KAMPALA — A proposal by the Ministry of Lands, Housing and Urban Development to temporarily halt the issuance of special certificates of title for three months has divided Members of Parliament, with some lawmakers warning that the move could hurt genuine landowners while others backed it as a necessary measure to clean up the land registry.
A special certificate of title is a replacement certificate issued by the Registrar of Titles when the original owner’s duplicate certificate has been lost, destroyed or completely damaged.
While defending the proposed three-month intervention during a plenary sitting on Tuesday, September 1, 2026, the State Minister for Lands, Hon. Harriet Ntabazi, said the ministry had received complaints that special certificates of title were, in some cases, being obtained or issued despite the continued existence of the original duplicate titles.
“These allegations strike at the integrity of Uganda’s land registration system. A certificate of title is not merely an administrative document; it represents a registered proprietary interest and is relied upon by citizens, courts, banks, investors, purchasers and other institutions in making decisions involving substantial economic value,” Ntabazi said.
She said the intervention was not intended to deny genuine registered proprietors access to the statutory mechanism for replacing lost or destroyed certificates of title.
“Our responsibility is to reconcile security with accessibility, due diligence with efficiency, and administrative oversight with the statutory independence of the Registrar. The three-month intervention provides government with an opportunity to address weaknesses that have persisted for too long,” she added.
However, the proposal drew criticism from several MPs, including Hon. Sumayah Nabawanuka (NUP, Mubende Municipality), who is also the Shadow Minister for Lands, Housing and Urban Development.
Nabawanuka warned that suspending the issuance of special certificates could put genuine landowners at risk and urged the ministry to instead conduct a targeted audit of previously issued certificates, prioritising cases involving allegations of fraud or double titling.
“We need a strong land information system to enable registrars to instantly verify a title’s transaction history, mortgages and caveats,” Nabawanuka said.
Hon. Cohen Amanya (NRM, Igara County West) questioned the legal basis of the intervention, arguing that it could affect the operation of Sections 70 and 71 of the Registration of Titles Act.
“The minister’s statement is trying to circumvent a clear provision of the law. Can this Parliament be told why there is a suspension of those sections? There are members of the public who have land cases in court. What will happen to those cases?” Amanya asked.
Hon. Richard Senteza (Independent, Lugazi Municipality) also opposed the proposal, citing concerns over people seeking loans who may require special certificates of title to secure financing.
Kazo District Woman MP Hon. Molly Nawe said the land registry could be cleaned up without suspending the issuance of special certificates, warning that land is a key factor of production and that investments could be affected by the intervention.
But other legislators supported the ministry’s position.
Hon. Edson Rugumayo (NRM, Ntoroko County) commended the minister for what he described as decisive action, noting that 21 per cent of cases and 41 per cent of the case backlog in courts are premised on land disputes.
“Let us allow the minister to use the three months to ensure they establish guidelines that can allow for new controls,” Rugumayo said.
Sheema Municipality MP Hon. Dicksons Kateshumbwa also backed the intervention, saying the ministry was on the right track in addressing double titling and other fraudulent or irregular dealings associated with special certificates of title.
Hon. Amelia Kyambadde (NRM, Mawokota County North) welcomed the move, arguing that three months was a relatively short period and that the Ministry of Lands should be given time to clean up the sector.
The Deputy Attorney General, Hon. Jackson Kafuuzi, meanwhile, clarified that the intervention did not amount to suspending the law.
“Legally, we cannot suspend the law, and we have not suspended the law. While everybody is free to apply for a special certificate of title, you may not get it immediately as the Ministry of Lands needs this time to clear its house. Thereafter, the process will get back to normal,” Kafuuzi explained.
The debate highlights the tension between the need to protect Uganda’s land registration system from fraud and the need to ensure that legitimate landowners can access replacement titles without unnecessary delays.
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