How to Conduct an Official Title Search in Kenya: Step by Step

An official title search is the starting point for all Kenya property due diligence. It tells you who is currently registered as the owner of a parcel and what encumbrances are officially recorded against the title.

Here is how to run one, what you get, and what limitations to keep in mind.

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Method 1: Through Ardhisasa (Digital, Covered Counties)

Ardhisasa (ardhisasa.go.ke) is Kenya's official digital land portal. It covers Nairobi, Kiambu, Kajiado, and Murang'a counties as of mid-2026, with ongoing expansion.

Who can search: Anyone with a Kenyan national ID can register on Ardhisasa and run searches. Note: diaspora Kenyans without an active Kenyan national ID may face access challenges.

Cost: Approximately KSh 200 to KSh 500 per search.

Process:

Create an account at ardhisasa.go.ke using your national ID. Log in and navigate to "Land Search." Enter the LR or CR number for the parcel. Note: for some search types, the registered owner's OTP (one-time password) authorization may be required. If the seller refuses to authorize a search, this is a red flag. Review the results and download the search certificate.

What you get: The current registered owner's name and ID number, encumbrances (charges, cautions, caveats) currently recorded, land use and title type.

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Method 2: Physical Search at the Land Registry

For counties not on Ardhisasa, or for any situation where you want physical confirmation, the search is done at the relevant Land Registry.

Where to go: Each county has a Land Registry. Nairobi is at Ardhi House (Upper Hill). Other counties have registries in their county towns.

Cost: KSh 500 to KSh 1,000 in fees (varies by registry).

Process:

Attend the registry during business hours (Monday to Friday, 8:30am to 4:30pm). Submit a written search request form (available at the registry) with the parcel number. Pay the search fee at the cashier. Wait for the search to be processed (same day in most cases, occasionally 1 to 2 days in busy registries). Receive the official search certificate with the Registrar's stamp.

What you get: The same information as Ardhisasa plus direct confirmation by the registry officer.

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What an Official Search Tells You

The official search certificate confirms:

The parcel reference (LR or CR number as registered). The current registered proprietor's name and identity details. All registered encumbrances: charges (mortgages), cautions, caveats, inhibitions, and restrictions. The nature of ownership (freehold or leasehold, and lease term if applicable). The date of the most recent registration.

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What an Official Search Does NOT Tell You

This is critical, and it is what the Supreme Court confirmed in Dina Management [2023] KESC 30 and Sehmi [2025] KESC 21:

Root of title. Whether the original allocation that started the ownership chain was legally made. Official searches do not investigate this.

Court proceedings. Injunctions and cases registered in the court registry rather than the land registry.

Gazette notices. Compulsory acquisition, zoning changes, infrastructure notices.

Physical occupation. Whether someone is living on the land who has a competing claim.

Integrity of the physical file. Whether the documents behind the registration are genuine.

The official search is the baseline. It is not comprehensive due diligence.

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After the Official Search

Once you have the official search, the next steps are:

Root-of-title check (physical registry file review). Court process search at the relevant ELC registry. Gazette search for the parcel and area. Physical site visit to confirm the land is what the seller represents.

These steps complete the due diligence picture that the official search starts. A Litmus verification covers all four as a single commissioned service.

Standard verification: KSh 21,500.

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This article is for general information only. It does not constitute legal advice. Consult a qualified Kenya advocate before any property transaction.