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The Laws of Zambia
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REPUBLIC OF ZAMBIA
THE LANDS AND DEEDS REGISTRY ACT
CHAPTER 185 OF THE LAWS OF ZAMBIA
CHAPTER 185 THE LANDS AND DEEDS REGISTRY ACT
THE LANDS AND DEEDS REGISTRY ACT
ARRANGEMENT OF SECTIONS
PART I
PRELIMINARY
Section
1. Short title
2. Interpretation
PART II
REGISTRATION OF DOCUMENTS
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3. Establishment and constitution of Registry of Deeds
4. Documents required to be registered
5. Times within which registration must be effected
6. Documents to be void for want of registration
7. Priority of documents and date of registration
8. Optional registration of documents not required to be registered
9. Registers to be kept
10. Miscellaneous Register, contents of
11. Correction of errors or omissions in Registers
12. Documents to refer to diagram, plan or description
13. Identity of person presenting document for registration
14. Registrar to be satisfied that all duties have been paid
15. Registration of notarially certified copies
16. Details of registration
17. Copies to be filed consecutively
18. Memorandum of registration to be endorsed on original
19. Evasion of duty by understatement of consideration
20. Translations, if not in English language
21. Registration not to cure defects
22. Registry open for search
23. Official certificates of search
24. Indemnity to officers of Registry
25. Admissibility in evidence of certified copies
26. Procedure to be adopted when certified copy is tendered in evidence
27. Application of Bills of Sale Acts
28. Concessions by chiefs unaffected
PART III
PROVISIONAL CERTIFICATES AND CERTIFICATES OF TITLE
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29. Certificate of Title required before registration
30. Who may obtain Provisional Certificate or Certificate of Title
31. Tenants for life and tenants in tail
32. Effect of issue of Provisional Certificate
33. Effect of issue of Certificate of Title
34. Restriction on ejectment after issue of Certificate of Title
35. Protection against adverse possession
36. Application for Provisional Certificate
37. Formalities of application
38. Procedure upon application
39. Issue of Provisional Certificate
40. Minister may prescribe different procedure when Registrar is not a barrister or
solicitor
41. Disposal of objections to issue of Provisional Certificate
42. Certificate of Title to issue on original State Grant
43. Certificate of Title may be issued six years from Provisional Certificate
44. Procedure on application for Certificate of Title
45. Issue of Certificate of Title
46. Disposal of objections to issue of Certificate of Title
47. Interests outstanding at time of issue of Certificate
48. Existing encumbrances to be noted on Certificate
49. Certificate: how to be dated
50. How memorial of easement to be recorded
51. Joint tenants and tenants in common
52. Issue of Certificate of Title may be withheld for fourteen days in certain cases
53. Certificate not to be void though issued in name of person deceased
54. Certificate to be evidence of proprietorship
55. Proprietor may claim single Certificate in place of several
56. Declaration may be made in case of loss of original Certificate
57. Issue of Certificate on sale for non-payment of rates
PART IV
TRANSFER AND TRANSMISSION OF REGISTERED LAND
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58. Purchaser from Registered Proprietor not to be affected by notice
59. No liability on bona fide purchaser or mortgagee
60. Creation of various estates
61. Transfer by Registered Proprietor
62. Implied covenant in transfer of equity of redemption
63. Memorandum of order of court vesting estate or interest to be entered on
Register
64. Charge in assent
65. Mortgage to take effect as security
66. Power of sale
67. Discharge of mortgage: how effected
68. Persons claiming under transmission may apply to have same registered
69. Procedure on application for transmission
70. Caveat may be entered on behalf of beneficiaries under any will or settlement
71. Disclaimer of lease on bankruptcy of lessee
72. Entry to operate as transfer on sale or surrender
73. No entry of disclaimer except with leave of Court
PART V
TRUSTS
74. No entry of trusts to be made on Register except those specially authorised
75. Vesting in new trustees
PART VI
CAVEATS
76. Caveat against dealing with land
77. Particulars to be stated in caveat
78. Service of notices as to caveats
79. Effect of caveat against dealings
80. Notice of caveat to be given to persons affected
81. Procedure for removal of caveat
82. Person entering caveat without cause liable for damages
83. Caveat may be withdrawn
PART VII
MISCELLANEOUS
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84. Registrar may require production of instruments
85. Penalty for failure to produce instruments when required by Registrar
86. Public rights of way
87. Appeal to Court from decision of Registrar
88. Registrar may submit special case
89. Procedure on appeals
90. Penalty for unqualified person acting
91. Mining rights
92. Regulations
SCHEDULE-Prescribed forms
CHAPTER 185
LANDS AND DEEDS REGISTRY
An Act to provide for the registration of documents; to provide for the issue of
Provisional Certificates of Title and Certificates of Title; to provide for the
transfer and transmission of registered land; and to provide for matters
incidental to or connected with the foregoing.
[Parts I (sections 1 and 2 (b), (c), (f), (j), (n), (o) and (p)) and II-1st November, 1914]
[Parts I (section 2 (a), (d), (e), (g), (h), (i), (k), (l), and (m)) and III-VII-1st May, 1944]
15 of 1914
1 of 1925
5 of 1926
7 of 1937
5 of 1943
53 of 1950
50 of 1951
17 of 1954
20 of 1957
31 of 1958
25 of 1959
9 of 1967
46 of 1969
47 of 1970
Government Notice
274 of 1964
Statutory Instrument
65 of 1965
Act No.
38 of 1994
13 of 1994
PART I
PRELIMINARY
1. This Act may be cited as the Lands and Deeds Registry Act. Short title
2. In this Act, unless the context otherwise requires- Interpretation
(a) "Certificate of Title" means a certificate of title to land issued in accordance
with the provisions of Parts III to VII;
"Common Leaseholds Register" means the register referred to in paragraph (b) of
section 9;
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"common leasehold scheme" has the same meaning as in the Common Leasehold
Schemes Act;
Cap. 208
"Court" means the High Court;
"land" means land within Zambia, and includes units and remainders under
common leasehold schemes, tenements and hereditaments, but does not
include any mining right as defined in the Mines and Minerals Act in or
under or in respect of any land;
Cap. 213
"Lands Register" means the register referred to in paragraph (a) of section 9;
"lease" means any lease other than a State Lease;
"Miscellaneous Register" means the register referred to in paragraph (c) of section
9;
"mortgage" includes a deposit of title deeds or documents with the object of
creating an equitable mortgage on the property comprised in such deeds or
documents and any charge;
"probate of a will" includes letters of administration with or without will annexed;
"Provisional Certificate" means a provisional certificate of title to land issued in
accordance with the provisions of Parts III to VII;
"Register" means the Township Lands Register or the Lands Register, as the
context may require;
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"Registered Proprietor" means a person to whom a Certificate of Title or a
Provisional Certificate has been issued;
"Registrar" means a person appointed under section three;
"State Land" means land included within State Lands as defined in the Orders
dealing with State Lands;
"State Lease" means a lease of State Land and includes any lease granted before
the 24th October, 1964, by the Crown;
"sub-mortgage" means a mortgage by a mortgagee of rights held by him under a
mortgage;
"Surveyor-General" includes a Deputy Surveyor-General and any Land Surveyor
employed in the office of the Surveyor-General who may be deputed by the
Surveyor-General to do any act or thing which may lawfully be done by the
Surveyor-General under Part II;
"testator" includes a person dying intestate;
"will" includes codicil.
(As amended by No. 17 of 1954, No. 20 of 1957, S.I. No. 65 of 1965 and Act No. 38 of
1994)
PART II
REGISTRATION OF DOCUMENTS
3. (1) For the registration of documents required or permitted by this Part or any
other Act or by any law to be registered, there shall be an office styled the Registry of
Deeds (hereinafter termed "the Registry") in Lusaka, and the Minister may from time to
time direct, by Gazette notice, that there shall be a District Registry of Deeds (hereinafter
termed a "District Registry") in such place as shall be in such notice mentioned for any
district to be thereby defined.
Establishment and
constitution of Registry
of Deeds
(2) The registration of documents shall be performed by a Registrar appointed
under this section.
(3) There shall be appointed to the Registry a Chief Registrar and to each District
Registry a District Registrar or Provincial Registrar.
(4) There may be appointed to the Registry or a District Registry Principal
Registrars, Senior Registrars, Senior Assistant Registrars, and Assistant Registrars.
(5) There may be appointed from time to time persons to discharge temporarily the
functions and duties of a Registrar.
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(6) Until such time as the duties mentioned in subsection (2) of any officer appointed
thereunder shall require that the whole of his time shall be devoted to such duties, the
Minister may assign to him duties other than those connected with the Registry or a
District Registry.
(As amended by G.N. No. 274 of 1964, S.I. No. 65 of 1965 and Act No. 38 of 1994)
4. (1) Every document purporting to grant, convey or transfer land or any interest in
land, or to be a lease or agreement for lease or permit of occupation of land for a longer
term than one year, or to create any charge upon land, whether by way of mortgage or
otherwise, or which evidences the satisfaction of any mortgage or charge, and all bills of
sale of personal property whereof the grantor remains in apparent possession, unless
already registered pursuant to the provisions of "The North-Eastern Rhodesia Lands and
Deeds Registration Regulations, 1905" or "The North-Western Rhodesia Lands and
Deeds Registry Proclamation, 1910", must be registered within the times hereinafter
specified in the Registry or in a District Registry if eligible for registration in such District
Registry:
Documents required to
be registered
Provided that if a document creating a floating charge upon land has been registered
under the provisions of section ninety nine of the Companies Act or section thirty-two of
the Co-operative Societies Act, it need not be registered under the provisions of this Part
unless and until such charge has crystallised or become fixed.
Cap. 388
Cap. 397
(2) Any document required or permitted to be registered affecting land, persons,
property or rights in any district for which a District Registry has been appointed may be
registered either in such District Registry or in the Registry.
(3) Upon application to register any document affecting land required to be
registered as aforesaid-
(a) The Registrar may order that any document necessary for deducing the title
of the applicant for registration to the land thereby affected or any interest
therein (hereinafter referred to as a "document necessary to deduce title"),
although it may not be a document required to be registered as aforesaid,
shall first be produced or its absence satisfactorily accounted for, and if
such document necessary to deduce title, being a document required to be
registered pursuant to the provisions of this Part or of "The North-Eastern
Rhodesia Lands and Deeds Registration Regulations, 1905" or "The
North-Western Rhodesia Lands and Deeds Registry Proclamation, 1910",
shall not have been registered as so required by one or other of these laws,
the Registrar may order that the same be first registered under this Part,
unless such document necessary to deduce title is void in consequence of
non-registration as hereinafter provided, in which case the Registrar shall
not register the document tendered for registration unless ordered so to do
by the Court.
(b) If any person has in his possession or custody any document or evidence
of title affecting the same land to the production of which the applicant or
any trustee for him is entitled, the Registrar may order such person to
produce the same within a time to be fixed by him at the expense of the
applicant for registration and may at the expense of such applicant deal
with the same as provided in paragraph a).
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(c) Any person aggrieved by any order of the Registrar under this subsection
may appeal to the Court which may annul or confirm the order of the
Registrar with or without modification.
(d) If any person disobeys the order of the Registrar made in pursuance of
paragraph (b), the Registrar may certify such disobedience to the Court and
thereupon such person, subject to such right of appeal as aforesaid, may
be punished by the Court in the same manner in all respects as if the order
made by the Registrar were the order of the Court.
(As amended by No. 5 of 1943, No. 50 of 1951, No. 25 of 1959 and Act No. 38 of 1994)
5. (1) All bills of sale must be registered within three months of the execution of the
same.
Times within which
registration must be
effected
(2) All other documents, except probate of a will, required to be registered as
aforesaid shall be registered-
(a) in the case of a document executed at the place where it is registered,
within thirty days from its date;
(b) in the case of a document executed elsewhere in Zambia, within ninety
days from its date;
(c) in the case of a document executed out of Zambia, within one year from its
date.
(3) Probate of a will affecting land or any interest in land shall be registered within
twelve months of the grant thereof or the sealing thereof under the provisions of the
Probates (Resealing) Act, as the case may be.
(As amended by No. 5 of 1943, S.I. No. 65 of 1965 and No. 47 of 1970)
Cap. 61
6. Any document required to be registered as aforesaid and not registered within
the time specified in the last preceding section shall be null and void:
Documents to be void
for want of registration
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Provided that-
(i) the Court may extend the time within which such document must be
registered, or authorise its registration after the expiration of such period on
such terms as to costs and otherwise as it shall think fit, if satisfied that the
failure to register was unavoidable, or that there are any special
circumstances which afford ground for giving relief from the results of such
failure, and that no injustice will be caused by allowing registration;
(ii) the probate of a will required to be registered as aforesaid, and not
registered within the time specified in the last preceding section, shall be
null and void so far only as such will affects land or any interest in land.
7. (1) All documents required to be registered as aforesaid shall have priority
according to date of registration; notice of a prior unregistered document required to be
registered as aforesaid shall be disregarded in the absence of actual fraud.
Priority of documents
and date of
registration
(2) The date of registration shall be the date upon which the document shall first be
lodged for registration in the Registry or, where registration is permitted in a District
Registry, in such District Registry.
8. At the option and upon the application of any person interested thereunder, any
document affecting land which is not required to be registered pursuant to the provisions
of subsection (1) of section four may nevertheless be registered in such manner as the
Registrar may direct.
Optional registration of
documents not
required to be
registered
9. The following registers shall be kept:
(a) a register of documents relating to land not subject to customary title, other
than documents referred to in paragraph (b), called the Lands Register;
(b) a register of documents relating to common leasehold schemes, called the
Common Leaseholds Register;
(c) A register of other documents required or permitted to be registered under
this Act, called the Miscellaneous Register.
(As amended by Act No. 38 of 1994)
Registers to be kept
10. In the Miscellaneous Register shall be registered any deed or instrument
declaring a trust which it is desired to register and any document, other than relating to
land, either required by any law to be registered and in respect of which no special registry
office is indicated or which it is desirable and proper to register.
(As amended by No. 5 of 1943)
Miscellaneous
Register, contents of
11. (1) Where any person alleges that any error or omission has been made in a
Register or that any entry or omission therein has been made or procured by fraud or
mistake, the Registrar shall, if he shall consider such allegation satisfactorily proved,
correct such error, omission or entry as aforesaid.
Correction of errors or
omissions in Registers
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(2) Any person aggrieved by any entry or omission made in a Register after
application to the Registrar under subsection (1) may apply to the Court for an order that
the Register may be rectified, and the Court may either refuse such application with or
without costs to be paid by the applicant or it may, if satisfied of the justice of the case,
make an order for the rectification of the Register in such manner as it shall direct.
12. (1) In this section-
"diagram" means a diagram of a piece of land, as defined by the Land Survey Act,
which has been approved by the Surveyor-General;
"plan" means a plan of a piece of land which has been approved by the
Surveyor-General as sufficiently detailed, where the Surveyor-General is
satisfied that an actual survey or the approval of a diagram is, for the time
being, impractical;
"description" means a sketch plan of the land, showing with reasonable accuracy
the position of the boundaries of the land in relation to the position of
adjoining land, approved by the Surveyor-General for the purposes of this
definition, but not as a plan.
Documents to refer to
diagram, plan or
description
Cap. 188
(2) Subject to this section, any document relating to land which is lodged for
registration shall describe the land by reference to a diagram, plan or description of the
land, quoting the year and Surveyor-General's number of the plan, diagram or description.
(3) The diagram, plan or description shall be annexed to the document unless it, or
a document with it annexed, has already been registered in relation to the land and the
document lodged refers to the document already registered.
(4) Where a diagram of a piece of land is registered, the Registrar may, on the
application of any person interested, endorse all references in the register to a plan or
description of the land with a reference to the diagram.
(5) Where a plan of a piece of land is registered, and no diagram of that piece has
been registered, the Registrar may, on the application of any person interested, endorse
all references in the register to a description of the land with a reference to the plan.
(6) Where a description of a piece of land has been registered, and no plan or
diagram has been registered, the Registrar may, on the application of any person
interested, and after considering objections from any other person interested, revise,
modify or amend the description.
(7) Subsection (2) shall not apply to-
(a) a contract for the sale or exchange of land or any interest in land;
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(b) a lease or agreement for a lease relating to a portion only of a building and
creating a term not exceeding seven years.
(As amended by Acts No. 17 of 1954, No. 20 of 1957 and No. 38 of 1994)
13. The Registrar may, in any case in which he thinks fit so to do, insist that a
document which it is desired to register shall be presented for registration either by a
person executing or claiming an interest under the same or the representative or agent of
such person, and the Registrar may require to be satisfied as to the identity of the person
by whom it is brought or, in the case of a representative or agent as to his authority, which
authority may be proved by power of attorney, probate or other evidence appearing to the
Registrar to be sufficient.
Identity of person
presenting document
for registration
14. Before registering a document under this Part, the Registrar shall satisfy
himself that it is an instrument to which this Part applies and that all duties, quit rent or
other annual payments thereon have been duly paid.
Registrar to be
satisfied that all duties
have been paid
15. (1) If a document which it is desired to register is not in Zambia, a copy of such
document duly authenticated as a true copy thereof by a notary public under his signature
and seal of office may be registered in lieu of such document without further
authentication.
Registration of
notarially certified
copies
(2) Every document presented for registration must be accompanied by a copy of
the same and of any map or plan annexed to or comprised therein.
(As amended by S.I. No. 65 of 1965)
16. (1) Registration of a document shall consist of the filing of the document, or of a
copy of the document certified by the Registrar as a true copy, and of the entry in a
register of-
Details of registration
(a) the names of the parties;
(b) the date of the document;
(c) the date of the registration; and
(d) a brief description of the nature of the document.
(2) The entries in the registers may be made in a book or recorded by electronic or
any other means by which the information can be safely stored and made readily available
in writing.
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(3) The registers, and the files relating to the several registers, shall be kept
separately.
(As amended by Act No. 38 of 1994)
17. The Registrar shall, with respect to each Register, number every copy so filed
consecutively, entering the day of the month and year when it is registered, and shall file
the copies in the order in which the documents came into his hands.
Copies to be filed
consecutively
18. A memorandum signed by the Registrar shall be endorsed on every document
registered, containing a sufficient reference to the number and position of the document in
the Register, which memorandum shall be proof of the due registration of the document in
the absence of sufficient evidence to the contrary.
Memorandum of
registration to be
endorsed on original
19. If it shall appear to the Registrar that the value of any property has been
understated for the purpose of evading the proper transfer duty or any other duty
chargeable ad valorem, it shall be competent for the Registrar to refuse to register the
document in question until he shall have been satisfied that the proper value is stated and
that the proper duty has been paid, and for that purpose to take such evidence or to make
such inquiry or to cause such valuation to be made as he shall think proper, and to make
such order as to the costs of such proceedings as shall be just, subject to appeal to the
Court.
(As amended by No. 7 of 1937)
Evasion of duty by
understatement of
consideration
20. If any document to be registered is not in the English language, it must be
accompanied by a translation duly certified by some competent and authorised person.
Translations, if not in
English language
21. Registration shall not cure any defect in any instrument registered or confer
upon it any effect or validity other than that provided by this Part.
Registration not to
cure defects
22. (1) Subject to such regulations as the Minister may make from time to time, the
Register may during the usual office hours be searched and examined by anyone and
certified copies of any entry may be obtained, if required, upon payment of such fees as
may be prescribed.
Registry open for
search
(2) Where a register or part of a register is kept other than in the form of a book, it
shall be made available for search in a convenient written form, as a printed document or
by means of an electronic device.
(As amended by G.N. No. 274 of 1964 and Act No. 38 of 1994)
23. (1) Where any person requires search to be made at the Registry for entries of
any matters or documents, whereof entries are required or allowed to be made in the
Registry, he may, on payment of the prescribed fee, lodge at the Registry a requisition in
that behalf.
Official certificates of
search
Requisition
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(2) The Registrar shall thereupon make the search required, and shall issue a
certificate setting forth the result thereof.
Certificate of result
(3) In favour of a purchaser or an intending purchaser, as against persons
interested under or in respect of matters or documents whereof entries are required or
allowed as aforesaid, the certificate, according to the tenor thereof, shall be conclusive,
affirmatively or negatively, as the case may be.
Certificate conclusive
(4) Every requisition under this section shall be in writing, signed by the person
making the same, specifying the name against which he desires search to be made, or in
relation to which he requires a certificate of result of search, and other sufficient
particulars.
Form of requisition
(5) If any officer, clerk or person employed in the Registry commits, or is party or
privy to, any act of fraud or collusion, or is wilfully negligent, in the making of or otherwise
in relation to any certificate under this section, he shall be liable on conviction to
imprisonment for a term not exceeding two years, or on summary conviction to
imprisonment for a term not exceeding three months or to a fine not exceeding one
thousand five hundred penalty units or to both.
Frauds by officers, etc.
(6) Nothing in this section or in any regulation made under this Act shall affect any
right which any person may have independently of this section to make any search in the
Registry; and every such search may be made as if this section or any such regulation
had not been enacted or made.
Saving for
independent right of
search
(7) Where a barrister or solicitor obtains or acts upon the faith of a certificate of
result of search under this section or a Provisional Certificate or Certificate of Title, he
shall not be answerable in respect of any loss that may arise from any error in the
certificate or in any entry therein or endorsement thereon.
(8) Where the barrister or solicitor is acting for trustees, executors, agents or other
persons in a fiduciary position, those persons shall not be so answerable.
(9) Where such persons obtain a certificate without a barrister or solicitor, they shall
also be protected in like manner.
(10) For the purposes of this section, "purchaser" means and includes any
purchaser or mortgagee bona fide for valuable consideration.
(As amended by No. 5 of 1943 and Act No. 13 of 1994)
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24. The Registrar shall not, nor shall an Assistant Registrar nor any person acting
under the authority of the Registrar or an Assistant Registrar, or under any order or
regulation made in pursuance of this Act, be liable to any action or proceeding for or in
respect of any act or matter done or omitted to be done in good faith in the exercise or
supposed exercise of the powers of this Act or any order or regulation made therunder.
Indemnity to officers of
Registry
25. In the event of the loss or destruction of any document registered under this
Part, a copy certified to be a true copy under the hand of the Registrar shall be admissible
in evidence of its contents in all courts of justice in Zambia, subject to all just exceptions
as to its validity or upon other grounds.
(As amended by S.I. No. 65 of 1965)
Admissibility in
evidence of certified
copies
26. Every certified copy or extract of any registered document purporting to be
signed by the Registrar shall be receivable in evidence in any civil or criminal case without
further or other proof therof unless it is proved to be a forgery. The party proposing to use
it in evidence shall deliver a copy of such certified copy or extract to the opposite party,
and such copy or extract shall be recieved in evidence if the Court is of opinion that the
copy thereof was delivered in sufficient time before the hearing to enable the opposite
party to inspect the original register from which the copy or extract has been taken.
Procedure to be
adopted when certified
copy is tendered in
evidence
*(1)27. Except as in this Part provided, the provisions of the Bills of Sale Acts,
1878 to 1882, of the United Kingdom, shall apply to bills of sale.
* See the Bills of sale (Registration) Act (Cap. 1991).
Application of Bills of
Sale Acts
28. Nothing in this Part contained shall affect any concession or grant of land or
any interest in land heretofore or hereafter made by any chief or any power of attorney or
instrument or document of procuration heretofore or hereafter granted by any such chief.
Concessions by chiefs
unaffected
PART III
(No. 5 of 1943)
PROVISIONAL CERTIFICATES AND CERTIFICATES OF TITLE
29. As from the 1st May, 1944, no document purporting to grant, convey or transfer
land or any interest in land, or to be a State Lease or agreement for a State Lease, or to
be a lease or agreement for a lease for a term of not less than fourteen years, or to create
any charge upon land, whether by way of mortgage or otherwise, shall be registered under
the provisions of Part II unless, prior to such registration, a Certificate of Title or a
Provisional Certificate in respect of the land comprised in such document has been issued
to the person or persons entitled thereto.
*See the Bills of sale (Registration) Act (Cap. 1991).
Certificate of Title
required before
registration
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30. A Provisional Certificate or a Certificate of Title may be issued only to a holder
of land in fee simple or as absolute owner or to the original lessee or subsequent
transferee of a State Lease.
(As amended by S.I. No. 65 of 1965)
Who may obtain
Provisional Certificate
or Certificate of Title
31. (1) A grant of land for a life or lives shall, for the purposes of Parts III to VII, be
deemed to be a leasehold held from the person entitled to the reversion or remainder
immediately expectant upon the termination or expiration of the life estate created by such
grant.
Tenants for life and
tenants in tail
(2) From the 1st May, 1944, an estate tail shall cease to exist in Zambia for all
purposes, and all land held on an estate tail shall become land held in fee simple by the
tenant in tail, and all words in any document after such date purporting to create an estate
tail shall be deemed to create an estate in fee simple.
(As amended by S.I. No. 65 of 1965)
32. The issue of a Provisional Certificate shall confer upon the Registered
Proprietor of the land comprised in such Certificate all the rights, benefits and privileges
under Parts III to VII of a Registered Proprietor holding a Certificate of Title except that the
Court may, at any time upon good cause shown at the suit of any person who claims that
he has a better title, cancel or amend a Provisional Certificate and in that event may order
the rectification of the Register accordingly.
Effect of issue of
Provisional Certificate
33. A Certificate of Title shall be conclusive as from the date of its issue and upon
and after the issue thereof, notwithstanding the existence in any other person of any
estate or interest, whether derived by grant from the President or otherwise, which but for
Parts III to VII might be held to be paramount or to have priority; the Registered Proprietor
of the land comprised in such Certificate shall, except in case of fraud, hold the same
subject only to such encumbrances, liens, estates or interests as may be shown by such
Certificate of Title and any encumbrances, liens, estates or interests created after the
issue of such Certificate as may be notified on the folium of the Register relating to such
land but absolutely free from all other encumbrances, liens, estates or interests
whatsoever:
(a) Except the estate or interest of a proprietor claiming the same land under a
current prior Certificate of Title issued under the provisions of Parts III to
VII; and
(b) Except so far as regards the omission or misdescription of any right of way
or other easement created in or existing upon any land; and
(c) Except so far as regards any portion of land that may be erroneously
included in the Certificate of Title, evidencing the title of such Registered
Proprietor by wrong description of parcels or of boundaries.
(As amended by S.I. No. 65 of 1965)
Effect of issue of
Certificate of Title
34. (1) No action for possession, or other action for the recovery of any land, shall
lie or be sustained against the Registered Proprietor holding a Certificate of Title for the
estate or interest in respect to which he is registered, except in any of the following cases,
that is to say:
Restriction on
ejectment after issue
of Certificate of Title
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(a) the case of a mortgage as against a mortgagor in default;
(b) the case of the President as against the holder of a State Lease in default;
(c) the case of a person deprived of any land by fraud, as against the person
registered as proprietor of such land through fraud, or against a person
deriving otherwise than as a transferee bona fide for value from or through
a person so registered through fraud;
(d) the case of a person deprived of or claiming any land included in any
Certificate of Title of other land by misdescription of such other land, or of
its boundaries, as against the Registered Proprietor of such other land, not
being a transferee, or deriving from or through a transferee, thereof bona
fide for value;
(e) the case of a Registered Proprietor claiming under a Certificate of Title prior
in date in any case in which two or more Certificates of Title have been
issued under the provisions of Parts III to VII in respect to the same land.
(2) In any case other than as aforesaid, the production of the Register or of a copy
of an extract therefrom, certified under the hand and seal of the Registrar, shall be held in
every court of law or equity to be an absolute bar and estoppel to any such action against
the Registered Proprietor of land the subject of such action, and in respect of which a
Certificate of Title has been issued, any rule of law or equity to the contrary
notwithstanding.
35. After land has become the subject of a Certificate of Title, no title thereto, or to
any right, privilege, or easement in, upon or over the same, shall be acquired by
possession or user adversely to or in derogation of the title of the Registered Proprietor.
Protection against
adverse possession
36. Any person interested in any land may apply for the issue to the persons
entitled thereto of a Provisional Certificate in respect of such land.
Application for
Provisional Certificate
37. Every applicant, when making his application for a Provisional Certificate, shall
produce to the Registrar all instruments in his possession or under his control or in any
way affecting his title and shall furnish a schedule of such instruments and also, if
required, an abstract of his title, and shall make and subscribe a declaration of the truth of
the statements in such application.
Formalities of
application
38. (1) Upon the receipt of such application, the Registrar shall examine the title of
the applicant and make all proper investigations and inquiries into the title to the land
specified therein.
Procedure upon
application
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(2) If it appears to the Registrar that any person interested is not a party to such
application, he shall direct that such notices shall be served by the applicant upon such
persons and in such form and manner as the Registrar deems necessary. Every such
notice shall require the person to whom it is addressed, if he wishes to object to the issue
of a Provisional Certificate as prayed in such application, to lodge his objection with the
Registrar within such time as may be specified by the Registrar in such notice.
39. If, at the expiration of the time or times specified in the notices mentioned in
the last preceding section, it appears to the Registrar that all necessary notices have been
given and all necessary documents produced and that no notice of objection has been
lodged, the Registrar shall issue a Provisional Certificate to the applicant in Form 3 in the
Schedule, showing as the Registered Proprietor the person appearing to be entitled to the
land:
Issue of Provisional
Certificate
Provided that a Provisional Certificate shall not be issued until the Registrar has
stamped or otherwise marked such documents of title, if any, as will, in the opinion of the
Registrar, when stamped or otherwise marked, give notice to any purchaser or other
person dealing with the land of the issue of a Provisional Certificate.
40. If, and so long as, the person holding the office of Registrar is not a barrister or
solicitor, the Minister may, by statutory order, direct that the following procedure shall be
substituted for the procedure prescribed in sections thirty-seven, thirty-eight and
thirty-nine:
(a) An application for a Provisional Certificate shall be accompanied by-
Minister may prescribe
different procedure
when Registrar is not
a barrister or solicitor
(i) a certificate (hereinafter called a "practitioner's certificate") by a
barrister or solicitor in Form 1 in the Schedule, and such certificate
shall state that the barrister or solicitor signing the same has made
all proper investigations and inquiries into the title to the land
specified therein, and that in his opinion the legal and equitable
estates and all other interests in such land are as set out in such
certificate;
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(ii) a statement signed by the barrister or solicitor who signed the
practitioner's certificate giving the names and addresses of all
persons interested in the land in respect of which the application is
made or any portion thereof, both as appearing in the latest
registered document containing such names and as may be
believed to be correct at the time of the application to the best of the
signatory's knowledge, information and belief.
(b) Upon receipt of an application for a Provisional Certificate, the Registrar
shall send notice of the application in Form 2 in the Schedule to each of the
persons mentioned in the statement referred to in paragraph (a) (ii) at all
the addresses for that person given in such statement. Every such notice
shall be sent by registered post and shall require the addressee, if he
wishes to object to the issue of a Provisional Certificate as prayed in such
application, to lodge his objection with the Registrar within such time as
may be specified by the Registrar in such notice.
(c) If, at the expiration of the time or times specified in the notices mentioned in
paragraph (b), it appears to the Registrar that all necessary notices have
been given and all necessary documents produced and that no notice of
objection has been lodged, the Registrar shall issue a Provisional
Certificate to the applicant in Form 3 in the Schedule, showing as the
Registered Proprietor the person appearing to be so entitled to the land in
accordance with the practitioner's certificate:
Provided that a Provisional Certificate shall not be issued until the
Registrar has stamped or otherwise marked such documents of title, if any,
as will, in the opinion of the Registrar, when stamped or otherwise marked,
give notice to any purchaser or other person dealing with the land of the
issue of a Provisional Certificate.
(As amended by G.N. No. 274 of 1964)
41. Any objection which may have been lodged with the Registrar against the issue
of a Provisional Certificate and which has been so lodged within the time specified in the
Registrar's notice calling for such objections shall be referred by the Registrar to the
Court, and the Court after hearing all necessary parties may, according to the rights of the
parties, either order that the Provisional Certificate shall issue as prayed or order that it
shall issue in an amended form or shall be refused, and the Registrar shall act in
accordance with such order.
Disposal of objections
to issue of Provisional
Certificate
42. The President upon an original grant of land, whether by way of fee simple or
leasehold, shall instruct the Registrar to issue a Certificate of Title without any Provisional
Certificate, and the Registrar shall in such event issue a Certificate of Title accordingly
without any Provisional Certificate or any advertisement or other preliminary procedure as
provided in Parts III to VII.
(As amended by S.I. No. 65 of 1965)
Certificate of Title to
issue on original State
Grant
43. After the expiration of six years from the issue of a first Provisional Certificate
in respect of any land, the Registered Proprietor of such land for the time being may apply
to the Registrar for a Certificate of Title to such land and, upon such application, the
applicant shall deliver to the Registrar all documents in his possession or under his control
constituting or in any way affecting his title.
Certificate of Title may
be issued six years
from Provisional
Certificate
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44. Upon receiving an application for the issue of a Certificate of Title, the
Registrar shall cause notice of such application in Form 4 in the Schedule to be advertised
in the Gazette and at least one newspaper published in Zambia or approved by the
Minister, and shall in such advertisement appoint a time within which any objection to the
issue of the Certificate of Title may be lodged with the Registrar.
(As amended by G.N. No. 274 of 1964 and S.I. No. 65 of 1965)
Procedure on
application for
Certificate of Title
45. If, at the expiration of the time specified in the advertisement referred to in the
last preceding section, no objection shall have been lodged, the Registrar shall proceed to
file and cancel all the documents of title delivered to him with such application, including
the Provisional Certificate, and shall issue to the applicant a Certificate of Title in Form 5
in the Schedule.
Issue of Certificate of
Title
46. Any objection which may have been lodged with the Registrar against the issue
of a Certificate of Title and which shall have been so lodged within the time limited in the
notice calling for such objections shall be referred by the Registrar to the Court, and the
Court after hearing all necessary parties may, in accordance with the rights of such
parties, order that a Certificate of Title shall issue as applied for, or may order that it shall
issue in an amended form or shall be refused, and the Registrar shall act in accordance
with such order.
Disposal of objections
to issue of Certificate
of Title
47. Leases, mortgages, encumbrances or other estates or interests affecting the
estate of the Registered Proprietor at the time of the issue of a Provisional Certificate or a
Certificate of Title shall, so far as the same are disclosed upon the application or can
otherwise be ascertained, be notified on the Register in such manner as to preserve their
priority.
Interests outstanding
at time of issue of
Certificate
48. The Registrar shall note upon every Provisional Certificate and every
Certificate of Title, in such manner as to preserve their priority, the memorials of all
unsatisified mortgages, leases and other estates and interests, outstanding or otherwise,
to which the land is subject at the time of issuing such Certificate, and any documents
dealing with such mortgages, leases, other estates or interests; and in the case of a
Provisional Certificate or Certificate of Title issued to a minor, or person under other legal
disability, the Registrar shall, in such Certificate, state the particulars of such disability so
far as he has notice or knowledge thereof.
Existing
encumbrances to be
noted on Certificate
49. (1) Every Provisional Certificate or Certificate of Title issued pursuant to any
dealing under Parts III to VII shall bear even date with the registration of such dealing.
Certificate: how to be
dated
(2) A Provisional Certificate or Certificate of Title issued in the name of a Registered
Proprietor in lieu of a cancelled Certificate issued to the same Registered Proprietor in
respect of the same estate or interest may be expressed to take effect as from the date of
the Certificate originally issued to such Proprietor in respect of such estate or interest.
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50. Whenever any easement or incorporeal right, other than an annunity or
rent-charge, in or over any land comprised in a Provisional Certificate or a Certificate of
Title, is created for the purpose of being annexed to, or used and enjoyed together with,
other land, the Registrar shall enter a memorial of the instrument creating such easement
or incorporeal right upon such Provisional Certificate or Certificate of Title and also upon
any Provisional Certificate or Certificate of Title of such other land, and such memorial
shall, as from the date of entry thereof, have the effect of including such easement in such
Provisional Certificate or Certificate of Title of such other land as appurtenant to the land
therein described.
How memorial of
easement to be
recorded
51. (1) Any two or more persons named in any instrument under Parts III to VII, or
requiring to be registered under this Act as transferees, mortgages, lessees or proprietors
of any land or estate or interest therein, shall, unless the contrary is expressed, be
deemed to be entitled as joint tenants with right of survivorship, and such instrument,
when registered, shall take effect accordingly.
Joint tenants and
tenants in common
(2) Any statement or reference contained in any document or instrument mentioned
in subsection (1) which specifies the shares in which the property is to be held shall be
deemed to express that a joint tenancy is not to be created.
(3) When two or more persons are entitled as tenants in common or joint tenants to
undivided shares in any land, only one Provisional Certificate or Certificate of Title shall be
issued in respect of that land, and the Certificate shall be handed or delivered to the
person whose name first appears as a Registered Proprietor on such Certificate and, on
any transfer of any undivided share or interest in such land, the Provisional Certificate or
Certificate of Title, as the case may be, shall be cancelled and a new Certificate issued.
(As amended by S.I. No. 65 of 1965)
52. The Registrar shall not be bound to issue a Certificate of Title upon any
application in respect of which notice is hereby required to be given by advertisement until
after the expiration of fourteen days from the time limited in such advertisement.
Issue of Certificate of
Title may be withheld
for fourteen days in
certain cases
53. If any Provisional Certificate or Certificate of Title is issued in the name of a
person who has previously died, such Certificate shall not be void, but the land comprised
therein shall devolve in like manner as if such Certificate had been issued immediately
prior to such death.
Certificate not to be
void though issued in
name of person
deceased
54. Every Provisional Certificate and every Certificate of Title, duly authenticated
under the hand and seal of the Registrar, shall be received in all courts of law and equity
as evidence of the particulars therein set forth or endorsed thereon, and of their being
entered in the Register, and shall, unless the contrary is proved by the production of the
Register or a copy thereof certified under the hand and seal of the Registrar, or unless the
rectification of a Provisional Certificate is ordered by the Court, be conclusive evidence
that the person named in such Provisional Certificate or Certificate of Title, or in any entry
thereon, as seised of or as taking estate or interest in the land therein described is seised
or possessed of such land for the estate or interest therein specified as from the date of
such Certificate or as from the date from which the same is expressed to take effect, and
that such Certificate has been duly issued.
Certificate to be
evidence of
proprietorship
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55. (1) Upon the application of any Registered Proprietor of land held under
separate Provisional Certificates or Certificates of Title, or under one Provisional
Certificate or Certificate of Title, the Registrar may issue to such Proprietor a single
Certificate for the whole of such land, or several Certificates, each containing a portion of
such land, so far as the same may be done consistently with any regulations for the time
being in force.
Proprietor may claim
single Certificate in
place of several
(2) Upon issuing any such Certificate, the Registrar shall cancel the previous
Certificate, and shall note thereon a reference to the Certificate issued in lieu thereof.
56. (1) In the event of any Provisional Certificate or Certificate of Title being lost,
mislaid or destroyed, the Registered Proprietor, together with other persons (if any) having
knowledge of the circumstances, may make a statutory declaration stating the facts of the
case, the names and descriptions of the Registered Proprietor, and the particulars of all
mortgages, encumbrances or other matters affecting such land and the title thereto, to the
best of the declarant's knowledge and belief.
Declaration may be
made in case of loss
of original Certificate
(2) The Registrar, if satisfied as to the truth of such declaration, may issue a
duplicate Provisional Certificate or duplicate Certificate of Title, which duplicate Certificate
shall contain an exact copy of the original Certificate and of every memorandum and
endorsement thereon, and shall also contain a statement of the circumstances under
which such duplicate Certificate is issued. If the Registrar shall not be satisfied as to the
truth of such declaration, he may call for confirmatory evidence and, if no sufficient
confirmatory evidence be produced, he shall refuse to issue such duplicate.
(3) The Registrar shall at the same time enter in the Register notice of the issue of
such duplicate Certificate and the date thereof, and the circumstances under which it was
issued.
(4) The Registrar, before issuing such duplicate Certificate, shall give at least
fourteen days' notice of his intention so to do in the Gazette and in at least one newspaper
published in Zambia, or approved by the Minister.
(5) Such duplicate Certificate shall be available for all purposes and uses for which
the Provisional Certificate or Certificate of Title so lost or mislaid would have been
available, and as valid to all intents as such Certificate.
(6) In the event of the loss of any other document registered under this Act, copies
may be supplied and certified in accordance with and subject to such regulations as may
be prescribed.
(As amended by G.N. No. 274 of 1964 and S.I. No. 65 of 1965)
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57. Where a transfer has been lodged for registration without production of the
outstanding Provisional Certificate or Certificate of Title, the Registrar may, if he is
satisfied that such outstanding Certificate cannot be got in and cancelled, register the
transfer and issue a new Certificate in the name of the purchaser without such
cancellation.
(No. 9 of 1967)
Issue of Certificate on
sale for non-payment
of rates.
PART IV
TRANSFER AND TRANSMISSION OF REGISTERED LAND
58. Except in the case of fraud, no person contracting or dealing with or taking or
proposing to take a transfer or mortgage from the Registered Proprietor of any estate or
interest in land in respect of which a Certificate of Title has been issued shall be required
or in any manner concerned to inquire into or ascertain the circumstances in or the
consideration for which such Registered Proprietor or any previous Registered Proprietor
of the estate or interest in question is or was registered, or to see to the application of the
purchase money or of any part thereof, or shall be affected by notice, direct or
constructive, of any trust or unregistered interest, any rule of law or equity to the contrary
notwithstanding, and the knowledge that any such trust or unregistered interest is in
existence shall not of itself be imputed as fraud.
Purchaser from
Registered Proprietor
not to be affected by
notice
59. Nothing in Parts III to VII shall be so interpreted as to render subject to action
for recovery of damages, or for possession, or to deprivation of any land in respect to
which a Certificate of Title has been issued, any purchaser or mortgagee bona fide for
valuable consideration of such land on the ground that his vendor or mortgagor may have
become a Registered Proprietor through fraud, or error, or under any void or voidable
instrument, or may have derived from or through a Registered Proprietor through fraud or
error, or under any void or voidable instrument, and this whether such fraud or error
consists in wrong description of the boundaries or of the parcels of any land, or otherwise
howsoever.
No liability on bona
fide purchaser or
mortgagee
60. (1) The Registered Proprietor of land in respect of which a Provisional
Certificate or a Certificate of Title has been issued may-
Creation of various
estates
(a) make a transfer to himself jointly with any other person or persons; and
(b) create or execute any powers of appointment, or limit any estates, whether
by remainder or in reversion, and whether contingent or otherwise, and for
that purpose may modify or alter any form of transfer hereby prescribed.
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(2) In case of the limitation of successive interests as aforesaid, the Registrar shall
cancel the Provisional Certificate or Certificate of Title evidencing the title of the transferor,
and shall issue a Certificate in the name of the person ultimately entitled to the estate in
remainder or reversion directly under the President (whether freehold or leashold) for such
estate as he is entitled to, and the persons immediately and subsequently successively
entitled in possession shall be registered as leaseholders according to the limitations in
their favour.
(As amended by S.I. No. 65 of 1965)
61. (1) When land in respect of which a Provisional Certificate or a Certificate of
Title has been issued, or any estate or interest in such land, is intended to be transferred,
or any right of way or other easement is intended to be created, the Registered Proprietor
may execute for the purpose of registration a deed of transfer in Form 6 in the Schedule
with such modifications as the circumstances may require.
Transfer by Registered
Proprietor
(2) Where the Registered Proprietor or Registered Proprietors is or are the personal
representatives of a deceased Registered Proprietor, an assent by such personal
representative or personal representatives shall be deemed, for the purposes of
subsection (4) of section 3 of the Land Transfer Act, 1897, of the United Kingdom, to be in
the prescribed form if the same is in Form 7 in the Schedule.
(3) Upon presentation to the Registrar of a transfer or assent executed in
accordance with this section and upon compliance with the law and any regulations
relating to the registration of such document, the Registrar shall register the same:
Provided that, where the subject-matter of such transfer or assent is land in respect
of which a Provisional Certificate or Certificate of Title has been issued, the Registrar shall
call for and cancel such existing Certificate and issue a new Certificate and further, where
a Certificate of Title has been issued, the Registrar, after registration of the deed of
transfer or assent and issue of the new Certificate, shall cancel such deed of transfer or
assent.
(4) Upon transfer of one or more subdivisions or portions of any land in respect of
which a Provisional Certificate or Certificate of Title has been issued and upon
cancellation of the existing Certificate, the Registrar shall issue a new Certificate in
respect of each subdivision or portion to the transferee and a new Certificate in respect of
the remaining extent to the transferor. With the consent of the Registrar, a block of
subdivisions may be treated as a portion of land for the purposes of this subsection.
62. In every transfer of land subject to a mortgage, there shall be implied a
covenant on the part of the transferee to and with the transferor to pay the interest or
other payments thereafter to become due by virtue of such mortgage at the time and in
manner therein specified for payment thereof, and to pay the principal sum when and as
the same becomes due, and to keep harmless and indemnified the transferor in respect of
such payments, and in respect of all liability on account of the future observance of the
covenants and conditions on the part of the transferor in such mortgage expressed or
implied.
Implied covenant in
transfer of equity of
redemption
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63. Whenever any order is made by any court of competent jurisdiction vesting any
estate or interest in land in any person, the Registrar, upon being served with an office
copy of such order, shall enter a memorandum thereof in the Register and on the
outstanding instrument of title and, until such entry is made, the said order shall have no
effect in vesting or transferring the said estate or interest.
Memorandum of order
of court vesting estate
or interest to be
entered on Register
64. Notwithstanding anything contained in Parts III to VII, a charge on land or on
any estate or interest in land may be contained in an assent under section 3 of the Land
Transfer Act, 1897, of the United Kingdom.
Charge in assent
65. A mortgage of any estate or interest in land shall have effect as security and
shall not operate as a transfer or lease of the estate or interest thereby mortgaged, but the
mortgagee shall have and shall be deemed always to have had the same protection
powers and remedies (including a power of sale, the right to take proceedings to obtain
possession from the occupiers and the persons in receipt of rents and profits or any of
them and, in the case of land held in leasehold, the right to receive any notice relating to
the land the subject of the mortgage which under any law or instrument the mortgagor is
entitled to receive) as if the mortgage had so operated as a transfer or lease of the estate
or interest mortgated.
(No. 31 of 1958)
Mortgage to take
effect as security
66. (1) A power of sale of the whole or any part or parts of any property subject to a
mortgage shall become exercisable by a mortgagee if the mortgage is made by deed and
the mortgage money payable thereunder has become due and the mortgage is not
redeemed before sale, and every such power of sale shall be with and subject to the
powers and obligations and other provisions relating to sales by mortgagees contained in
the Conveyancing and Law of Property Act, 1881, of the United Kingdom, or any statutory
modification thereof applicable in Zambia, but neither the Registrar nor any person
purchasing for value from such a mortgagee shall be bound or concerned to see whether
all or any of the provisions of that Act have been compiled with or whether any money
remains due under the mortgage.
Power of sale
(2) A mortgagee exercising the said power of sale shall have power by deed to
transfer to the purchaser the whole estate or interest of the mortgagor in the property the
subject of the mortgage freed from the right of redemption by the mortgagor and freed
from all estates, interests and rights to which the mortgage has priority, but subject to all
estates, interests and rights which have priority to the mortgage.
(As amended by No. 31 of 1958 and S.I. No. 65 of 1965)
67. (1) Upon production of any memorandum by endorsement on the mortgage or
otherwise, signed by the mortgagee and attested by a witness discharging the land, estate
or interest from the whole or part of the principal sum or annuity secured, or discharging
any part of the land comprised in such mortgage from the whole or any part of such
principal sum or annuity, the Registrar shall make an entry in the Register and on the
outstanding instrument of title, noting that such mortgage is discharged wholly or partially.
Discharge of mortgage
how effected
(2) Upon such entry being made, the land, estate or interest mentioned or referred
to in such memorandum shall cease to be subject to or liable for such principal sum or
annuity, or for the part thereof noted in such entry as discharged.
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(3) The outstanding document creating the mortgage so wholly or partially
discharged as aforesaid shall be surrendered to the Registrar to be cancelled or part
cancelled, as the case may be, unless the Registrar sees reasonable cause to dispense
with such surrender.
(4) A mortgage subject to a sub-mortgage shall not be discharged, nor shall the
terms thereof be varied, nor shall the power of sale contained or implied therein be
exercised without the consent in writing of the sub-mortgagee.
(5) The consent of the sub-mortgagee to the variation of the terms of a mortgage
shall render the instrument making the variation binding on him and on all persons who
may subsequently derive from him interest in the mortgage.
68. (1) Any executor, administrator, trustee in bankruptcy or committee of a lunatic
claiming to be entitled to any estate or interest in land by virtue of any transmission may
make application in writing to the Registrar to have such transmission registered.
Persons claiming
under transmission
may apply to have
same registered
(2) Such application shall be accompanied by the probate, letters of administration,
appointment or other authority under which the applicant makes his claim and shall
accurately define the estate or interest claimed by such applicant, and state that he verily
believes himself to be entitled to the estate or interest in respect of which he applies to be
registered as Proprietor, and, if so required by the Registrar, the statements in such
application shall be verified by the oath or statutory declaration of the applicant.
Particulars to be
stated in application
69. (1) If, on such application and upon the evidence adduced in support thereof, it
appears to the Registrar that the applicant is entitled to the estate or interest claimed, the
Registrar shall note as a memorial or register such evidence and, if such applicant
appears to be entitled to any land in respect of which a Provisional Certificate or
Certificate of Title has been issued, the Registrar shall, upon registration of the said
evidence and upon receiving such Certificate, issue to him a new Certificate in respect
thereof and cancel the former Certificate.
Procedure on
application for
transmission
(2) Any person becoming a Registered Proprietor of any land under the provisions
of subsection (1) shall hold the land transmitted subject to all equities affecting the same,
but for the purpose of any dealing therewith shall be deemed to be the absolute Proprietor
thereof with full powers to dispose of the same by way of transfer, sale, mortgage or
otherwise without the consent of any other person and further with full powers to give
receipts and discharges for all purchase or mortgage moneys or other moneys arising
from any such disposition.
(3) Notwithstanding anything contained in section fifty-five of the Bankruptcy Act, no
land within Zambia and no interest in any such land shall vest in an official receiver or
trustee in bankruptcy until such official receiver or trustee in bankruptcy has been
registered as Proprietor thereof or has been registered as Registered Proprietor thereof
as provided in this section:
Cap. 83
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Provided that, pending a decision of the Registrar under subsection (1), any
receiving order and any appointment of a trustee in bankruptcy affecting any land or
interest in land may be noted in the appropriate Register as an encumbrance or
outstanding estate or as a document creating an encumbrance or outstanding estate upon
production to the Registrar of a certificate of such order or appointment under the hand of
the Registrar of the Court.
(As amended by S.I. No. 65 of 1965)
70. Upon the registration of a transmission under any will or letters of
administration, the Registrar may enter a caveat for the protection of the interests of
persons appearing by such will or letters of administration to be beneficially interested in
the estate or interest the subject of such transmission.
Caveat may be
entered on behalf of
beneficiaries under
any will or settlement
71. Upon the bankruptcy of the lessee under any registered lease or State Lease
of land, the Registrar, upon the application in writing of the trustee in bankruptcy of the
bankrupt's estate, accompanied by a statement in writing signed by such trustee certifying
his disclaimer of such lease or State Lease and upon delivery of an order of Court giving
leave so to disclaim, shall enter in the Register the particulars of such disclaimer.
(As amended by S.I. No. 65 of 1965)
Disclaimer of lease on
bankruptcy of lessee
72. Such entry or disclaimer as aforesaid shall operate as a transfer on sale or as
a surrender as may be specified in the order of Court giving leave for the disclaimer.
Entry to operate as
transfer on sale or
surrender
73. (1) Notwithstanding anything contained in the Bankruptcy Act, or any rule made
thereunder, no such entry of disclaimer as mentioned in the last two preceding sections
shall be made without the leave of the Court.
No entry of disclaimer
except with leave of
Court.
Cap. 83
(2) Notwithstanding anything contained in the Bankruptcy Act, no land within Zambia
held in fee simple by a person who has become bankrupt shall be disclaimed by the
trustee in bankruptcy or any other person entitled thereto except with the consent of and
by transfer to the President.
(As amended by S.I. No. 65 of 1965)
Cap. 83
PART V
(As amended by No. 5 of 1943)
TRUSTS
74. (1) Except as hereinafter provided in relation to public lands, no entry of any
notice of any trust shall be made in the Township Lands Register, in the Lands Register,
in any Provisional Certificate or in any Certificate of Title, and any such entry, if made,
shall have no effect.
No entry of trusts to be
made on Register
except those specially
authorised
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(2) Trusts affecting land may be declared by any deed or instrument, and such deed
or instrument may be registered in the Miscellaneous Register.
75. Section 12 of the Trustee Act, 1893, of the United Kingdom, shall not apply to
land in respect of which a Provisional Certificate or a Certificate of Title has been issued,
but whenever a new trustee is appointed to perform any trust in relation to such land, the
person or persons in whom the legal estate of the land or the estate or interest therein
comprised in such trust is vested shall forthwith transfer the same to the persons jointly
who are the trustees as the result of such appointment.
Vesting in new
trustees
PART VI
(No. 5 of 1943)
CAVEATS
76. Any person-
(a) claiming to be entitled to or to be beneficially interested in any land or any
estate or interest therein by virtue of any unregistered agreement or other
instrument or transmission, or of any trust expressed or implied, or
otherwise howsoever; or
(b) transferring any estate or interest in land to any other person to be held in
trust; or
(c) being an intending purchaser or mortgagee of any land;
may at any time lodge with the Registrar a caveat in Form 8 in the Schedule.
Caveat against dealing
with land
77. (1) Every caveat shall be signed by the caveator or by his attorney or agent,
and shall state with sufficient certainty the nature of the estate or interest claimed by the
caveator, with such other information and evidence as may be required by any regulations
under this Act, and shall appoint a place or give an address within 4.83 kilometres of the
Registry at or to which notices and proceedings relating to such caveat may be served or
addressed.
Particulars to be
stated in caveat
(2) Every caveat shall be entered on the Register as of the day and hour of the
reception thereof by the Registrar.
78. Every notice relating to a caveat and any proceedings in respect thereof if
served at the place appointed in the caveat, or forwarded through the Post Office by
registered letter addressed as aforesaid, shall be deemed duly served.
Service of notices as
to caveats
79. So long as a caveat in Form 8 remains in force, the Registrar shall not make
any entry on the Register having the effect of charging or transferring or otherwise
affecting the estate or interest protected by such caveat:
Effect of caveat
against dealings
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Provided that nothing herein shall prevent the completion of the registration of an
instrument which has been accepted for registration before the receipt of the caveat.
80. Upon the receipt of any caveat, the Registrar shall notify the same to the
Registered Proprietor or other person against whose title to deal with land or other interest
such caveat has been lodged. Such notification may be sent by ordinary prepaid post
addressed to the person to be notified at his address as shown in the Register or, if there
be no such address, by posting it up in a conspicuous place outside the office of the
Registry for not less than seven days.
Notice of caveat to be
given to persons
affected
81. (1) Such Registered Proprietor or other interested person may, if he thinks fit,
summon the caveator, or the person on whose behalf such caveat has been lodged, to
attend before the Court or a Judge thereof to show cause why such caveat should not be
removed.
Procedure for removal
of caveat
(2) Such Court or Judge, upon proof that such person has been summoned, may
make such order in the premises, either ex parte or otherwise, as to such Court or Judge
seems meet.
82. (1) Any person lodging any caveat without reasonable cause shall be liable to
make to any person who may have sustained damage thereby such compensation as may
be just.
Person entering
caveat without cause
liable for damages
(2) Such compensation shall be recoverable in an action at law by the person who
has sustained damage from the person who lodged the caveat.
83. Any caveat may be withdrawn by the caveator or by his attorney or agent
under a written authority, and either as to the whole or any part of the land affected, or the
consent of the caveator may be given for the registration of any particular dealing
expressed to be made subject to the rights of the caveator.
Caveat may be
withdrawn
PART VII
(No. 5 of 1943)
MISCELLANEOUS
84. Every Registrar, in addition to the powers hereinbefore vested in him, may
exercise all or any of the powers following, that is to say:
Registrar may require
production of
instruments
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(a) he may require the Proprietor or other person making or concurring in any
application under Parts III to VII to produce any deed or instrument in his
possession or control relating to the land the subject of such application,
and, if necessary, to attend and give any information or explanation
concerning the same;
For his information
(b) he may require any person having in his possession or control any
Provisional Certificate, Certificate of Title, mortgage or other instrument
upon which any memorial or entry is required to be endorsed for the
purposes of Parts III to VII to produce such instrument within a reasonable
time to be fixed by such notice, and to deposit the same with the Registrar
for such time as may be necessary for the making of such endorsement or
entry;
For endorsement
(c) he may, if in his opinion the number or nature of the entries on any folium of
the Register renders it expedient to close the same, or if any document of
title has become worn, defaced or mutilated so as to justify his so doing,
require the holder of the outstanding document of title to surrender the
same for cancellation; and upon such cancellation, a duplicate shall be
issued to the person entitled thereto upon payment of the prescribed fee:
Cancellation
Provided that the Registrar may at his discretion remit such fee except
in case of wilful defacement or mutilation of any instrument;
(d) he may enter caveats for the protection of any person who is under the
disability of infancy, lunacy, unsoundness of mind, or absence from
Zambia, or, on behalf of the President, to prohibit the transfer or dealing
with any land belonging or supposed to belong to any such persons as
hereinbefore mentioned, and also to prohibit the dealing with any land in
any case in which it appears to him that an error has been made by
misdescription of such land or otherwise in any Provisional Certificate,
Certificate of Title or other instrument, or for the prevention of any fraud or
improper dealing;
May enter caveats
(e) he may administer oaths, or may take a statutory declaration in lieu of
administering an oath;
May administer oaths
(f) he may, if satisfied that any State Lease, lease or other interest in land has
been wholly surrendered, forfeited, merged or expired or that any mortgage
has been wholly discharged, strike out from and cancel in the Register all
entries relating to such State Lease, lease, interest or mortgage:
May clear the Register
from expired estates
Provided that, if upon any application to exercise this power or upon
the Registrar being otherwise desirous of exercising the same, it shall seem
doubtful to the Registrar whether such exercise might prejudice any person,
then the Registrar shall obtain the consent of that person before proceeding
to clear the Register as aforesaid.
(As amended by S.I. No. 65 of 1965)
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85. (1) If, upon requisition in writing made by the Registrar for any purpose
mentioned in the last preceding section, any proprietor or other person without reasonable
cause refuses or neglects-
Penalty for failure to
produce instruments
when required by
Registrar
(a) to produce, surrender or deposit any instrument, or to allow the same to be
inspected; or
(b) to give any explanation which he is hereinbefore required to give;
he shall be liable to a fine not exceeding one hundred and fifty penalty units for each day
during which such refusal or neglect continues.
(2) Such fine may be recovered at the suit of the Registrar in any court of competent
jurisdiction, and the offender shall, in addition thereto, be liable to make compensation to
any person who has sustained loss or damage by reason of such refusal or neglect.
(As amended by Act No. 13 of 1994)
86. Where any land is held on trust to be kept open for use as a street or road or
other right of way for the public, such trust may be noted on the Register.
Public rights of way
87. If the Registrar refuses to perform any act or duty which he is required or
empowered by this Act to perform, or if a Registered Proprietor or other interested person
is dissatisfied with the direction or decision of the Registrar in respect of any application,
claim, matter or thing under this Act, the person deeming himself aggrieved may appeal to
the Court.
Appeal to Court from
decision of Registrar
88. The Registrar may, by special case, submit for the decision of the Court any
question arising under this Act which appears to him to require such decision; and the
Court shall give its judgment thereon as if such question had been raised in due form
upon an appeal from the decision of a subordinate court
Registrar may submit
special case
89. In the conduct of appeals from the Registrar to the Court, the same rules shall
apply as are in force or exist for the time being in respect of ordinary appeals to the Court
from a subordinate court.
Procedure on appeals
90. Any person who, not being a barrister or solicitor, transacts any business under
this Act for and on behalf of any other person for fee or reward shall be guilty of an offence
and liable to a fine not exceeding one thousand five hundred penalty units:
Penalty for unqualified
person acting
Provided that nothing contained in this section shall apply to a Government officer
acting in the performance of his duties as such.
(As amended by Act No. 13 of 1994)
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91. The Registrar shall, subject to any regulations which may be prescribed, note
in such manner as he may think fit in any folium of the Register and also upon any
Certificates of Title or Provisional Certificates particulars of any rights granted or acquired
under the Mines and Minerals Act which affect the land referred to or comprised in such
folium of the Register or in such Certificates.
(As amended by No. 46 of 1969)
Mining rights
Cap. 213
92. The Minister may, by statutory instrument, make regulations and from time to
time cancel, alter or amend the same-
Regulations
(a) for the conduct of registration under this Act;
(b) prescribing the form of application for search in the Registry and the official
certificate to be issued thereon;
(c) prescribing the times during which may Register in the Registry may be
searched and examined;
(d) prescribing the fees payable upon registration of documents and in respect
of unofficial and official searches under this Act;
(e) providing for the issue of a single Certificate of Title or Provisional
Certificate for several pieces of land and for the issue of separate
Certificates of Title or Provisional Certificates for different portions of the
same piece of land;
(f) providing for the issue of copies and certified copies of lost title deeds and
the reception thereof as evidence by any courts in Zambia;
(g) providing for the noting or registration of rights granted or acquired under
the Mines and Minerals Act on the Register and on Certificates of Title and
Provisional Certificates;
(h) generally for more effectually carrying into effect the provisions of this Act.
(As amended by G.N. No. 274 of 1964, S.I. No. 65 of 1965 and No. 46 of 1969)
Cap. 213
NB. With the coming into force of this Act, the Bills of Sale Acts 1878-1882 of the
United Kingdom ceased to have effect in Zambia.
SCHEDULE
PRESCRIBED FORMS
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FORM 1
THE LANDS AND DEEDS REGISTRY ACT
(Section 40)
PRACTITIONER'S CERTIFICATE
I, the undersigned, hereby certify that I have made all proper investigations and inquiries into the title to the piece of land
being ALL that (Insert description of land) and in my opinion the legal and equitable estates and all other interests in such
land are as follows, that is to say:
(1) The legal estate in the fee simple in possession (or in the State Lease held directly from the President) is vested
in (Insert name or names of persons entitled to be Registered Proprietors of the land and if more than one
whether they hold as joint tenants or tenants in common).
(2), (3), (4), etc. (Insert in convenient numbered paragraphs particulars of leases, mortgages, easements, restrictive
covenants and other estates and interests affecting the land).
....................................................................................
Solicitor (or Barrister-at-Law)
(As amended by S.I. No. 65 of 1965)
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FORM 2
THE LANDS AND DEEDS REGISTRY ACT
(Section 40)
NOTICE OF APPLICATION FOR PROVISIONAL CERTIFICATE
To ......................................................................................... of ..............................................................................................
........................................................................
TAKE NOTICE that..................................................................................................................................................................
of ........................................................................................................................................................... has made application
to me praying for a Provisional Certificate to be issued in respect of ALL that (Insert description of land) in accordance with
the following particulars:
(1), (2), etc. (Repeat paragraphs specifying the legal and equitable estates and other interests as set out in the
Practitioner's Certificate).
IF YOU wish to object to the issue of a Provisional Certificate as prayed in the above-mentioned application, you must
lodge your objection with me the undersigned within ........................... days from the date hereof.
DATED this day of 19 .
....................................................................................
Registrar of Lands and Deeds
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FORM 3
REPUBLIC OF ZAMBIA
THE LANDS AND DEEDS REGISTRY ACT
(Sections 39 and 40)
PROVISIONAL CERTIFICATE
THIS Certificate, dated the ......................................... day of ...............................................................................................
One thousand nine hundred and ....................... under the hand and seal of the Registrar of the Lands and Deeds Registry
of Zambia WITNESSETH that .............................................. of ............................................... is seised for an estate in fee
simple (subject to such reservations, restrictions, encumbrances, liens, estates and interests as are notified by memorial
underwritten or endorsed hereon and subject also to the power of the High Court to cancel or amend this Certificate) of
and in ALL that (Insert description of land).
..................................................................................
Registrar
(L.S.)
In the case of land held under a State Lease substitute: "is a tenant or lessee for the unexpired residue of a term of
.......................... years from the .................................... day of ..................................... 19......... "for" is seised for an estate
in fee simple".
MEMORIALS
(Insert Particulars)
(As amended by S.I. No. 65 of 1965)
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FORM 4
THE LANDS AND DEEDS REGISTRY ACT
(Section 44)
REGISTRATION OF TITLE TO LAND
NOTICE OF APPLICATION FOR CERTIFICATE OF TITLE
NOTICE is hereby given that ................................................ of ...........................................................................................
has applied to me for a Certificate of Title to the under-mentioned property and that I have appointed ...................................
days from the date of this notice as the time within which any objection to the issue of such Certificate of Title may be
lodged with me.
The property referred to is (Describe property and state whether held in fee simple or on State Lease).
DATED the ........................................... day of ................................................. 19
............................................................................................................
Registrar of Lands and Deeds
(As amended by S.I. No. 65 of 1965)
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FORM 5
REPUBLIC OF ZAMBIA
THE LANDS AND DEEDS REGISTRY ACT
(Section 45)
CERTIFICATE OF TITLE
THIS Certificate, dated the ............................................ day of ............................................................................................
One thousand nine hundred and .................................................. under the hand and seal of the Registrar of the Lands
and Deeds Registry of Zambia WITNESSETH that ...................................................... of ......................................................
is seised for an estate in fee simple (subject to such reservations, restrictions, encumbrances, liens, estates and interests
as are notified by memorial underwritten or endorsed hereon) of and in ALL that (Insert description of land).
(L.S.) ..................................................................................
Registrar
In the case of land held under a State Lease substitute: "is a tenant or lessee for the unexpired residue of a term of
....................................... years from the ..................................... day of ............................................. 19 "for" is seised for
an estate in fee simple".
MEMORIALS
(Insert Particulars)
(As amended by S.I. No. 65 of 1965)
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FORM 6
THE LANDS AND DEEDS REGISTRY ACT
(Section 61)
DEED OF TRANSFER
(a) For fee simple title:
THIS INDENTURE made the ................................ day of ........................................ 19 ......... BETWEEN A. of (etc.) of
the one part and B. of (etc.) of the other part (Insert any explanatory recitals which may be required) WITNESSETH that in
consideration of the sum of ..................................................................................... paid to A. by B. (the receipt whereof A.
hereby acknowledges) A. as beneficial owner hereby conveys to B. ALL that (etc.) TO HOLD unto and to the use of B. in
fee simple (Insert a statement of any matters and things to which the land or estate or interest conveyed is to be subject)
IN WITNESS whereof the said parties to these presents have hereunto set their hands and seals the day and year first
before written.
(Signed) A. (L.S.)
(Signed) B. (L.S.)
SIGNED SEALED and DELIVERED by A. and B. in the presence of
(b) For State Leasehold title:
THIS INDENTURE made the ...................................... day of.................................... 19 ........ BETWEEN A. of (etc.) of
the first part, THE PRESIDENT of the second part and B. of (etc.) of the third part.
WHEREAS by an Indenture of Lease (hereinafter called "the Head Lease") dated the ........................................... day of
..................................... and made between the President of the one part and (original lessee) of the other part ALL that
(parcels in Head Lease) were demised by the President to the said (original lessee) for the term of ........................... years
from the ...................................... day of ....................................... at the yearly rental of K....................... subject to the
payment of the said rent and the performance and observance of the covenants, conditions and stipulations in the Head
Lease reserved and contained.
(AND WHEREAS by an Indenture dated the ....................................... of .............................. and made between (parties)
the said premises were assigned by the said (original lessee) to (or by virtue of divers mesne assurances and acts and
operations of law and ultimately by etc. the said premises became and now are vested in) A. for the unexpired residue of
the said term of years subject to the rent reserved by and the covenants, conditions and stipulations contained in the Head
Lease.)
AND WHEREAS A. has agreed with B. for the sale to B. of the said leasehold premises at the price of
...................................
AND WHEREAS A. has agreed with B. to join in these presents in manner hereinafter appearing (insert other recitals if
required).
NOW THIS INDENTURE WITNESSETH:
1. IN consideration of the sum of ........................................................ paid to A. by B. (the receipt whereof A. hereby
acknowledges) A. as beneficial owner hereby assigns to B. ALL that etc. TO HOLD to B. for all the residue
now unexpired of the term granted by the Head Lease SUBJECT to the payment of the rent and the
performance and observance of the covenants, conditions and stipulations in the Head Lease reserved and
contained and henceforth on the part of the lessee to be paid, observed and performed.
2. (Covenants by B. to pay rent and observe covenants and conditions in Head Lease and to indemnify A.)
3. (Consent by the President to the assignment if required.)
4. (Release by President of A. from covenants in Head Lease if required.)
IN WITNESS etc.
SIGNED SEALED etc.
(As amended by S.I. No. 65 of 1965)
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FORM 7
THE LANDS AND DEEDS REGISTRY ACT
(Section 61 (2))
ASSENT
WE (Executors or Administrators) of etc., being all the (proving) Executors (or Administrators) of the Will of
................................................ late of etc. deceased dated the ................................. of ............................... and proved by
us in .................................... hereby assent to the devise to A. therein contained of (describe the subject-matter of the
devise). (Add if necessary:
Subject to a charge upon the said hereditaments comprised in the said devise for all moneys (if any) which we as
personal representatives of the said Testator are liable to pay.)
DATED this ............................................................ day of .................................................................................... 19 ..........
..................................................................................
Executors or Administrators
WITNESS to the above signatures:
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FORM 8
THE LANDS AND DEEDS REGISTRY ACT
(Sections 76 and 79)
CAVEAT
To the Registrar
Registry of Lands and Deeds
NOTICE is hereby given that I (Name of caveator) of (address) claiming an estate or interest namely: (Here state the
nature of the estate or interest claimed and the ground on which claim is founded) in (Here describe land), forbid the
registration of any transfer, or mortgage or other instrument whatsoever affecting the said land until this caveat is
withdrawn by me or by order of the High Court or some Judge thereof.
AND I appoint (Here state an address within 4.827 kilometres of the Registry) as the place at which notices relating
hereto may be served.
DATED this ................................................................................... day of ............................................................ 19 ...........
(Signature) A.B.
Signed by the above-named A.B. in the presence of:
(Signature) C.D.
(Occupation and address.)
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SUBSIDIARY LEGISLATION
LANDS AND DEEDS REGISTRY
THE LANDS AND DEEDS REGISTRY REGULATIONS
ARRANGEMENT OF REGULATIONS
Regulation
1. Title
2. Interpretation
3. Presentation of documents relating to land
3A. Documents to be accompanied by a form in duplicate
4. Documents for deducing title
5. Prior registered documents
6. Form of documents
7. Sketch plans of several pieces of land
8. Subdivisions to be endorsed on prior documents
9. Time for lodging documents
10. Prescribed fees
11. Lost documents
12. Copies for information
13. Official search
14. Saving
FIRST SCHEDULE-Prescribed fees
SECOND SCHEDULE-Application for certified copy of lost deed
THIRD SCHEDULE-Requisition for official search
FOURTH SCHEDULE-Immovable property transaction form
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SECTION 92-THE LANDS AND DEEDS REGISTRY REGULATIONS
Regulations by the Minister
Government Notices
60 of 1940
21 of 1941
127 of 1943
213 of 1954
86 of 1957
225 of 1959
71 of 1962
79 of 1963
274 of 1964
Statutory Instruments
65 of 1965
247 of 1968
219 of 1969
100 of 1973
32 of 1978
180 of 1990
96 of 1991
31 of 1994
67 of 1996
12 of 1997
Act No.
2 of 1961
13 of 1994
1. These Regulations may be cited as the Lands and Deeds Registry Regulations. Title
2. In these Regulations, unless the context otherwise requires- Interpretation
"Registry" means the Registry of Deeds at Lusaka established under section three
of the Act.
(As amended by No. 213 of 1954 and No. 79 of 1963)
3. No document relating to land other than a State Grant of land shall be registered
by the Registrar unless it is presented for registration by some person interested
thereunder or by a legal practitioner practising in Zambia and having an office or place of
business there.
(As amended by No. 65 of 1965)
Presentation of
documents relating to
land
3A. No document purporting to grant, convey, assign or dispose of land or any
interest therein (other than a State Grant or State Lease) shall be accepted for registration
by the Registrar unless it is accompanied by a form (in duplicate) set out in the Fourth
Schedule hereto duly completed by the person interested under the document or by a
legal practitioner practising in Zambia and having an office or place of business there.
(As amended by S.I. No. 100 of 1973)
Documents to be
accompanied by a
form in duplicate
4. No document relating to land shall be registered unless all documents
necessary for deducing title to such land have been previously registered.
Documents for
deducing title
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5. No document relating to land shall be registered unless and until the person on
whose behalf the document is presented for registration has produced to the Registrar
such of the prior registered documents concerning the title to the land as he is entitled by
law to possess or their absence has been accounted for to the satisfaction of the
Registrar.
Prior registered
documents
6. (1) The original and one copy or, in the case of documents to be registered in the
Township Lands Register or Lands Register, the original and two copies, shall be handed
to the Registrar when a document is presented for registration. The original shall be
returned to the person presenting it but the copy or copies shall be retained by the
Registrar for filing.
Form of documents
(2) The Registrar shall refuse to register any document of which the proper number
of copies is not handed to him and may refuse to register any document which does not
comply with the following requirements:
(a) the document shall be plainly written, printed or typed on foolscap paper
and shall not be a carbon copy;
(b) the copies for filing shall be plainly written, printed or typed;
(c) all alterations on the document or copies for filing shall be initialed by the
persons executing the document and by the witnesses to such execution;
(d) the upper half of the first page of any document shall be left blank for the
purpose of registry endorsements.
(As amended by No. 127 of 1943 and No. 247 of 1968)
7. When two or more pieces of land, which have no common boundary line, are
transferred to one and the same transferee, a separate diagram or sketch plan, as the
case may be, shall be prepared of every one of such pieces of land, but in case of
partition among joint owners, such pieces of land may be shown on one diagram or sketch
plan, as the case may be, when the following conditions are simultaneously fulfilled:
(a) the several pieces of land transferred must all be parts of a property
represented on one and the same original diagram or sketch plan; and
(b) the figures representing the several pieces of land transferred must be
shown in their true relative positions, and the size of the paper on which the
diagram or sketch plan is drawn must not be excessively increased thereby.
(No. 213 of 1954)
Sketch plans of
several pieces of land
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8. When a document relating to land is presented for registration, such document,
if it relates to part of a piece of land to which a prior registered document relates, shall not
be registered unless and until such prior registered document has been produced to the
Registrar and endorsed by him with a memorandum containing short particulars of the
document presented for registration, and the geometrical figure representing such part of
the piece of land has been defined by the Surveyor-General upon the diagram annexed to
the prior registered document showing the boundaries of the part of the piece of land to
which the document presented for registration relates and the numerical extent of such
part.
(As amended by No. 86 of 1957, No. 71 of 1962 and No. 79 of 1963)
Subdivisions to be
endorsed on prior
documents
9. All documents for registration shall be lodged in the Registry on any day except
Saturday or Sunday or a public holiday between the hours of 9:00 a.m. and 12:30 p.m.
(No. 219 of 1969)
Time for lodging
documents
10. Upon every registration, entry, cancellation, certification or act done under the
Act and these Regulations, or upon the issue of any certified copy or duplicate of any
deed or other document, or for any certificate of official search or for any unofficial
inspection of the registers, the fees set out in the First Schedule shall be payable:
Prescribed fees
Provided that-
(a) fees shall not be payable in respect of-
(i) transactions and dealings attracting fees which, if paid, would be
paid out of the general revenues of the Republic;
(ii) mortgages to the State and discharges of such mortgages;
(iii) transactions and dealings attracting fees in respect of land acquired
by the Government of the United Kingdom;
(b) where the Minister so authorises, any fees payable in respect of any
document required to be registered to effect the amalgamation of any
company or association or body of persons, whether corporate or
unincorporate, with any other company or association or body of persons,
whether corporate or unincorporate, shall be reduced by fifty per centum or
such greater per centum as the Minister may specify in the said authority.
(No. 225 of 1959 as amended by No. 71 of 1962, No. 274 of 1964 and No. 65 of 1965)
11. (1) If any deed conferring title to land or any mortgage deed is lost or destroyed
and a copy thereof certified by the Registrar is required for any purpose, the holder of the
title to such land under such deed or the mortgagee, as the case may be, or a duly
authorised agent of such title-holder or mortgagee, may make written application to the
Registrar for such copy. The application must be accompanied by an affidavit describing
the deed and stating that it is not being held by some other person but that it has been lost
or destroyed and that diligent search has been made for it without success, and, where
possible, setting out the circumstances of its loss or destruction.
Lost documents
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(2) The Registrar may, if he is of opinion that corroborative evidence of the loss or
destruction is necessary, request such evidence either from the applicant or from any
person in whose custody the deed may have been prior to its loss or destruction.
(3) The applicant shall also insert once in the Gazette and once in a newspaper
circulating in Zambia a notice in the form set out in the Second Schedule.
(4) The applicant shall lodge with the Registrar the application, the affidavit and a
copy of the issue of the newspaper in which the notice appeared and shall inform the
Registrar of the number and date of the Gazette in which the notice was published.
(5) After the expiration of the time mentioned in the notice, the Registrar shall, if he
is satisfied that no good reason to the contrary exists, issue the certified copy required:
Provided that no such copy shall be issued until the Registrar has searched the
registers and ascertained that there is no record of the alienation of the property by the
person by whom or on whose behalf the application is made.
(6) If a copy of any deed issued to serve as an original is itself lost or destroyed, the
Registrar may, subject to the fulfilment of the conditions prescribed in this regulation,
issue a further copy to serve as the original:
Provided that the notice prescribed by sub-regulation (3) shall be headed "Lost Copy
of Lost (here describe the deed)".
(7) In the event of the title-holder or mortgagee of land under the lost or destroyed
deed being deceased, bankrupt or a lunatic, or in the event of his having made an
assignment of his estate for the benefit of his creditors, the application and affidavit may
be made by the person legally entitled to administer the estate.
(As amended by No. 65 of 1965)
12. (1) Copies of deeds conferring any title to land or to any interest in land or of
mortgage deeds, which are required for information only or for judicial purposes, may be
issued on the application of any person and the words "Issued for information only" or
"Issued for judicial purposes only", as the case may be, shall be written or stamped on the
face of every copy so issued.
Copies for information
(2) If a certified copy of any document other than the documents specified in
sub-regulation (1) is required by any person, the same may be obtained on application to
the Registrar.
(As amended by No. 225 of 1959)
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13. (1) Every requisition for an official search shall be in the form set out in the
Third Schedule, and every certificate of an official search shall contain the following
information concerning every entry appearing in the register in respect of which the search
is being made:
Official search
(a) the date of the document;
(b) the names of the parties;
(c) the nature of the document;
(d) the registered number;
(e) the date of registration;
(f) a description of the property.
(2) A record of every certificate of official search issued shall be kept in the office of
the Registrar.
(3) No requisition for an official search shall refer to more than one piece of land and
no certificate of official search shall be issued in respect of more than one piece of land.
(As amended by No. 21 of 1941, No. 225 of 1959 and No. 71 of 1962)
14. Any document which has been registered in Zambia prior to the
commencement of these Regulations, in accordance with the provisions of any written law
in force in Zambia at the time of such registration, shall be deemed to have been properly
registered in accordance with these Regulations.
(As amended by No. 65 of 1965)
Saving
FIRST SCHEDULE
(Regulation 10)
PRESCRIBED FEES
PART I
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A person shall pay for each registration of a document made under section four or eight in-
(a) the Lands Register; or
(b) the Common Leasehold Register;
the fees payable in accordance with the following categories:
CATEGORY I
The Lands and Common Leasehold Register
The fees for documents relating to State leases, assignments, transfers, sub-leases for the whole
term except for the last specified days in the sublease and other similar documents shall be at the
rate of one per centum of the value of the property:
Provided that the minimum fee shall not be less than one hundred and eleven fee units and the
maximum fee payable shall not be more than three thousand fee units.
NOTE 1-VALUE
(a) The value of the property shall be ascertained by the Registrar at such sum as the
property would in the opinion of the Registrar, fetch if sold or mortgaged; and as
evidence of such value the Registrar may require a statement in writing signed by the
applicant or the applicants or his lawyer or by any other person who, in the Registrar's
opinion, is competent to make such a statement.
(b) Where, in the case of a transfer, not made for valuable consideration by a registered
owner, it is shown, to the satisfaction of the Registrar, that such registered owner held
the property only as a trustee and that the transfer is to a person to hold as a new
trustee, the fee on the transfer shall be the minimum fee.
NOTE 2-CO-OWNERS
(a) In a transaction relating solely to the estate of a person entitled as a tenant in common or
a joint tenant, the fee on that transaction shall be assessed on the value of the person's
estate.
(b) Where persons registered as co-owners of land transfer estates in land to themselves,
the fee on such transfer shall be the minimum fee.
(c) Where a registered owner transfers such owner's estate to himself or herself and another
as co-owners, the fee on such transfer shall be assessed on the value of the property
passing to the other person.
CATEGORY II
The fee for documents relating to mortgages, charges, further charges, guarantees, covenants,
floating charges and similar documents shall be at the rate of one per centum of the amount of
money secured or guaranteed:
Provided that the minimum fee shall not be less than one hundred and eleven fee units and the
maximum fee shall not exceed three thousand fee units.
NOTE-ADDITIONAL OR SUBSTITUTED SECURITY OR GUARANTEE
A fee for the registration of a charge or mortgage for payment of money by way of additional or
substituted security or by way of guarantee shall be as specified in Category II on the amount
secured or guaranteed.
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CATEGORY III
The fee for documents relating to leases, subleases or argreement for leases or subleases and
other similar documents for a short-term period shall be at the rate of one per centum of the annual
rent:
Provided that the minimum fee shall not be less than one hundred and eleven fee units and the
maximum fee shall not exceed three thousand fee units.
NOTE:
(a) A combined fee shall be payable under Category III, on the amount of the annual rent
and under Category I on any money made by the lessees or sub-lessees as part of the
same transaction by way of a fine, premium or otherwise.
(b) The annual rent shall be the largest ascertainable amount of annual rent reserved.
CATEGORY IV
Transaction Fee Units
1. Any entry or cancellation on a register made pursuant to a Court Order 58
2. Transmission on the death of a joint tenant 58
3. Entry of notice of death of a registered owner with particulars of
representation 58
4. Entry or cancellation of any notice 58
5. Registration of any notice of the existence of any burden 58
6. Entry of an appurtenant 58
7. Correction of a register in accordance with subsection (2) of section
eleven, of the Act except where the correction relates to an incorrect
entry or omission from the register in consequence of an error made in
the Lands and Deeds Registry in which case no fee shall be payable 300
8. Entry or cancellation of a notice of deposit of Certificate of Title or sublease 58
9. Entry or withdrawal of a Caveat where the interest shown is that of:
(a) intending purchaser, transferee or other such similar interest; or 280
(b) intending mortgagee, trust, beneficiaries and any other interest
not included in (a) above 111
10. Any entry or cancellation on a register not otherwise provided
for in this Schedule 58
PART II
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The fees charged under this Part shall apply in respect of:
(a) the Lands Register; and
(b) the Common Leasehold Register.
Transaction Fee Units
1. Preparation and issue of a certificate of title 111
2. Preparation and issue of a provisional certificate of title 84
3. Registration of a certificate of title 28
4. Registration of a provisional certificate of title 28
5. Certifying a copy of any printed state consent granted, printed surrender
to the President or other similar document 28
6. Certifying a copy of any other document 28
7. Making a certified copy of any registered document, for a copy of each
page of the document 28
8. (a) Issuance of duplicate certificate of title 280
(b) Copy of each page of a document attached to the Certificate of Title
referred to in paragraph (a) 28
9. Issuance of certified copy of any document in accordance with
regulation II, for a copy of each page of such document 28
10. Personal search and examination of entries in a specified folio 28
11. Personal search and examination of index of names 28
12. Making available a computer printout of entries in a specified folio 100
13. Official search in respect of entries in a specified folio including
certificate of the result of search 140
14. For every entry in the register recorded on the certificate of the official search 10
15. Official search in the index of names, including certificates of the result of
such search 28
16. For every registration, entry, cancellation, certificate of act done in the
Registry, or a District Registry, not being any of the matters or things
mentioned above 56
PART III
Transaction Fee Units
Registration of a Bill of sale 40
PART IV
The fee payable for each registration of document made under section ten of the Act relating to a transaction in the
Miscellaneous Register shall be as follows:
Fee Units
(a) for each registration 114
(b) making certified copy of any registered document, for a copy of each
page of the document 28
(c) for each registration of debentures and other similar documents calculated
in accordance with Category II, of Part I, of this Schedule.
(As amended by Act No. 13 of 1994)
SECOND SCHEDULE
(Regulation 11)
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APPLICATION FOR CERTIFIED COPY OF LOST DEED
LOST (here insert description of the deed)
NOTICE IS HEREBY GIVEN that I intend applying for a certified copy of (here insert description of the deed) No.
.................... dated ................................................. passed by (here insert the name of the person, if any, passing the
deed, and if none omit the word "by"), in favour of (here insert the name of the person in whose favour the deed was
passed) in respect of certain (here insert a description of the property). All persons hav-ing objection to the issue of such
copy are hereby required to lodge the same in writing with the Registrar of Deeds within thirty days from the date of the
publication of this notice.
Dated at .................................. this ........................................... day of ..................................................................... 19........
..........................................................................................
Applicant or his attorney or agent
THIRD SCHEDULE
(Regulation 13)
REQUISITION FOR OFFICIAL SEARCH
I require an official search to be made in the Deeds Registry for all entries of any
matters or documents whereof entries are required or allowed to be made in the Registry,
relating to the following:
(a) A piece of land
(b) In the name of
REQUISITION NO.
Such search to give entries appearing in the (c) Register commencing with a document dated
the .................................. day of .................................. 19.......... made between (d)
.........................
Dated the ............................... day of ...............................19.......................................................
Fully describe the
property. (a) and (b)
strike out as may be
necessary. (c) insert
which Register. (d)
here state parties.
................................................................................................
Applicant
(As amended by No. 65 of 1965)
FOURTH SCHEDULE
(Regulation 3A)
To be submitted in duplicate
The Lands and Deeds Registry Act
IMMOVABLE PROPERTY TRANSACTION FORM
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1. Type of Transaction: 2. Date of Document :.........................................................................
Conveyance/Assignment/Lease*
__________________________________________________________________________________________________
3. Transferor:
Full Names: ......................................................................................................................................................................
Postal Address: ................................................................................................................................................................
Residential Address: ........................................................................................................................................................
__________________________________________________________________________________________________
4. Transferee:
Full Names: ......................................................................................................................................................................
Postal Address: ................................................................................................................................................................
Residential Address: ........................................................................................................................................................
........................................................................................................................................................
__________________________________________________________________________________________________
5. Property:
Province: .......................................... Town (or nearest Town): .......................................................................................
Farm/Stand/Plot/No.* ......................................................................... Area: ................ acres/hectares/sq. ft/sq. metres*
Address: (Number, Street and Area of Town): ..................................................................................................................
Brief Description (i.e. nature of improvements): ................................................................................................................
..........................................................................................................................................................................................
..........................................................................................................................................................................................
Total Rateable Value: K................. Land: K................. Improvements: K ................
(if any)
__________________________________________________________________________________________________
6. Interest Transferred or Created:
*(i) Freehold Conveyed ..............................................................................................................................................
*(ii) Leasehold Assigned of ...................................................................... Years from ...............@ K................. p.a.
*(iii) Lease Granted of ............................................................................................. Years from .................................
__________________________________________________________________________________________________
7. Consideration for this Transaction:
*(i) Capital Payment now K..................... (in words) .................................................................................................
..............................................................................................................................................................................
*(ii) Mortgage Debt to Transferor Created K............. (in words).................................................................................
..............................................................................................................................................................................
*(iii) Rent Reserved K.................. p.a. (in words) .......................................................................................................
..............................................................................................................................................................................
*(iv) Any other (debt released, terms surrendered, land exchanged, royalty, etc.)
..............................................................................................................................................................................
..............................................................................................................................................................................
__________________________________________________________________________________________________
8. Minor Interests:
..............................................................................................................................................................................
..............................................................................................................................................................................
..............................................................................................................................................................................
__________________________________________________________________________________________________
9. Person or Solicitors Registering Transaction:
Name: ..................................................................................................................................................................
Address: ..............................................................................................................................................................
..............................................................................................................................................................................
Capacity: ..............................................................................................................................................................
*Delete as applicable
For Official Use only
Lusaka, ......................................, 197
Permanent Secretary ,
Ministry of Lands and Natural Resources
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(As amended by S.I. No. 100 of 1973)
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Endnotes
1 (Popup - Popup)
See the Bills of sale (Registration) Act (Cap. 1991).
