Tell the difference between an Original Certificate of Title to land and Fake Certificate in Uganda?

Purchasing land in Uganda is not as simple as it appears. Land transactions are fraught with fraud, and it can be difficult to determine if the document of title in front of you is legitimate or not.

For this article we shall use the SAMPLE LAND TITLE generated below; if anyone needs the PDF version, let me know in the comment section.

Here are some key qualities to look for on new property titles issued in 2022. If any of these elements are lacking, you have most likely been given a forged land title;

1. QR CODE - Quick Response Code

All land titles produced after 2016 have a QR Code in the upper left corner of the front title sheet. A 14-digit number appears beneath the QR Code. If you use your phone to scan the QR code on the sample title. It will give you the following partial information;

• Tenure
• District & County
• Volume & Folio
• Title Number & Transaction ID

2. LAF - Land Administration File

In the top right corner of the front title page you will see an an abbreviation; It might be LAF, FRY, LRV.

• LAF- Land Administration File.

This is a real file at the District Land Board (DLB), and it's typically referred to as LAF: LWFP/0011/K. The LWFP/0011/K serves as the reference number. If you go to the DLB where the land is located and submit that reference number, you will be given full information on the land's preregistration.

• FRV- FreeHold Register Volume.

HQT123/9 is the land title reference number and serves the same purpose as the LAF.

• LRV- LeaseHold Register Volume

A 5-digit number is usually seen above the LRV abbreviation. It is the reference number for a Mother Title derived from a Mailo or Freehold title. In a subsequent article, we will go through Mother Titles in further detail.

3. Tenure & Register Book.

This can be found under the heading "Certificate of Title." It will show the land title's register volume and folio. In our example of a land title. The tenure is FreeHold, and the title is registered in the freehold register.

• Volume- HQT 123; Section 38(6) of the Registration of Titles Act.
• Folio - 12; Section 38(3) of the Registration of Titles Act.

NOTE: THAT THE FOLIO NUMBER DOES NOT EXCEED 25.

A land title that surpasses folio number 25 is plainly a forgery.

4. Land Description.

This section of the title page gives you the description of the land. It will tell you the area size in hectares, the county and district where it's located.

The specific plot and actual block of the land will be described below it. From our example; the land has the following descriptions;

• Area- 123.4567 hectares. People in Uganda are more familiar with acres and decimals. As a result, this land measures 304.93 acres, where 1 hectare equals 2.47 acres. 30506.78 decimals, where one hectare equals 247.10 decimals.
• County- A small administrative district of a country. The county is Kyadondo.
• District- The district is Kampala.

5. Plot/ Block Number or Road Name.

Plots are the smallest unit of land ownership in Uganda. The plots are situated on a block. On the same block, you can have many plots. In the title of our example;

• The Block(Road) is 123 ( If the Road Name is available, you will find e.g. Prince Charles Drive )
• Plot; 123
• Specific location; Acacia

6. Conditions

The title may be subject to certain requirements. Restricted to farming, for example. In a subsequent essay, we will go through this in further depth.

7. Ownership

Also known as the proprietorship section, is one of the most crucial on the title page. It shows you who owns the land currently, on what date they acquired it and at what time.

The legal term is known as "entries on the title". The ownership section is divided into 3 columns;

7.1 First Column contains;

Date, Time & Instrument Number- Using our example, Micheal Joseph Jackson of P.O Box 123, Kampala became the registered owner/proprietor of the land on 01st Jan. 1995 at 12:12 AM vide Instrument number 000123456.

The Date and Time are self-evident. Just be sure that the date was not a weekend and that the registration time was not after 5 p.m. Government offices are closed on weekends and close at 5 p.m. on weekdays.

If the entry was registered on a weekend and after 5 p.m., it is most likely forged.

Each entry on the ownership page is identified by a unique instrument number. It is a 9-alpha-numeric code that is unique for each ownership entry made on the page. The district abbreviation is frequently followed by a 6-digit number in the old titles. e.g. KLA012345

7.2 Second Column contains;

The Name, National Identification Number (NIN) and Address of the owner. In our Sample title; the land belongs to Micheal Joseph Jackson NIN CM891267324672 of P.O.BOX 123, Kampala.

7.3 Third Column contains;

Signature of the Registrar- Sections 4, 53 of the Registration of Titles Act. Cap.230. The Registrar referred here is known as the "Registrar of Titles".

8. Date & Signature of Registrar

This is the date the registrar signed the Certificate of Title. The Registrar signs after recording the new changes in the Register Book. The Registrar also affixes a seal onto the title page. The seal shall have the words; “Office of Titles, Uganda”.

9. Owner's Copy

This is located on the bottom left side. It is followed by the "reference number" mentioned in paragraph 2. The Duplicate Certificate of Title is another name for the owner's copy. Section 38(1)(2) of the Registration of Titles Act, Cap. 230.

10. Transaction Number

The transaction number is shown on the bottom right side. The registry assigns a unique 11-alpha-numeric digit number. The register staff are the registrar's assistants who work in his office. The transaction number makes it simple to identify the land title in the registrar's office.

Conclusion

The ten qualities listed above are included on the front title page of a land certificate in Uganda. I'll go through the features on the Deed Plan, Encumbrance page, and Condition page in a subsequent article.

If any of these components are missing from the title page, you have a forged/fake certificate of title in your possession.

See you all in the next article. Bye!

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