An official land search helps you check the registered information for a property before you commit money to a purchase.
For records supported on the government’s digital platform, Ardhisasa provides a property-search service alongside transfers, cautions, restrictions, valuation, survey and other land services.
Use the official platform at ardhisasa.lands.go.ke.
What should a land search confirm?
The search result should be compared with the documents the seller gave you.
Check:
- the registered proprietor
- the title or parcel number
- the registered interest
- charges
- cautions
- restrictions
- other registered encumbrances
If the seller’s name or parcel details do not match, stop and resolve the discrepancy before proceeding.
A search is not the same as complete due diligence
A clean search does not tell you everything about the physical land.
It does not by itself prove that:
- the beacons you were shown are correct
- there is legal access to the parcel
- the seller has shown you the correct land on the ground
- there are no occupation or boundary disputes
- the intended use is permitted
- there is no relevant court or succession issue
That is why a search should be combined with document review, physical inspection and survey work where appropriate.
Before starting
Have the correct property identifier from the title or other official land document.
Do not rely on a WhatsApp description such as “plot 23” unless you can connect it to the registered parcel.
The government’s platform requires users to create and use an account for supported services.
After receiving the search
Compare the result line by line with the seller’s documents.
If a bank charge, caution or restriction appears, ask your advocate what must happen before the transfer can proceed.
For leasehold property, also check the remaining term and any rent obligations.
What if the property is not available digitally?
Digitisation coverage is not identical for every land record.
If the property cannot be handled through the digital service, confirm the correct procedure with the relevant land registry or your advocate rather than assuming the title is invalid.
Do not pay the full purchase price based on a screenshot
Ask for the actual official result and let your own advocate review it.
The safest sequence is to identify the parcel, search it, inspect the land, confirm boundaries and then proceed through the formal sale and transfer process.
For a broader checklist, see how to buy land in Kenya and types of title deeds in Kenya.