Interrogating the efficacy of the registration of titles Act Cap 240 in regulating caveats in Uganda

Abstract

Land is one of Uganda’s most valuable and contested resources. It is a foundation of livelihoods, wealth, and identity for millions of people. The history of land registration in Uganda dates back to the colonial period in 1904 with the introduction of a systematic registration system. Land registration under the Registration of Titles Act offers security to the registered landowner as it serves as conclusive proof of ownership, making transactions on the land seamless. Today, more than a century later, only about 30% of Uganda’s land is registered under the Registration of Titles Act, while the remaining 70% remains unregistered and undocumented. This lack of formal registration, mainly due to the expenses involved among other factors, has led to tenure insecurity, affecting land administration and causing poor socio-economic outcomes and underdevelopment. The Ministry of Lands, Housing and Urban Development, with financial support from the World Bank, has been working to enhance land security through the Systematic Land Adjudication and Certification (SLAAC) program. 4 This initiative aims to provide free land titles to residents in various districts of Uganda, thereby reducing land-related conflicts and enabling land owners to use their land for economic purposes.