Mutunga v Mutunga & 5 others (Environment and Land Case 105 of 2018) [2026] KEELC 5004 (KLR)
The bottom line
#A Kenyan land court confirmed you can sue over a deceased person's land using only a limited grant ad litem—no full administration grant needed.
What this practically means
#Executive summary
#Questions the Court framed
#The issues the Court set itself to decide, in its own words.
- 1.Whether the preliminary objection meets the test of what a preliminary objection should be
Key legal issues
#Whether the preliminary objection meets the test for a preliminary objection
The preliminary objection is dismissed as it requires ascertainment of facts and is devoid of merit.
Applying the Mukisa Biscuit test, a preliminary objection must be a pure point of law. The Defendants' contentions about the administrators of the estate and the scope of the limited grant require ascertainment of facts, disqualifying them from being raised as preliminary objections. Further, the limited grant ad litem issued to the Plaintiff on 25th October, 2018 conferred locus standi to file the suit, which was instituted a week later.
Whether the court has jurisdiction over the suit
The court has jurisdiction as the suit seeks injunctive and eviction orders over land.
The Defendants contended the court lacks jurisdiction over succession matters. The court held that the prayers in the plaint, including injunctive and eviction orders in respect of LR No. Nzaui/Kawala/961, fall within its jurisdiction as an Environment and Land Court.
Whether the Plaintiff had locus standi to institute the suit
The Plaintiff had locus standi based on the limited grant ad litem and did not require a full grant.
The limited grant of letters of administration ad litem issued on 25th October, 2018 authorised the Plaintiff to file suit in respect of the estate of John Nzonga Kamwathi. Relying on Atieno & Another, a limited grant ad litem suffices to establish locus standi; a full grant is unnecessary.
Legal principles established
#- A claimant suing on behalf of a deceased person only requires a limited grant ad litem to establish locus standi, rather than a full grant.
Court orders
#- 1.The preliminary objection is dismissed with costs to the Plaintiff
The bench
#One judgment of the whole court — no separate or dissenting opinions.
Wrote the judgment
- Jurisdiction invoked
- Environment and Land Court jurisdiction over disputes relating to land (LR No. Nzaui/Kawala/961)
Quotable passages
#Verbatim from the judgment, each located to the page it appears on in the official PDF — so these can be cited and checked directly.
I therefore find that the preliminary objection is devoid of merit. The same is dismissed with costs to the Plaintiff.
The Plaintiff therefore had locus standi to bring the suit. She did not require a full grant to do so.
A preliminary objection is in the nature of what used to be a demurrer. It raises a pure point of law which is argued on the assumption that all facts pleaded by the other side are correct.
This is a case which falls under the jurisdiction of this court.
Issues in the judgment
#Judgment dated 30th July, 2026 but submissions dated February 2026 and suit of 2018; the 2026 date appears anomalous
Key timeline
#Practical implications
#Frequently asked questions
#Cite this brief
#Cite this brief
Caselaw, "Mutunga v Mutunga & 5 others (Environment and Land Case 105 of 2018) [2026] KEELC 5004 (KLR)", Case Analysis (2026). ELC NO. 105 OF 2018. Source: https://new.kenyalaw.org/akn/ke/judgment/keelc/2026/5004/eng@2026-07-30
Suggested citation format for research notes or client memos. Always verify the original judgment before relying on any point.