Buying land? Steps to beating fraudsters at their own game

A sign board warning against purchase of land at Kapsoya Estate in Eldoret. [File, Standard]

The dream of land ownership in Kenya is fast becoming a legal nightmare for many.

Across the country, thousands of Kenyans are locked in court battles, nursing financial losses, or living in constant fear of eviction—all because of one document: the title deed. 

Recent data indicates that thousands of land fraud cases involving forged titles, illegal allocations, and double registrations are pending in Kenyan courts—a significant rise compared to previous years. 

Counties such as Nairobi, Mombasa, Kisumu, and Kiambu have emerged as hotspots where cartels manipulate land records, duplicate title deeds, and resell parcels to multiple unsuspecting buyers.

National anti-corruption watchdogs report that Kenya loses hundreds of billions of shillings annually to corruption, with land-related fraud contributing significantly to these losses.

Many victims are first-time land buyers and diaspora investors who fall prey to syndicates that exploit gaps in land registration systems. 

Eroding trust

In Kisumu, Lands Cabinet Secretary Alice Wahome recently noted that the local registry receives up to four formal land dispute complaints weekly.

In a majority of the cases, two or more people hold seemingly valid ownership documents for the same plot of land.

Some of these documents, though visually convincing, are later exposed as forgeries.  

A crisis that has become so endemic that it is eroding trust in the very foundation of land ownership. 

While the government has launched reforms to combat the menace, such as the digitisation of records through platforms like Ardhisasa and the eCitizen portal, experts caution that these systems, though promising, are not yet comprehensive.

Manual land registries are still in use in most counties, leaving buyers vulnerable to misinformation, document tampering, and collusion between rogue officials and private actors.  Amid this confusion, real estate experts and legal professionals continue to urge Kenyans to be more vigilant.

A recent report by Famyard Enterprise, a property investment company in Nyeri, outlines a step-by-step approach to verifying a title deed while still highlighting just how easily one can be misled by forged documents if proper due diligence is not followed. 

According to the Famyard guide, the title deed is not merely a formality; it is the legal cornerstone of land ownership. However, because counterfeit documents often mimic real ones in design, font, and official stamps, even well-meaning buyers can fall victim without deeper scrutiny. 

“In 2023 alone, over 2,000 cases of fraudulent land transactions were reported across the country, with total losses exceeding Sh5 billion. These consequences extend beyond financial losses, with victims facing years of legal battles, emotional trauma, or damaged credit ratings; hence, the need to verify the authenticity of these documents,” the guide states. 

Famyard’s first recommendation is simple but crucial: closely inspect the physical deed. A genuine Kenyan title deed typically contains four distinct sections—a cover page with the title number and location, an ownership section listing the registered proprietor, a page showing any encumbrances like caveats or loans, and a final page detailing past transactions. 

“Signs of forgery may include inconsistent fonts, visible erasures, overlapping stamp impressions, or pages that seem replaced or layered. If anything looks suspicious, the document should be examined by a legal expert or verified against official registry records before proceeding,” states the guide. 

The next critical step, according to the guide, is conducting an official land search. This can be done digitally through platforms such as eCitizen in areas that have adopted online systems, or manually at the local land office.  

This search should not be treated as a one-time event.

It is best conducted early in the transaction process, then repeated immediately before payment or transfer to account for any last-minute claims or filings that may have occurred in between. 

“A land search helps confirm whether the seller is the actual registered owner and reveals any third-party interests or legal claims—such as family disputes, loans secured against the property, or government reservations,” the guide states. 

Licensed surveyor

Another often-overlooked but essential step is physical verification of the land by a licensed surveyor. 

“Surveyors ensure that the land’s boundaries match registry maps, confirm the actual size of the plot, and determine whether the land encroaches on road reserves, water bodies, or public land. They also help mark beacons and confirm whether nearby properties or features conflict with official records,” it states. 

Legal protection is equally important. Famyard advises involving a conveyancing lawyer at every step of the transaction.   “The lawyer checks whether the seller has the legal capacity to transfer the land, especially when dealing with estates, powers of attorney, or jointly owned property.

They also ensure that all contracts and forms comply with the Land Control Act and that the required consents are secured, particularly from land control boards where needed,” the guide advises. 

Once a buyer has signed the sale agreement, it is advisable to immediately register a caveat on the land. A caveat acts as a legal warning that the land is under transaction and prevents the seller from transferring it to another party.  

“This simple step has saved many buyers from falling victim to “double sales,” where fraudsters sell the same land to multiple buyers,” the Famyard guide states. 

According to the guide, “In Kenya, land ownership is not just about the paper you hold, but about what the government registry says, what is on the ground, and what can stand in court.”  

Lawyer Gacheru Wabandi, who has handled numerous land-related disputes across Kenya, notes that the volume of cases tied to fraudulent title deeds, double allocations, and forged succession documents continues to rise with the most common victims are absentee or diaspora buyers who rely heavily on agents and rarely set foot on the land before purchase. 

“We have handled cases where clients bought land over the phone, paid through mobile money, and received a scanned copy of the title deed—all without ever meeting the seller. This approach invites fraud,” he said.