NLIS transactions available at the MZOs
The National Land Information System is the primary tool for treating cadastral and registration applications that are received at the MZOs. The MZO will intake the different applications as requests for transactions. All the documents that are received by the intake clerks are then scanned into the system and from there on the officers interact using the software tool. The tool is the means to provide the response to the application by registering rights or land parcels, and by issuing, for instance, certificates of titles or deed plans or other official documents. The NLIS is also the tool for searching the different registers to provide search letters or other certifications.
The following table lists all transactions that can be handled by the NLIS as a result of an application. The duration of the transaction is the estimated number of days that it could take to complete the transaction, but in no way is it a legal constraint to the MZO. Legal duration constraints can be found in the law or in the current Client Charter.
First Registrations
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
|---|---|---|---|---|
| Conversion of Blue Pages to White Pages | Conversion of Blue Pages title to White Pages title with survey of land parcel and issuance of new title. New title is Mailo or Native Freehold tenure. | 10 |
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| Conversion of Customary to Freehold | Transaction converts of customary tenure to freehold on the former public land by the DLB with imposed conditions, restrictions and limitations. | 10 |
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| Conversion of Leasehold to Freehold | Conversion of leasehold tenure to freehold with imposed conditions, restrictions and limitations. | 10 |
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| Grant of Freehold | Transaction creates new legal Cadastral, Annotation or Search status of a property; the holding of Transaction) proprietorship in perpetuity. | 15 |
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| Leasehold Out of Mailo/Freehold Land | Registration of Leasehold by owner of an estate in fee simple in possession. Leasehold is registered out of Freehold or Mailo land. | 10 |
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| Leasehold by District Land Board | Registration of leasehold for land that is registered to District Land Board. | 21 |
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| Leasehold by Uganda Land Commission | Registration of leasehold for land that is registered to Uganda Land Commission. | 21 |
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Secondary Registrations
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
|---|---|---|---|---|
| Cancellation of Title (Ownership Does Not Revert) | Certificate is deemed to have been issued erroneously and thus requires full cancellation. | 10 |
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| Cancellation of Title (Ownership Reverts) | Certificate is deemed to have been issued erroneously and thus requires cancellation with ownership revert. | 10 |
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| Certificate of Succession | Transfer of certificate of title to new owner/s as heirs of person or successors for corporation as defined in Certificate of Succession. | 20 |
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| Change of Mode of Ownership | Change of tenancy type from Joint Tenancy to Tenancy in Common or vice versa. When changing to Tenancy in Common in Unequal Shares, shares should be defined. | 5 |
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| Deceased Joint Tenant Removal | In the case where two or more persons are registered as joint proprietors of land and one of them then dies then it is possible to register the death of a joint proprietor. | 5 |
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| Easement Removal | Termination of Easement by expiration of term of the easement agreement or by additional termination agreement/letter. | 5 |
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| Easement | A non-possessory right permitting a right to enter/use real property without actually owning it, usually right of way. | 20 |
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| Incumbrance Removal by Registrar | Registrar of Titles authorises the removal of an incumbrance from the Register. More than one incumbrance can be removed. | 5 |
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| Incumbrance Withdrawal by Court Order | Directive by Court Order that authorises the removal of an incumbrance from the Register. More than one incumbrance can be removed. | 5 |
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| Return of Expropriated Property | Return of Expropriated Property. | 20 |
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| Transfer by Court Order | Transfer of Title to new owner(s) under Decree, Judgement or Court Order. | 20 |
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| Transfer by Mortgagee | Typically occurs in a situation where a mortgagor fails to maintain payments due on a mortgage or is in breach of some other material conditions of the mortgage i.e. failure to perform or observe any covenant expressed or implied in the mortgage. | 3 |
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| Transfer of Title | Transfer of title to new holder(s) or change list of co-holders with change of tenancy type or change shares. | 20 |
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| Transfer under Warrant of Attachment and Sale | Transfer of title to new holder(s) or change list of co-holders under active Court Order, Warrant of Attachment. | 20 |
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| Vesting Order by Court | An order that passes legal ownership of a property in lieu of a legal conveyance. | 5 |
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| Vesting Order by Law | An order by Registrar of Title that passes legal ownership of a property in lieu of a legal conveyance. | 5 |
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Property Mutations
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
|---|---|---|---|---|
| Amalgamation | Amalgamation of two or more land parcels with titling new child parcel. Parent parcels are archived; titles of parent parcels are cancelled. | 7 |
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| Separation of Title | Application for separation of a title occurs when title has several land parcels and they want to split the title into single parcel titles.. | 15 |
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| Subdivision | Parcel subdivision with titling new child parcels. Parent title is archived, title of parent title is cancelled. | 15 |
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Leaseholds/Subleases
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
|---|---|---|---|---|
| Leasehold Extension for Expired Lease | Dependent upon the conditions in the lease agreement a lessee may have the right to extend the development term when it expired. | 5 |
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| Leasehold Extension for Unexpired Lease | In the instance where a proprietor of land owns a leasehold title they are in effect renting the property for a period of time as specified in the leasehold. Dependent upon the terms and conditions in the leasehold a lessee may have the right to extend the leasehold. | 5 |
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| Leasehold Renewal | Renewal of a leasehold held by a controlling authority in case the full term of the lease has expired. | 10 |
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| Leasehold/Sublease Surrender | Surrender of a lease/sublease at the proprietor’s instigation being unable to meet the conditions of the lease/sublease. The reversion vests in the land owner or controlling authority. | 10 |
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| Leasehold/Sublease Termination by Effluxion | Termination of the lease/sublease by expiration of the contract. Term of the lease/sublease is complete. | 10 |
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| Leasehold/Sublease Termination by Merger | Merger occurs where a leasehold estate in land, together with the reversionary estate, come into the same ownership and are held in the same capacity. The lease is absorbed by the reversionary estate and thus determined. Typically where the lessee acquires the reversion form the lessor. | 10 |
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| Leasehold/Sublease Termination by Re-Entry by Court Order | Where a lease contains a proviso for re-entry or “forfeiture clause” then this may enable a landlord to re-enter the premises and forfeit the lease where the lessee has for example breached some other covenant/s in the lease or even abandoned the property.The landlord (private or government) forfeits the lease through court proceedings. | 10 |
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| Leasehold/Sublease Termination by Re-Entry by Registrar | A landlord (private or government) forfeits the lease by peaceable re-entry where a lease contains a proviso for re-entry or “forfeiture clause”. The landlord re-enters the premises and forfeits the lease where the lessee has for example breached some other covenant/s in the lease or even abandoned the property. | 10 |
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| Leasehold/Sublease Variation | A lease usually contains information relating to what the lessee of a particular property is, and is not, allowed to do and the responsibilities of both the leaseholder (lessee) and the lessor (owner of the reversionary estate). | 5 |
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| Sublease Renewal | Renewal of a sublease in case the full term of the sublease has expired. | 10 |
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| Sublease | The lessee as permitted by the terms and conditions contained in the leasehold grants a sublease to a another person. The sublease must be granted for a term that is at least one day shorter than the head lease. | 10 |
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Mortgages/Charges
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Government Charge Removal | Removal of a charge (recorded as an encumbrance which is noted ‘Title Charge’ on a title) for non-payment of title charges and/or Survey Fees (meaning the Duplicate Certificate of Title DCT is not issued). | 20 |
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| Government Charge | Registration of a loan provided by Government that is designed to allow prospective land owners who cannot otherwise afford a title to obtain one. | 20 |
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| Mortgage Release | Removal of active mortgage or charge from the title on completion of implemented mortgage schedule. | 20 |
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| Mortgage Transfer by Court Order | Court enforced transfer of mortgage. Affected by Court Order then transfer. | 3 |
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| Mortgage Transfer | This transaction arises in a situation where an original mortgagee (bank) isn’t prepared agree to a request by a mortgagor for further advances on an existing loan. The mortgagor approaches a second mortgagee who agrees to take over ownership of the original loan and to advance the further moneys requested. | 3 |
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| Mortgage | Registration of an encumbrance in favor of a financial institution/money lender. | 20 |
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Caveats/Court Orders
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Caveat Lapse | Removal of caveat that has expired, after 60 days. | 5 |
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| Caveat Removal by Commissioner Land Registration | Removal of caveat by Commissioner Land Registration in case of satisfaction, extinction or determination of caveat. | 5 |
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| Caveat Removal by Court Order | Removal of caveat by court decision. | 5 |
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| Caveat Withdrawal | Withdrawal of a caveat by the caveator. | 5 |
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| Caveat by Commissioner Land Registration to Prevent Fraud | Registration of Caveat by CLR incumbrance forbidding any subsequent registration transaction against the property. Caveat by CLR does not lapse, CLR only can remove it. | 3 |
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| Caveat by Commissioner Land Registration | Registration of Caveat by CLR incumbrance forbidding any subsequent registration transaction against the property. Caveat by CLR does not lapse, CLR only can remove it. | 3 |
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| Caveat by Registrar | Registration of a caveat incumbrance by the Commissioner of Land Registration forbidding any subsequent registration transaction against the property. | 1 |
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| Caveat | Registration of a caveat incumbrance forbidding any subsequent registration transaction against the property. | 3 |
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| Court Order | Registration of interim court order injunction against the property that is issued during an action. | 1 |
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| Mortgage Equitable | Registration of caveat incumbrance in favor of a money lender with taking possession of all the original title documents of the property. | 20 |
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Probates/Admins/Guardians
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Change of Administrator(s) | Change of deceased Administrator/s to the new Administrator. For registration of new Administrator, Letters of Administration document should be provided. | 20 |
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| Grant of Probate Revocation | Release of Executor by Court Order or Grant of Revocation. | 20 |
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| Grant of Probate | When a registered proprietor dies having made a will, it is necessary to obtain Grant of Probate in order to establish who has the legal right to deal with the deceased's estate i.e. the Executor. | 20 |
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| Letters of Administration Revocation | Release of Administrator by Court Order or Grant of Revocation. | 20 |
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| Letters of Administration | Registration of Administrator, where registered owner died without making a will, to deal with the deceased's estate. | 20 |
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Condominium
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Condominium Plan | Creation of Condominium Plan and condominium units listed in the plan. | 10 |
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| Condominium Title | Mass registration of Condominium Titles on the name of parent land parcel owner/s. | 15 |
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Communal Land Association
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Communal Land Association Dissolution | Dissolution of Communal Land Association with cancellation of CLA Certificate. | 10 |
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| Communal Land Association Incorporation | Registration of Communal Land Association with issuance of CLA certificate. CLA Certificate lists members of management committee of CLA. | 10 |
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Land Valuations
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Probate Valuation | It is required to determine the "Total Value" of the property of the deceased person/s without a will for the purpose of either dispersal to beneficiaries or sale of property. | 10 |
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| Stamp Duty Valuation for Land Dealing | It is required to determine the "Total Value" of a property in order for stamp duty to be determined and paid in order to subsequently register the transfer, lesehold or sublease. The stamp duty is a percentage of the "Total Value" determined by the valuation. | 10 |
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| Stamp Duty Valuation for Leasehold to Freehold | It is required to determine the "Total Value" of a property that is over 100 ha when the title is being converted from leasehold out of former public land to freehold. The stamp duty is a percentage of the "Total Value" determined by the valuation. | 10 |
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Cadastral
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| CCO Data Inclusion | Bulk import of customary parcels from CCO Project with creation of customary parcels on the map and creation of CCO Project. | 10 |
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| Request for Cadastral Print | Generation of Cadastral Print on request from the Governmental Agency or from natural/juridical entity. For generation of Cadastral Print, geometric land parcel should exist in the System. | 10 |
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| Request for Deed Plan | Generation of Deed Plan on request from the Governmental Agency or from natural/juridical entity. For generation of Deed Plan, geometric land parcel should exist in the System. | 10 |
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| Resurvey | Resurvey of misplaced or disputable land parcel with following rectification of the Title and generation of new Deed Plan. Resurvey is for titled land parcels only. | 15 |
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Services
| Name | Description | Estimated duration in days | Principal documents | Other common documents |
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| Certified Copy | Photocopying the document requested by Submitter with following reviewal and signing by Registrar of Titles. -- RTA, Article 201. | 5 |
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| Change of Address | Change of Address of registered owner/proprietor, mortgagee or any other person whose name appears in the register. | 20 |
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| Change of Name | This application relates to the Change of Name of the registered owner (proprietor). | 20 |
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| Change of Use | Change of use of the land parcel and list of conditions. Certificate of Title is to be re-issued with updated conditions as result of this transaction. | 15 |
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| Rectification of Title | A proprietor can apply by means of a letter to the Commissioner Land Registration to have his/her Certificate of Title amended in any case where the boundaries, area or position of the land. | 15 |
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| Search by Mobile Registrar | Search in the Registry with generation of Search Letter during field visit remotely. | 5 |
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| Search by URSB | Search in the Registry with generation of Search Letter. | 5 |
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| Search | Search in the Registry with generation of Search Letter or on-line search on the computer. | 5 |
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| Special Certificate | Replacement of lost or destroyed title on request from Applicant. | 15 |
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