How to Get a Title Deed in Kenya

Updated 18 October 2026

A title deed is the legal document that proves you own land in Kenya. Without it, your ownership can be challenged, you cannot use the land as security for a loan and selling it later becomes difficult. How you get a title depends on how you acquired the land: by buying it, through first registration of a newly surveyed area or by inheriting it. This guide explains each route, the documents you need and the common mistakes that delay titles for years.

Three Common Routes to a Title

Route 1: Getting a Title After Buying Land

1. Do an official land search to confirm the owner and check for charges or cautions. See our land search guide on Business Radar.
2. Visit the land with a surveyor to confirm beacons and boundaries.
3. Sign a sale agreement prepared by an advocate, stating the price, deposit and completion terms.
4. Obtain consents. Agricultural land needs Land Control Board consent. Leasehold land may need consent from the lessor.
5. Get clearances such as rates and rent clearance certificates, where they apply.
6. Value the property and pay stamp duty. A government valuation sets the value on which stamp duty is paid.
7. Sign and lodge the transfer with the completion documents, either on ArdhiSasa for migrated registries or at the land registry.
8. Collect or download the new title in your name once registration is complete.

Documents Usually Needed

• Original title from the seller.
• Signed transfer forms.
• Copies of IDs and KRA PINs for buyer and seller. See how to get a KRA PIN.
• Passport photos.
• Land Control Board consent where needed.
• Rates and rent clearance where applicable.
• Stamp duty payment receipt.

Route 2: First Registration

In areas going through adjudication, land is surveyed, ownership is recorded and objections are heard before titles are issued. Owners usually need to follow notices from the adjudication office, attend hearings if there are disputes and then collect titles when the area is registered. The process is led by the government, and timelines vary from place to place.

Route 3: Inherited Land

If the registered owner has died, the land cannot be transferred until succession is done in court. The family files for letters of administration or a grant of probate, the court confirms how the estate is shared, and then the administrator transfers the land to the beneficiaries. Writing a will, covered in our guide on Business Radar, makes this much easier for families.

Costs to Budget For

Getting a title involves more than the purchase price. Budget for stamp duty, which is 4% of the value in municipalities and 2% elsewhere, advocate’s fees, valuation, search and registration fees, survey costs where boundaries need confirming and any consent fees. Having these funds ready before you sign avoids a stalled transfer.

Common Mistakes

• Paying the full price before a search and consents.
• Buying from someone who is not the registered owner without proper authority.
• Buying family land before succession is complete.
• Relying on a sale agreement alone without registering a transfer.
• Not budgeting for stamp duty, legal fees and survey costs.

How Long It Takes

A straightforward transfer with all documents in order can be completed in weeks, especially on ArdhiSasa. Delays usually come from missing consents, disputes, unpaid rates or succession issues.

Protecting Yourself During the Process

Pay the purchase price in stages tied to milestones in the sale agreement, such as a deposit on signing and the balance on registration of the transfer. Many buyers ask the advocate to hold funds until the transfer is registered. Keep receipts for every payment and never pay cash to a broker or a seller who is not the registered owner. Once the title is in your name, store the original safely, keep certified copies elsewhere and do a fresh search after registration to confirm your name appears as owner.

Frequently Asked Questions

Can I get a title deed without an advocate?

It is possible, but an advocate protects you from fraud and errors and is strongly recommended.

What is the difference between a title deed and a sale agreement?

A sale agreement records the deal. The title deed, once registered, proves ownership.

Do I pay stamp duty on every transfer?

Most transfers attract stamp duty, though some are exempt. Confirm with your advocate.

Can I use land without a title as loan security?

Banks generally require a registered title.

Where do I check if a title is genuine?

Through an official search on ArdhiSasa or at the registry.