Before you pay for land in Kenya

Most land disputes we see began as a payment made too early. A title copy looked convincing. A relative or agent said the owner was travelling. The deposit left the buyer’s account before anyone had confirmed who could actually sell.

Start with the register, not the narrative. Commission an official search and read who is registered, in what capacity, and what encumbrances, caveats or cautions already sit on the title. A photograph of a title deed is not a search.

Then look past the paper. Who is in occupation? Are rates, rent or other outgoings outstanding? If the land is matrimonial, or a spouse has an interest the register does not shout about, a sale without the right consents can unravel after you have paid. Company sellers need a further question: does the person signing have authority, and is the purchase price going to the company?

The agreement should do real work. It should name the parties as they appear on the register, state the price and completion mechanics, and hold any substantial payment until the conditions you actually care about are met. Paying a large sum into a personal mobile wallet “to secure the plot” is how clean intentions become contested facts.

None of this is exotic. It is the difference between a conveyance that completes and a deposit you spend the next two years trying to recover. If you are about to commit, have the title, the draft agreement and the payment path reviewed before the money moves.