The Government of Uganda, through the Ministry of Lands, Housing and Urban Development, has temporarily suspended the routine issuance of Special Certificates of Title for three months to allow a comprehensive review of the procedures and safeguards governing their issuance.
The Ministry said the decision follows increasing complaints from members of the public, registered landowners, financial institutions, traditional institutions and administrators of estates over cases where Special Certificates of Title were allegedly obtained or issued despite original duplicate certificates remaining in existence or being in custody.
According to the Ministry, some of the complaints involve alleged double titling, overlapping land interests, fraudulent statutory declarations, manipulation of succession processes and irregular transactions involving land belonging to deceased persons.
The Ministry said some land transfers have also been based on Special Certificates of Title issued under circumstances that require further investigation and scrutiny.
Strengthening Uganda’s Land Register
Government said the suspension is aimed at protecting the integrity of Uganda’s land registration system and restoring public confidence in the Land Register.
A certificate of title is relied upon by landowners, courts, banks, investors, buyers and other institutions when making decisions involving land and other significant economic interests.
The Ministry said it is therefore important to ensure that the process of replacing a lost or destroyed certificate is protected from fraud, abuse, administrative errors and manipulation.
However, Government clarified that the temporary suspension does not abolish Special Certificates of Title. Genuine landowners who have genuinely lost or destroyed their certificates will continue to have access to the legal mechanism for replacing them once the review is completed.
The Ministry emphasized that Special Certificates of Title are not themselves the problem, but rather the alleged abuse and manipulation of the process through which some of them are obtained or issued.
Three-Month Review
During the three-month review period, the Ministry will work with investigative agencies, the Judiciary, legal professionals, financial institutions, traditional institutions, civil society organisations and members of the public to identify weaknesses and strengthen the system.
The review will also examine existing verification and due-diligence procedures to ensure that replacement certificates are issued only after sufficient checks have been conducted.
The Ministry said mistakes identified during the review will be corrected in accordance with the law, while procedures found to be inadequate will be strengthened.
Public officials found guilty of misconduct could face disciplinary or legal action, while individuals who deliberately manipulate the land registration system will also be held accountable under the law.
Government further said complaints from innocent citizens who may have been affected by irregular land transactions will be handled fairly and as quickly as possible.
Government Promises to Protect Landowners
The Ministry said the review is particularly important because land remains a major source of homes, inheritance, business capital and family security for millions of Ugandans.
Government said it cannot ignore allegations that land registration procedures are being manipulated in ways that could result in legitimate landowners losing their property.
At the same time, the Ministry reiterated its commitment to protecting genuine proprietors who lose their certificates and ensuring they can access the lawful replacement process.
The ultimate goal, according to Government, is to ensure that every parcel of land has a legitimate and traceable chain of ownership, while making the Land Register more secure and trustworthy.
The Ministry called on members of the public and other stakeholders to cooperate with the review and provide relevant information through the appropriate channels.
