Disclaimer
Facebook Twitter Linkedin

Arnold Ashaba

CONTACT ARNOLD

HOW TO SEARCH ABOUT A LAND TITTLE ONLINE IN UGANDA

In Uganda, you can conduct a land search either online through the National Land Information System (NLIS) or physically at a Ministry Zonal Office (MZO). Both methods cost a tax of UGX 10,000 per search.

Here is the step-by-step guide for both methods.

1. Online Land Search (Recommended)

This is the fastest method and can be done via the UgNLIS Portal or the UgNLIS Mobile App.

  • Step 1: Create an Account Visit the UgNLIS Portal or download the “UgNLIS” app from the Play Store. Register using your National ID details, email, and phone number. Here is the link: https://ugnlis.mlhud.go.ug/accueil
  • Step 2: Add Credit (Payment)Each search costs UGX 10,000.
  • You must top up your account using Mobile Money (MTN/Airtel) or a Credit/Debit card.
  • You will need your TIN (Tax Identification Number) to generate a Payment Reference Number (PRN) if paying via URA systems. Get instant TIN here: https://ura.go.ug/en/domestic-taxes/tin-application/instant-tin-application/
  • Step 3: Provide Land Details by entering the specific details of the land:
    • For Mailo Land: County, Block, and Plot Number.
    • For Leasehold/Freehold: Volume and Folio Numbers.
  • Step 4: Download Search Report once the system processes the request (usually within minutes), you can download a digital PDF of the Search Statement, which shows the owner’s name, land size, and any encumbrances (like caveats or mortgages).

2. Physical Land Search

If you prefer a stamped paper document or the land records are not yet fully digitized, follow these steps at the Ministry Zonal Office (MZO) where the land is located.

  • Step 1: Write an Application Letter Address a formal request to the Commissioner, Land Registration. Specify the land description (Block/Plot or Volume/Folio).
  • Step 2: Get Assessment & Pay -Present your letter to the MZO. They will issue a bank payment slip for UGX 10,000. Pay this at the designated bank and keep the receipt.
  • Step 3: Submit & Wait -Submit the bank receipt and your application letter back to the MZO.10 They will verify the receipt and retrieve the registry file.11
  • Step 4: Pick up the Search Letter -An official Search Letter signed by the Registrar of Titles is typically issued within 1 to 3 working days.

Key Requirements

ItemDetails
CostUGX 10,000
IdentificationNational ID (Ugandans) or Passport (Foreigners)
Land InfoPhotocopy of the land title (or just the Block/Plot/Volume/Folio numbers)
Tax IDA TIN is required for making payments to the government

Important Tips

  • Zonal Offices: There are 22 Ministry Zonal Offices (e.g., Kampala, Mukono, Wakiso, Jinja, Mbarara). Ensure you go to the one that handles the specific district where the land is located.
  • Verify Ownership: Never rely solely on a copy of a title provided by a seller; always conduct your own search from the Ministry to check for caveats (legal blocks) or mortgages using a lawyer who will know more beyond the

To get personalized legal services about land in Uganda, contact Arnold