MOUNT KENYA UNIVERSITY SCHOOL OF LAW

LAND LAW I

BLW 2101

GROUP WORK

OVERVIEW OF THE LAND REGISTRATION ACT NO 3 OF 2012

GROUP MEMBERS

MERCY NAMBO-BLAW/2017/63615

TITUS (*) -BLAW (*)

SUMITTED TO: MR. COLLINS ODONGO

DATE: 15TH MARCH 2018

Existing laws and policies on land and title registration in Kenya today recognize the need for
harmonization of registration statutes so as to enhance efficiency, transparency and
accountability in land registration and title registration. This would in turn make the registration
of rights and interests to land simple, secure and efficient. With this in mind, the Land
Registration Act No. 6 of 2012 (hereinafter the “Act”) has been enacted to harmonize the
registration statutes and to provide for title registration. However, land registration has for long
been governed by a myriad of statutes that did not provide a simple, secure and efficient
registration system.

Introduction

The Act has sought to harmonize all the previous land registration statutes notwithstanding the
challenges bedeviling their registration frameworks. Provisions dealing with registration of title in
the previous land laws have been transitioned. This means that the Act has failed or may not
offer simple, secure and efficient registration system for registration of rights and interests in
land. It is for this reason that this analysis seeks to examine the provisions of the Act, the
principles and exceptions of the law on the land registration and transition provided by the act
and whether or not the concept of land registration guided by the Act is good.

The main Provisions of the Act

The Act applies to the registration of interests in all public land as declared by Article 62 of the
Constitution; registration of interests in all private land as declared by Article 64 ofthe
Constitution; and registration and recording of community interests in land1. However, the Act
does not prohibit or otherwise affect the system of registration under any law relating to mining,
petroleum, geo-thermal energy or any other rights over land and land-based resources in
respect of public land2. The Act is to serve as the main land registration law in the country
except as otherwise provided in the Act, no other written law, practice or procedure relating to
land shall apply to land registered or deemed to be registered under it so sfar as it is
inconsistent with this Act3.Section 109 of the Act states that the written laws set out in the
Schedule are repealed, and these are: The Indian Transfer of Property Act 1882; The
Government Lands Act, (Cap 280); The Registration of Titles Act, (Cap 281) The Land Titles
Act, (Chapter 282); and the Registered Land Act, (Cap. 300).

Regarding organisation and administration of land registration in the country, the Act provides
for the establishment of a Land Register, Land Registries and Offices4. The Act provides for
establishment of registration units by the National Land Commission in consultation with

1
Land Registration Act No. 3 of 2012 s, 3
2
Ibid s4
3
Ibidi s5
4
Ibidi s 6-23
national and county governments5. The land registration units are to be established at county
level and at such other levels to ensure reasonable access to land administration and
registration services6. In addition, in each registration unit a land registry is to be maintained
which is to be guided by the principles of devolution set out in Articles 174 and 175 of the
Constitution7. Whereas the establishment of the Land registration units is the mandate of the
Commission, the appointment of the Chief Land Registrar and other Registrars is the mandate
of the Public Service Commission. The Act further

It is also noteworthy that the Act states that subject to the legislation on community land made
pursuant to Article 63 of the Constitution, there is to be maintained in each registration unit, a
community land register in which shall be kept: a cadastral map showing the extent of the
community land and identified areas of common interest; the name of the community identified
in accordance with Article 63(1) of the Constitution and any other law relating to community
land; a register of members of the community; the user of the land; the identity of those
members registered as group representatives; the names and identity of the members of the
group; and any other requirement as shall be required under the law relating to community
land8. Under the Act, such rights of a proprietor, whether acquired on first registration or
subsequently for valuable consideration or by an order of court, shall not be liable to be
defeated except as provided in the Act, and shall be held by the proprietor, together with all
privileges and appurtenances belonging thereto, free from all other interests and claims
whatsoever, but subject: to the leases, charges and other encumbrances and to the conditions
and restrictions, if any, shown in the register; to such liabilities, rights and interests as affect the
same and are declared by section 28 of the Act not to require noting on the register, unless the
contrary is expressed in the register. The Act states that every proprietor, at the time of
acquiring any land, lease or charge, is deemed to have had notice of every entry in the register
relating to the land, lease or charge and subsisting at the time of acquisition9.

The Act provides for issuance of certicate of lease or title: the Registrar may, if requested by a
proprietor of land or a lease where no certificate of title or certificate of lease has been issued,
issue to him or her a certificate of title or a certificate of lease, as the case may be, in the
prescribed form showing, if so required by the proprietor, all subsisting entries in the register
affecting that land or lease10.

Regarding charges, the Act states that a proprietor may by an instrument, in the prescribed
form, charge any land or lease to secure the payment of an existing, future or a contingent debt,
other money or money‘s worth, or the fulfillment of a condition and, unless the charge’s
remedies have been by instrument, expressly excluded, the instrument shall, contain a special
acknowledgement that the chargor understands the effect of that section, and the
acknowledgement shall be signed by the chargor or, where the chargor is a corporation, the

5
Ibidi s6
6
Ibidi s6(6)
7
Ibidi s7
8
Ibid s8 (1)
9
Ibidi s29
10
Ibidi s 30
persons attesting the affixation of the common seal. Such a charge shall be completed by its
registration as an encumbrance and the registration of the person in whose favour it is created
as its proprietor and by filing the instrument11.

For the prevention of any fraud or improper dealing or for any other sufficient cause, the Act
provides that the Registrar may, either with or without the application of any person interested in
the land, lease or charge, and after directing such inquiries to be made and notices to be served
and hearing such persons as the Registrar considers fit, make an order (hereinafter referred to
as a restriction) prohibiting or restricting dealings with any particular land, lease or charge12.

The expectation of the Law on Land Registration

There are generally three main components that are essential for good land administration and
these include: Framework of land and real property laws that regulate the rights promoting
transparency and trust; Effective Public Institutions responsible for effective procedures and
processes; and Information systems that delivers quality information, generally accessible and
guaranteed by the state13. Going by the provisions of sections 104-108 of the Act on transition
of title documents registered under the repealed laws, it is arguable that this statute has not laid
out clear cut guidelines about transition from the repealed laws.

The title deeds previously issued under Registered Land Act (RLA), Registration of Titles Act
(RTA), Land Titles Act (LTA) or Government Land Act (GLA) are to be treated slightly differently
under the current regime. It is noteworthy that while any title document issued under RLA and
RTA continue to be valid, titles issued under LTA and GLA have to be examined and registered
afresh under the new laws, as soon as conveniently possible14.It is important to note that one of
the functions of the National Land Commission as envisaged under Article 67(2)(e) of the
Constitution of Kenya 2010 is to initiate investigations, on its own initiative or on complaint, into
present or historical injustices, and recommend appropriate redress.

The Constitution does not specify whether such injustices (which presumably would include
obtaining land through fraud, misrepresentation or other corrupt ways) concern private, public or
community land. It is therefore a matter of concern for the Act to assume that all private land (or
essentially land held under RLA and RTA) was obtained and registered legally, unlike any land
held under LTA and GLA, whose documents must be subjected to examination to establish their
validity before fresh registration. It is yet to be seen how this will play out in light of the fact that
a certificate of tile issued under section 26(1) is prima facie evidence that the land owner is the
absolute and indefeasible owner.

11
Ibidi s 56
12
Ibidi s 76(1)
13
Ibidi s 103
14
IBIDI S105(1) (C)
The Act is not very clear on how the transactions carried out before the title deeds are examined
and registered afresh would be treated. Section 107(1) of the Act states that unless the contrary
is specifically provided for in the Act, any right, interest, title, power, or obligation acquired,
accrued, established, coming into force or exercisable before the commencement of the Act
shall continue to be governed by the law applicable to it immediately prior to the
commencement of the Act. Further, subsection (2) thereof is to the effect that unless the
contrary is specifically provided for in the Act or the circumstances are such that the contrary
must be presumed to be the case, where any step has been taken to create, acquire, assign,
transfer, or otherwise execute a disposition, any such transaction shall be continued in
accordance with the law applicable to it immediately prior to the commencement of the Act.

Transition

The Act provides that a register maintained under any of the repealed Acts shall, on the
commencement of the Act, be deemed to be the land register for the corresponding registration
unit established under the Act15. The Act also provides transitional provisions in relation to title
documents. On the effective date, if the title to land is comprised in a grant or certificate of tile
registered under the Registered Land Act that grant or certificate of title shall be deemed to be a
certificate of title or certificate of lease under the Act16 The folio of the register of titles kept
under the repealed Act shall be deemed to be the register under the Act. However, the Registrar
may at any time prepare a register, showing all subsisting particulars contained in or endorsed
on the folio of the register of titles and substitute such register for such folio and issue to the
proprietor a certificate of title or certificate of lease, as the case may be, in the prescribed form.

While this is lauded for ensuring continuity in land transactions, a challenge is posed by the fact
that a time limit has not been provided on when all these registers shall be transitioned to the
new Act. Without setting a time limit there is a possibility that all these registers shall operate
side by side indefinitely.

Where the title to the parcel is comprised in a grant or certificate of title registered under the
repealed Registration of Titles Act, that grant or certificate of title shall be deemed to be a
certificate of title or certificate of lease under the Act. The folio of the register of titles kept under
section 7 of the repealed Registration of Titles Act shall be deemed to be the register under the
Act17.

Where the title to the parcel is comprised in a register kept under the repealed Government
Lands Act or the repealed Land Titles Act, the Registrar is required as soon as conveniently
possible, to cause the title to be examined prepare a register showing all subsisting particulars
affecting the parcel which are capable of registration under the Act, serve on the proprietor and
on the proprietor of any lease or charge, a notice of intention to register and issue the proprietor,
upon request, a certificate of title or certificate of lease in the prescribed form.

15
Ibdi s 104
16
Ibidi s 105 (1)
17
Ibidi 105 (b)
The Act provides that the registration of a person as the proprietor of land is to vest in that
person the absolute ownership of that land together with all rights and privileges belonging or
appurtenant thereto. Further, such registration shall vest in that person the leasehold interest.
Provided that the Registrar may at any time prepare a register, in the prescribed form, showing
all subsisting particulars contained in or endorsed on the folio of the register of titles kept as
aforesaid and substitute such register for such folio and issue to the proprietor a certificate of
title or certificate of lease, as the case may be, in the prescribed form. 53 described in the lease,
together with all implied and expressed rights and privileges belonging or appurtenant thereto
and subject to all implied or expressed agreements, liabilities or incidents of the lease18.

Conclusion

The Act of which sought to harmonize all the previous land registration statutes has arguably
failed to offer a solution to simplicity, security and efficiency of rights and interests in land. There
is therefore a need to come up with proposals of making the registration system simple, secure
and efficient so as to ensure that it achieves the registration of land objectives as envisaged in
the Constitution.

18
Ibidi s24