Uganda’s land sector has been rocked by a major corruption scandal following the interdiction of Mr. Baker Mugaino, the Commissioner for Land Registration in the Ministry of Lands, Housing, and Urban Development. On April 25, 2025, the Inspector General of Government (IGG), Hon. Beti Kamya Turwomwe, directed the Permanent Secretary of the Ministry, Mrs. Dorcas Okalany, to suspend Mugaino over serious allegations of land title fraud and abuse of office.
The IGG’s directive followed a search and seizure operation at Mugaino’s office on April 24, 2025, during which key documents were confiscated. The allegations against Mugaino include:
- Fraudulent Cancellation and Replacement of Titles: Genuine Certificates of Title were allegedly canceled and replaced with fake Special Certificates of Title.
- Arbitrary Lifting of Caveats: Caveats were reportedly lifted without proper procedures, facilitating unauthorized transactions.
- Issuance of Multiple Titles for Single Parcels: The creation of overlapping titles on the same piece of land was allegedly authorized.
- Illegal Issuance of Freehold Titles to Foreigners: Freehold titles were purportedly issued to foreign nationals without following legal requirements.
- Unlawful Conversion of Land Titles: Mailo and leasehold land titles were allegedly converted into freehold titles without the necessary statutory processes, such as public hearings and court decisions.
These actions have reportedly led to widespread land disputes, dispossession of rightful landowners, and public outrage.
The IGG’s intervention highlights the systemic issues within Uganda’s land registration system, where corruption and mismanagement have long undermined public trust. Land-related complaints constitute a significant portion of cases reported to the IGG, with land fraud being a prevalent concern.
The suspension of Mugaino is part of a broader effort to restore integrity and accountability in the land sector. The IGG has vowed to pursue a thorough investigation into the allegations and take appropriate action against any officials found culpable.
The IGG’s directive is grounded in the Constitution of Uganda and the Inspectorate of Government Act, which empower the office to investigate and take action against public officials implicated in corruption and misconduct. The Permanent Secretary is expected to report back to the IGG within seven days regarding the implementation of the interdiction.
As investigations continue, stakeholders in Uganda’s land sector are closely monitoring developments, hoping that this case will serve as a deterrent to corruption and a catalyst for reform in land administration practices.
