Why A Green Card Search Matters in Land Acquisition as a form of Due Diligence

1.0 Understanding the Green Card in Kenyan Land Transactions

A green card is an actual green piece of paper that maps out a property’s history. It lists all previous owners and when they owned that piece using a hard-to-alter systemized method. This makes it one of the most important documents in due diligence and a must-have before buying land. You will find this document in the land registry.

A Green Card is an official government document maintained by the Ministry of Lands and Physical Planning. It serves as the master record of a property’s history, detailing:

• Ownership changes
• Legal transactions
• Encumbrances (e.g., mortgages, caveats)

Fun Fact: It’s called a Green Card because the original document was green. However, certified copies issued today are often white.

2.0 Relevance of the Green Card in Purchases of Land

Buying land is a major investment, and due diligence is key. Here’s why the Green Card is a must-check document:

1.         Proves True Ownership

• The Green Card lists all past and current owners, ensuring the seller has legal rights to transfer the land.
• Helps you avoid fake sellers and double-selling scams.

2.         Reveals the Land’s Full History

• Tracks every transaction since the land was first registered.
• Exposes disputes, illegal transfers, or pending legal cases.

3.         Protects You from Fraud

• A title deed alone can be forged, but the Green Card is the official government record.
• Cross-checking both documents ensures authenticity.

3.0 The contents of the Green Card? (Structure & Key Details)

A green card has three sections: The property section with property details, including the map sheet number you will ask for at the registry; the Proprietorship section with details of previous registered owners and Encumbrances listing all the charges to that property. Any discharges will also appear here to show, without a doubt, that the property is free to transfer.

A Green Card has three main sections:

Section	Details Included
Part A: Property Details	– Land Reference (LR) Number – Size (in hectares/acres) – Location (Map Sheet No.)
Part B: Ownership History	– Names of all previous & current owners – Transfer dates & transaction details
Part C: Encumbrances	– Mortgages, charges, or loans against the land – Caveats (legal warnings) – Disputes or court orders

 

4.0 The process of Obtaining & Verifying a Green Card

1: Submit an Application

• Only lawyers, licensed surveyors, or the registered owner can request a Green Card.
• Apply at the Ministry of Lands or relevant county registry.

2: Pay the Required Fee

• The current fee is KSh 2,500 (subject to change).

3: Verify Against the Title Deed

• Ensure details on the title deed match the Green Card.
• Any discrepancies could indicate fraud.

Pro Tip: Always involve a real estate lawyer to help verify documents.

 

5.0 FAQs in Kenya

1.         Can anyone access a Green Card?

No—only property owners, lawyers, or licensed surveyors can request it.

2.         How much does a Green Card cost?

Approx. KSh 2,500 (plus legal fees if using a lawyer).

3.         What if the Green Card and title deed don’t match?

This could indicate fraud—consult a lawyer immediately.

4.         Is the Green Card the same as a title deed?

No—the Green Card is the official record, while the title deed is issued to the owner.

5.         Where can I get a Green Card?

At the Ministry of Lands or respective county land registry.

6. Is the green card essential for due diligence when buying land in Kenya?

A: Yes, its importance cannot be overemphasized. The green card shows all the property details, from the title deed number to all its previous and current owners.

7. Can a lost green card be replaced?

A: Yes, you can apply for a replacement with all the details of the lost green card since all the information is available at the Land’s Registry.

8. Is a green card ever closed?

A: Yes. When land is subdivided and new titles issued, new green cards, the same number as the new title deeds, are opened. You can still commission a copy of the old green card from the Registrar in writing.

6.0 Common Mistakes to Avoid When Buying Land in Kenya

1.         Skipping Green Card Verification – Never rely on a title deed alone.

2.         Ignoring Encumbrances – Check for mortgages, caveats, or disputes.

3.         Not Hiring a Lawyer – A legal expert ensures a smooth, fraud-free transaction.

The Green Card is the most reliable document for verifying land ownership in Kenya. All buyers should confirm Green Card details before purchasing land.

7.0 Conclusion 

Important Considerations:

• Not all properties have Green Cards:

Properties under the Land Titles Act (LTA) generate Green Cards. Properties under the Registered Titles Act (RTA) and Government Land Act (GLA) do not. 

• Verification is key:

Always verify the authenticity of the Green Card with the issuing authority. 

• Consult a professional:

Engage a real estate lawyer for assistance with the application and verification process. 

 

On property rights and the strict enforcement of contractual principles - The case of Delmonte Kenya Limited v Goshen Gardens Limited & another (Environment & Land Case 1245 of 2015) [2025]

Full Case Available Here 

Parties to the suit:

• Plaintiff: Delmonte Kenya Limited – a company engaged in large-scale agricultural production, and the registered owner of the suit property.
• Defendants:
• Goshen Gardens Limited – alleged trespasser and party in occupation of the suit land.
• Pioneer International Schools Ltd – operating a school on the property allegedly without lawful authority.

Brief Facts

• Delmonte Kenya Ltd filed a suit alleging that the defendants had unlawfully entered and occupied its property known as LR No. 12157/2, located in Murang’a County.
• The defendants were said to have constructed buildings and operated a school without any legal rights or title to the land.
• Delmonte obtained interim injunctions in December 2015 restraining the defendants from any further dealings on the land, but the defendants allegedly ignored the court orders.

Case summary 

The original lease between Delmonte Kenya Limited and Goshen Gardens Limited expired on September 2, 2021 by effluxion of time during the pendency of the suit. The Court unequivocally found that no lease agreement was ever executed between the Plaintiff and the 2nd Defendant (Pioneer International Schools Ltd). The Plaintiff consistently declined requests to commit to a lease with the 2nd Defendant until the 1st Defendant vacated and surrendered possession of the premises. As the 2nd Defendant was not a party to the original lease, it had the burden to prove its rights, which it failed to do.

Issues for determination:

1. Whether the defendants unlawfully trespassed on Delmonte’s land.
2. Whether the plaintiff was entitled to:
• Permanent injunctions,
• Mandatory eviction orders,
• Mesne profits (compensation for illegal occupation),
• Costs and interest.
3. Whether the defendants were in contempt of the interim court orders issued in 2015.

 

Review of Legal Implications/Principles

Courts Cannot Rely on Correspondence to Create a Contract by Estoppel:

The 2nd Defendant's argument for entitlement to possession based on the doctrine of estoppel was dismissed. The Court held that none of the Plaintiff's actions or correspondence could be construed as misrepresenting an intention to execute a lease agreement with the 2nd Defendant. Any rents received by the Plaintiff from the 2nd Defendant were explicitly received on a "without prejudice" basis to protect the Plaintiff's claim for mesne profits. For proprietary estoppel to be established, there must be a proven belief, encouragement, and detrimental reliance, none of which were demonstrated.

Courts do not re-write contracts between parties:

A fundamental principle of contract law was reiterated: courts do not re-write contracts between parties. The judgment clarified that even if the correspondence exchanged pointed to an intention to execute a lease between the Plaintiff and 2nd Defendant, it remained just that, an intention. The Court explicitly stated it lacked the power to compel parties to translate such an intention into a formal lease.

Consequently, mandatory injunctions compel both defendants to vacate the property by December 10, 2025, and permanent injunctions restrain them from transferring possession from that date.The Plaintiff was awarded costs of the suit.

Court’s Holding / Judgment

The court found in favour of Delmonte Kenya Ltd, holding that:

• The defendants trespassed unlawfully on the plaintiff's land and continued to occupy it despite court orders.
• The occupation and operation of a school by the 2nd defendant (Pioneer Schools) were unauthorized and illegal.
• The defendants were liable for mesne profits for the period of unlawful occupation.

Court Orders

1. Permanent Injunction: Defendants permanently restrained from trespassing, leasing, constructing on, or using the property in any way.
2. Mandatory Injunction: Defendants ordered to vacate the property, remove all structures and assets, and deliver vacant possession.
3. Mesne Profits: Defendants to pay market-rate compensation from the date of occupation until delivery of possession.
4. Costs & Interest: Awarded to the plaintiff.
5. Enforcement: If the defendants fail to comply, eviction may be enforced with police assistance.

Contempt of Court

• The Court of Appeal (in a related 2024 decision) found Goshen Gardens Ltd and its director in contempt of the 2015 injunctions.
• The matter was remitted back to the Environment and Land Court for sentencing.

 Legal Principles

• A party in unlawful possession of land without title or license is liable for trespass and mesne profits.
• Court orders must be obeyed; contempt attracts legal consequences.
• Permanent and mandatory injunctions may be granted to protect property rights and restore possession.

On State actions affecting private property being legally and procedurally justified - The Case of Kenya Wildlife Service v Sea Star Malindi Ltd

Case: Kenya Wildlife Service v Sea Star Malindi Ltd
Supreme Court of Kenya Petition No.: E022 of 2024 [2025] KESC 42 (1 July 2025)

1. Background

• Sea Star Malindi Ltd acquired beachfront land in 1994 to develop a hotel.
• In 1997, KWS stopped Sea Star Malindi Ltd from constructing a hotel near Malindi Marine Park, citing environmental protection concerns; alleging encroachment into a marine park buffer zone.
• Sea Star sued KWS for violating its property rights. Sea Star challenged this in judicial review and won in 2002. The Environment and Land Court (ELC) awarded Ksh 120 million in compensation and damages. The trial court relied solely on the earlier judicial review ruling to award Kshs. 90𝐌 in reconstruction costs and Kshs. 30𝐌 in general damages.
• The Court of Appeal upheld the ELC ruling in 2024.
• KWS appealed to the Supreme Court, arguing procedural and substantive errors.
• The Supreme Court set aside the lower courts' decisions, holding that the question of liability must be independently evaluated. It remitted the matter back to the Court of Appeal for a fresh analysis of the evidence on record.

2. Issues for Determination

1. Was the Court of Appeal correct in affirming KWS’s liability and the damages awarded?
2. Was there a risk of double compensation, considering Sea Star had previously been awarded Ksh 709 million in a separate case involving Kilifi County Council?
3. Was the Court of Appeal’s handling of the case procedurally sound?

 

3. Judgment Summary

Court’s Findings:

• The Court quashed the Ksh 93 million award issued by the Court of Appeal.
• Held that the Court of Appeal erred by affirming damages without fully analyzing liability and potential overlap with previous compensation.
• Found that granting relief before determining liability was premature and inconsistent with principles of due process.
• Emphasized the importance of avoiding “double compensation” from public bodies for the same harm.

Court’s Orders:

• The case was remitted back to the Court of Appeal for:
• A fresh determination of KWS’s liability, and
• Reassessment of damages, with caution against duplication of prior awards.
• Costs were not awarded, pending the fresh appellate outcome.

4. Legal Significance

Constitutional & Administrative Law:

• Reinforces the right to property protection under Article 40 of the Constitution.
• Clarifies that state actions affecting private property must be legally and procedurally justified.

Damages & Double Recovery:

• Sets precedent that plaintiffs must disclose all related compensation claims.
• Courts must factor in prior awards to ensure that litigants are not compensated twice for the same loss.

 Procedural Justice:

• Confirms that liability must be conclusively determined before awarding compensation.
• Underlines the role of appellate courts in carefully vetting the foundation of remedies granted by lower courts.

In its judgment in Kenya Wildlife Service v Sea Star Malindi Ltd, the 𝐒𝐮𝐩𝐫𝐞𝐦𝐞 𝐂𝐨𝐮𝐫𝐭 𝐨𝐟 𝐊𝐞𝐧𝐲𝐚 has laid down 𝐝𝐢𝐬𝐭𝐢𝐧𝐜𝐭𝐢𝐨𝐧𝐬 between 𝐣𝐮𝐝𝐢𝐜𝐢𝐚𝐥 𝐫𝐞𝐯𝐢𝐞𝐰 𝐩𝐫𝐨𝐜𝐞𝐞𝐝𝐢𝐧𝐠𝐬 and 𝐜𝐢𝐯𝐢𝐥 𝐥𝐢𝐚𝐛𝐢𝐥𝐢𝐭𝐲 𝐜𝐥𝐚𝐢𝐦𝐬 for damages as follows:

Judicial review decisions issued before the 2010 Constitution cannot conclusively determine civil liability. They were limited to procedural scrutiny, encompassing legality, rationality, and propriety, not to factual or merit-based determinations.

The Supreme Court reiterated its prior holding in 𝘑𝘰𝘩𝘯 𝘍𝘭𝘰𝘳𝘦𝘯𝘤𝘦 𝘔𝘢𝘳𝘪𝘵𝘪𝘮𝘦 that judicial review proceedings are jurisdictionally and substantively distinct from constitutional petitions or civil suits. A ruling in judicial review cannot be treated as res judicata in subsequent substantive suits.

Judicial review under the old legal framework (Order 53 of the Civil Procedure Rules and the Law Reform Act) did not and could not address the merits or award damages. Therefore, relying solely on such a decision to determine liability in a civil suit is erroneous.

Courts must independently determine liability by evaluating the pleadings, evidence, and defenses raised. It is a constitutional right of a defendant to have their case heard on its merits.

A finding in judicial review proceedings is not conclusive on liability for damages in a later suit. It cannot substitute the thorough evidentiary assessment required in a civil claim.

An invalid administrative act does not necessarily create civil liability, just as a valid act might still result in liability. Judicial review and civil suits serve distinct legal purposes.

Even if a court quashes an administrative action, damages are not automatic. Liability must be independently proved in civil proceedings.

Judicial review findings can support a civil claim but cannot replace the trial court’s duty to assess liability based on its own evaluation of the facts and law.

Conclusion

The Supreme Court did not absolve KWS of liability but required a fresh, full reconsideration of both fault and compensation. The decision highlights judicial caution where public funds are involved and ensures fairness to both private litigants and state bodies.

When a registered proprietor’s root of title is under challenge, he must prove the legality of how he acquired the title – The Case of Kenya Anti-Corruption Commission v Onyango & 4 others (Environment & Land Case 58 of 2009) [2023]

Case Summary

Parties

• Plaintiff: Kenya Anti‑Corruption Commission (now Ethics and Anti‑Corruption Commission)
• Defendants:

1.        George Fred Onyango (Senior Lands Officer, Ministry of Lands)

2.        Valeria Akuku Onyino (his wife)

3.        Sammy Musila

4.        George Kimani Njuki

5.        Sammy Mwaita

Key Facts/Brief Background

• The Plaintiff filed suit in February 2009, challenging a Letter of Allotment dated 26 March 1999 and Grant No. IR 93236 registered in November 2002, allocating government land (L.R. No. 209/14216, South B Nairobi) to the 1st‑3rd Defendants, later transferred to the 4th Defendant. The suit sought declarations of nullity, cancellation of title, a permanent injunction, mesne profits, and costs (Case).
• The land was government‑reserved residential quarters; the 1st Defendant, a Senior Lands Officer, purportedly allocated it fraudulently via Gefrea Agencies, alongside the 3rd Defendant (Case).
• The plaintiff sought to recover public land (L.R. No. 209/14216, Nairobi – South B estate) which had been fraudulently allocated and transferred through a series of illegal dealings. The 1st Defendant, a government official, irregularly allocated the land to a company he controlled, and the title was later transferred to other defendants.

 Key Legal Issues

1.        Whether the allocation and transfer of the land was fraudulent and unlawful./ Did the Defendants act fraudulently?

2.        Whether the title was valid./ Was it unalienated government land available for allocation?

3.        Whether limitation of actions barred the suit.

4.        Whether the subsequent titleholders were bona fide purchasers. (Innocent purchaser defence: Are the 3rd and 4th Defendants bona fide purchasers for value without notice?)

5.        Whether mesne profits (compensation for illegal occupation) were payable./ Is the Plaintiff entitled to compensation for the period of wrongful occupation?

6.        Relief to grant: Appropriate orders given the circumstances (case 1, case).

Legal Principles Applied

• Fraudulent dealings in public land cannot confer valid title.
• Public land cannot be alienated without due process.
• A void title cannot be salvaged by later good faith purchases.

 Summarized Court’s Findings

• The court found that the land was public property and was not available for allocation.
• The allocation and subsequent transfer of the title were fraudulent and illegal.
• The title held by the 4th Defendant was declared null and void ab initio.
• Limitation of actions did not apply, as the case involved public land.
• The defense of bona fide purchaser failed because the original title was unlawfully obtained.
• Mesne profits were not awarded due to lack of proper pleading and evidence.

 Detailed Court Analysis & Ruling

1. Limitation

• The court agreed with the Plaintiff that limitation statutes (Limitation of Actions Act, Cap 22) do not apply to claims for recovery of government land, which explicitly excludes matters involving such land.

2. Land Status

• The land remained reserved government land not legitimately available for allocation; thus the allotment was unauthorized.

3. Fraud & Invalid Title

• The court found the Letter of Allotment and subsequent title grants invalid due to improper action by a public officer (the 1st Defendant), rendering them null and void ab initio.

4. Innocence Defence

• The court engaged with the defense submissions (particularly of the 4th Defendant), who argued payment of a validation fee and raised equitable estoppel and waiver. However, these defenses failed, as the allocation itself was void and procedural irregularities could not vest valid title.

5. Mesne Profits

• Although the Plaintiff claimed mesne profits, these were not well pleaded or adequately proved, referencing case law limiting recovery to six years unless properly supported.

6. Court Orders

• The court granted:
• Declarations that the allotment, grant, and transfers are null and void.

o    Cancellation of the title deed and all subsequent registrations. The land reverted to the Government of Kenya.

• A permanent injunction restraining the Defendants from occupying /detaining or alienating the suit land.
• The court considered, but was hesitant to award, mesne profits due to inadequate evidence.
• Costs awarded to the Plaintiff.

Key Takeaways

• Government land allocations made via fraud or improper procedure are null and void, irrespective of subsequent payments or transfer documents.
• Limitation periods do not bar recovery suits over government land.
• Defenses of bona fide purchase or waiver cannot confer title when the original allocation is void.
• Recovery of mesne profits requires clear pleading and proof.
• The ruling reinforces the EACC’s authority under the Anti‑Corruption and Economic Crimes Act to recover corruptly alienated public land (case law).

 

📚 Comparison with Earlier Ruling

An earlier ruling in 2018 (ELC 58 of 2009) addressed procedural aspects such as service and adjournment delays, with the matter ultimately progressing after default by some Defendants (Case Law). The 2023 judgment revisited the substantive issues and delivered final determinations on legal and factual merits.

 

📌 Conclusion/Significance

The 14 December 2023 judgment affirms that allocations of government land obtained through fraudulent misuse of public office are void and subject to reversal. The Plaintiff succeeded in securing cancellation of titles and injunctive relief. Claims for compensation (mesne profits) must be properly pleaded and proven.

This case reinforces that public land irregularly or fraudulently allocated remains recoverable regardless of time passed or subsequent ownership. It also underscores the judiciary’s support of anti-corruption efforts and proper land governance.