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Court of AppealPartially AllowedCivil Appeal No. 19 of 2018· [2025] KECA 524 (KLR)

Solomon Muniu Kabata v Eliud Ngugi Mbugua

Court of Appeal
21 March 2025
5,956 words in judgment
View original judgmentRead on Kenya Law Watch case
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The bottom line

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Kenya's Court of Appeal ruled that anyone claiming family land is held in trust must prove it with solid evidence—claims without proof will fail.

What this practically means

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Executive summary

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This was a second appeal, limited to matters of law, arising from succession proceedings over the estate of Kabata Munyuko, who died intestate in 2004. The dispute centred on whether LR No. Limuru/Rironi/T.190, registered in the deceased's name, was held by him in trust for the respondent Eliud Ngugi Mbugua and his cousins, nephews of the deceased. The trial magistrate found no trust and allowed distribution of the parcel to the deceased's sons. The High Court (Mulwa, J.) allowed the respondent's appeal, holding that proceedings before the Land Disputes Tribunal and a panel of elders showed the property was held in trust, and set aside the trial court's ruling. The Court of Appeal allowed the appellant's appeal. First, it rejected the appellant's jurisdictional challenge, holding under section 47 of the Law of Succession Act and its decision in Bena Nafula Makana that the succession court could conveniently determine the trust question. On the merits, the court held that the burden of proving a trust lay squarely on the respondent; a trust is never presumed except in absolute necessity. The elders' decision had in fact held the parcel should remain the deceased's as a gift (Uramati) under Kikuyu custom, and the Green Card showed the respondent's father and uncle had already inherited LR No. Limuru/Rironi/T.166 in 1979. The respondent conceded he had no evidence of the alleged gift from his grandfather. The court set aside the High Court judgment, reinstated distribution per the appellant's affidavit of 8th July 2014, and awarded the appellant costs.

Key legal issues

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01

Jurisdiction of the succession court to determine trusts and land ownership

Holding

The High Court sitting in succession proceedings has jurisdiction to determine whether a deceased person held property in trust; the appellant's contention that such issues are a preserve of the Environment and Land Court was rejected.

Reasoning

Section 47 of the Law of Succession Act confers on the High Court jurisdiction to entertain any application and determine any dispute under the Act. Rules 17, 40, 44 and 58 of the Probate and Administration Rules, together with rule 63(1) importing Civil Procedure Rules, show succession courts may deal with litigious and contentious matters, including questions of trust. Whether an issue can be conveniently determined in succession proceedings is not a question of jurisdiction. The court adopted its earlier holding in Bena Nafula Makana.

p. 7
02

Burden of proving a trust

Holding

The party alleging a trust bears the burden of proving it through evidence; a trust is never presumed by the court except in cases of absolute necessity.

Reasoning

Relying on Juletabi African Adventure and Peter Ndung'u Njenga, the court restated that the law never implies a trust except in absolute necessity, and the intention of the parties to create a trust must be clearly determined before a trust is implied. Section 107 of the Evidence Act places the burden on the person asserting the facts. The respondent admitted in cross-examination that he had no evidence of the gift from his grandfather, and the former Chief's adjudicated proceedings related to a different parcel.

p. 8
03

Whether the elders' decision and evidence supported the finding of a trust over LR No. Limuru/Rironi/T.190

Holding

The elders' decision did not find that the deceased held the property in trust for the respondent and his cousins; rather, it held the property was to remain the deceased's as a gift (Uramati) under Kikuyu custom, and the Green Card for T.166 showed the respondent's father and uncle had already inherited that parcel.

Reasoning

The High Court had erred in reading the elders' proceedings as supporting the trust claim. The elders expressly agreed that plot T.190 would remain the property of the deceased as a gift under Kikuyu custom because his brothers had taken plot T.166. The Green Card corroborated that the brothers inherited T.166 in 1979, so their sons could not again claim their fathers' share in T.190. Had the High Court properly analysed the evidence, it could not have arrived at its decision.

p. 10
04

Validity of the alleged gift inter vivos

Holding

The alleged gift from the grandfather could not be sustained; gifts of registered land must be by registered transfer or in writing/declaration of trust in writing, and the respondent had no evidence of the gift.

Reasoning

Adopting Nyamweya, J.'s statement in Re Estate of the Late Gedion Manthi Nzioka, gifts inter vivos of land must be by registered transfer, in writing, or by a written declaration of trust, and must be complete to be valid. The respondent claimed the land was gifted by his grandfather, who was not the registered owner, and conceded in cross-examination that he had no evidence of the gift.

p. 8

Legal principles established

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  • On a second appeal, the Court of Appeal confines itself to matters of law only, unless it is shown that the court below considered matters it should not have considered, or failed to consider matters it should have considered, or the decision is perverse.
  • The High Court has jurisdiction under section 47 of the Law of Succession Act to determine any dispute under the Act, including questions of trust, in succession proceedings; it need not decline jurisdiction in favour of another forum.
  • The onus lies on a party relying on the existence of a trust to prove it through evidence; courts will not imply or presume a trust save in case of absolute necessity and to give effect to the intention of the parties.

Court orders

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  1. 1.Appeal allowed
  2. 2.Judgment of the High Court set aside
  3. 3.Estate of the deceased to be distributed as per the proposed mode of distribution in the affidavit sworn by Solomon Muniu Kabata on 8th July 2014
  4. 4.Appellant to have costs of this appeal
On appeal from
High Court of Kenya at Kiambu
Civil Appeal No. 19 of 2018
Jurisdiction invoked
Second appeal under the Court of Appeal's appellate jurisdiction, limited to matters of law

Key timeline

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Practical implications

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Frequently asked questions

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Cite this brief

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Cite this brief

Caselaw, "Solomon Muniu Kabata v Eliud Ngugi Mbugua", Case Analysis (2025). Civil Appeal No. 19 of 2018. Source: https://new.kenyalaw.org/akn/ke/judgment/keca/2025/524/eng@2025-03-21

Suggested citation format for research notes or client memos. Always verify the original judgment before relying on any point.