Korwa v Pusikwang & 4 others (Environment and Land Case 61 of 2018) [2025] KEELC 7916 (KLR)
The bottom line
#Kenya's Environment and Land Court fixed wrong land boundaries caused by a registration mistake, but rejected the ownership claim based on long occupation.
What this practically means
#Executive summary
#Key legal issues
#Whether a mistake or error was proved in the mapping and registration of parcels 490 and 558
Yes. The government surveyor's unchallenged evidence established that the RIM does not conform to the ground position; both parties occupy parcel 558, and the register requires rectification under Sections 79 and 80 of the Land Registration Act.
DW3, the County Surveyor, visited the locus and found the plaintiff occupying about 62.8 acres of parcel 558 on the lower side, while the record placed parcel 490 across the river where parcel 435 lies. His findings were not challenged under Section 79 of the Land Registration Act, and the 2nd–5th defendants admitted the errors. Section 80 empowers rectification where registration was made through mistake. The court found the mismatch between records and ground locality proved and ordered alignment.
Whether the plaintiff proved adverse possession
No. The claim fails for want of animus possidendi, non-elapsement of 12 years, presumed permissive entry between close relatives, and improper procedure.
Adverse possession requires open, actual, hostile, continuous and uninterrupted possession for 12 years with knowledge of the true owner. The plaintiff only learned in 2018 that he occupied parcel 558 and not his parcel 490, so time could not run against a possessor who believed himself owner. Both parties are first cousins, and permissive entry by close relatives raises a rebuttable presumption of consent which the plaintiff did not rebut. Further, the claim was brought by plaint, not originating summons under Order 37, and cannot be pleaded together with fraud.
Whether the survey report of DW2 (private surveyor) could stand
It was discounted because he was not a licensed surveyor and his report did not comply with the Survey Act and Survey Regulations.
Expert evidence under Section 48 of the Evidence Act must come from a qualified, independent expert. DW2 admitted his credentials were not attached and that he was not a licensed surveyor; his photographs lacked certificate of electronic production. The court held only a licensed surveyor can undertake such survey works and competently testify, and preferred the County Surveyor's report.
Legal principles established
#- Once title deeds are issued for land after adjudication, the land becomes titled land and post-registration disputes fall outside the Land Adjudication Act and are governed by the Land Registration Act.
- Under Sections 79 and 80 of the Land Registration Act, the court may order rectification of the register and amendment of the RIM where a registration was obtained or made through mistake.
- Adverse possession and a claim disputing the validity of the registered title (fraud) are mutually exclusive causes of action that cannot co-exist in the same suit.
- Permissive entry by a close relative raises a rebuttable presumption of consent, and the burden of proving absence of permission lies on the relative claiming adverse possession.
Court orders
#- 1.An order directing the Land Registrar, West Pokot, to cancel the 1st defendant's title deed for West Pokot/Chepareria/558 and issue two separate titles, one capturing the deceased plaintiff's acreage and the other capturing the 1st defendant's acreage.
- 2.An order directing the County Surveyor, West Pokot, to amend Sheet Nos. 40 and 41 Chepareria Adjudication Section by removing the ground for Title No. 490 from Sheet Map No. 41 and placing it on Sheet No. 40, particularly on the ground currently occupied by the deceased plaintiff under Sheet No. 40, which was its original position.
- 3.An order directing the Land Registrar, West Pokot County, to issue a new title deed No. 490 in the deceased plaintiff's name as per the acreage currently occupied by him on the ground, according to the County Surveyor's findings, and to recall and cancel Title No. West Pokot/Chepareria/558 and issue a new title deed measuring 62 acres as forming part of title No. 558 in the name of the deceased plaintiff.
- 4.Each party is to meet its own costs.
- Jurisdiction invoked
- Original jurisdiction of the Environment and Land Court over land disputes ( Land Registration Act, Land Adjudication Act, Limitation of Actions Act); no specific constitutional provision invoked
Key timeline
#Practical implications
#Frequently asked questions
#Cite this brief
#Cite this brief
Caselaw, "Korwa v Pusikwang & 4 others (Environment and Land Case 61 of 2018) [2025] KEELC 7916 (KLR)", Case Analysis (2025). Not stated in the judgment as provided. Source: https://new.kenyalaw.org/akn/ke/judgment/keelc/2025/7916/eng@2025-11-12
Suggested citation format for research notes or client memos. Always verify the original judgment before relying on any point.