The Law of Conveyancing

in
Kenya

First Edition
 Fel i x O k i r i

The Law of Conveyancing in Kenya

Quality Thoughts

NAIROBI
 Felix Okiri,
Advocate of the High Court of Kenya

Quality Thoughts

NAIROBI
 The Law of Conveyancing in Kenya
First Edition
Felix Okiri

ISBN - 978-9914949-693-2
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 First Published: 2023
Copyright © Felix Okiri
ISBN: 978-9914949-693-2

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 By the same author
The JURIS 48 Compendium No.1 Vol. I – Constitutional Law [Compilation of caselaw
under chapter 1 – 4 of the Constitution of Kenya, 2010].
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The Juris 48 Compendium – the Doctrines on the Establishment & Operation of the
Constitution
The Juris 48 Compendium - Doctrines on the Interpretation & Application of the Bill of
Rights
The Juris 48 Compendium - Doctrines on Justiciability
The Juris 48 Compendium - Doctrines on Separation of Powers
Civil Litigation: Statute Law, Caselaw and Academia
Commercial Law in Kenya
 Quality Thoughts Tertiary Level Publications
Intersex Persons & the Law in Kenya by Justice John Chigiti, SC
The Doctrine of Exhaustion of Administrative Remedies by Quality Thoughts
Doctrines on the Establishment & Operation of the Constitution by Quality Thoughts
Doctrines on the Interpretation and Application of the Bill of Rights by Quality Thoughts
Doctrines on the interpretation and application of the Bill of Rights by Quality Thoughts
Doctrines on Justiciability
Doctrines on Separation of Powers
The juris 48 Compendium No.1 Vol. I
Civil Litigation: Statute Law, Caselaw & Academia by Felix Okiri,Advocate
Commercial Law by Felix Okiri,Advocate
Rights of Persons With Disabilities, By Kizito Ajuong, Advocate
Constitutional Law - An Insight of Law, Democracy & Governance By Victor Orwa, LL.B
The Woman Concern in Kenya’s Jurisprudence by James Wandayi, Felix Okiri & Linda
Wambani
 My sincere thanks go to the judicial officers, lawyers, and students in Kenya for their
instrumental contributions in shaping the field of conveyancing. Their commitment to
upholding the rule of law and advancing justice has been truly inspiring. I am grateful to all
those who supported and shared their knowledge throughout this journey, as well as to my
family and loved ones for their unwavering encouragement. This book represents our shared
commitment to justice and the common good.
To all those who seek to make the world a better place
PREFACE
The Law of Conveyancing in Kenya is a valuable resource that strives to provide thorough
insights into the complex world of property transactions within the Kenyan legal
framework. Conveyancing is an important area of land law because it ensures the smooth
transfer of property title from one party to another.
This book has been meticulously designed to serve as a guide and reference for legal
practitioners, students and anybody else interested in comprehending Kenya's complicated
conveyancing landscape. I have attempted to construct a resource that encompasses the
essential ideas, methods, and nuances of this subject by drawing on my expertise as a
seasoned author and legal practitioner specialized in commercial and real estate law.
The book introduces readers to the basic concepts and principles that govern Kenyan
conveyancing. They will also learn about the roles of various players engaged in real estate
transactions, such as lawyers, surveyors, land registrars, and government organizations.
This book seeks to educate readers with the required information and abilities to handle
the difficulties of property transfers in Kenya by providing a holistic grasp of the legal,
procedural, and practical components of conveyancing.
I wish to extend my sincere appreciation to all the legal experts, academics, and practitioners
whose knowledge and contributions have enhanced this work. Their combined expertise
and commitment to the the law has greatly influenced this extensive resource. I also want
to express my gratitude to the readers for reading this book and for their desire to learn
more about the law.
 The Law of Conveyancing

User guide
Care has been exercised to attain professional standards in this book. However, one must
always independently seek the advise/services of a qualified legal practitioner. As such, express
disclaimer is hereby made that the book does not make or warrant any respresentations on the
reliability of the use of material herein. Any forms or primary source data must be acquired
from their original source[s].
 The Law of Conveyancing

STATUTES & REGULATIONS

Community Land Act
Constitution of Kenya, 2010
Environment and Land Court Act (No. 19 of 2011)
Estate Agents Act (Cap. 533)
Land Act, 2012
The Land (Allocation of Public Land) Regulations, 2017
The Land (Assessment of Just Compensation) Rules, 2017
The Land (Conversion of Land) Rules, 2017
The Land (Extension and Renewal of Leases) Rules, 2017
The Land Regulations, 2017
Land Registration Act, 2012
The Land Registration (General) Regulations, 2017
The Land Registration (Registration Units) Order, 2017
Land Control Act (Cap. 302)
Law of Contract Act, Cap 23
Law Society of Kenya Conditions of Sale, 1989.
Law Society of Kenya Conditions of Sale 2015
Law Society of Kenya Code of Standards of Professional Practice and Ethical Conduct
Magistrates' Courts Act, 2015.
National Land Commission Act, 2012
The National Land Commission (Review of Grants and Dispositions of Public Land)
Regulations, 2017
The National Land Commission (Investigation of Historical Land Injustices) Regulations,
2017
Physical Planners Registration Act No.3 of 1996.
The Physical and Land Use Planning (General Development Permission and Control)
Regulations, 2021
Registration of Documents Act, Cap 285
Valuers Act (Cap 532)
Survey Act (Cap 299).
Sectional Properties Act, 2020 [Act No. 21 of 2020]
The Sectional Properties Regulations, 2021
 The Law of Conveyancing

CASES
Harit Sheth t/a Harit Sheth Advocate v. K. Osmond Advocates [2011] eKLR – nature of a
professional undertaking
Diamond Star General Trading LLC v Ambrose D.O. Rachier carrying on business as Rach-
ier & Amollo Advocates [2017] eKLR [Miscellaneous Application Cause 451 of 2015] -
whether there’s a difference between an undertaking and a promise
Diamond Star General Trading LLC v Ambrose D.O. Rachier carrying on business as Rachier
& Amollo Advocates [2017] eKLR - characteristics of professional undertakings
Nzioka & Co. Advocates v Harit Sheth Advocates [2015] eKLR [Civil Case 187 of
2015(O.S)] a professional undertaking should possess specific qualities.
Njeru, Nyaga & Co. Advocates v Njeri Mburu t/a Njeri Mburu & Co. Advocate [2020]
eKLR – a letter that did not contain an unequivocal promise was not an undertaking
Waruhiu K’owade & Ng’ang’a Advocates v Mutune Investment Limited [2016] eKLR [Civil
Appeal 165 of 2009] - advocates provide professional undertakings to facilitate smoother,
quicker, and more convenient transactions
Havi & Company Advocates v J. M. Njage & Company Advocates [Nbi H.C. Civil Case
No.59 of 2009] - an advocate’s professional undertaking is an independent and separate
agreement
Musti Investments Limited v Moses Kibathi t/a Osoro Chege Kibathi and Company Ad-
vocates ML (OS) [2019] eKLR [HCCC No. 400 of 2017] - whether non-advocates can
benefit from the legal obligations placed on advocates
Consolidated Bank of Kenya Ltd v Kinyua Njagi & Company Advocates [2019] eKLR -
only advocates, being the parties to a professional undertaking, have the right to enforce
the undertaking
Conrad Masinde Nyukuri & another v Robson Harris & another [2021] eKLR
Equip Agencies Limited vs. Credit Bank Ltd. - the principles guiding professional under-
takings
Isaac Githua Kihara v J.M. Mwaniki Gitau t/a Mwaniki Gitau & Company Advocates
[2017] eKLR [Civil Case 39 of 2014 (O.S)] – the prerequisites before an order for the
enforcement of a professional undertaking can be granted.
Republic v Advocates Disciplinary Tribunal & 2 others Ex parte Mpuko Nahason Mwiti
[2015] eKLR [Misc. Civil Application 459 of 2014] – whether the Advocates Disciplinary
Tribunal has jurisdiction to enforce professional undertakings
J M Mwangi & Company Advocates, LLP v Conrad Maloba & another [2022] eKLR [Civ-
il Case E004 of 2021] - whether a professional undertaking can be amended
Speed Capital Limited v Samuel O. Aunga & another [2018] eKLR - whether a law firm
 The Law of Conveyancing

can be forced to honour an undertaking where the event upon which the undertaking is
premised has not happened.
Henry Kipkorir Kimutai v Weda Ambrose Otieno & another [2018] eKLR [Civil Suit 4 of
2017] - whether an advocate can divert money held on a professional undertaking to an-
other purpose
In the Matter of the National Land Commission [2015] eKLR [Advisory Opinion Reference
2 of 2014] - The interpretation of the NLC’s functions under Article 67(2) (d), (e) and (f )
Karaini Investment Limited v National Land Commission & 2 others [2021] eKLR – wheth-
er the National Land Commission (NLC) has jurisdiction to adjudicate a dispute regard-
ing the transfers of private property between private entities.
Robert Mutiso Lelli and Cabin Crew Investments Ltd v National Land Commission & 3 others
[2017] eKLR [ Judicial Review 298 & 363 of 2014] Whether the National Land Commis-
sion had jurisdiction to conduct proceedings over a dispute that was pending before a court
of competent jurisdiction.
Water Resources Management Authority v Kensalt Limited [2014] eKLR [Elc Civil Case
28 of 2013] - Whether the National Land Commission can levy taxes on the usage of sea
water.
Patrick Ndegwa Munyua v Benjamin Kiiru Mwangi & another [2020] eKLR [Environment
and Land Case 2 of 2019] ; also Philip Kithaka v Mercy Karimi Nyaga [2021] eKLR - En-
vironment and Land Miscellaneous E004 of 2020) - whether magistrates’ courts have juris-
diction to hear and determine claims in the nature of adverse possession.
Michira v Gesima Power Mills Ltd [2004] eKLR [Civil Appeal 197 of 2001] - contracts
involving the sale of land to be clear and definite.

Mucheru v Mucheru [2002] 2 EA 456 - the Court of Appeal held that if LCB consent is not
obtained the transaction becomes void.
National Land Commission v Afrison Export Import Limited & 10 others [2019] Eklr - the
need for additional measures to confirm the validity of a search and the ownership of land
 The Law of Conveyancing

CONTENTS
Preface...............................................................................................i
User guide.........................................................................................ii
STATUTES & REGULATIONS....................................................iii
CASES............................................................................................iv
CHAPTER ONE - INTRODUCTION...........................................1
1.1 Introduction to conveyancing.................................................................................1
1.2 The law governing conveyancing in Kenya.............................................................1
1.2.1 The Constitution of Kenya, 2010......................................................................1
1.2.2 The Land Act, 2012..........................................................................................2
1.2.2.1 The Land (Allocation of Public Land) Regulations, 2017..........................2
1.2.2.2 The Land (Assessment of Just Compensation) Rules, 2017.......................3
1.2.2.3 The Land (Conversion of Land) Rules, 2017.............................................3
1.2.2.4 The Land (Extension and Renewal of Leases) Rules, 2017..........................3
1.2.2.5 The Land Regulations, 2017......................................................................3
1.2.3 Land Registration Act, 2012............................................................................3
1.2.3.1 The Land Registration (General) Regulations, 2017...................................4
1.2.3.2 The Land Registration (Registration Units) Order, 2017...........................4
1.2.4 National Land Commission Act, 2012.............................................................5
1.2.4.1 The National Land Commission (Review of Grants and Dispositions of
Public Land) Regulations, 2017.............................................................................5
1.2.4.2 The National Land Commission (Investigation of Historical Land Injustices)
Regulations, 2017..................................................................................................5
1.2.5 Registration of Documents Act, Cap 285........................................................6
1.2.6 The Law of Contract Act, Cap 23....................................................................6
1.2.7 Environment and Land Court Act (No. 19 of 2011).........................................6
1.3 Duties of the advocate in a conveyancing transaction.............................................7
1.4 Professionals in conveyancing................................................................................8
 The Law of Conveyancing

CHAPTER TWO - POWER OF ATTORNEY.......................................10

2.1 Definition of power of attorney.........................................................................10
2.2 Power of attorney in land dealings.......................................................................10
2.3 Execution and verification of power of attorney...................................................11
2.4 Sample of general and specific power of attorney..................................................12
2.5 Application for registration of a general power of attorney................................14
Form LRA 5 - General power of attorney..............................................................15
2.6 Application for registration of a specific power of attorney...............................16
Form LRA 6 – Specific Power of Attorney.............................................................16
2.7 Application for registration of an irrevocable power of attorney........................19
Form LRA 7 – Irrevocable power of attorney........................................................19
2.8 Application to revoke a power of attorney.........................................................21
Form LRA 8 – Notice of revocation of a power of attorney....................................22

CHAPTER THREE - PROFESSIONAL UNDERTAKINGS........23

3.1 Professional undertakings defined.....................................................................23
3.2 Considerations to be taken into account by advocates before giving professional
undertakings............................................................................................................24
3.3 Whether an advocate can give an undertaking to a non-advocate....................24
3.4 Qualities of a professional undertaking.............................................................25
3.5 Nature of a professional undertaking.................................................................26
3.6 Who is bound by the undertaking: Client/ advocate?.......................................26
3.7 Principles guiding Professional undertaking......................................................27
3.8 The scope of court’s jurisdiction in the enforcement of the professional
undertaking............................................................................................................28
3.9 Whether the Advocates Disciplinary Tribunal has jurisdiction to enforce an
undertaking............................................................................................................28
3.10 Whether there’s a difference between an undertaking and a promise.....................29
3.11 Whether an undertaking is an independent ‘contract’ which can be enforced
independently from the underlying contract...........................................................29
3.12 Whether a professional undertaking can be amended....................................30
 The Law of Conveyancing

3.13 Whether a law firm can be forced to honour an undertaking where the event
upon which the undertaking is premised has not happened...................................30
3.14 Whether an advocate can divert money held on a professional undertaking to
another purpose.......................................................................................................31
3.15 When an advocate can sue to recover sums of money he has incurred in honoring
a professional undertaking.......................................................................................31
3.16 Consequence of failing to honor a professional undertaking............................31
CHAPTER FOUR - INSTITUTIONS & OFFICES RELEVANT TO
LAND TRANSACTIONS AND LAND DISPUTES RESOLUTION
4.1 LAND REGISTRIES
4.1.1 Registration units..........................................................................................33
Registration Units and Land Registries in respective counties...................................34
4.1.2 Land registry..................................................................................................35
4.1.2.1 Official stamp & seal of the registry..........................................................36
4.1.2.2 The presentation book – serialization, keeping of the presentation book &
priority of instruments registered.........................................................................36
4.1.2.3 The lands register......................................................................................37
4.1.2.3.1 The property section............................................................................37
4.1.2.3.2 The proprietorship section..................................................................38
4.1.2.3.3 The encumbrance section....................................................................39
4.1.2.3.4 Forms of registers.................................................................................39
Form LRA 2 – Absolute title...............................................................................39
Form LRA 3 - Leasehold title..............................................................................41
Form LRA 4 – Register of Power of attorney........................................................43
4.1.2.3.5 Maintenance of documents.................................................................43
4.1.2.4 Cadastral map..........................................................................................44
4.1.2.5 Boundaries...............................................................................................44
4.1.2.5.1 Boundaries generally...........................................................................44
4.1.2.5.2 Power to alter boundary lines and to prepare new editions.................45
4.1.2.5.3 Maintenance of boundaries.................................................................46
Form LRA 25 – Order for demarcation/ maintenance...........................................47
 The Law of Conveyancing

4.1.2.5.4 Application for ascertaining and fixing boundaries...........................47

Form LRA 23 – Application by an interested person to ascertain and fix the boundaries
of land...............................................................................................................47
Form LRA 24 – Notice of intention to ascertain and fix the boundaries.................49
4.1.2.5.5 Application for re-establishing a missing boundary or ascertaining a
boundary in dispute...........................................................................................51
Form LRA 23 – Application by an interested person to ascertain and fix the
boundaries..........................................................................................................51
Form LRA 24 – Notice of intention to ascertain and fix the boundaries.................51
4.1.2.5.6 Interference with boundary features..................................................52
4.1.2.5.7 Application for combination or subdivision.......................................52
Form 26 – Application for combination...............................................................54
4.1.2.5.8 Reparcellation.....................................................................................55
Form LRA 28 – Application for reparcellation.....................................................55
4.2 LAND REGISTRARS......................................................................................57
4.2.1 Chief Land Registrar, Deputy Chief Land Registrar, County Land Registrars, and
Land Registrars.......................................................................................................57
4.2.1.1 Chief Land Registrar...............................................................................57
4.2.1.2 Deputy Chief Land Registrar..................................................................58
3.2.1.3 County Land Registrar.............................................................................58
3.2.1.4 Land Registrar.........................................................................................58
3.2.1.5 Community Land Registrar....................................................................59
4.2.2 General powers of Land Registrars...............................................................59
4.2.3 Oath of office of the Chief Land Registrar / Deputy Chief Land Registrar/
County Land Registrar/ Land Registrar.................................................................60
Oath/ Affirmation of the office of Chief Land Registrar/ Deputy Chief Land Registrar/
County Land Registrar/ Land Registrar..............................................................60
4.3 THE LAND ACQUISITION TRIBUNAL.....................................................61
4.3.1 Membership of the Tribunal..........................................................................61
4.3.2 Term of office for members............................................................................61
4.3.3 Jurisdiction of the Tribunal............................................................................61
4.3.4 Appeals..........................................................................................................62
 The Law of Conveyancing

4.4 THE NATIONAL LAND COMMISSION....................................................62

4.4.1 Functions of the Commission........................................................................62
4.4.1.1 Management and administration of public land......................................64
4.4.1.1.1 Whether the National Land Commission has power to register titles in
land...................................................................................................................65
4.4.1.1.2 The jurisdiction of the NLC vs the ELC and subordinate courts in a
question concerning a review of grants over public land...................................65
4.4.1.1.3 Whether the National Land Commission had jurisdiction to conduct
proceedings over a dispute that was pending before a court of competent
jurisdiction........................................................................................................67
4.4.1.2 The functions of the NLC to ‘recommend, advise, research, investigate,
encourage, assess, monitor, and oversight’ indicate a facilitative role rather than a
primary one.........................................................................................................67
4.4.1.2.1 The interpretation of the NLC’s functions under Article 67(2) (d), (e)
and (f )...............................................................................................................68
4.4.1.3 To initiate investigations, on its own initiative or on a complaint, into present
or historical land injustices, and recommend appropriate redress........................69
4.4.1.4 To assess tax on land and premiums on immovable property in any area
designated by law.................................................................................................70
4.4.1.4.1 Whether the NLC can collect taxes related to land...........................70
4.4.2 Powers of the commission.............................................................................70
4.5 MINISTRY OF LANDS AND PHYSICAL PLANNING...........................71
4.6 THE ENVIRONMENT AND LAND COURT............................................71
4.6.1 Establishment of the Environment and Land Court.....................................71
4.6.2 The jurisdiction of the Court..........................................................................72
4.7 THE MAGISTRATES’ COURTS
4.7.1 Jurisdiction of the Magistrates courts in land matters....................................73
4.7.2 Whether magistrates’ courts have jurisdiction to hear and determine claims in
the nature of adverse possession.............................................................................74

CHAPTER FIVE - CLASSIFICATION AND CONVERSION OF

LAND
5.1 Classification of Land..........................................................................................76
 The Law of Conveyancing

5.1.1 Public Land...................................................................................................76

5.1.1.1 Definition of Public Land........................................................................76
5.1.1.2 The category of public land that shall vest in and be held by a county
government in trust for the people resident in the county...................................77
5.1.1.3 The category of public land that shall vest in and be held by a national
government..........................................................................................................77
5.1.1.4 Use and disposition of public land...........................................................78
5.1.2 Private Land...................................................................................................78
5.1.3 Community Land..........................................................................................78
5.1.3.1 Community land defined.........................................................................78
5.1.3.2 Procedure for registration of a community claiming an interest in or right
over community land..........................................................................................79
5.1.3.3 Procedure for recognition and adjudication of community land...............79
5.1.3.4 Register of community land....................................................................80
5.1.3.5 Registration of community land..............................................................80
5.1.3.6 Resolution of community land disputes...................................................81
5.2 Conversion of land..............................................................................................82
5.2.1 Conversion of public land to private land......................................................82
Form LA 1 – Notification for conversion of public land to private land.................82
5.2.2 Conversion of public land to community land..............................................83
Form LA 3 – Application for conversion of public land to community land.............84
5.2.3 Conversion of private land to public land.....................................................85
5.2.4 Conversion of private land to community land.............................................85
5.2.5 Conversion of community land into either private or public land..................85
5.2.6 Setting aside community land for public purposes........................................86
5.3 Conversion of tenure of land held by non-citizens that exceed a duration of ninety-
nine years..................................................................................................................86
Form LA 28 – Conversion of freehold titles and leases exceeding ninety -nine years
owned by non - citizens.......................................................................................87
 The Law of Conveyancing

CHAPTER SIX - ACQUISITION OF TITLE TO LAND.............89

6.1 METHODS OF ACQUISITION OF TITLE TO LAND................................89
6.1.1 ALLOCATION..........................................................................................89
6.1.1.1 Request for allocation................................................................................89
6.1.1.2 Methods of allocation of public land.........................................................90
6.1.1.2.1 Allocation by public auction.................................................................90
6.1.1.2.2 Allocation to a targeted group of persons............................................91
6.1.1.3 Cadre of public land precluded from allocation.........................................90
6.1.1.4 Prerequisites to allocation of public land...................................................92
6.1.1.5 Post-allocation obligations........................................................................92
6.1.2TRANSMISSION......................................................................................................93
6.1.2.1 Transmission on death of joint proprietor.................................................93
Form LRA 38 – Application for the removal of the name of a deceased joint proprietor
from the register..................................................................................................94
6.1.2.2 Transmission on death of a sole proprietor or proprietor in common.....97
Form LRA 39 – Transfer to the personal representative as executor/ administrator..98
6.1.2.3 Transmission on bankruptcy....................................................................99
Form LRA 44 – Transfer by trustee in bankruptcy.............................................100
6.1.2.3 Transmission upon company’s liquidation..............................................101
Form LRA 46 – Application by a liquidator to be noted in the register.................102
Form LRA 47 – General form of Statutory Declaration......................................104
6.1.2.4 Transmission in other cases....................................................................105
Form LRA 50 – Application to be registered as proprietor by transmission...........105
Form LRA 47 – General form of statutory declaration........................................107
6.1.3 TRANSFERS.............................................................................................107
Section 266.1.3.1 Transfers generally.................................................................107
6.1.3.2 Requirements for transfer......................................................................108
Form LRA 33 – Transfer of interest in land.......................................................109
6.1.3.3 Transfer of an interest in land that is subject to an encumbrance...........111
Form LRA 34 – Consent by encumbrancer to transfer.........................................112
 The Law of Conveyancing

6.1.3.4 Transfer of undivided share....................................................................113

Form LRA 35 – Transfer of undivided share......................................................113
6.1.3.5 Transfer of a joint interest.......................................................................116
Form LRA 36 – transfer of joint interest............................................................117
6.1.3.6 Severance of joint tenancy.......................................................................120
Form LRA 37 - Application for severance of joint ownership...............................121
6.1.4 LEASES.....................................................................................................123
6.1.4.1 Implied covenants and conditions by lessor............................................123
6.1.4.2 Implied covenant and conditions by lessee............................................124
6.1.4.3 Registration of Leases............................................................................124
6.1.4.3.1 Form of a lease for a registered land or a portion thereof, except for
long-term leases..............................................................................................125
Form LRA 62 - Lease.....................................................................................126
Form LRA 63 - Transfer of lease....................................................................129
6.1.4.3.2 Form of a lease for part of a building or a long-term lease under section
54(5)...............................................................................................................131
Form LRA 64 – Lease (long-term)......................................................................132
6.1.4.4 Surrender of a lease...............................................................................135
Form LRA 65 – Surrender of lease....................................................................135
6.1.4.5 Forfeiture of lease where lessee fails to pay rent or breaches a covenant137
6.1.4.6 Periodic leases.......................................................................................137
6.1.4.7 Short-term leases.................................................................................138
6.1.4.8 Future leases.........................................................................................138
6.1.4.9 Lease terminating on the occurrence of a future event..........................138
6.1.4.10 Lessee remaining in possession after termination of lease without the
consent of lessor................................................................................................139
6.1.4.11 Extension/ renewal of leases................................................................139
6.1.4.11.1 The notification by the commission before the expiry of a leasehold
tenure.............................................................................................................139
6.1.4.11.2 Application for extension of lease before it expires.........................140
Form LA 22 – Application for extension of lease.................................................140
 The Law of Conveyancing

6.1.4.11.3 Approval or denial of extension....................................................141

6.1.4.11.4 Renewal of expired leases after expiry...........................................141
Form LA 23 – Application for renewal of lease..................................................142
Form LA 5 – Letter of Allotment......................................................................144
6.1.4.11.5 Appeals against the County Government’s decision not to extend or
renew a lease..................................................................................................145
6.1.4.12 Remedies and relief.............................................................................146
6.1.4.12.1 Lessor’s right of forfeiture.................................................................146
6.1.4.12.2 Relief against forfeiture...................................................................147
6.1.5 COMPULSORY ACQUISITION..........................................................148
6.1.5.1 Application for compulsory acquisition (the preliminary notice)..........148
6.1.5.2 Commission to publish a notice of intention to acquire the land in the
Gazette.............................................................................................................148
6.1.5.3 Commission to request for written confirmation of availability of adequate
funds for the planned acquisition........................................................................149
6.1.5.4 Commission to map and value the affected land using the valuation criteria
6.1.5.5 Criteria for assessing value of compulsorily acquired freehold land......149
6.1.5.6 Determination of compensation to be made to occupants of a compulsorily
acquired who may not hold title to the land.....................................................150
6.1.5.7 Compensation to be paid......................................................................150
6.1.5.8 Withdrawal of acquisition.....................................................................151
6.1.6 SETTLEMENT PROGRAMS.
6.1.6.1 Settlement programs
6.1.6.2 The administration of settlement programs...........................................152
6.1.6.3 Identification and verification of beneficiaries.......................................153
6.1.6.4 Preparation of list of beneficiaries.........................................................153
6.1.6.5 Determination of the cost of land..........................................................153
Form LA 42 – Beneficiary verification data capture form for land in settlement sche
mes...................................................................................................................154
6.1.6.6 Planning and survey of settlement scheme land....................................155
6.1.6.7 Land Settlement Fund..........................................................................156
 The Law of Conveyancing

6.2 THE DISPOSITION PROCEDURE...........................................................156

6.2.1 Definition of disposition..............................................................................156
6.2.2 Instruments of dispositions..........................................................................156
6.2.3 Executions of instruments in writing...........................................................157
6.2.4 Verification of execution...............................................................................157
6.2.5 Stamping......................................................................................................158
6.2.6 Minors...........................................................................................................158
6.2.7 Agents and persons under disability.............................................................158
6.2.8 Gift to person under incapacity......................................................................158
6.2.9 Completion..................................................................................................159
6.2.9.1 Definition of completion.......................................................................159
6.2.9.2 Completion Date..................................................................................159
6.2.9.3 Time being of essence...........................................................................160
6.2.9.4 Completion Documents........................................................................160
6.2.9.5 Completion notice.................................................................................161
6.2.9.6 The venue of completion.......................................................................161
6.2.9.7 Obligations after completion................................................................161
6.2.9.8 Procedure to be followed in terminating or rescinding an agreement for sale
of land on account of non-completion by a party to the agreement.................162
6.2.9.9 Deposit..................................................................................................164
6.2.10 Stages in disposition..................................................................................165
6.2.10.1 Contract for sale..................................................................................165
6.2.10.2 The conveyance....................................................................................169
6.2.11 Statutory obligations in disposition...........................................................171
6.2.11.1 Stamp duty...........................................................................................171
6.2.11.2 Rates Clearance Certificates...............................................................172
6.2.11.3 Land Rent Clearance Certificates.......................................................172
6.2.12 Consents......................................................................................................172
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CHAPTER SEVEN - SECTIONAL PROPERTIES..........................179

7.1 Introduction to sectional properties...................................................................179
7.2 Preparation and registration of sectional plans and units...................................179
7.2.1 Sub-division of buildings into units.............................................................179
7.2.2 Registration of sectional plans......................................................................180
7.2.2.1 The application.............180
Form LRA 9 – Application for registration of a sectional plan.............................180
7.2.2.2 The application for registration of a sectional plan................................183
7.2.2.3 Registrar to review both the application for registration of the sectional
plan, and the application for registration of the corporation.............................183
7.2.2.4 Registrar to close the register of the parcel and open separate registers for
each unit.............................................................................................................183
7.2.2.5 Rights and interests relating to new units..............................................184
7.2.3 Incidental rights of owners of common property.........................................184
7.2.4 Requirements of sectional plans...................................................................185
7.2.5 Certificates to accompany sectional plans....................................................186
7.3 Establishment of a Corporation........................................................................186
7.3.1 The Corporation..........................................................................................186
7.3.2 Duties of the Corporation...........................................................................187
7.4 Sale of units........................................................................................................188
CHAPTER EIGHT - RESTRAINTS ON DISPOSITION...........190
8.1 Inhibitions..........................................................................................................190
Form LRA 66 – Application for registration of an inhibition order....................191
8.2 Caution...............................................................................................................192
8.2.1 Definition of a caution..................................................................................192
8.2.2 Format of a caution......................................................................................192
Form LRA 67 - Caution.....................................................................................193
8.2.3 Notice of caution issued by the Registrar.....................................................195
8.2.4 Effect of a caution.........................................................................................195
8.2.5 Withdrawal of a caution..................................................................................195
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Form LRA 69 – Withdrawal of caution..............................................................196

Form LRA 71 – Notice of intention to remove a caution.....................................196
8.2.6 Effect of lodging a caution without reasonable cause..................................198
8.3 Restrictions........................................................................................................199
8.3.1 Definition of restrictions..............................................................................199
8.3.2 Application for a restriction.........................................................................199
Form LRA 75 – Application for restriction........................................................200
8.3.2.1 A notice of intention to register a restriction (issued by the registrar)....201
Form LRA 76 – Notice of intention to register/ remove/ vary a restriction...........201
8.3.2.2 A notice by the Registrar to the proprietor informing them of the registration
of the restriction.................................................................................................202
Form LRA 77 – Notice of restriction..................................................................202
8.3.2.3 Application to remove or vary a restriction............................................202
Form LRA 78 - Application to remove or vary a restriction...............................203
8.3.2.4 A notice to the proprietor informing them of the variation or removal of the
restriction...........................................................................................................204
8.3.2.5 Effect of registration of a restriction......................................................204

CHAPTER NINE- EASEMENTS AND ANALOGOUS RIGHTS

9.1 Definition of an easement..................................................................................205
9.2 Dominant land vs the servient land...................................................................205
9.3 Creation of an easement....................................................................................206
Form LRA 80 – Grant of easement/ analogous right..........................................206
9.4 Enjoyment of easement and analogous rights...................................................208
9.5 Rights of Way....................................................................................................208
9.6 Public rights of way...........................................................................................209
9.7 Application for wayleave....................................................................................209
Form LA 52 – Application for the creation of a public right of way (wayleave)....210
Form LA 54 – Notice of intention to create a public right of way........................212
9.7.1 Determination on creation of public right of way.......................................213
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9.7.2 Compensation in respect of public right of way.......................................213

9.7.3 Power of courts to enforce public rights of way.......................................214
9.8 Communal right of way.....................................................................................214
Form LA 53 – Application for public right of way (communal)..........................215
9.9 Access order........................................................................................................216

CHAPTER TEN – CHARGES....................................................................217

10.1 Definition of charges....................................................................................217
10.2 Form of charges.............................................................................................217
Form LRA 53 - Charge.....................................................................................218
Form LRA 54 – Informal Charge......................................................................221
Form LRA 9 – to register a charge, a second charge, or a subsequent charge; also, to
register an informal charge (see Reg.71 (1) Land Registration (General) Regulations,
2017)...............................................................................................................226
10.3 Effect of charges...........................................................................................227
10.4 Second and subsequent charge.....................................................................227
Form LRA 55 – consent for second or subsequent charge........................................228
10.5 Lender’s consent to transfer...........................................................................232
10.6 Informal charges...........................................................................................232
10.7 Order of priority of charges..........................................................................232
10.8 Tacking..........................................................................................................233
10.9 Consolidation.................................................................................................233
10.10 Variation of charge......................................................................................233
Form LRA 56 – Memorandum of variation of charge........................................234
10.11 Discharge of charge.....................................................................................237
Form LRA 58 – discharge of charge (whole charge).............................................237
Form LRA 59 – Partial discharge of charge.........................................................241
10.12 Implied covenant by the chargor.................................................................243
10.13 Equity redemption......................................................................................243
10.14 Remedies of a chargee.................................................................................244
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10.15 Chargee’s power of sale................................................................................244

10.16 Duty of chargee exercising power of sale....................................................245

CHAPTER ELEVEN - CO-TENANCY AND PARTITION...........247

11.1 Definition of co-tenancy..................................................................................247
11.2 Certificate of ownership of co-tenants.............................................................248
11.3 Co-ownership and other relationships between spouses.................................248
11.4 Partition...........................................................................................................248
11.4.1 Application for partition of a land held in common.................................250
Form LRA 29 – Application for partition.........................................................250
11.4.2 Application for partition of a land held in common in absence of consent by
co-tenant.............................................................................................................253
Form LRA 31 – Notice of hearing on application for partition of land held in
common........................................................................................................253
CHAPTER TWELVE - REGISTRATION OF LAND
12.1 Definition of registration.................................................................................256
12.2 The purpose of Registration............................................................................256
12.3 Form of applications for registration...............................................................257
Form LRA 9 – General application for registration...........................................258
12.4 Documents to accompany applications for registration..................................261
12.5 Application for certificate...............................................................................261
Form LRA 19 – Application for issue of certificate of title/ lease.........................262
12.6 Form of certificate of title & certificate of lease.............................................264
Form LRA 20 – Certificate of title...................................................................265
Form LRA 21 – Certificate of lease...................................................................267
12.7 Effect of registration.......................................................................................269
12.8 Rights of a proprietor......................................................................................265
12.9 Certificate of title is conclusive evidence of proprietorship............................270
12.10 Overriding interests......................................................................................270
12.11 Actual notice.................................................................................................270
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12.12 Lost or destroyed certificates and registers....................................................271

Form LRA 14 – Application for reconstruction of a land register........................271
Form LRA 15 – Statutory declaration by a body corporate..................................274
Form LRA 16 – Statutory declaration by a natural person.................................276
Form LRA 17 – Deed of indemnity....................................................................277
Form LRA 18 – Notice for reconstruction of lost/ destroyed land register..............278

CHAPTER THIRTEEN - METHODS OF INVESTIGATING

TITLE TO LAND OR PROPERTY..........................................................280
13.1 SEARCHES....................................................................................................281
Form LRA 84 – Application for official search....................................................282
Form LRA 85 – Certificate of official search.......................................................283
13.2 PRE- CONTRACT INQUIRIES................................................................284
13.3 REQUISITIONS...........................................................................................285

CHAPTER FOURTEEN - CHANGE OF USER................................287

14.1 Introduction to ‘change of user’.......................................................................287
14.2 Change of user [or extension of user] as an object of development control......287
14.3 Development application [change of user or extension of user].......................288
14.4 Form of a change of user or extension of user application...............................288
14,5 The application is to be shared with relevant authorities for review and
comment...................................................................................................................289
14.6 Considerations in reviewing development applications...................................289
14.7 The decision granting or refusing the development application......................290
14.8 Appeals from the decision of the county executive committee member..........290

INDEX....293
ABOUT THE AUTHOR.................................................................................298