Land Title Conversion Kenya: Essential Guide to Replacing Old Titles Under the Land Registration Act 2012

Updated 8 November 2026

If you own land registered under one of Kenya’s old land laws, you may already have seen notices about “conversion” and new title numbers. Land title conversion Kenya is the process of moving every parcel from the repealed registration statutes into the single system under the Land Registration Act, 2012. The Ministry’s guidance says replacing your title in this process is free, that it does not change ownership, and that your boundaries are not affected. This guide explains the steps, the forms, how to complain about errors, and the scams to avoid.

Source: State Department for Lands FAQs on conversion and the Services page, read on 8 November 2026. This is general information. For disputed land, speak to an advocate.

Land title conversion Kenya: key facts

What land title conversion Kenya means for owners

Before 2012, land in Kenya was registered under several different statutes, so titles came in different formats and numbering systems. The Land Registration Act, 2012 created one registration regime. Conversion is the exercise of moving existing parcels into that regime: new cadastral maps, new parcel numbers and, eventually, a replacement title for each owner.

The Ministry is clear that conversion is administrative. It “does not affect ownership”, and your title is simply replaced with one under the 2012 Act.

The land title conversion Kenya process, step by step

1. Preparation of cadastral maps together with a conversion list for the registration unit.
2. Publication of the cadastral maps and conversion list, through a Gazette notice and adverts in daily newspapers.
3. Complaints are lodged and considered.
4. Closure of the old registers, and the start of transactions in the new register, on a date specified by the Cabinet Secretary.
5. Applications for replacement of title documents from the old registers.

For Nairobi City County, the Ministry’s FAQ points to Gazette Notice No. 11348 of 31 December 2020 for the start of transactions in the new register, also advertised in the MyGov pullout of The Star on 12 January 2021. The FAQ said the Ministry aimed to complete migration nationwide by December 2022. Check the current status for your county at your land registry.

How to replace your title in land title conversion Kenya

Once the new register for your area is open, apply to the Registrar on Form 97. Attach the original title and copies of your identification documents. The Ministry states that replacement is “absolutely free”. All prescribed forms under the Land Registration Act, 2012 can be downloaded from the Ministry’s website under the Resources tab.

Your old title is not destroyed. The Registrar places it in safe custody. Deed plans are replaced by RIMs, and boundaries stay the same because the RIMs are generated from existing survey plans. You can request the survey maps.

Complaints and cautions during land title conversion Kenya

Check the published conversion list and maps carefully. Look at your name, the parcel, its size and position. If something is wrong:

• Submit a written complaint to the Registrar on Form LRA 96, about the information in the conversion list or cadastral maps.
• The law requires the Registrar to resolve complaints within 90 days.
• Apply on Form LRA 67 to register a caution while the complaint is clarified or resolved.

Watch for the Gazette notice on conversion, the published maps and lists in daily newspapers, the Cabinet Secretary’s commencement date, and replacement notices in newspapers and on radio.

If a bank or someone else holds your title

Many titles are held by banks as security for a loan, or by hospitals, courts or other parties. The Ministry says such titles will only be replaced on the application of the proprietor, so you must liaise with the holder to facilitate the replacement. A third party cannot use conversion to change ownership. The process involves no change of ownership.

Land title conversion Kenya owner checklist

• Find out whether your registration unit has been converted. Check the Gazette, newspapers or your land registry.
• Compare the conversion list with your title before the complaint window closes.
• Keep certified copies of your old title, ID and KRA PIN.
• Download Forms 97, LRA 96 and LRA 67 only from the official Ministry website.
• Refuse to pay anyone for “conversion fees”. The Ministry says replacement is free.
• Before buying land, do an official search. See our Ardhisasa land search guide and land transfer steps and costs.

Land title conversion Kenya scams usually involve brokers demanding money to “secure” a new title number. Report such demands at the registry.

Frequently asked questions

Is land title conversion in Kenya free?

Yes. The Ministry of Lands FAQ says replacement of your title in the conversion process “is absolutely free”.

Will conversion change my boundaries?

No. Deed plans are replaced by Registry Index Maps generated from existing survey plans, so boundaries are not affected.

Which form do I use to replace my title?

Form 97 to the Registrar, with the original title and copies of your ID.

How long does the Registrar have to resolve a complaint?

90 days. You can also lodge a caution on Form LRA 67 while the complaint is pending.

Related guide: Replace a Lost Title Deed in Kenya: Essential Steps, KSh 1,000 Registry Fees and the 60-Day Gazette Wait.