Conversion of Land Titles in Nairobi: A Guide for Landowners and Investors
- Muhoro & Gitonga Associates
- Jan 23, 2024
- 4 min read
Updated: Sep 30
Table of Contents
1. Introduction
The conversion of land titles in Nairobi is one of the most significant reforms in Kenya’s land sector in recent years. As the capital city continues to expand, the government has prioritized modernizing land ownership records to enhance transparency, reduce disputes, and streamline property transactions.
The Ministry of Lands, through the Land Registration Act, 2012, has been spearheading this conversion process, requiring Nairobi landowners to migrate their titles from the old registration systems into the new unified framework. This guide explains what conversion entails, why it matters, recent updates including key cases, and how to complete the process successfully.
2. What is Title Conversion?
Title conversion is the process of updating land ownership documents from outdated registration systems into the new system established under the Land Registration Act, 2012.
Historically, Nairobi land titles were issued under multiple regimes, such as:
Government Lands Act (Cap 280)
Registration of Titles Act (Cap 281)
Land Titles Act (Cap 282)
Registered Land Act (Cap 300)
These laws have now been repealed and consolidated into one system. Conversion ensures all titles conform to the current national land registration system, which is designed to be more secure and efficient.
3. Legal Framework Governing Conversion
The conversion process is anchored in Kenya’s legal and policy frameworks, including:
The Constitution of Kenya, 2010 – guarantees the right to property and mandates transparent land administration.
Land Registration Act, 2012 – establishes the unified land registration system.
Land Registration (Registration Units) Order, 2017 – provides the basis for declaring new registration units, including Nairobi.
Sectional Properties Act, 2020 – governs apartments and shared developments.
Survey (Electronic Cadastre Transactions) Regulations, 2020 – introduces digital mapping and electronic records.
Physical and Land Use Planning Act, 2019 – integrates planning with land administration.
These laws collectively support a transparent, digital, and legally robust land ownership regime in Nairobi.
4. Why Title Conversion is Necessary
The government has emphasized conversion for several reasons:
Legal Compliance – All landowners must align with the Land Registration Act, 2012.
Enhanced Security – The new system reduces risks of fraud, double allocation, and forgery.
Efficient Transactions – Streamlined digital records allow faster transfers, charges, and leases.
Improved Land Use Planning – Conversion supports Nairobi’s urban planning and infrastructure projects.
5. Step-by-Step Conversion Process
The Ministry of Lands has outlined a clear procedure for conversion:
5.1 Pre-Conversion Requirements
Verify that the title is genuine and free of disputes.
Gather all documents, including the original title deed, identity card, PIN certificate, and supporting agreements.
5.2 Application Submission
Submit the following to the Nairobi Land Registry or via e-Citizen:
Duly completed application form.
Original title deed.
National ID/passport and KRA PIN.
Proof of payment of prescribed fees.
5.3 Processing and Verification
The Land Registry will:
Verify authenticity of documents.
Conduct site visits if necessary.
Cross-check with survey and cadastral records.
5.4 Issuance of New Title
A new title deed in compliance with the Land Registration Act, 2012 is issued. This replaces the old title permanently.
6. Recent Developments on Title Conversion
Gazette Notices and Deadlines
The Ministry of Lands periodically issues Gazette Notices requiring Nairobi landowners to present their titles for conversion. Failure to comply could lead to legal complications in future transactions.
7. Common Challenges and Practical Solutions
7.1 Documentation Issues
Challenge: Missing or inaccurate records.
Solution: Engage a lawyer early to verify ownership and prepare affidavits where documents are missing.
7.2 Disputes and Encumbrances
Challenge: Titles subject to disputes or charges may be rejected.
Solution: Resolve disputes in court or clear encumbrances before applying.
7.3 Delays at the Land Registry
Challenge: Bureaucratic backlogs slow down the process.
Solution: Monitor Gazette notices and follow up regularly through your lawyer.
8. Benefits of Converting Nairobi Titles
Legal Certainty – Eliminates doubt about ownership under repealed laws.
Marketability – Converted titles are readily accepted in real estate transactions.
Access to Credit – Financial institutions prefer lending against converted titles.
Digital Records – Easier retrieval and less reliance on manual registries.
Fraud Prevention – More secure against forgery and double allocation.
9. Role of Lawyers in Title Conversion
While conversion can be initiated individually, lawyers play a crucial role in:
Conducting due diligence.
Resolving disputes before application.
Preparing affidavits and statutory declarations.
Liaising with the Land Registry for efficient processing.
Advising on implications for leases, charges, and transfers.
Engaging legal experts ensures compliance and minimizes risks of rejection or litigation.
10. Conclusion
The conversion of Nairobi land titles is not just a legal requirement but a safeguard for property rights in Kenya’s capital. With Nairobi’s rapid growth, securing your title under the new system enhances both ownership security and marketability.
Landowners should act promptly, stay informed about Gazette notices, and work with professionals to ensure smooth compliance. Conversion is the gateway to future-proof land ownership in Nairobi.
11. Frequently Asked Questions (FAQs)
Q1. Is conversion of Nairobi titles mandatory?
Yes, all landowners must convert their titles as required by the Land Registration Act, 2012.
Q2. What happens if I fail to convert my title?
Unconverted titles may not be recognized in future transactions, and you may lose legal protection in case of disputes.
Q3. How long does the conversion process take?
Timelines vary, but most applications are processed within three to six months, depending on registry efficiency.
Q4. Do I need a lawyer to convert my title?
It is not mandatory but highly recommended, especially where disputes, missing documents, or encumbrances exist.
Q5. Are there fees payable for conversion?
Yes, the Ministry of Lands prescribes nominal administrative fees payable during submission.
Q6. Does conversion affect charges or mortgages on property?
No. Encumbrances are carried forward to the new title after verification.
Q7. Can sectional titles (apartments) be converted?
Yes, but they must comply with the Sectional Properties Act, 2020, which may require re-survey and registration.
For more detailed information, please refer to the Ministry of Lands, Conversion Manual.
