RDC issues ultimatum to fix overlapping land titles in Ibanda

IBANDA - Residents of Bisheshe Division in Ibanda district, whose land titles overlap with neighbouring plots, have been urged to rectify the issue immediately or risk having their titles placed under caveats by authorities. 

The problem is so widespread that, in some cases, the erroneous land titles overlap entire villages. 

Ibanda RDC Godfrey Mbetegyereize stated that the issue of shifting land titles has become a barrier to the government’s initiative of providing Ugandans with free land titles.

Shifting or overlapping land titles refer to those whose coordinates are not accurately reflected in the lands ministry’s mapping system, according to Benedict Tukashaba, the district’s acting staff surveyor. 

“But it’s time to take action and ensure these individuals correct the mistakes in their land titles on the ministry’s mapping system,” said the RDC. 

He instructed Tukashaba to formally write to the individuals, asking them to rectify the mistakes in their land titles with the lands ministry. 

“If they refuse, the district has the right to place caveats on the titles, and the owners won’t be able to use them for business transactions,” added Tukashaba. These individuals have been urged on several occasions to voluntarily fix the issue, but to no avail, according to officials.

Fred Bashekye, a resident of Karangara, explained that the issue was hindering the affected people’s development efforts and called for prompt and decisive action. “If these people are adamant and refuse to remove our lands from their titles, they should be charged,” he said.

Around 200 land titles, including two mailo land titles, overlap the lands of over 1,000 residents in Kigarama, Rugazi, Karangara, Kabaare, Kakatsi, and Bugarama wards.

This number only includes those who had applied for free land titles under the government’s Systematic Land Adjudication and Certification (SLAAC) project, meaning the issue is more widespread than it appears, according to Bisheshe Division officials.

The SLAAC project is part of the government’s strategy to reduce land conflicts.

It was also resolved to write to the Uganda Land Commission and the lands ministry, outlining all mailo land titles in Bisheshe Division and Ibanda district as a whole.

Tukashaba explained that this would facilitate the compensation process for landowners, paving the way for residents on mailo land to be recognised as the rightful owners of the land they occupy.

These were some of the recommendations made during a meeting between division and district leaders and the affected residents at Bisheshe Division headquarters on April 1, 2025.

The meeting followed numerous complaints and uncertainty among residents, who had learned they could not obtain free government land titles because of this issue. 

The meeting was organised by chairperson Johnson Kanyomozi to find a solution to the problem and to update residents on the actions being taken by authorities.

While addressing the meeting, Kanyomozi stated that over 1,000 residents have been affected and will not receive free land titles under the SLAAC project. He also noted the issue of Bukoto and Bisheshe mailo land titles, whose owners were not yet identified.

Take heart

Speaking at the meeting, Ibanda District Woman MP Jane Bainomugisha reassured the affected residents that the leaders were taking necessary steps to resolve the problem. 

“The President and the Lands Minister, Hon. Judith Nabakoba, have already been briefed about it… I can assure you that no one is going to take your land. So, continue with your daily activities as we try to resolve the issue,” said the MP. 

However, she called for patience “as we try to address the situation.”

Problem explained

Tukashaba clarified that the mistake only appears in the land ministry’s mapping system but that “on the ground it’s okay and no one has encroached on anyone’s land.” 

He explained that land titles issued before 2018 have “projection errors,” which are causing the titles to shift in the current national land information system. 

“This is not a big problem... it only requires opening boundaries and resurveying to get the correct coordinates,” he added.

Residents speak out

Nathan Byamukama said he had hoped to sell his land for other personal development projects, but buyers have been hesitant because of this problem. 

“Please help us so we can continue our lives normally,” he said.

John Katuhame from Kigarama ward suggested that landowners with overlapping titles be given a deadline to correct the mistakes.