By Julius O K’Obado
The current development of residential houses in major urban areas is moving from individual units like bungalows and maisonettes to flats and apartments.
The latter are now coming up even in areas that had been zoned for low-density residential areas like Kileleshwa and Lavington estates in Nairobi.
This is due to rapidly escalating value of land and the ever-rising cost of building materials that make cost of housing far beyond reach of the majority in urban population.
Flats and apartments are advantageous in that several housing units can be put up on a small parcel of land thereby increasing the occupancy density and lowering the prices of the units to affordable levels.
Sectional Property Act of 1987 provides for division of buildings into units to be owned by individual proprietors and common property to be owned as tenants in common. It also provides for use and management of the units and common property and for connected purposes.
Registration of Sectional Property Titles is done under Registered Land Act Cap 300 Laws of Kenya. It is only applicable where the titles on which the building is erected are either freehold or leasehold with un-expired term of not less than 45 years. The boundaries of the parcel of land in question must be fixed to standards as per Survey Act Cap 299 of the Laws of Kenya.
On registration of the Sectional Property Plan, the register of the parcel described in plan is closed. A separate register for each unit is opened and a title deed issued in respect of each housing unit.
No title deed is issued to common property but upon registration of a Sectional Property Plan, a register is opened for the common property, which acts as a medium for recording such matters as the schedule of unit entitlement, the addresses for service of notices on the body corporate and alterations of by-laws.
Upon registration of a Sectional Property Plan, a corporation is incorporated by the act of registering the Sectional Property Plan and not by filing of any documents with the Registrar of Companies under the Company Act. It has perpetual succession and a common seal and is capable of suing and being sued in its corporate name. The body corporate does not hold the common property beneficially but only as an agent for the proprietors who constitute its ownership.