Read and then watch this before buying land in Kenya

Ask to see the title deed or copy of the title deed. Then, do a search at the Ministry of Lands to confirm who the real owners are or if the title has any Caveat on it. The search will cost you Kshs 520.
Do a search with the local authorities to check for any unpaid land rates. If any, agree with the seller on who will settle the debt. NB. Land cannot be transferred if there are unpaid land rates.
Go to the Ministry of Lands and buy two maps, one showing the exact measurements of the piece u are buying (called mutation) and the other showing the neighbouring lands. Each map costs Kshs 350.
With your two maps and a surveyor (you can even do it yourself), visit the land you are buying and verify the details on the map. Check out all the beacons.
Sit down with the seller and bargain the price. Write down an agreement. The agreement can be done before a lawyer, or you may decide to do it yourself. It’s not a must to be written by a lawyer. According to the Law Society of Kenya (LSK), if the value of the land is below 1 million, you pay the lawyer Kshs 3,000. If above 1m, you pay Kshs 8,000 for the agreement. The spouse MUST be present! Ask me why the spouse must be present.
Pay some amounts or as per your agreement. Don’t pay everything at once, even if you have all the cash ready. Don’t pay cash. Do a bank transfer to the seller or pay directly to his or her account. This shows evidence of who paid and the payee.
Book a meeting with the Lands Control Board (LCB). They meet once a month. It will cost you Kshs 1,000. But there is a special LCB meeting which you can book at Kshs 5,000. LCB will issue consent for the land to be sold. Pay the remaining balance after getting consent from LCB.
With the consent from LCB, a recent search (not more than six months), a clearance form from County land rates, your two maps, the agreement, KRA PIN, 2 Passports and a copy of the title deed, go to the ministry of lands to execute the change of ownership. Cost Kshs 5,000.
At this stage, you no longer need the seller. Now go and pay stamp duty, i.e., according to the value of the land, at the rate of 4% of sale value in municipalities and 2% in non-municipality areas.
Now, the land belongs to you. But before celebrating, go to the Ministry of Lands and do a search to confirm if it really reads your name.