An Act to provide for the transfer of land and the registration of titles.

Registration of Titles Act

<p>The Registration of Titles Act, Cap 240, is Uganda's main law for registering land ownership and interests. It applies to anyone who owns, buys, sells, leases, or mortgages registered land. The Act sets up the Office of Titles and gives the Registrar powers to manage land records, issue certificates of title, and resolve disputes. Understanding this Act helps you protect your property rights and avoid legal problems.</p>
<h3>Key Definitions</h3>
<p>Important terms include: <strong>proprietor</strong> – the person named in the Register Book as owner; <strong>encumbrance</strong> – any claim against the land like a mortgage; <strong>caveat</strong> – a formal notice to stop registration; <strong>certificate of title</strong> – the official proof of ownership. Knowing these terms helps you navigate land transactions.</p>
<h3>Who Does the Act Apply To?</h3>
<p>The Act applies to all registered land in Uganda. If you own land under a certificate of title, you are protected by this Act. It also applies to land that was registered under older laws – those records are updated to this system. The Act does not override special laws protecting married women's property.</p>
<h3>How to Register Land</h3>
<p>To register land, you apply to the Registrar with the required documents, including a survey plan. The Registrar checks the application, publishes notices, and gives time for objections (caveats). If no one objects, the Registrar issues a certificate of title. Registration is official when the certificate is entered in the Register Book.</p>
<h3>Your Rights as a Registered Owner</h3>
<p>Once registered, your certificate is <strong>conclusive evidence</strong> of ownership. You hold the land free from hidden interests except those noted on the certificate or allowed by law (e.g., government reservations, public rights of way). You can sell, lease, or mortgage your land, but transfers must be registered to take effect.</p>
<h3>Buying Registered Land</h3>
<p>If you buy registered land in good faith and pay value, you are protected even if the seller obtained the title through fraud or error (unless you were involved in the fraud). You don't need to investigate how the seller became owner. Your title is secure.</p>
<h3>Caveats and Objections</h3>
<p>If you have a claim on land, you can lodge a <strong>caveat</strong> to prevent registration until your claim is resolved. Caveats lapse after 60 days if not enforced in court. Lodging a caveat without reasonable cause can lead to paying compensation for losses caused.</p>
<h3>Easements and Other Rights</h3>
<p>Easements (like rights of way) can be created on title using standard wording. They must be recorded on the certificate. Certain implied duties apply to leases, such as the tenant's duty to pay rent and keep the property in repair.</p>
<h3>When Things Go Wrong</h3>
<p>If you suffer loss due to fraud, error, or misconduct by the Registrar, you may claim compensation from the Government. However, you must act within six years of the loss. The Act also penalizes fraud – false statements or obtaining a certificate fraudulently can lead to up to three years in prison.</p>
<p><strong>Important:</strong> Always ensure your address is updated with the Registrar and that you keep your duplicate certificate safe. If it is lost or destroyed, apply for a special certificate. For any dispute or clarification, consult a legal professional familiar with this Act.</p>

You, as a lessee of land under a government grant, cannot use the Registration of Titles Act to bypass other laws that apply to your grant. This section makes clear that the Act does not give you extra power to sell, transfer, or mortgage the land if another written law restricts that. You must follow all specific laws that affect your lease or grant. This prevents conflicts between this general registration law and any special conditions or restrictions placed on the land by other legislation.

Learn how Section 121 of the Registration of Titles Act restricts lessees from using the Act to override other written laws affecting land grants.

Section 121: Limits on lessees' powers under other laws

Nothing in this Act shall enable any lessee of land under any grant to transfer or otherwise deal with that land contrary to the provisions of any written law affecting the grant.

Powers of lessees under other legislation not extended

Section 121: Limits on lessees' powers under other laws

121.Powers of lessees under other legislation not extended

Plain English Summary