Do You Really Own That Land? — Common Title Issues Explained

Buying land in Zimbabwe can feel like a dream come true until that dream turns into a legal nightmare. From disputed title deeds to land sold without proper authority, property buyers often discover too late that what they bought wasn’t really theirs to begin with.

In 2024 alone, the Ministry of Local Government and Public Works received over 4,500 complaints related to land sales and title disputes, many involving double allocations, fake offer letters, or missing title deeds.

Whether you’re buying, selling, or developing, understanding common title issues is essential to protecting your investment.

1. What Is a Title Deed — and Why Does It Matter?

A title deed is a legal document that proves ownership of a piece of land or property. It includes:

• Owner's name
  
• Land size and boundaries
  
• Legal description
  
• Registration details in the Deeds Registry
  

Without a registered title deed, you may not have legal ownership — even if you’ve paid in full.

2. The Most Common Title Issues in Zimbabwe

A. Land Without a Title Deed

Many buyers rely on:

• Offer letters
• Cession agreements
• Leases from cooperatives or councils
  

These documents don’t guarantee ownership and are often non-transferable. In fact, property.co.zw estimates that more than 40% of land advertised as “for sale” in peri-urban Zimbabwe lacks a clean, registered title deed.

B. Double Allocations and Disputed Ownership

This occurs when:

• A council or cooperative sells the same land to multiple people
  
• Boundaries are poorly marked or unregistered
  

Hotspots: Chitungwiza, Epworth, and parts of Goromonzi have experienced multiple reports of double sales and land baron activity.

Case example: In 2023, dozens of homebuyers in Caledonia were evicted after their "sellers" had no legal right to the land.

C. Unsubdivided or Agricultural Land Misuse

Agricultural land under A1 or A2 leases cannot legally be sold. However, some unscrupulous actors attempt to sell plots on these farms without proper change-of-use approval or subdivision permits.

Buying such land is risky it can be repossessed or declared illegal by the state.

D. Title Deed with Undisclosed Debts or Encumbrances

Even with a title deed, land may be:

• Used as loan collateral
• Tied up in inheritance disputes
• Under government acquisition or compensation processes
  

Always request a Deeds Office search and check for any caveats, mortgages, or liens.

3. How to Verify Land Ownership Before Buying

Due Diligence Checklist:

• Confirm title deed is original and in seller’s name
  
• Conduct a search at the Deeds Registry or ask your conveyancer
  
• Get a subdivision permit if buying part of a larger plot
  
• Verify zoning and land use with the Local Authority (City Council or RDC)
  
• Check for outstanding rates, taxes, or debts on the land
  

Pro Tip: If the land is under a cooperative or has only an offer letter, proceed with caution and legal advice.

4. Working With Registered Conveyancers and Estate Agents

Only registered conveyancers can handle the legal transfer of property in Zimbabwe. These professionals ensure:

• Legal clearance of documents
  
• Council rates and taxes are settled
  
• Accurate drafting and lodging of transfer papers
  

Agent tip: Use only agents and conveyancers listed on property.co.zw's verified network to avoid fraud.

Fact: In 2024, buyers who used unregistered intermediaries were 5 times more likely to face legal disputes post-sale.

5. How to Handle a Suspicious Land Deal

If something feels off:

• Don’t sign or pay anything
• Ask for independent legal advice
• Report to ZRP Fraud Division or the Ministry of Housing
  
• Use property.co.zw to cross-reference similar properties and market values
  

Warning signs:

• “Too good to be true” pricing
  
• Seller avoiding paperwork questions
  
• Pressure to pay before verification
  

6. What the Government Is Doing About It

In 2024, the government launched a nationwide audit of peri-urban land allocations, focusing on Harare South, Chitungwiza, and Norton. A Title Regularisation Framework is also underway to help residents obtain proper documentation but this process is slow and selective.

Until reforms are complete, the safest bet is still purchasing:

• From registered developers
  
• With full title
  
• Through verified agents on platforms like property.co.zw
  

Conclusion: Don’t Just Buy Land — Buy Peace of Mind

In Zimbabwe, land is wealth, but only if you truly own it. By understanding common title pitfalls, performing due diligence, and working with trusted professionals, you can protect your money, your home, and your legacy.

At property.co.zw, we’re committed to helping buyers make safe, smart property decisions with access to verified listings, licensed professionals, and real-time market data.

Need Help?

• Browse only titled properties at www.property.co.zw
  
• Use our Verified Agent Network
• Download our Free Title Deed Checklist