Form LLL: Tracking Land Ownership in SA

Who Owns What? Understanding Form LLL

On 5 April 2025, South Africa’s property landscape entered a new era. Property buyers are now required to complete Form LLL when lodging deeds for registration. The form requests disclosure of race, gender, citizenship, and nationality, a step introduced through an amendment to the Deeds Registries Act, 1937 (Regulation 18) and formalised in Chief Registrar’s Circular No. 3 of 2025.

At first glance, this might seem like a minor administrative requirement. Yet, for those invested in the country’s land reform journey, it represents a pivotal step toward understanding and redressing historic imbalances in land ownership.

The Purpose Behind Form LLL

The Department of Agriculture, Land Reform and Rural Development has been clear: the data collected is for internal use only. It is not printed on title deeds, nor made public, and does not affect the legal validity of property ownership. Instead, the goal is to create a comprehensive and accurate picture of land ownership in South Africa.

Historical disparities are stark. The 2017 Land Audit Report revealed that white individuals owned roughly 72% of farms and agricultural holdings, while black Africans owned just 4%. Men held the vast majority of land, with women owning only 13%. This gap underscores the urgent need for accurate, up-to-date data to guide equitable land redistribution and inform policy decisions.

Privacy vs. Transformation: A Legal Balancing Act

It is understandable that many legal practitioners and members of the public view the requirement to disclose personal demographic information as sensitive. South Africa carries the legacy of apartheid classifications, and any new reporting requirement naturally raises questions about privacy.

Form LLL, however, strikes a careful balance. The information is captured securely in the Deeds Office system and returned to the conveyancer after lodgement. It is not accessible to the public and does not influence ownership rights or transaction costs. In essence, it is a tool for data-driven transformation, not a bureaucratic intrusion.

Implications for Conveyancers and Legal Practitioners

For conveyancers, the form introduces a procedural step rather than a legal complication. During property transfers, mortgage bond registrations, or notarial bond executions, the transferee — or the registered owner in the absence of a transfer — signs the form. Conveyancers may complete it based on client-provided information.

The regulation is designed to fit smoothly into existing workflows, particularly as South Africa transitions to a fully digitised property registration system under the Electronic Deeds Registration Systems Act. Importantly, it does not delay transactions or increase costs.

Informing Policy and Land Reform

The long-term value of Form LLL lies in its ability to inform effective, targeted land reform policies. By providing accurate data on property ownership, government can better assess the success of existing programmes and identify areas where intervention is needed.

The insights gained can guide support for underrepresented groups, such as women and previously disadvantaged communities, in accessing land and property finance. Beyond equity, this data can assist in urban planning, rural development, and agricultural policy, highlighting ownership trends across regions and sectors.

Conclusion

Form LLL marks a significant milestone in South Africa’s journey toward land justice. While concerns around privacy are valid, the careful handling of the data ensures that it serves its intended purpose — fostering transparency, accountability, and inclusivity.

As conveyancers, we stand at the intersection of law and transformation. Our role goes beyond facilitating property transactions; we contribute, in a small but meaningful way, to shaping a more equitable and just property landscape for all South Africans.

Written by: Nqobile Magwaza
Moderated and approved by: Stacey Barnard

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