ASSAFIYYAH REALTY

What makes a safe remote purchase

• Verified property with a clean title and mapped access road
• Independent checks by a licensed surveyor and a law firm
• Funds held safely in a client account or escrow until conditions are met
• A clear paper trail from offer to registration in your name

Keep those four points in mind as you go through the steps below.

The 12-step diaspora buyer checklist

1. Define the brief
   Your budget, district, plot size or apartment type, and timeline. Share any must-haves such as tarmac access, utilities, or lake view.
2. Shortlist verified options
   We send photos, maps and a quick due-diligence note for each listing. Remove anything with unclear access or messy paperwork.
3. Remote viewings
   Live video of the site, beacons, road access, neighboring uses, and a 360 scan where possible. For apartments, include lifts, parking and common areas.
4. Initial checks
   Request a copy of the title and survey map. Confirm Block and Plot or Lease details exactly as written.
5. Offer with conditions
   Put your offer in writing with a deposit that is conditional on a clean title search, survey confirmation and delivery of signed transfer documents.
6. Title search at the land office
   A lawyer requests an official search for ownership and encumbrances. If a caveat or mortgage appears, restructure or walk away.
7. Licensed surveyor on site
   Re-open beacons, measure size, confirm the mapped access road, and check for overlaps. For estates, confirm the road reserve.
8. Power of Attorney (if you will not travel)
   Appoint a trusted person or your lawyer to sign locally on your behalf. See the notes below.
9. Sale agreement
   Prepared by a Ugandan law firm. It should define the price, payment schedule, documents to be delivered, handover, and what happens if a condition fails.
10. Secure payments
    Route deposit and balance through the law firm’s client account or agreed escrow. Payments are released only after named documents are delivered and verified.
11. Transfer and registration
    The law firm files transfer documents, pays statutory fees, and tracks registration to completion. You receive the new title or a certified register extract while the physical title is issued.
12. Handover and after-sale
    Collect possession, meter changes, fencing plan, and if you want it, ongoing property management for rentals or caretaking.

Power of Attorney basics for diaspora buyers

• When to use it
  If you cannot travel for signing, filing or collecting documents, a Power of Attorney allows a named attorney to act for you within a clear scope.
• What to include
  Your full details, the property references, what the attorney may sign or collect, how funds are handled, and when the authority ends.
• Execution and verification
  Sign properly under your country’s rules. Your Ugandan lawyer will advise on any notarization or consular steps so the document is acceptable for registration.
• Risk control
  Limit the scope to this transaction only. Keep payments in a client account controlled by the law firm, not by your attorney personally.

Safe money flow that protects you

• Never send deposits to private accounts.
• Use a law firm client account or regulated escrow named in the agreement.
• Tie each payment to a document or milestone. Example: deposit released after the seller signs transfer forms and a clean search is on file.
• Keep copies of all receipts and bank slips. Match amounts to the agreement.

Documents you should see

• Title or register printout with the same Block and Plot as on the survey map
• Seller ID or company documents and the board resolution to sell (for companies)
• Clean search result showing ownership and any encumbrances
• Surveyor report confirming beacons, size and access road
• For apartments: approved drawings, occupancy certificate, condo framework, service charge budget

Special notes for apartments and new developments

• Off-plan needs approvals, a clear payment schedule, a long-stop date for delivery, and a small retention after handover to fix snags.
• Ready units need the condo framework or a documented path to individual titles, plus an occupancy certificate.
• Always confirm parking allocation, meters, service charge and sinking fund.

Budgeting: beyond the purchase price

Plan for these extra items so you are not surprised:

• Official title search and certified copies where needed
• Surveyor fees for beacon re-opening or re-establishment
• Legal fees for agreement, transfer and filings
• Valuation and transfer fees charged during registration
• Bank or transfer costs for international payments
• Minor works after handover: fencing, gate, clearing or meter setup

We provide a written cost sheet before you commit.

Red flags to avoid

• The seller’s name does not match the registered proprietor
• No mapped access road on the survey plan
• Payments pushed to a personal account
• A caveat or mortgage on the title with no clear plan to discharge
• Title copy looks altered or numbers don’t match the search printout
• For apartments: no occupancy certificate, vague condo setup, or unclear service charge

If any appear, pause. Either fix the issue in the contract or walk away.

Sample remote timeline

• Week 1: Brief, shortlist, video viewings
• Week 2: Offer with conditions, law firm engaged
• Week 3: Title search and surveyor report
• Week 4: Agreement signing and deposit into client account
• Week 5–6: Transfer filing and statutory fees paid
• Week 7+: Registration confirmed, possession and after-sale steps

Timelines vary by office workload and the specifics of the property.

FAQs

Can I complete entirely online
Yes. Viewings by video, documents by email, signing via courier or e-sign where allowed, and a Power of Attorney for local filings.

How do I check if a title is genuine
Order an official search at the land office and compare it to the title copy. Use a licensed surveyor to confirm beacons and access on the ground.

What if I am buying with siblings or friends
Agree ownership shares and signing authority in writing. Your lawyer can reflect this on transfer documents.

What happens if an encumbrance appears after my offer
Keep your deposit conditional. Either the seller clears it before completion or the deal pauses with your funds still safe.

Work with Assafiyyah Realty

• Verified listings across Kampala, Wakiso, Entebbe, Mukono and more
• Official searches and licensed survey checks before any payment
• Payments routed through a law firm’s client account
• Clear cost sheet and regular updates until you hold the title
• Property management if you plan to rent the home or apartment