Land Owners in Trouble with Bank Loans After Title Transfer Freeze
Frustration is brewing among property owners in Mukono Municipality as they grapple with the ramifications of an extended freeze on land title transfers. For the past two years, the ministerial zonal offices (MZO) in Mukono have imposed a sweeping halt on all land transactions within the major blocks of the central town due to concerns over dubious land dealings.
This prolonged suspension has significantly hindered property owners’ access to bank loans, exacerbating the financial strain on those dependent on the fluidity of land transactions. The affected blocks include numbers 190, 193, 107, and the later block 530, which encompasses the central business area. Property owners in Mukono are struggling to get bank loans because they can’t use their land titles as collateral. Without the ability to transfer these titles, banks see them as useless.
Wilson Muzzanganda, who owns Muzza Buildings in Mukono, says he’s now required to provide a lot of additional paperwork to secure loans. He points out that although his properties are in a prime business area, the restrictions on land transactions are making it hard for him to use them as loan security. “Our properties are located in the central business area, but it is currently affected by the restrictions on land transactions yet it is these properties we use as security in banks to secure loans,” he said.
Samuel Kasasa, who owns Unique Garments along the Kampala-Jinja Highway, was in the process of correcting mistakes made during the registration of his land title when the restrictions were imposed. He was mistakenly advised by land brokers to get a freehold title for Mailo land instead of a lease from the Buganda Land Board.
Similarly, Ronald Kyesswa faces difficulties because of an overlaid title from a neighboring developer. His title now has legal issues that are difficult to fix due to the transaction freeze, making it almost impossible to use as loan security. Stephen Ndegeya, the Senior Staff Surveyor at MZO-Mukono, acknowledges the frustration of landlords and the community. He explains that the halt in land transactions was meant to address the problems caused by fraudulent land dealings once and for all.
In Mukono, land issues like double titling, overlapping titles (where titles extend beyond their actual boundaries), unregistered leases on Mailo land, and freehold titles on Kabaka’s land are common problems. Ndegeya says they have put together a report that addresses these challenges and is now discussing it with all relevant parties to ensure smooth implementation.
The report reveals that four major blocks in Mukono have a total of 4,004 titles, categorized into public, Mailo, freehold, and leasehold. It also highlights issues like double titles, titles with missing data, and titles without associated plots. Doreen Tumushabe, Principal Assistant Secretary at MZO-Mukono, assures that efforts to correct these errors will be completed by November this year, allowing land transactions in Mukono to resume. She urges all stakeholders to assist in the process when contacted to help speed things up.
To support the process, Fatumah Ndisaba Nabitaka, the Mukono Resident District Commissioner, says her office was informed about the ongoing process intended to rectify the matter of land ownership in Mukono town. She notes that currently, they are not allowing any demolition and evictions until the ongoing process is completed by the lands office. She also requested that the lands office include blocks comprising the Namanve industrial area since it faces similar challenges.
Mukono District Chairperson, Rev. Peter Bakaluba Mukasa, is excited about the developments, saying they will help solve challenges of ownership. “As the chairperson but also as a landlord, I am so happy about this move. For your information, I have a building on plot 1, block 530, but someone also produced a second title on the same block. So if a public hearing is yet to be done, I am sure I will regain full control. I am just surprised if it happens to me, the chairperson, what about the other common people?” Rev. Bakaluba said.
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Ugandan Citizen Abducted, Held in Secret Detention for Three Months, Sparks Outrage and Calls for Justice
A disturbing new case of unlawful detention has surfaced, highlighting the ongoing human rights crisis in Uganda. A Ugandan citizen was reportedly abducted and held in a secret facility, known as a “safe house,” for three months, only to be released without charge or explanation. This incident, reported by NTV Uganda, has sparked widespread condemnation and renewed calls for accountability regarding human rights abuses in the country.
While the details surrounding the abduction remain unclear, reports indicate that the individual was taken without due process and held incommunicado—an action that has long been condemned by human rights organizations. The victim’s release, with no charges filed and no clear justification, has angered activists and citizens, who view this as yet another case of egregious abuse of power by the state.
“This is a recurring pattern,” said one human rights activist. “Abductions, secret detentions, and unexplained releases have become all too common in Uganda. These acts violate fundamental human rights and erode public trust in the justice system.”
The use of “safe houses,” unregistered detention facilities reportedly operated by security forces, has been a focal point in numerous allegations of torture and illegal imprisonment. Despite repeated calls from both local and international organizations for their closure and accountability for those involved, little action has been taken to address these violations.
This case underscores the urgent need for reform within Uganda’s security apparatus and greater accountability for human rights abuses. Observers hope that drawing attention to these injustices will spur concrete action to bring those responsible to justice and ensure the protection of basic human rights.
As frustration mounts, calls for both domestic and international pressure to hold the government accountable for such crimes grow louder. “One day, there must be accountability for all these crimes against our people,” stated one social media user, reflecting the sentiments of many Ugandans.
National Unity Platform (NUP) President Robert Kyagulanyi has accused Ugandan security forces of using excessive force to disrupt a planned NUP gathering. The allegations were detailed in a statement shared on Twitter, following an event held to honor children of NUP supporters who were killed, disappeared, or detained for their political beliefs.
According to Kyagulanyi, security personnel, under the command of an officer identified as Asiimwe, carried out a preemptive operation early in the morning upon learning of the NUP’s plans. The forces allegedly stormed the premises, arrested workers, and deployed tear gas to disperse those present.
“The criminals under the command of one Asiimwe deployed early morning, arrested our workers, and threw tear gas into our premises. They’ve cordoned off the premises and blocked all people from accessing the place,” Kyagulanyi wrote.
Among those reportedly arrested were Saava Peter, Mudenya Samson, and Turyasingura Samson. Kyagulanyi claimed the detained workers were subjected to beatings and interrogated about their political affiliations, with security operatives labeling them as terrorists.
“These JATT operatives asked the workers who they support politically, branding them terrorists and criminals—their only crime being that they work with us. You can imagine the indignity!” Kyagulanyi lamented.
This incident adds to the growing tension in Uganda’s political climate, where opposition parties frequently accuse the government of stifling dissent. Despite the challenges, Kyagulanyi ended his statement with a message of defiance and optimism, proclaiming, “UGANDA WILL BE FREE.”
NUP Gathering Disrupted: Kyagulanyi Alleges Security Force Harassment and Arrests
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Sudan Demands Apology from Uganda Over Army Chief Muhoozi Kainerugaba’s Threat to Invade Khartoum
Sudan has demanded an official apology from Uganda over “offensive and dangerous” comments made by the chief of Uganda army staff, who threated to invade Khartoum, the Sudan Tribune has reported.
General Muhoozi Kainerugaba, son of Ugandan President Yoweri Museveni and CDF of the Ugandan army, posted two comments on the X platform on Tuesday in which he threatened “to capture Khartoum” with the support of the US President elect Donald Trump after he takes office. The posts were deleted later.
“The government of Sudan demands and official apology from the Ugandan government for the offensive and dangerous comments of the army commander,” Sudan’s foreign ministry said in a statement that the Sudan Tribune said it has seen.
Sudan Demands Apology from Uganda Over Army Chief Muhoozi Kainerugaba’s Threat to Invade Khartoum