MEDIA FOR CHANGE NETWORK

20 witness to testify against ex-land registration commissioner Mugaino

Published

12 months ago

July 24, 2025

Mugaino is battling charges of abuse of office and corruption over allegations of irregular cancellation of certificates of title for several pieces of land in Kampala city.

The Inspectorate of Government (IG) says about 20 witnesses are expected to testify against former Commissioner for Land Registration Baker Mugaino.

Mugaino is battling charges of abuse of office and corruption over allegations of irregular cancellation of certificates of title for several pieces of land in Kampala city.

The cancelled titles belong to Tropical Bank, Namayiba Park Hotel and businessman Gerald Akugizibwe.

The titles are for land comprising Kibuga Block 12 plots 658, 659, and 665 in Kisenyi; Kibuga Block 4 plot 152 in Namirembe, and Kyadondo Block 244 plot 2506 in Kisugu, Kampala district.

In a statement released on July 23, 2025, IG says the 20 complaints including Tropical Bank officials have recorded witness statements and are ready to give evidence against Mugaino in court.

The statement was released following an article published in the Independent Magazine titled, “IGG abusing her office”.

The IG said the article contains unfounded allegations against the person of the Inspector General of Government (IGG), Beti Kamya Turwomwe, questioning her decision to interdict, investigate and later prosecute Mugaino.

According to the IG, it is standard procedure for the IGG to issue orders to interdict a public officer if they have cause to believe that the officer might interfere with investigations.

The IG says the authority is derived from Article 230(2) of the Constitution of the Republic of Uganda and Section 13(6) of the Inspectorate of Government Act.

The IG states that the matter of Mugaino’s conduct while performing official duty is before court and, therefore, cannot be discussed in the public because it offends the sub judice law.

The IGG over the past four years has interdicted over 150 public officers, including six senior officers in the Office of the Prime Minister and many chief administrative officers.

Complaints

According to the statement, between December 2024 and April 2025, the IGG received 22 complaints against Mugaino alleging cancellation of certificates of title without following prescribed procedures under the law, removal of caveats without giving prescribed notices, double titling, issuing of special certificates of title while original ones exist, leading to multiple titling, cancellation of certificates of titles for disputes that would essentially be handled by courts with the intention of defeating Justice.

IG states that preliminary investigations found merit in the allegations and the IGG decided to launch a full-scale investigation in the office of the commissioner land registration.

Allegations

Prosecution alleges that between April 8 and 20 this year, Mugaino, while employed in the public service as commissioner of land registration, lands ministry in Kampala, abused his authority by arbitrarily performing acts prejudicial to his employer’s interests – the Government of Uganda, Tropical Bank Ltd, Akugizibwe and Namayiba Park Hotel.

He is accused of irregularly cancelling certificates of title his office had issued to Tropical Bank, Akugizibwe, and Namayiba Park Hotel.

The prosecution also alleges that Mugaino neglected his duties as stipulated in Section 88 of the Land Act and his schedule of duties as commissioner land registration, in April this year when handling a complaint about the land in question.

Background

Court documents indicate that on February 28, 2007, Businessman Mousa Lutwama Kizito obtained a credit facility of shillings 400 million from Tropical Bank using collateral constituting land at Kisugu in Kampala.

The documents further state that on August 18, 2007, Lweza Clays Ltd also obtained a credit facility from Tropical Bank using collateral consisting of land comprising Namirembe and Kisugu in Kampala and Lweza in Wakiso district.

Accordingly, Tropical Bank on September 25, 2007 registered the mortgages on the certificate of title.

However, Kizito and Lweza Clays defaulted on their loan repayments, prompting the bank to advertise the mortgaged properties after winning a court case.

Consequently, the bank on October 10, 2022, sold the mortgaged property at Namirembe to Akugizibwe for shillings 415 million. The bank also sold property at Kisenyi to Namayiba Park Hotel for shillings two billion.

The bank wrote to the Registrar High Court requesting the return of the mortgaged certificates of titles and bank guarantee as per the court order issued by Justice Stephen Mubiru.

The bank applied to the Commissioner Land Registration, requesting for special certificates of title upon failure to retrieve the mortgaged copies from the Registrar High Court (Commercial Division).

In a petition dated April 8, 2025, MBS Advocates, acting on behalf of Kizito and Luweza, requested the commissioner land registration to cancel the certificates of title for the land in question and Mugaino allegedly illegally removed court orders and caveats that had been lodged on the certificates of title, without any other orders from court.

Original Source: New Vision

MEDIA FOR CHANGE NETWORK

Campaigning LC I Chairpersons Barred from Land Transactions Until Polls End.

Published

3 days ago

July 17, 2026

witnessradio.org

The Ministry of Lands has restricted LC I chairpersons seeking re-election from handling land transactions until after the July 28 village elections to prevent fraud, disputes and irregularities during the campaign period.

The Ministry of Lands, Housing and Urban Development has temporarily barred Local Council I (LC I) chairpersons seeking re-election from participating in land-related transactions, citing concerns over possible fraud and disputes during the election period.

In a public notice issued on Thursday, the ministry directed all campaigning LC I chairpersons to stop witnessing, endorsing, recommending or overseeing land transactions until the electoral process is concluded.

The directive comes as campaigns for village chairperson elections enter the final days ahead of polling on July 28.

“The advisory has been issued as a precautionary measure to safeguard the integrity of land transactions during this transition period and to minimise the risk of disputes, fraud, or other irregularities that may arise,” the ministry said in the notice.

The ministry advised members of the public against relying on LC I chairpersons who are actively campaigning for services involving the witnessing of land sale agreements, verification of ownership, handling of boundary disputes or any other transaction requiring local administrative involvement.

Individuals with urgent land matters were encouraged to seek assistance from qualified legal practitioners or use other lawful channels until the elections are completed.

“The Ministry urges the public to exercise patience until the election process is concluded. This precaution will help prevent costly mistakes and safeguard the interests of all parties,” the notice added.

The temporary restriction comes amid continued concerns over land disputes, which remain among the leading sources of conflict in Uganda, with local leaders often playing a key role in verifying ownership and facilitating village-level transactions.

Although LC I chairpersons do not have the legal mandate to transfer land ownership or issue titles, they are commonly relied upon during land transactions because of their knowledge of residents and local land histories.

They often help confirm the identity of sellers, identify boundaries and witness sale agreements alongside members of their executive committees, providing community-level verification before transactions are completed.

Legal experts have previously cautioned that LC I endorsements only provide local credibility and do not replace formal requirements under Uganda’s land laws. Buyers are still required to conduct proper due diligence before purchasing land.

According to the Electoral Commission roadmap, elections for Village (LC I) chairpersons will be held on July 28 across Uganda’s 71,214 villages. Elections for Parish (LC II) chairpersons will follow on August 10.

The Ministry of Lands said LC I chairpersons will resume their normal involvement in land-related matters after the conclusion of the electoral process.

Source: nilepost.co.ug

MEDIA FOR CHANGE NETWORK

Mbale City Senior Lands Officer Charged with Abuse of Office Over Sale of Govt Property

Published

5 days ago

July 15, 2026

witnessradio.org

KAMPALA — A senior land management official in Mbale City has been arraigned before the Anti-Corruption Division of the High Court on charges of abuse of office and fraudulent procurement of a certificate of title after allegedly facilitating the irregular sale of government-allocated land to a private businessman.

Emmanuel Paul Kigaye appeared in court Tuesday following his arrest by the State House Anti-Corruption Unit in collaboration with the Criminal Investigations Directorate and the Office of the Director of Public Prosecutions.

According to the prosecution, between September 2019 and May 2023, Kigaye, while serving as senior land management officer at Mbale City, engaged in an arbitrary act prejudicial to his employer’s interests. He is accused of irregularly causing the Registrar of Titles at the Mbale Ministry Zonal Office to issue a certificate of title for Plot 27, Bishop Masaba Road, in the name of businessman Moses Wamatsembe.

The state alleges that the action was illegal because the plot had already been allocated to the Dairy Development Authority. Prosecutors further claim that Kigaye fraudulently processed and procured the registration of a freehold certificate of title — FRV MBA199 Folio 22, instrument number MBA-0009476 — for land measuring approximately 0.5040 hectares at the same location, still in Wamatsembe’s name.

Kigaye denied the charges. He was remanded to Luzira Prison and is scheduled to reappear in court July 16.

The case highlights ongoing efforts by anti-corruption agencies to tackle irregularities in land administration, a sector long plagued by disputes and allegations of malfeasance in Uganda. Land management officers wield significant influence over title processing and allocations, making the position susceptible to abuse when proper safeguards are bypassed.

The State House Anti-Corruption Unit, established by President Yoweri Museveni in December 2018 under Article 99(4) of the Constitution, was created to fast-track the resolution of corruption complaints received by the presidency. Since its inception, the unit has conducted more than 400 operations across more than 100 districts, resulting in the arraignment of more than 856 suspects and 150 convictions. It has also recovered billions of shillings in public funds and facilitated the interdiction of numerous corrupt officials.

The arrest of Kigaye forms part of the unit’s intensified scrutiny of public officials suspected of undermining government interests through corrupt land deals. Such cases often involve collusion between bureaucrats and private individuals to divert public resources for personal gain, eroding public trust in local governance and development authorities.

Court proceedings are expected to shed more light on the alleged transaction as investigations continue. Officials from Mbale City and the Dairy Development Authority have yet to issue public statements on the matter.

Source: pmldaily.com

MEDIA FOR CHANGE NETWORK

Kibaale Residents Raise Corruption Concerns Over Delayed Land Title Processing

Published

5 days ago

July 15, 2026

witnessradio.org

Residents of Kibaale District have accused officials of corruption and unnecessary delays in the processing of land titles, saying the challenges continue to fuel land conflicts and deny vulnerable communities secure land ownership. The concerns were raised during a Uganda Land Commission sensitisation on the Systematic Land Adjudication and Certification programme.

Residents of Kibaale District have raised concerns over alleged corruption and prolonged delays in the processing of land titles, saying the challenges continue to affect land ownership and fuel disputes within communities.

The concerns were raised during a community sensitisation meeting organised by the Uganda Land Commission (ULC) on the Systematic Land Adjudication and Certification (SLAC) programme, ahead of the issuance of more than 2,000 land titles covering 647 hectares (1,600 acres) of land purchased by the government from Fred Kasozi for beneficiary communities.

The land, located on Block 241, Plot 1 in Buyanga, covers Kasambya, Kineka A, Kikonge, and Kidukuule villages in Buyanga Sub-county, Kibaale District.

Residents welcomed the initiative but questioned why many beneficiaries under previous phases of the programme are yet to receive their land titles despite completing the registration process several years ago

They argued that the delays have created uncertainty over land ownership and contributed to an increase in land-related disputes.

Community members also alleged that corruption within the land administration process has made it difficult for vulnerable people to access land titles, with some officials reportedly demanding bribes before processing applications.

Ibrahim John Mulumba, a resident of Kibaale Town Council, said he applied for a land title more than six years ago but has never received it.

“Some of us processed our land titles over six years ago, but they have never been released. We believe some of the delays are because people could not afford to pay bribes. Corruption among some land officers has frustrated many applicants,” Mulumba said.

He further claimed that only a few people managed to obtain land titles through the intervention of adjudication committees.

Janepher Mbabazi, a resident of Kikonge A Village, accused some government officials of promoting corruption, which she said has contributed to increasing cases of land grabbing.

Matia Birungi, the LC I Chairperson of Kasambya Village, welcomed the government’s intervention, saying the programme offers a lasting solution to persistent land conflicts affecting communities.

Augustine Bugara from the Uganda Land Commission warned officials against engaging in corrupt practices, noting that such behaviour undermines government programmes intended to improve people’s livelihoods.

“Corruption sabotages government programmes and denies intended beneficiaries the services they deserve,” Bugara said.

Vincent Kasaija, the LC II Chairperson of Kibaale, applauded the government for rolling out the programme, saying secure land ownership would promote peaceful coexistence and create a stable environment for economic development.

Kenneth Kabyanga, Chairperson of Kibaale Town Council, urged the Commission to ensure that land titling is implemented in line with the town’s physical development plan to avoid future planning challenges within the central business area.

Tom John Kasenge, a Commissioner at the Uganda Land Commission, said the programme is intended to improve community livelihoods by securing land rights and reducing land-related conflicts.

“The programme is aimed at promoting community livelihoods through agriculture by securing land ownership and ensuring communities live in a conflict-free environment,” Kasenge said.

He explained that communities who have occupied the land as bona fide occupants would eventually receive legal ownership, enabling them to invest confidently in long-term development.

Kasenge also outlined the requirements for processing land titles, noting that beneficiaries would pay processing fees ranging between Shs30,000 and Shs40,000.

He said the exercise would begin with community mobilisation, followed by boundary opening, land surveys, plot subdivision, and eventual issuance of land titles.

Responding to concerns raised by residents, Kasenge assured the community that the Commission remains committed to addressing challenges affecting the programme and finding sustainable solutions to land disputes.

Meanwhile, Kibaale Resident District Commissioner Stephen Byaruhanga acknowledged the existence of corruption within the district’s land administration system, alleging that some officials attached to the District Land Board had frustrated legitimate applicants.

“There have been corruption tendencies involving some officials, and many people have failed to benefit because of those practices,” Byaruhanga said.

He requested the Uganda Land Commission to provide his office with records from previous land title processing exercises to facilitate investigations into cases where beneficiaries never received their titles.

“Having this information will enable the security team to investigate those who frustrated the process and ensure accountability,” he added.

John Byarugaba, a staff surveyor in the Kibaale District Lands Office, said preparations for the latest land title distribution exercise had been completed.

“We already have everything in place, including survey stones, and we are ready to begin the exercise,” Byarugaba said.

He explained that under Block 244, Plot 20 in Karuguza, 912 land titles were processed and all beneficiaries received them, while under Block 178, Plot 1 in Nyamarunda Town Council, 1,517 land titles were processed, although a few remain uncollected.

He added that approximately 200 land titles under Block 244, Plot 19 in Buyaga, Karuguza, are still pending processing.

Source: nilepost.co.ug