Conversion of Land Titles in Kenya

Old-format title deeds being phased out as the government harmonises land records.

Photo: Sample Kenyan Title Deed (Source: Optiven.co.ke)

Converting a title deed in Kenya usually refers to the transition from older land ownership documents to the new digital title deed system under the Land Registration Act, 2012 and subsequent digitization efforts like the ArdhiSasa platform.

The Kenyan government is currently undergoing a land title conversion process as part of its effort to digitize land records, streamline transactions, and curb land fraud. This process involves converting existing title deeds into a uniform registry system governed by the Land Registration Act, 2012.

ArdhiSasa is a digital platform introduced by the Kenyan government to streamline and modernize land administration. Developed in collaboration with the Ministry of Lands and Physical Planning (MoLPP), the National Land Commission (NLC), and other government stakeholders, the platform aims to make land services more accessible and transparent.

By providing an online portal for land-related services, ArdhiSasa reduces the need for in-person visits to land offices, helping to eliminate the inefficiencies, corruption, and delays that have long affected Kenya’s land sector. The system offers a centralized, user-friendly, and secure way for citizens to manage land transactions and records.

Why is conversion important?

• It creates a single, reliable registry for all landowners.

• It reduces fraud and double allocation of land.

• Makes transactions like sales, transfers with banks easier.

• Ensures long term security of land records.

How the Conversion Process Works:

1.Gazettement of the Conversion list.

The conversion list (listing properties) is published in the Kenya Gazette for a period of Ninety (90) days to notify owners of the titles in the list of the process, the old title numbers and new converted title numbers.

2.Maturity of the Gazette Notice

After the 90-day gazettement period, the Land Registrar will close the old register with the old titles and open new registers under the Land Registration Act 2012, No. 3 of 2012.

3.Creation of an ArdhiSasa Account

(a) Documents required for individual:-

•ID

•Official mobile number (OTP will be sent to this phone number during log-ins)

•Personal e-mail address;

•KRA PIN

•Passport-sized photo

(b) Documents required for a company:-

•Certificate of Incorporation

•Official company mobile number

•Telephone number of one of the company’s reps

•Company e-mail address;

•KRA PIN

4.Surrender

Once a profile has been created, the old title will be uploaded through the Advocate’s ArdhiSasa account, followed by physical surrender of the original title documents to the Lands registry.

5.Verification and Issuance of Converted Title

The Lands office undertakes verification of the documents and if satisfied, a Surrender is registered against the old title. A notification of the surrender will be given through your Ardisasa profile as well as your Advocate’s Account. The new titles are then issued under the Land Registration Act 2012 and the replaced titles cancelled and kept in safe custody at the registry.

Common Questions About Conversion

1.Will I lose my land?

No. Conversion doesn't take away ownership. It only updates the registration system.

2.Do I pay for the new title?

The new title is issued at no extra cost apart for the normal registry fees.

3.What if I ignore the process?

Old titles will eventually be invalid, so its important to comply to avoid future challenges in selling, transferring or using your land.

4.What is the role of Advocates in Conversion?

• Help confirm that your land details are correctly captured. File objections on your behalf where error exist.

• Handle the surrender and collection of the new title deed.

• Advice you if your land is involved in a dispute during conversion.

5.Is conversion Happening only in Nairobi?

No. It is a countrywide exercise not limited to Nairobi. Nairobi began as a pilot because of the large number of parcels registered under older systems. The process will be done in phases, eventually landowners across the country will need to have their titles covered.

6.How will I know if my land is affected?

Since conversion is being done in phases, not all parcels will be listed at once. To find out weather your land is due for conversion, you should check:

• The Kenya Gazette- The Ministry of Lands publishes a list of parcels marked for conversion.

• Look at newspaper announcements- The same list appears in national newspapers for easier access.

• Visit Local Land Registry- Notices are displayed at the county and subcounty registries.

• Check online platforms- Updates may be available on the Ministry of Lands Website and eCitizen portal.

• Consult an Advocate- Lawyers follow Gazette Notices closely and can quickly confirm whether your parcel is affected.

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Conversion of title deeds is a government led exercise aimed at making land ownership records more secure, transparent and uniform across the country. It doesn't take away your land. It only updates how ownership is recorded. Stay alert to gazette notices, verify your details and seek professional guidance if you are unsure.