A fraud syndicate at the Ministry of Lands is suspected to be at the centre of the preparation of fake title deeds to target public land or duplicate titles for private land.
Despite a raft of laws aimed at combating land fraud and protecting ownership rights, the crime continues to flourish, with fraudsters devising increasingly sophisticated methods to dispossess families and dupe unsuspecting buyers.
Among the most vulnerable parcels are those belonging to dead owners whose estates are in succession. Criminals frequently target these properties, manipulating paperwork and registry systems to pocket millions before vanishing, leaving buyers battling heirs in court over title deeds.
The cases expose not only the audacity of fraudsters but also the systemic weaknesses in Kenya’s land management system. In Kisumu, Mr Hirani Kanji Kurji recently lost a nine-year legal battle with a widow over a contested parcel, a dispute that underlined how courts are increasingly forced to unravel fraudulent ownership chains.
Cabinet Secretary Lands, Public Works, Housing and Urban Development Alice Wahome.
The High Court dismissed his appeal against a magistrate’s ruling that revoked his title to land belonging to the late James Romanus Dacha, who died in 1992.
Dacha’s widow, Anne Achieng, told the court she discovered irregular dealings in 2016 when she found a third party occupying the family land. A registry search revealed the property had been transferred barely six months after her husband’s death, on January 15, 1993, to a woman named Rose Opiyo.
More than two decades later, in November 2015, Opiyo sold it to Kurji. Achieng argued that both transactions were fraudulent and urged the court to nullify the titles. Magistrate Winfridah Onkunya agreed, and Justice Esther Asati later upheld the ruling, finding that Kurji had failed to exercise basic due diligence.
Justice Asati observed that there was no evidence he had examined the property’s history or even conducted a registry search before purchase. While Kurji insisted his transaction with Opiyo was genuine and sanctioned through normal processes such as a sale agreement and Land Control Board approval, the court ruled that these steps could not validate a defective title.
No valid title
“There is no evidence that he looked into the history of the land by buying a copy of the register. There is no evidence that he visited the land office to interrogate the records,” Justice Asati said. The court concluded that Opiyo herself had no valid title to pass on, as the property had been unlawfully transferred without succession. Similar judgments across the country have affirmed that courts will not hesitate to revoke fraudulent titles.
Justice Sila Munyao.
Justice Grace Kemei has emphasised that the power to cancel titles under the Land Registration Act exists to protect rightful owners. Justice Sila Munyao has gone further, warning buyers to conduct more than superficial registry checks in a country “notorious when it comes to land scams, with fraudsters continuously creating new recipes for cons.”
In Meru, Mr Duncan Njeru and Mr Festus Murutani were convicted of obtaining land registration by false pretense after a property belonging to the late Sabina Mwirichia was fraudulently transferred into their names. The scheme was discovered when her daughter, Priscilla Mwirigi, lost copies of her mother’s burial permit and death certificate at a cybercafé. Soon after, she discovered the land registered under strangers.
Producing adjudication records, she proved she was the sole heir. Justice Lucy Gitari upheld the convictions, fining the men Sh80,000 each or nine months in jail, and noted they had procured registration “by pretending that the land belonged to them, a representation that was false with intent to defraud the rightful owner.” Investigating officer Josphat Mutsimi testified that no succession cause or court order authorised the transfer, confirming the fraud. The case highlighted how vulnerable families of deceased landowners remain to opportunists exploiting administrative loopholes.
Even banks have not been spared.
In Kericho, the Environment and Land Court cancelled a title deed held by Mr Nickson Kipkurui, who had used it to secure a Sh1.2 million loan from Consolidated Bank of Kenya. The land in question belonged to the late Kipkoech Tele, who died in 1987. Justice Munyao ruled the title invalid, stressing that, without succession, Kipkurui was a “stranger” to the estate’s beneficiaries.
The court noted that, while the bank may not have been aware of the fraud, it had failed to conduct adequate due diligence.
“I do not see how a person with a perfectly good title should be deprived of his title by activities of fraudsters,” Justice Munyao observed. “It is time to affirm that no fraudster, nor any beneficiary of fraudulent activities, stands to gain, and no title holder will ever be deprived of his good title by the tricks of con artists.”
Restore confidence
The persistence of such cases has forced government intervention. Lands Principal Secretary Nixon Korir recently told the National Assembly’s Implementation Committee that his ministry is working to dismantle cartels entrenched in the sector and restore confidence in the land registry. Yet even as reforms are promised, the daily reality in courtrooms and communities paints a stark picture of how deep-rooted and widespread land fraud has become.
Lands and Physical Planning Principal Secretary Nixon Korir.
Nakuru’s Ngata estate, once synonymous with peace and home to allies of former President Daniel arap Moi, has in recent years become a flashpoint for disputes. Long valued for its proximity to the Moi and Kenyatta family residences and its location between Nakuru City and Njoro town, Ngata has seen a surge in attempted land grabs. Residents report individuals surveying vacant plots and producing dubious ownership documents. Widows and elderly landowners have faced harassment and intimidation, with fraudsters laying claims backed by forged titles.
One of the most high-profile cases involved Moi’s long-serving aide Joshua Kulei, whose company Sian Enterprises had held 50 acres in Ngata for more than two decades. Inexplicably, two men invaded the land, erected temporary structures, and claimed ownership. When evicted, they sued, producing alleged ownership papers, grants, and bankers’ cheques. Investigations by senior lands officials and local administrators revealed the documents were fake, and the case was dismissed.
Another dispute pits Kennedy Kipkech Chebii, son of former ambassador Benjamin Kipkulei, against Kenya Tourism Board director Sylas Kipkosgei Tochim. At stake is a 40-acre parcel in Ngata valued at Sh200 million. Chebii, who says he has occupied the land since 1994, accuses Tochim of manufacturing a false title deed. Tochim counters that he was gifted the land by his father in 2010 and has produced a deed of gift. The case remains before the courts, with Chebii seeking a declaration of ownership and an injunction barring Tochim from entry or sale.
Elsewhere in Ngata, former Baringo County executive Elizabeth Langat is battling Stanley Kipkemboi Langat over another contested property. Lawyer Peter Okiro, who represents Chebii, confirmed he is handling at least three similar cases from the estate, noting that most involve fraudulent invasions backed by counterfeit documents. He alleged that many grabbers are linked to influential business and political figures working in collusion with corrupt land officials.
The steady flow of disputes underscores the human cost of land fraud. Families already grieving the loss of loved ones often find themselves dragged into lengthy, costly litigation to reclaim their rights. Buyers, meanwhile, lose savings or loans invested in worthless titles. And the judiciary, already burdened with heavy caseloads, must devote increasing time to untangling webs of deceit spun by fraudsters.
The courts have made it clear that fraudulent ownership documents will not stand, but judges consistently warn that buyers must shoulder responsibility for vigilance. Registry searches alone are no longer sufficient; prospective buyers must dig deeper into ownership history, succession status, and ground realities before committing funds.
As the cases from Kisumu, Meru, Kericho, and Nakuru show, the fight against land fraud is as much about protecting the rights of families and legitimate owners as it is about restoring public confidence in land transactions. For many Kenyans, land remains the most valuable and emotive asset, and its theft through fraud strikes at the heart of livelihoods and inheritance.
Until systemic loopholes are fully sealed and registry integrity guaranteed, the burden will remain on individuals to exercise extraordinary caution.
For those caught unaware, the lesson from the courts is unforgiving: a fraudulent title deed is no title at all.
