How to run an official UgNLIS title or parcel search, what fees and caveats mean, and how that differs from Eyemoved’s cadastral map and listing verification.
Overview
This page answers common questions about official land-title searches in Uganda. Those searches run on the government UgNLIS system, not on Eyemoved.
Eyemoved’s Uganda cadastral map, listing pins, and verification badges are a separate product. They do not replace a UgNLIS search letter or legal advice. For how the map and badges work on Eyemoved, see [Uganda cadastral map, zone listings & verification](/help/searching/uganda-land-verification-cadastral).
The process
Each milestone stands on its own—follow in order, or skip ahead when you already know the basics.
Use the Uganda National Land Information System (UgNLIS), operated by the Ministry of Lands, Housing and Urban Development (MLHUD).
1. Open the official portal at [ugnlis.mlhud.go.ug](https://ugnlis.mlhud.go.ug/), or the MLHUD mobile app if you use it.
2. Create an account (email, phone, and a NIN or TIN), then confirm it.
3. Add credit to your UgNLIS wallet with mobile money or a card.
4. Choose a Title search when you have Volume and Folio from the certificate, or a Parcel search when you have County, Block and Plot.
5. Enter the details carefully, submit, and download the PDF search letter when UgNLIS issues it.
Eyemoved does not run this search for you and does not issue the search letter.
MLHUD sets the fee. UgNLIS takes it from your prepaid wallet when you submit. The amount can change, so check the current figure on the [MLHUD documents and fees page](https://mlhud.go.ug/documents/) or inside the UgNLIS portal before you pay.
Eyemoved does not collect this ministry fee and does not publish a price here.
Treat the seller’s paper duplicate certificate as a claim, and a current UgNLIS search letter as the registry extract for that moment.
Check that Volume and Folio, the registered proprietor’s name, the plot description, and the area agree. Look at physical security features (for example watermark and serial numbering) against current MLHUD certificate format.
A mismatch is a reason to stop and instruct a conveyancer. Eyemoved cannot certify that a paper title is genuine.
Browsing Eyemoved listings and the [Uganda cadastral map](/uganda/cadastral-map) is free. That is not a certified registry search.
The official search letter used in conveyancing is issued through UgNLIS and is charged to your wallet. There is no free Eyemoved shortcut that replaces that letter.
A caveat is a notice lodged by someone claiming an interest in the land. While it remains, the Registrar typically will not register a transfer or other dealing on that title.
Clearing a caveat is usually done by the holder withdrawing it, or by an application to the Registrar (and, if needed, a court). This is not a do-it-yourself process. Instruct a qualified conveyancer.
This answer is general information, not legal advice.
Often the land can still be sold, but only if the charge is paid off and released at or before completion. Your conveyancer should obtain a redemption figure from the lender and confirm how the discharge will be lodged with the transfer.
Do not complete while the mortgage remains uncleared. Get professional advice for the specific title.
Do not exchange funds. Instruct a conveyancer.
The cause might be a registry data error or a forged duplicate. Until that is resolved, do not treat an Eyemoved Verified badge on a listing as fixing the mismatch.
| What you see | What it means |
| --- | --- |
| UgNLIS search letter | Official extract from the Land Register (proprietor, encumbrances, lodged instruments at search time). |
| Eyemoved cadastral map | Ministry Zonal Offices, cadastral zones, and listing pins. Helps you find and place listings — not proof of ownership. |
| Eyemoved verification badge | An Eyemoved admin review of a listing (Verified, Pending, or unverified). Separate from a search letter you download yourself. |
A listing can sit correctly on the zone map and still be unverified. A Verified badge is not a substitute for your own UgNLIS search or a conveyancer’s due diligence.
On an eligible Uganda land detail page, Request Verification opens `/uganda/land-verification/[propertyId]`. That form asks Eyemoved admins to review title details for the listing. When they complete it, the public badge can turn green.
That workflow is Eyemoved listing verification. It is not the same as you logging into UgNLIS, paying the ministry fee, and downloading a search letter for your own conveyancing file.
If you are buying, still run (or ask your conveyancer to run) a current UgNLIS Title and, where useful, Parcel search, and compare the letter to the duplicate certificate.
This article is not legal advice. For caveats, mortgages, mismatches, or any uncertainty, instruct a qualified conveyancer in Uganda before exchanging contracts or funds.
Any questions? Our team is ready to help you find the right answer.
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