Land Title Check Service

What does the title check include?

A title check is a registry search done on your behalf. We use the parcel details you give us, such as the volume and folio of the certificate of title, or the county, block and plot numbers. The Ministry of Lands, Housing and Urban Development says these are the details its search needs (UgNLIS public portal guide). We then report to you what the register shows for that parcel:

• the name of the registered proprietor, to compare with the seller's National ID and the title in their hand;
• the volume and folio, or block and plot, and the recorded area;
• entries that the registry shows against the title, such as a mortgage or a caveat, so you know if someone else claims an interest;
• the date of the search, because a register changes.

The report is written for ordinary buyers, not for lawyers. Where the registry result and the seller's documents disagree, we say which items disagree and leave the next step to you and your advocate.

Our wider approach to listings is set out in How We Check Listings and Titles, and the buyer's own steps are in our guide on how to verify land title.

What does a title check not cover?

We state the limits plainly, because a clean search is easy to over-read. No check we run is a guarantee of any outcome.

• It is not proof of ownership. It shows what the register says on the search date. Courts decide ownership disputes.
• It does not check the seller. The registry will not tell you whether the person selling is the owner. You must still match their National ID with the registered name. See impostor sellers for how.
• It does not fix boundaries. Area on paper can differ from the ground. A survey and boundary opening are separate steps.
• It does not cover land with no registered title. Many customary holdings have no certificate of title yet, so there may be nothing to search.
• It cannot see delayed entries. A transfer lodged but not yet registered, or an old title not yet on the digital system, may not appear.
• It is not legal advice. Use an advocate for the sale agreement and the transfer.

How long does it take and what does it cost?

Two kinds of cost sit in a title check: the registry's official fees, and our service fee. The official fees below come from the Ministry's published service standards and cost sheet, as of November 2026.

Our own service fee and our expected turnaround are shown when you place the request and depend on the parcel, the registry office and its workload. We do not promise a delivery date because the registry sets its own pace, and the Ministry's times are targets rather than guarantees.

When is a title check required?

For ordinary buyers, a title check is your choice, and we strongly suggest one before any payment. Our verified-agent programme is different. Land-title checks at the registry are required for agent listings above a value threshold, so that expensive land is checked before it is presented as ready to buy. Land & Property sets the threshold and tells agents what it is when they join. Properties that Land & Property lists itself are shown under Land & Property own listings.

You can ask for a title check on any listing you are interested in. If the seller will not give the volume and folio or block and plot details, that refusal is itself information, and you should be cautious.

How do I order and what happens next?

Send us the listing link or the parcel details and tell us whether you want a basic search or the fuller ownership status report. We confirm the fee and the expected time before we start. When the result arrives we send it with a short plain-language note on any mismatches.

If something looks wrong, our Land & Property corrections page explains how we handle errors, and our guide to Fake Land Titles and Forged Agreements lists the next steps. You can also browse all listings and ask about a title for any plot you like. In every case, pair the search with a visit to the land and a conversation with an advocate.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 25 Decimals in Bunga at Ugx820m Buziga, Kampala · Plot UGX 820,000,000
• 470 acres in Kikyusa Kamira at Ugx10m per acre Kamira, Luwero · Farmland UGX 10,000,000 per acre
• 1 acre for sale in Kololo at $2,500,000 Kololo, Kampala · Plot UGX 9,250,000,000
• 150 acres in Kalongo Nakasongola at Ugx5.8m per acre Kalongo, Nakasongola · Farmland UGX 5,800,000 per acre
• 120 acres in Kisozi Nakaseke at Ugx6.5m per acre Nakaseke · Farmland UGX 6,500,000 per acre
• 300 acres Migyeera Nakasongola on tarmac at Ugx12m per acre Migyera, Nakasongola · Farmland UGX 12,000,000 per acre

Frequently asked questions

Related guides

• How We Check Listings and Titles
• How to Verify a Land Title in Uganda (2026)
• Properties Listed by Land & Property
• Corrections Log
• Our Editorial Team