Stephen Okiki

I learnt that I’ve got to be on my toes 100% of the time.

[Stephen Okiki @sokiky]

@IanECox There have to be massive bunkers in there 😂

[ROBA & ASSOCIATES LLP @AssociatesRoba]

🚨 MARRIAGE CERTIFICATES AREN'T THE ONLY THING COURTS LOOK AT: YEARS OF COOKING, RAISING CHILDREN, AND HOLDING A FAMILY TOGETHER CAN EARN YOU A SHARE OF PROPERTY.

For nearly twenty years, they lived as husband and wife. They raised three children together, built a life, and accumulated property in Narok. Yet when the relationship collapsed, the man insisted there had never been a marriage at all. There was no marriage certificate. No photographs of dowry negotiations. No witnesses to customary rites. Every title deed bore only his name. The woman, who had been chased from the matrimonial home in 2010, returned to court seeking recognition of what she believed she had helped build. In FWM v JMG [2026], the question before the High Court was one that many Kenyans quietly ask: if you spent decades raising children, running a household, supporting a spouse's business and sacrificing your own opportunities, do you walk away with nothing simply because your name never appeared on the title?

The High Court's answer was emphatic: not necessarily. Justice Charles Kariuki held that long cohabitation, children born within the union, and the realities of family life could give rise to a presumed marriage capable of grounding a claim under the Matrimonial Property Act. More significantly, the court recognised that contribution is not measured only through bank transfers, receipts, or title documents. Cooking meals, caring for children, managing the home, supporting a spouse's business and creating the conditions that allow wealth to be accumulated are contributions the law must take seriously. Although the woman produced no documentary evidence of financial input, the court found that two decades of caregiving and domestic labour had generated a beneficial interest in the properties. The result: the properties remained largely with the registered owner, but the court awarded the woman a 30% beneficial interest and restrained interference with her share.

The implications are enormous. To property owners, the case is a warning that title deeds alone may not tell the whole legal story where family relationships are involved. To spouses and long-term partners, it is reassurance that invisible labour is increasingly being recognised by Kenyan courts as economically valuable. And to anyone building wealth within a relationship, it raises uncomfortable but necessary questions: Have you documented ownership structures? Have you considered the legal consequences of cohabitation? Could years of unpaid caregiving translate into enforceable property rights? FWM v JMG signals that modern family law is moving beyond the simplistic question of who paid the purchase price and asking a deeper one: who made it possible for that wealth to exist in the first place? IT GETS HOTTER!

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[ROBA & ASSOCIATES LLP @AssociatesRoba]

🔴🚨BREAKING: CoA says Paying for Land Is Not Enough - Occupation May Matter More Than the Title Deed

Many Kenyans assume that once a land sale agreement collapses, the buyer loses everything and the registered owner automatically keeps the property. The Court of Appeal has now shaken that assumption in Okul v Ondieki [2026]. The dispute revolved around a Nakuru property allegedly sold in 1985. The purchaser paid the agreed consideration, took possession, developed the land, erected rental structures, and remained in occupation for over three decades. Yet the transfer was never completed. Years later, after both the buyer and seller had died, the seller’s family claimed the property as part of the deceased’s estate and argued that no valid transfer had ever occurred.

The Court of Appeal was confronted with a question that keeps many investors, families, and estate administrators awake at night: can a person who never received a title deed still end up owning the land? The answer was a resounding yes. The Court held that where a purchaser enters land pursuant to a sale agreement, openly occupies it, develops it, collects rent, and remains there uninterrupted for the statutory period, that occupation can mature into adverse possession even if the sale transaction itself was never completed. In one of the most consequential statements in the judgment, the Court affirmed that entry into land under an incomplete sale agreement, particularly where the purchaser is not to blame for the failure to complete, can ultimately extinguish the registered owner's rights altogether.

The implication for landowners, investors, succession practitioners, and property developers is profound. A title deed is not always the end of the conversation. If another person occupies your property openly, treats it as their own, develops it, earns income from it, and you fail to assert your rights for years, the law may eventually recognize them rather than you. The decision reinforces a powerful principle in Kenyan property law: ownership is not protected by registration alone; it must also be defended through action. For those dealing with old land transactions, stalled transfers, family estates, or forgotten sale agreements, this judgment is a reminder that time can quietly transfer property just as effectively as a signed transfer form.

Kindly retweet. 🙏

[Stephen Okiki @sokiky]

@MaamaUganda02 @kingkyle_ug Happy birthday Maama 🤗

[Stephen Okiki @sokiky]

@_Ice_Queen_001 @onlywoodlands 100%

[Stephen Okiki @sokiky]

@afcstuff @alex_crook Martinelli: elite recovery pace, transition winger, natural touch line winger, strong press intensity

Morgan: physically dominant, better ball carrier, creative passer, central/wide player, line breaker

Trossard: calmer in front of goal, more tactically smart, off Bench

[Gabriel Magalhaes @biel_m04]

NOTHING PERSONAL .. LONDON IS RED ❤️

[Stephen Okiki @sokiky]

@miss_sewe__ Not Arsenal

[Stephen Okiki @sokiky]

@MartinnaMaree @mwenye_kiri Thanks for your reply. I’ll confirm a few things revert

[Stephen Okiki @sokiky]

@orengo_james Nyatieng’!

[Stephen Okiki @sokiky]

@nduko__ @johnmbithi13 Hahahaaha!

[Stephen Okiki @sokiky]

@Everton @dontondonton Our Arsenal coach is your club legend. Do not disappoint your own!

[Stephen Okiki @sokiky]

@calleb_brighton @realskeka Ni mbaya 😁

[Stephen Okiki @sokiky]

@calleb_brighton @realskeka Including bicycles 😁😁 Hamu Tamu

[Stephen Okiki @sokiky]

@amerix @Amos_Makokha This is a sad state of affairs

[Stephen Okiki @sokiky]

@tv47digital Pole sana Capt.

[Stephen Okiki @sokiky]

@DerrickUdu55582 Overpriced. Why would you buy a KCJ for 4.3.M if you can get a newer version for 1.5M more? This unit was acquired at close to 4.3M at time of purchase.

[Stephen Okiki @sokiky]

@TheStarKenya Pole sana Captain Ruto. Very sad news.

[Stephen Okiki @sokiky]

@Moha001_Onyango @MungaiKD Odhumooo