Conversion of Land Titles in Kenya

Conversion is the process of updating title deeds to follow the current Land Registration Act. Old title deeds are canceled and replaced with new ones under the updated system. On 16th May 2022, an internal notice was circulated by the Ministry of Lands, Public Works, Housing and Urban Development communicating the closure of the old register and requiring Titles to be converted prior to any transactions being done. In this article we seek to explain the reasons and process of conversion as provided by the Ministry of Lands.

One of the key reasons for land title conversion in Kenya is unification of all the existing land regimes. Kenya has had various principal acts which have established different land regimes throughout its history. The conversion process is working to achieve the consolidation of titles in a unified or unitary system. Kenya continues to face an unrelenting challenge of fraudulent transfers, sale, and title misappropriation due to illegal dealings, perennial fraud, corruption among others. Digitization of land records will help the government enhance transparency and reduce this risk. Lastly, conversion aims at streamlining red tape. In the past, Land Registries were notorious for bottlenecks and long queues. The goal of digital conversion is to reduce these delays and enhance service performance.

To implement this, a successful pilot program in Nairobi County jump started the transition which will be implemented in all the counties in Kenya. This process entails preparing a conversion list which contains data about properties planned for conversion as well as updating the cadastral map. The old title numbers are then replaced with new block numbers and published in Kenya Gazette. For a property in Nairobi, the new title number is in the following format: NAIROBI/BLOCKXX/XX.

The process of conversion of Titles

1. Preparation of cadastral maps together with a conversion list. 
2. Publication of the cadastral maps together with a conversion list on the Kenya Gazette. 
3. Lodgment and consideration of complaints. 
4. Closure of old registers and commencement of transactions in the new register 
5. Registration of Ardhisasa Portal. 
6. Application for replacement of title documents from the old registers. 
7. Surrender of old title. 
8. Verification of new title. 

In conclusion, Title Conversion unifies the country’s land system in an attempt to reduce fraud. The process is now digital, making land transactions faster and more efficient. This is seen as a major step toward improving land services across the country.