A Concerned Citizen of Uganda
Kampala, Uganda
22nd May, 2026
General Muhoozi Kainerugaba
Chief of Defence Forces / Senior Presidential Advisor
UPDF Headquarters / Office of the President
Kampala, Uganda
RE: URGENT COMPLAINT AND DEMAND FOR ANSWERS REGARDING THE HIRING AND CONTINUED EMPLOYMENT OF MS. ESTHER LUNKUSE LUTAAYA AS REGISTRAR OF TITLES, WAKISO-KYADONDO MZO – A HABITUAL LAND FRAUDSTER WHO REGISTERED INVALID LETTERS OF ADMINISTRATION FOR A DIFFERENT ESTATE ON LAND TITLE KYADONDO BLOCK 185 PLOT 327, FRAUDULENTLY LIFTED CAVEATS INCLUDING ONE FOR THE REGISTERED PROPRIETOR AND COURT ORDERS, AND PERMITTED A DECEASED PERSON TO “SIGN” A MUTATION FORM
Dear General Muhoozi Kainerugaba,
I, a concerned citizen of Uganda, write to you with utter shock, anger and grave concern as a law-abiding Ugandan who has been a direct victim of what can only be described as institutionalised fraud at the Wakiso-Kyadondo Ministry Zonal Office under the direct watch of Ms. Esther Lunkuse Lutaaya, Registrar of Titles.
How on earth was a habitual land fraudster like Esther Lunkuse Lutaaya ever hired, vetted, and deployed to such a sensitive public office?
This is the fundamental question every Ugandan who owns land is now asking. On the land comprised in Kyadondo Block 185 Plot 327 at Namugongo lawfully registered since 3rd July 1981 in the names of the late Evarist Kaggwa Kimala Empaka (see attached Land Register extract) — Ms. Lunkuse Lutaaya authorised the registration of Letters of Administration belonging to an entirely different deceased person, the late Sabakaaki Birizeri, which were granted to Nabatte Gorette Madinah and Nakabugo Eron (see attached Letters of Administration dated 16th May 2025).
Even more damning, the Judiciary itself, vide a letter dated 25th November 2025 from the Deputy Registrar, Family Division, explicitly stated that they could not verify the said grant because no inventory was filed on the court file as prescribed by law, and advised that “no transaction should be undertaken”. Yet Ms. Lunkuse Lutaaya proceeded to register these invalid documents on the mailo title and used them to effect subdivision.
To facilitate this criminal scheme, she:
Fraudulently removed a lawfully lodged Caveat (Instrument No. WKY-00431214 of 9th December 2025);
Deliberately deleted registered High Court Orders (Interim Order, Status Quo Order and Temporary Injunction) protecting the land;
Permitted the use of a mutation form purportedly signed by the late Evarist Kaggwa Kimala Empaka a man who died on 26th May 2022 to subdivide the entire 4.7 acres into multiple new plots.
Since when did a dead person start signing mutation forms in Uganda?
Since when did invalid Letters of Administration for one estate become transferable and registrable on the title of a completely different estate?
This is not a mere administrative error. This is outright fraud, forgery, uttering false documents, abuse of office and contempt of court orders committed by a public servant. A bonafide purchaser bought 4.2 acres of this land in 2014 for Ugx 600,000,000, developed it with crops and trees, and has been in peaceful possession. Yet Ms. Lunkuse Lutaaya has single-handedly enabled land grabbers (Kayongo Juma, Ssekabembe Ibrahim, Nakabugo Eron, Nabatte Madinah Gorette and others) to destroy the crops and steal the property using fake documents.
I now publicly call upon all lawyers, the Uganda Law Society, anti-corruption agencies and the general public to take keen interest in this matter. If this is allowed to stand, tomorrow any fraudster will simply borrow or forge Letters of Administration of any dead person and use them to subdivide and steal any titled land in Uganda. The entire land registration system will collapse.
I therefore most respectfully petition you, General, to urgently intervene and cause the following immediate action:
Provide a full explanation of how and when Ms. Esther Lunkuse Lutaaya was recruited, vetted, and appointed as Registrar of Titles despite her now-evident track record of fraud.
Confirm whether she had any authority whatsoever to lift a registered Caveat and High Court Orders without a court order directing the same.
Explain how invalid Letters of Administration for the estate of Sabakaaki Birizeri were allowed to be registered and acted upon on a title belonging to the estate of Evarist Kaggwa Kimala Empaka.
Explain how a mutation form bearing the signature of a person who had been dead for almost four years was accepted and processed.
Direct the immediate suspension of Ms. Esther Lunkuse Lutaaya from her position as Registrar of Titles at Wakiso-Kyadondo MZO pending full investigations.
This matter must be treated with the urgency it deserves. Your known commitment to justice and fighting corruption gives every Ugandan hope that you will intervene decisively to protect ordinary citizens from such brazen land grabbing by public officers.
Yours sincerely in the struggle for justice and rule of law,
A Concerned Citizen of Uganda
