work closely with various Land Registries across the country to facilitate the processing and issuance of titles.

If you have not yet collected your title deed or completed the necessary documentation, we encourage you to regularize your records to ensure your ownership is fully perfected in accordance with the law.

Should you require clarification regarding your specific title, our team is available to assist.