Wednesday, September 7, 2022

What is the difference between regular court and Special Court? Can a judge of a specialized court preside and substantially hear disputes or questions reserved to the exclusive jurisdiction of the High Court.

 

What is the difference between regular court and Special Court?

Special courts differ from general-jurisdiction courts in several other respects besides having a more limited jurisdiction. Cases are more likely to be disposed of without trial in special courts, and if there is a trial or hearing, it is usually heard more rapidly than in a court of general jurisdiction.

Can a judge of a specialized court preside and substantially hear disputes or questions reserved to the exclusive jurisdiction of the High Court. Is a judge capable of being isolated from the Court he is appointed to serve in? To put it the other way, is there a distinction between a Judge and the Court over which such judge presides? And as a corollary; is it the court as an institution or the judge that has jurisdiction?

A considerable number of judges of the High Court are presently engaged in the hearing of petitions arising from the just concluded general elections. The Election Petition Rules require that once a judge has been designated as an Election Petition judge, he must be released from his daily cause list until such time as he shall conclude the petitions assigned to him. The petitions have a time-line of six months. What this means is that for the next six months cases or matters within the exclusive docket of such judges stand adjourned. This state of affairs has not only raised concern over imminent delay in non-political cases but also whether judges once appointed are restricted to their respective appointment dockets or they can be re-designated by the appointing authority to deal with situations such as is imminent without the JSC having to worry about additional recruitment to make for the apparent shortfall. This short essay is intended to make a contribution to this debate and make suggestions for possible ways out.

The Kenya Constitution 2010 has been undoubtedly lauded by constitutional lawyers, judges and scholars as one of the most progressive of our time. In fact since its promulgation in August, 2010 it may be safely said that it remains the most referred document in any discourse concerning politics, governance and rule of law. A significant number of Kenyans who previously shied away from discussing matters legal, frequently refer to the Constitution to bolster or shield their contestation or contention on any matter whether social, political or domestic/private.

This near-constitutional renaissance that is being experienced in the country may be attributed to the previous constitutional order that was widely perceived as undemocratic in terms of being limiting in the recognition and exercise of fundamental rights and freedoms as well as perversely open to manipulation and abuse by the executive. The clamour for the new constitution was therefore informed by complaint by most Kenyans that the state could no longer be trusted to protect and uphold the fundamental rights and freedoms especially where the said executive had acquired illicit ubiquity and omnipresence around fundamental rights and freedoms of the individual, trampling upon them like a colossus.

Consisting of 264 articles, the new Constitution attempts to address and or recognize a considerable number of issues and questions that broadly encapsule the spirit and intention of the clamour for it. The Constitution not only contains a more robust chapter on fundamental rights and freedoms, but also creates institutions aimed at operationalizing and or interpreting the inter-relationships protected or created by these rights. Of concern to this short essay is the Judiciary.

Historically, whenever disputes arise in societies structured in accordance with the fundamental principles of rule of law and good governance, they have always looked upon judicial institutions as impartial arbiters. For instance, judicial institutions in the USA especially the Supreme Court, have over the years entertained and made pronouncements with finality over disputes concerning Americans either as individuals or institutions. To arbitrate over these societal disputes therefore calls for an independent and impartial judiciary.

In the clamor for change, one of the major complaints by the Kenyan public was lack oF independent and impartial judiciary. The judiciary under the previous dispensation was perceived by a considerable number of people as an appendage of the executive always jumping to the latter’s order without asking how high. It therefore came as no surprise that upon the promulgation of the new constitution the Judiciary became immediately earmarked for overhaul and reform.

The Kenya Constitution 2010 reorganized the Judiciary by creating three additional superior courts namely: the Supreme Court, the Industrial Court and the Land and Environment Court. The Supreme Court replaced the Court of Appeal as the final Court in Kenya while the Industrial Court and Land & Environment Court sliced off their specialized jurisdictions from the general High Court. The general High Court and the specialized courts therefore became third in tier of the structure of Kenya’s judicial system.

The creation of the specialized courts with the same status as the general High Court has in the recent past generated a lot of debate concerning the scope their jurisdiction and whether a judge sitting in these specialized courts has jurisdiction to sit and hear matters within the exclusive jurisdiction of the High Court.

Article 165 of the Constitution establishes the High Court and prescribes its jurisdiction. In terms of organization and administration, the article states that the High Court shall consist of such number of judges as prescribed by an Act of Parliament and shall be organized and administered in the manner prescribed by such an Act. Sub-article 3 of this article prescribes the jurisdiction of the High Court but ousters its jurisdiction over matters falling within the jurisdiction of the specialized courts and the Supreme Court.

The specialized courts are established pursuant to article 162(2) of the Constitution. In other words,the Industrial Court and the Environment and Land Court are unlike the Supreme Court,the Court of Appeal and High Court; creatures of a statute pursuant to an enabling provision of the Constitution. They are in a strict sense courts established pursuant to the constitution as opposed to courts established by the Constitution. The extent to which Parliament legislates concerning High Court is limited to enacting legislation concerning the number of judges of the High Court, its structure and administration.

Whereas the foregoing serves to clarify the premise for my subsequent argument, it is not really the heart of the matter in the discourse on whether a judge of a specialized court can actually preside and substantially hear disputes or questions reserved to the exclusive jurisdiction of the High Court. This question is the heart of the matter.

To begin, courts are institutions established either by the Constitution or by an Act of Parliament enacted pursuant to an enabling constitutional provision. They form part of structural organization of the Judiciary as an arm of government. Apart from the Courts, the other institutions under the Judiciary are the National Council for Law Reporting and the recently created Judicial Training Institute. The former is established pursuant to National Council for Law Reporting Act while the latter is created administratively.

Article 163 establishes the Supreme Court, article 164 the Court of Appeal and article 165 the High Court and as stated above, these are the only courts established by the Constitution whilst the specialized courts are established pursuant to the Constitution by the Industrial Court Act and Environment and Land Court Act.

The titular head of the Judiciary as an arm of government is the Chief Justice whilst the titular heads of the courts and other institutions under the Judiciary are the various Registrars and the CEO of National Council for Law Reporting who report to the Chief Registrar Judiciary as the administrative head of the Judiciary. Courts are therefore judicial institutions that are clothed with jurisdiction personal to them and which can only be ousted by legislation or the Constitution.

The question that follows and which is at the heart of this debate is: Is a judge capable of being isolated from the Court he is appointed to serve in? To put it the other way, is there a distinction between a Judge and the Court over which such judge presides? And as a corollary; is it the court as an institution or the judge that has jurisdiction?

Judges are appointed under article 166(1)(b) of the Constitution which provides that their appointment is by the President on recommendation of the JSC. Sub-article 2 of the said article sets out the criteria to be used in identifying persons who qualify to be appointed as judges. The first schedule to the JSC Act further makes provisions relating to the procedure for appointment of judges. The selection criteria under the schedule is uniform in most respects regardless of which tier of the court a candidate is being considered for appointment.

The role of the JSC therefore is to determine who is suitable to be appointed as a judge based on the criteria set out under article 166 of the Constitution as well as the First Schedule of the JSC Act. That is to say, it is within the sole discretion of the JSC to recommend a person for appointment into any of the tiers or divisions in the Court system provided that person meets the selection criteria for that particular tier or division in the Court system. In other words, JSC is free to interview persons qualified to be appointed as judges generally and subject to availability of vacancy recommend their appointment to any of the courts be it Supreme Court, Court of Appeal, High Court, Industrial Court or Environment and Land Court.

From the above, it may have already become discernible that there is a clear distinction between judges and courts in so far as their creation are concerned. Whereas courts are established, judges are appointed. The word “establish” is used in reference to the creation of the Supreme Court (article 163), the Court of Appeal (article 164) and High Court and Specialized Courts (article 165) while the word appoint is used with reference to judges under article 166.

Concise Oxford Dictionary defines the word “establish” as “to set up on a firm or permanent basis”. The noun form of the word is “establishment” which means among others, “ a business organization or a public institution. The same dictionary defines “ to appoint” as “to assign a job or role. Blacks Law Dictionary defines the word “establish” as to make or form; to bring about or into existence. And the same dictionary defines appointment as the designation of a person such as non-elected public official, for a job or duty.

From the foregoing, it is my argument that courts are institutions in perpetuity presided over by mortal judges. What this means is that, a court does not become dissolved or nonexistent by reason of the death or removal from office of the judge presiding over it. The absence of a judge to preside over a court merely makes it unable to discharge its judge-dependent functions however other administrative functions can be competently carried out by the Registrar concerned as the institutional head. This is perhaps the reason why we talk about a court of “competent jurisdiction” and not “a judge of competent jurisdiction” since a judge at the point of recommendation for appointment has been properly and thoroughly assessed by JSC and found competent to preside over the court to which he or she is recommended for appointment. What this means is that competence in reference to a court is its jurisdiction as an institution to entertain the matter before it and has nothing to do with the incompetence or otherwise of the judge presiding over that court. That is to say the competence of a judge in this regard refers to his own personal capability to handle the matter before him and has nothing to do with the power vested on the court over which he or she presides either by law or constitution.

Going by the above definition, it may safely be deduced that the act of appointing judges and designating them to specific courts are two distinct processes yet too close to separate. They may legally speaking be referred to as contemporaneous. What this means is that judges are appointed and then designated to Courts within the judicial system in accordance with their specific skill-sets. It therefore means that the JSC in the performance of its recommendatory function may from time to request the President to re-designate a judge already appointed to any of the Courts within the judicial system without necessarily having to go through the recruitment process.

In conclusion it is the author’s opinion that the JSC ought to take a more creative and purposive approach while recruiting and designating judges to the various courts in the judicial system in order to allow room for maneuver in cases where certain category of judges may, due to the exigencies of the moment, be tied down on particular cases such as we have now with the petitions and commissions of inquiry whenever they are empaneled and a judge or two is required to preside over them.

Forms involved in Succession (Kenya Law) PDF

SUCCESSION FORMS

AD - LITEM

FORM 10  -AFFIDAVIT OF PROTEST AGAINST CONFIRMATION OF GRANT_3

FORM 103  -RETURN OF GRANTS MADE OR CONFIRMED_2

FORM 104  -SUMMONS (GENERAL FORM)_2

FORM 108  -SUMMONS FOR CONFIRMATION OF GRANT (GENERAL FORM)_2

FORM 109    -SUMMONS FOR CONFIRMATION OF A GRANT WITHIN SIX MONTHS UNDER SECTION 71 (3) OF THE ACT_2

FORM 11     -AFFIDAVIT OF JUSTIFICATION OF PROPOSED SURETIES_3

FORM 110  -SUMMONS FOR RECTIFICATION OF GRANT_2

FORM 12   -AFFIDAVIT OF JUSTIFICATION OF PROPOSED ADMINISTRATOR_2

FORM 13  -AFFIDAVIT IN SUPPORT OF SUMMONS FOR RECTIFICATION OF GRANT_2

FORM 14-AFFIDAVIT IN SUPPORT OF SUMMONS FOR THE REVOCATION OR ANNULMENT OF GRANT

FORM 14A-AFFIDAVIT IN SUPPORT OF PETITION FOR REVOCATION OF PROBATE OF A WILL AND ISSUE OF NEW PROBATE OF THE SAME WILL AND A CODICIL THERETO DISCOVERED SINCE THE GRANT

FORM 17-AFFIDAVIT IN SUPPORT OF SUMMONS BY A CHILD OF THE DECEASED (OR,IF A MINOR,HIS REPRESENTATIVE)UNDER SECTION 35 (3) OF THE ACT.

FORM 25-ANSWER TO PETITION FOR A GRANT

FORM 26-ENTRY OF APPEARANCE (GENERAL FORM)

FORM 3-AFFIDAVIT IN SUPPORT OF PETITION FOR PROBATE OR FOR LETTERS OF ADMINISTRATION WITH WRITTEN WILL ANNEXED

FORM 30-CERTIFICATE OF PRINCIPAL REGISTRAR THAT NO GRANT HAS BEEN MADE OR APPLIED FOR

FORM 37-CONSENT TO CONFIRMATION OF GRANT (GENERAL FORM)

Form 38 - CONSENT TO MAKING A GRANT

FORM 4-AFFIDAVIT IN SUPPORT OF PETITION FOR PROOF OF ORAL WILL

FORM 41-GRANT OF LETTERS OF ADMINISTRATION INTESTATE

FORM 42-GRANT OF LETTERS OF ADMINISTRATION WITH THE TERMS OF ORAL WILL ANNEXED

FORM 43-GRANT OF LETTERS OF ADMINISTRATION WITH WRITTEN WILL ANNEXED

FORM 44-GRANT OF PROBATE OF ORAL WILL

FORM 45GRANT OF PROBATE OF WRITTEN WILL

FORM 5-AFFIDAVIT IN SUPPORT OF PETITION FOR LETTERS OF ADMINISTRATION INTESTATE

FORM 50-LIMITED GRANT OF LETTES OF ADMINISTRATION WITH WILL ANNEXED TO ATTORNEY OF EXECUTOR ABSENT FROM KENYA

FORM 54-CERTIFICATE OF CONFIRMATION OF GRANT

FORM 56-GUARANTEE BY A CORPORATION AS SURETY

FORM 57-GUARANTEE BY PERSONAL SURETIES (GENERAL FORM)

FORM 58-GUARANTEE BY SURETIES FOR PERSONAL REPRESENTATIVE ON SEALING FOR PERSONAL REPRESENTATIVE ON SEALING OF GRANT OF PROBATE OR LETTERS OF ADMINISTRATION ISSUED IN ANOTHER COUNTRY

FORM 59-INDEX CARD-PARTICULARS OF APPLICATION FOR GRANT

FORM 60-PUBLIC NOTICE BY THE REGISTRY OF APPLICATION FOR GRANT

FORM 61-NOTICE BY REGISTRY OF OBJECTION TO APPLICATION FOR GRANT

FORM 62-NOTICE OF AMENDMENT OF APPLICATION FOR GRANT

FORM 63-NOTICE OF APPOINTMENT OF ADVOCATE BY A PERSONAL APPLICANT FOR A GRANT

FORM 64-NOTICE OF WITHDRAWAL OF ANSWER AND CROSS- APPLICATION

FORM 65-NOTICE OF WITHDRAWAL OF APPLICATION FOR GRANT

FORM 66-NOTICE OF WITHDRAWAL OF OBJECTION

FORM 7-AFFIDAVIT IN SUPPORT OF PETITION BY PERSONAL REPRESENTATIVE FOR SEALING 0F GRANT ISSUED IN ANOTHER COUNTRY

FORM 71-NOTICE BY HIGH COURT REGISTRY OF APPLICATION FOR SEALING A GRANT ISSUED IN ANOTHER COUNTRY

FORM 72-NOTICE TO HIGH COURT OF ANOTHER COUNTRY OF SEALING OF GRANT

FORM 73-NOTICE TO PRINCIPAL REGISTRY OF APPLICATION FOR A GRANT

FORM 76-OBJECTION TO MAKING OF GRANT (GENERAL FORM)

FORM 78-PETITION FOR PROBATE OF WRITTEN WILL OR FOR PROOF OF ORAL WILL

FORM 79-PETITION FOR LETTERS OF ADMINSTRATION WITH WRITTEN WILL ANNEXED

FORM 8-AFFIDAVIT IN SUPPORT OF SUMMONS FOR CONFIRMATION OF GRANT OF PROBATE OR LETTERS OF ADMINISTRATION WITH WILL ANNEXED

FORM 80-PETITION FOR LETTERS OF ADMINISTRATION INTESTATE

FORM 81-PETITION TO HIGH COURT BY PERSONAL REPRESENTATIVE FOR THE EALING OF A GRANT ISSUED IN ANOTHER COUNTRY

FORM 82-PETITION TO HIGH COURT BY ATTORNEY OF THE PERSONAL REPRESENTATIVE FOR SEALING OF A GRANT ISSUED IN ANOTHER COUNTRY

FORM 84-PETITION BY WAY OF CROSS-APPLICATION FOR A GRANT

FORM 85A-PETITION FOR SPECIAL LIMITED GRANT

FORM 86-PETITION FOR LETTERS OF ADMINISTRATION INTESTATE OF ASSETS UNADMINISTERED

FORM 87-PETITION FOR LETTERS OF ADMINISTRATION WITH WRITTEN WILL ANNEXED OF ASSETS UNADMINISTERED

FORM 89-PETITION FOR LETTERS OF ADMINITRATION INTESTATE OR WITH WILL ANNEXED FOR SOLE USE OF PERSON OF UNSOUND MIND

FORM 9-AFFIDAVIT IN SUPPORT OF SUMMONS FOR CONFIRMATION OF GRANT OF ADMINISTRATION INTESTATE

FORM 90 B-LIMITED GRANT OF LETTERS OF ADMINISTRATION AD LITEM(L.N.39 OF 2009)

FORM 93-PETITION BY ATTORNEY OF EXECUTOR FOR LETTERS OF ADMINISTRATION WITH WRITTEN WILL ANNEXED,EXECUTOR BEING ABSENT FROM KENYA AND THERE BEING NO EXECUTOR WITHIN KENYA WILLING TO ACT


Request any of the PDF Forms from the Admin

Wednesday, August 24, 2022

The Process Of Conversion Of Titles under the Kenya Laws

Pursuant to the Conversion Manual issued by the Ministry of Lands, the public is advised that all titles are to be converted from the regimes under Repealed Acts and in accordance with the Land Registration Act. 

In this article we seek to demystify the various titles and describe the process of conversion as provided by the Ministry of Lands.

1.0 Repealed Land Registration Systems In Kenya And The Process Of Land Registration Under The New Regime

Land law in Kenya is characterized by various pieces of Legislation which still dictate the processes in the issuance of title deeds.  Since colonialism, the process of registration and issuance of title has been governed by multiple statutes.  In Kenya there are five land registration systems namely; the Registered Land Act (RLA), the Registration of Titles Act (RTA), the Land Titles Act (LTA), Registration of Documents Act (RDA) and the Government Lands Act (GLA) (which have all been repealed) and the Land Registration Act.

These statutes determined the type of document under which a particular parcel of Land was registered.  Under the Registration of Documents Act (RDA), the Land Titles Act (LTA) and the Government Lands Act (GLA, the registration system was that of documents or deeds while under the Registration of Titles Act (RTA) and Registered Land Act (RLA), the registration system was that of titles.

1.1 Registration of Documents Act (RDA)

Enacted in 1902, the Act essentially sought to create a register of documents. It provided for both compulsory and optional registration. The Act made it obligatory to register any document that purported to confer a right, title or interest in immovable property. However, certain documents could be registered at the option of the owner such as Building Plans, Wills, Powers of Attorneys and Deed Polls.

1.2 The Lands Title Act (Cap 283 Laws of Kenya)

This act was enacted in 1908 specifically to assist the government to differentiate between private land and crown land leased from the Sultan of Zanzibar.  Persons who were entitled to private land were issued with Certificates of Ownership giving freehold title. On the other hand, if the title acquired was leasehold, then Certificates of Mortgage or Certificates of Interest were issued as evidence of ownership.

1.3 The Government Lands Act (Cap 280 Laws of Kenya)

This Act was enacted in 1915 and mostly dealt with land parcels considered as farm land such as land in Central Province, Kericho and Nairobi. The title deeds issued under this system contained the words “Indenture”, “Conveyance” or “indenture of conveyance” as part of their heading.

1.4 The Registration of Titles Act (Cap 281 Laws of Kenya)

This statute came into force in 1920 with the aim of improving the issuance of titles to land as well as regulating the same. Just like the Lands Titles Act, under this act, the documents evidencing ownership were Certificates of Ownership, Mortgage or Interest. The Registered Land Act (Cap 300 Laws of Kenya)

Under the Registered Land Act, A certificate of Lease was issued for leasehold Land and an Absolute title deed registered where the land in question was freehold land.

2.0 The process of conversion of titles

The above statutes have since been repealed and the Ministry of Land and Physical Planning has embarked on the process of registration of these titles under the newly enacted Land Registration Act, 2012. In order to effect the provisions of the Land Registration Act 2012, all titles issued under the repealed laws shall be cancelled and replaced with titles under the Land Registration Act, 2012.

Essentially, the process of conversion begins with the preparation of cadastral maps which serve as a unified survey document together with a conversion list showing the old parcel numbers of land within a registration unit and their corresponding sizes.

Upon receipt of the cadastral maps and the conversion list from the registrar, the Cabinet Secretary in charge of the ministry of Land and Physical Planning shall in line with regulation 4 (4) of the Land Registration (Registration Units) Order, 2017, notify the Public through the Kenya Gazette and two daily newspapers of nationwide circulation of the list of old parcel numbers and new parcel numbers after conversion. The Gazette notice shall specify the date after which the land registry shall be open to the public for transactions or dealings within the registration unit.

Any complaints relating to information in the conversion list or cadastral maps shall file be filed within ninety (90) days from the date of publication of the notice. The complaints shall be made, in writing in Form LRA 96 set out in the Second Schedule to the Land Registration (Registration Units) Order, 2017 or Form LRA 67 set out in the Sixth Schedule to the Land Registration (General) Regulations, 2017 for the registration of a caution pending the clarification or resolution of any complaint. The complaints shall thereafter be resolved within ninety (90) after receipt.

At the commencement date, all registers maintained in any other registry previously dealing with the parcels within the registration unit shall be closed for any subsequent dealings and all transactions carried out in the new register.

The registrar will then issue a notice inviting registered owners to make an application for replacement of title documents from the closed registers.  The application shall be accompanied by the original title and the owner’s identification documents. The registrar will then replace the title deeds with new ones and retain the old title documents for records and safe custody.

However, it is important to note that this conversion does not interfere with the ownership, size and other interests registered against the respective title. When it comes to titles in the possession of third parties such as banks, hospitals and courts, the process of conversion shall commence on application by the proprietor.

3.0 Conclusion

The conversion process is an continuing process intended to be carried out in stages. The Ministry of Lands has already issued a Gazette Notice listing various parcels of Land to be converted. Land proprietors are expected to be vigilant and compliant with these notices. To this end land owners are encouraged to confirm whether their properties are listed and make complaints if any within the stipulated period.

Disclaimer: The content of this document is intended to be of general use only.

Thursday, July 28, 2022

What is an off-plan contract? What is a conventional contract? COMPARISON AND CONTRAST THE CONTENTS OF AN OFF-PLAN CONTRACT AND A CONVENTIONAL CONTRACT FOR THE SALE OF LAND

 COMPARISON AND CONTRAST THE CONTENTS OF AN OFF-PLAN CONTRACT AND A CONVENTIONAL CONTRACT FOR THE SALE OF LAND

Introduction

An off-plan contract occurs where an investor invests money in a property, or a project that is yet to be completed whereas a conventional contract for the sale of land is a transaction that involves the sale of an actual land for an agreed consideration.

Legal framework

Section 23(3) of the Law of Contract Act CAP 23 Laws of Kenya, stipulates that all contracts with regard to the disposition of an interest in land must be in writing, signed, and witnessed by a person who was present during the signing of the contract.

Therefore, regardless of the nature of the Contract be it Off-plan or the Conventional Contract for Sale of Land, the law of Contract out rightly stipulates that it should be reduced to writing, signed, and witnessed by both parties.

The contrast between the contents of an off-plan contract and a conventional contract for the sale of land

The process of purchasing an off-plan property commences with the signing of three documents:

i) The Reservation Form – This is to reserve or book the unit as the buyer and effectively notify the developer not to sell the unit;

ii) The Letter of Offer – This indicates the amount of money that the developer is willing to accept in exchange for granting ownership of the off-plan property to the buyer;

iii) Sale Agreement – This is the final and binding document once the developer and the buyer have agreed on the property to be sold, the price, deposit to be paid, payment period, and the mode of payment.

The aforementioned process of commencing the purchase of an off-plan property departs from how a conventional contract for the sale of land commences as it kicks off by executing a reservation form, unlike the conventional contract which kicks off by issuance of a letter of offer. 

A tabular contrast of the variance:-

 

OFF-PLAN CONTRACT

CONVENTIONAL CONTRACT

Deposit more than 10%. Usually 25% or as per agreement

Standard Deposits of 10% purchase price

Payments of purchase price split in many installments

Two installments or pursuant to an agreement made by the parties to the Contract.

The completion period usually long enough to allow development e.g. 2 years

The completion period usually fixed at 3 months

Specified physical conditions that is the buyer can make recommendations to the developer on certain specific.

Land sold as it is

An off-plan Contract thrives on a promise to deliver the property the buyer has paid for.

A conventional contract involves a subject matter that is exchanged for a consideration

 

 

Similarities between an off-plan contract and a conventional contract for the sale of land.

Despite, the variance that we have established in the aforementioned analysis of the two types of Contracts being the Conventional Contract for Sale of Land and Off-plan Contract there still exists similarities as highlighted hereunder:-

                                                       I.            They subscribe to the law of Contract being, The Law of Contract Act, CAP 23 Laws of Kenya;

                                                    II.            They facilitate the purchase of a property; and

                                                 III.            They are enforceable in case of default.

The process of buying property/Land Transfer in Kenya

 The process of buying property in Kenya is as below;


1. 1. Identify the property you would like to buy

2. 2. Conduct legal due diligence

3. 3. Carry out the transfer of the property

Identify the property you would like to buy

The most popular way is by word of mouth or through a real estate agent or through newspaper advertisements. You can also talk to lawyers who are sometimes contracted by their clients to sell property on their behalf.

Conduct legal due diligence

At this stage, it’s important to identify a lawyer you would like to work with who will help you with the following stages of the transaction

Conduct a search

Why do you need to conduct a Search?

1. To ascertain the ownership of the property

2. To check the property for any encumbrances

3. To check for any land rates that may have accrued.

If it’s a company or land buying company, obtain the CR12 from the Registrar of Companies to ascertain that;

1. The company is still in existence.

2. Who are the directors of the company.

You may further want to do a case search on the Kenya Law website to ascertain that the company/Housing Sacco has not been sued by other buyers for similar transactions. It may be useful to visit the company offices or contract someone to do the same on your behalf.

A search is done at the Ministry of Lands registry and could take 1-3 days.

Land Survey Plan
A land survey plan is a specialized map of a parcel of land . It determines and delineates boundary locations, building locations and physical features .The plans are issued by the Ministry of lands and Physical Planning through the Department of Survey.

Obtain the Land Clearance Certificate and Land Rent Certificates

Depending on the land tenure regime, the land rates and rent if unpaid will need to be paid so that you can obtain the Clearance Certificates.

Valuation of the Land and Payment of Stamp Duty

The Government Valuer will visit the property so as to ascertain the value of the property. The stamp duty will be assessed based on the value given by the Government Valuer. The next step is the payment of the stamp duty to the Kenya Revenue Authority. For this, you will require both the transferor and transferee PIN. Depending on the value of the property, a Capital Gains Tax may apply. Read more about Capital Gains Tax here.

Carry out the registration and transfer of land

Once you are satisfied that the property is free from any encumbrances or illegalities, your lawyer should draft a sale agreement for both the transferee and transferor to sign. Some agreements may provide that at least a deposit of 10% of the purchase price be paid upon signing of the sale agreement.

Both the buyer and seller will be required to provide the following documents;

1. National Identity Card/Passport

2. Personal Identification Certificate (PIN)

3. 3 copies of photographs

Transfer process

Once stamp duty has been paid, the transfer documents are lodged with the Registrar of Lands. The Registry will process the transfer and the registration process will be complete upon entry and change of ownership of the title.

Duration

A land transfer process currently may take upto Four (4) to six (6) months due to the delays at the Registry. There is currently a digitization process that is taking place that may make the process shorter.

Legal fees associated with the transfer of property in Kenya

Legal Fees are regulated in Kenya and the fee charged is based on the Remuneration Order.