How to check a stand in Zimbabwe before you pay

Before you pay for a stand in Zimbabwe, confirm four things: who owns the land, that the stand exists on an approved layout, that nobody else has bought it, and that your money goes to the right account. Most stand frauds fail at least one of these checks, and none of them takes more than a few days.

Why stand fraud is common

Demand for residential stands around Harare, Bulawayo and the growing towns is far greater than the supply of land that has been surveyed and serviced. That gap invites three kinds of loss: a seller with no right to sell, a stand that exists only on a sketch, and double allocation, where one stand is sold to two or more buyers. Buyers in the diaspora are the most exposed, because they cannot walk the land or visit the council themselves.

Check 1: Who owns the land, and who has the right to sell

The seller must either hold title to the land or have a written development agreement with the title holder. Ask for the title deed number and the development agreement, then have a conveyancer run a search at the Deeds Registry in Harare or Bulawayo. The search shows the registered owner and any mortgage bond or caveat over the land. If the name on the title does not match the seller, or the landowner named in the development agreement, stop.

Check 2: The layout is approved and your stand is on it

A stand exists in law only once it appears on a subdivision layout approved by the local authority and on a general plan from the Surveyor General. Ask for the subdivision permit and the general plan number, and confirm with the council's planning office that your stand number is on it. Land on a wetland, under power lines or on a road reserve will not be approved, whatever the seller says.

Check 3: Nobody else has bought it

Double allocation usually happens when a development's sales records are kept on paper, or in several agents' separate spreadsheets. Ask the developer for written confirmation that the stand is available on the day you pay, and ask whether there is a stand register you can see. A developer who publishes a live map of available, reserved and sold stands, for example on PlotMap, makes this check visible to every buyer at once, because a reserved stand shows as taken to everyone.

Check 4: Visit the stand and find the pegs

Go to the stand, or send someone you trust, with a copy of the general plan. The corner pegs should be in place and the stand number should match the plan. If pegs are missing or disputed, a land surveyor can re-peg the stand and confirm its boundaries.

Check 5: Have a lawyer read the agreement of sale

The agreement of sale should name the stand number, its size in square metres, the general plan, the full price, the payment schedule, when you take possession, and what happens if either side cannot complete. It should also say whether you will receive title or a cession, and who pays the transfer costs. Have a lawyer registered with the Law Society of Zimbabwe review it before you sign.

Check 6: Know whether you get title or a cession

With title, the stand is registered in your name at the Deeds Registry. With a cession, you take over the developer's rights to the stand, and title follows only once the developer has finished servicing and the subdivision is registered. A cession is normal on new developments, but ask when title is expected and what the developer must complete first.

Check 7: Pay the right account and keep the paper trail

Pay only into the developer's company account, or a lawyer's or estate agent's trust account. Never pay into a personal account, and never pay cash without a receipt on the company's letterhead. If an estate agent is involved, check that the agency appears on the Estate Agents Council of Zimbabwe's register of agents in good standing. Keep every receipt, bank statement and message.

Questions buyers ask

Can I buy a stand in Zimbabwe without visiting it?

Yes, if someone you trust visits for you and a conveyancer runs the Deeds Registry search. Never rely on photos and a map pin sent by message alone.

What is double allocation?

Double allocation is the sale of one stand to more than one buyer. It comes from poor record keeping or deliberate fraud, and it can leave a buyer in a long legal dispute.

How do I know what a stand should cost?

Asking prices vary widely by suburb and stand size. The free price range tool gives a range for a suburb, property type and size, built from comparable listings. It is an estimate, not a valuation.

PropertyHandle Africa is a property technology company in Harare. Its stand-sales map for developers, PlotMap, shows each stand as available, reserved or sold, so a stand reserved through it shows as taken to every buyer at once.