Caveat (notice of caveat) template (Uganda)
In brief
A precedent notice of caveat lodged at the land registry to protect a claimed interest in registered land.
When to use this
When you claim an interest in land and need to stop the registrar dealing with it pending resolution.
When a bespoke document is needed instead: Where you have no genuine interest — a baseless caveat risks a compensation claim.
The template
A precedent only. Replace every [PLACEHOLDER] with your own details; it contains no real party data. Have it reviewed before use.
Heading
NOTICE OF CAVEAT
(Under section 123 of the Registration of Titles Act, Cap. 240)
To the registrar & land
TO: The Commissioner Land Registration / Registrar of Titles, [ZONAL OFFICE].
IN THE MATTER of land comprised in [TENURE] Register, Block [BLOCK] Plot [PLOT] at [LOCATION], measuring [AREA], registered in the names of [PROPRIETOR] (“the Land”).
1. The caveator
1.1 I, [CAVEATOR FULL NAME], (NIN [NIN]) of [ADDRESS], am the caveator.
2. Nature of the interest claimed
2.1 I claim an estate or interest in the Land as [state precisely — e.g. purchaser under a sale agreement dated [DATE] / beneficiary under the estate of [DECEASED] / equitable mortgagee / spouse claiming family land].
2.2 The facts giving rise to my interest are set out in the statutory declaration accompanying this caveat.
3. Prohibition
3.1 I FORBID the registration of any person as transferee or proprietor of, and the registration of any instrument affecting, the said estate or interest in the Land, until this caveat is removed, withdrawn or lapses by law.
4. Address for service
4.1 My address for service of any notice relating to this caveat is [ADDRESS / email] in Uganda.
5. Verification & execution
5.1 Dated this [DATE]. Caveator: ____________
5.2 Supported by the statutory declaration of the caveator sworn before a Commissioner for Oaths and lodged with this caveat.
Drafting notes
- Nature of interest
- State the interest precisely (e.g. purchaser, beneficiary, lender, spouse) — you must have a genuine, claimable interest (RTA s.123).
- Supporting declaration
- Attach a statutory declaration verifying the facts of your interest; a bare caveat without support is weak.
- Address for service
- Give an address in Uganda for service of notices about the caveat, so a removal application reaches you.
- Lapse & renewal
- Diarise the 60-day window after a removal application is served; the same person cannot simply re-lodge the same caveat.
- No reasonable cause
- Do not lodge without a real interest — a caveat lodged without reasonable cause attracts compensation (RTA s.126).
Execution requirements
- Sign the caveat and support it with a statutory declaration before a Commissioner for Oaths.
- Lodge it at the Zonal Land Office for the area; while in force the registrar will not register dealings with the caveated interest (RTA s.125).
- Diarise the 60-day lapse after any removal application is notified (RTA s.124); the same person cannot simply renew it.
- A caveat lodged without reasonable cause attracts compensation (RTA s.126) — lodge only on a real interest.
Governing law & citations
Governed by the Registration of Titles Act, Cap. 240 (2023 Revision), ss.123–126.
- Registration of Titles Act, Cap. 240 (2023 Revision) — ss.123, 124, 125, 126.