Uganda Case Law

Katsinde George and Another v Rubarekyera George and Others

Katsinde George and Another v Rubarekyera George and Others (Civil Application No. 184 of 2025) [2025] UGCA 246 (23 July 2025)

Court

Court of Appeal of Uganda

Case number

Civil Application No. 184 of 2025

Judge

John Mike Musisi, JJA/JCC

The court found that the applicants had complied with procedural requirements by first seeking a stay in the High Court. The appeal raised serious and arguable questions of law and fact, including fraud, principles of bonafide purchase, powers of the commissioner for land registration, and the quantum of damages. The applicants demonstrated that they would suffer irreparable harm if evicted, as the land is their home and sole source of livelihood, and the harm could not be adequately compensated by damages. The balance of convenience favored the applicants, who would suffer most if the applic…

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• Stay Of Execution
• Eviction Orders
• Fraud In Land Transactions
• Bonafide Purchaser Principle
• Cancellation Of Title
• Assessment Of General Damages

Mugasa Grace Adyeeri v Commissioner Land Registration

Mugasa Grace Adyeeri v Commissioner Land Registration (Civil Appeal No. 710 of 2024) [2025] UGCA 240 (21 July 2025)

Court

Court of Appeal of Uganda

Case number

Civil Appeal No. 710 of 2024

Judge

Byaruhanga Jesse Rugyema, JA/JCC, Esta Nambayo, JA/JCC, Stella Alibateese, JA/JCC

The Court of Appeal found that the complaint before the Commissioner Land Registration was based on allegations of fraud against Mayombwe Muhamudu in the acquisition and transfer of the suit land. According to established legal principles, the Registrar of Titles does not have jurisdiction to adjudicate matters involving fraud; such matters must be determined by the High Court where evidence can be properly tested. The Registrar's cancellation of the Appellant's title, without providing adequate reasons and without a complaint specifically against her title, was procedurally improper and viol…

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• Cancellation Of Title
• Fraud In Land Registration
• Judicial Review
• Registrar Powers
• Natural Justice

Kyarimpa Beatrice v Mukama Alex

Kyarimpa Beatrice v Mukama Alex (Civil Suit 698 of 2021) [2025] UGHCLD 125 (10 July 2025)

Court

HC: Land Division (Uganda)

Case number

Civil Suit 698 of 2021

Judge

Bernard Namanya, J

The High Court found the land was jointly acquired by an unmarried cohabiting couple, held the plaintiff fraudulently registered sole title, and ordered cancellation and sale.

• Joint Ownership
• Fraudulent Registration
• Tenancy In Common
• Cancellation Of Title
• Joint-ownership
• Fraudulent-registration

Mujurizi James v Byakatonda John and Muyingo Robert

Mujurizi James v Byakatonda John and Muyingo Robert (Miscellaneous Application 137 of 2025) [2025] UGHC 469 (26 June 2025)

Court

High Court of Uganda

Case number

Miscellaneous Application 137 of 2025

Judge

Godfrey Himbaza, J

The court found that the applicant's proposed amendments sought to introduce prayers that had already been litigated and dismissed, with an appeal pending in the Court of Appeal. Entertaining the same issues in the present application would amount to forum shopping and was improper. The applicant failed to provide credible evidence that the plaintiff died before judgment, and the respondent's evidence was accepted. The court held that consequential orders for cancellation of title could not be granted in the absence of a judgment in the applicant's favour, and some of the properties were now…

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• Amendment Of Pleadings
• Ex Parte Judgment
• Consequential Orders
• Letters Of Administration
• Cancellation Of Title
• Substitution Of Parties

Jennifer Biriibwamugumu and Others v Adonia Kahuta Biriibwamugumu and Others

Jennifer Biriibwamugumu and Others v Adonia Kahuta Biriibwamugumu and Others (Civil Suit 19 of 2019) [2025] UGHCLD 92 (19 June 2025)

Court

HC: Land Division (Uganda)

Case number

Civil Suit 19 of 2019

Judge

Nassuna Matovu, J

The court found that the transaction between the 1st and 2nd defendants was unlawful because it purported to cancel previous agreements to which the 2nd and 3rd plaintiffs were parties, without their knowledge or participation. The 3rd, 4th, and 5th defendants were not bona fide purchasers for value without notice, as they failed to exercise due diligence by not making inquiries from persons in possession or local authorities, and ignored clear signs of the plaintiffs' interests. Fraud was established against the defendants due to acts of dishonesty, including concealing identities and execut…

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• Fraudulent Land Transactions
• Bona Fide Purchaser
• Cancellation Of Title
• Trespass To Land

Lubega v Mugerwa

Lubega v Mugerwa (Miscellaneous Cause 20 of 2022) [2025] UGHC 194 (18 April 2025)

Court

High Court of Uganda

Case number

Miscellaneous Cause 20 of 2022

Judge

Tweyanze, J

The High Court granted a consequential order canceling the respondent’s title over land wrongly including the applicant’s 2 acres of Kibanja, and ordered survey off of the land.

• Cancellation Of Title
• Consequential Orders
• Recovery Of Land
• Registration Of Titles
• Survey And Boundaries
• Land-law

Ms Buhuka Communal Land Association v Abdul Karim

Ms Buhuka Communal Land Association v Abdul Karim (Miscellaneous Application 123 of 2023) [2025] UGHC 91 (17 January 2025)

Court

High Court of Uganda

Case number

Miscellaneous Application 123 of 2023

Judge

Byaruhanga Rugyema, J

The court found that the affidavit in reply filed by the respondent was out of time and struck it out for failure to seek leave of court. On the issue of res judicata, the court held that the applicant was not a party to the original suit and thus its rights were not finally decided, making the application not barred by res judicata. Regarding the merits, the court determined that the applicant had presented sufficient cause for review, as it was not aware of the original suit and was unable to present material evidence regarding its interest in the land. The respondent's concealment of the a…

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• Review Of Judgment
• Res Judicata
• Communal Land Rights
• Cancellation Of Title
• Joinder Of Parties

Ms Buhuka Communal Land Association v Abdul Karim

Ms Buhuka Communal Land Association v Abdul Karim (Miscellaneous Application 123 of 2023) [2025] UGHC 92 (17 January 2025)

Court

High Court of Uganda

Case number

Miscellaneous Application 123 of 2023

Judge

Byaruhanga Rugyema, J

The court found that the respondent's affidavit in reply was filed out of time without leave and was therefore struck out. The application was not barred by res judicata because the applicant was not a party to the original suit and its interests were not adjudicated. The applicant demonstrated sufficient cause for review, as it was not aware of the original proceedings and was unable to present material evidence regarding its interest in the land. The respondent, being a member of the applicant association, ought to have included the applicant in the original suit. The exclusion of the appli…

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• Review Of Judgment
• Res Judicata
• Communal Land Rights
• Cancellation Of Title
• Joinder Of Parties

Kiiza v Bazalirwaki

Kiiza v Bazalirwaki (Miscellaneous Application 56 of 2024) [2024] UGHC 1047 (17 October 2024)

Court

High Court of Uganda

Case number

Miscellaneous Application 56 of 2024

Judge

Wagona, J

The High Court at Fort Portal dismissed an application for stay of execution, finding the applicant proved an appeal but not a concrete or imminent threat of execution.

• Stay Of Execution
• Eviction Orders
• Appeal Lodgment
• Cancellation Of Title
• Stay-of-execution
• Land-disputes

Karabyo v Malavu and Another (HCT-00-LD-CS 1002 of 2020)

Karabyo v Malavu and Another (HCT-00-LD-CS 1002 of 2020) [2024] UGHCLD 222 (19 September 2024)

Court

HC: Land Division (Uganda)

Case number

HCT-00-LD-CS 1002 of 2020

Judge

Bernard Namanya, J

The court found that the 1st defendant was fraudulently registered as owner of the suit property. The sale and registration were tainted by irregularities, including registration preceding the sale agreement, unexplained delays in possession, and failure to conduct due diligence that would have revealed the sale had been nullified by a prior court ruling. The court held that the limitation period did not bar the suit because the fraud was only discovered in 2020, thus postponing the running of time under Section 25 of the Limitation Act. The plaintiff proved fraud attributable to the 1st defe…

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• Fraudulent Registration
• Limitation Periods
• Remedies For Trespass
• Mesne Profits
• Cancellation Of Title