Beyond the regulation of estate agents, the broader framework governing property ownership and transfer is a critical pillar of real estate regulation in Zimbabwe. This system ensures the secure and legal transfer of property rights, providing certainty and protection for buyers and sellers alike. At the heart of this framework lies the Deeds Registry and the legal processes surrounding the registration of title deeds.

The primary legislation governing property registration in Zimbabwe is the Deeds Registries Act [Chapter 20:05]. This Act establishes the Deeds Registry, an official government body responsible for the registration of all real rights in immovable property, including ownership, mortgages, and other encumbrances. The system in Zimbabwe is based on the principles of Roman-Dutch law, which emphasises the importance of public registration to effect the transfer of ownership.

The process of transferring ownership of immovable property, commonly known as conveyancing, is a complex legal procedure that requires the expertise of registered legal practitioners known as conveyancers. These professionals play a vital role in ensuring that the transfer is conducted legally and that the buyer acquires a valid title to the property.

The conveyancing process typically involves several stages:

1. Agreement of Sale: A legally binding contract is drawn up and signed by both the seller and the buyer, outlining the terms and conditions of the sale.

2. Fulfilling suspensive conditions: Any conditions stipulated in the agreement of sale (e.g., obtaining a mortgage bond) must be met.

3. Instructing Conveyancers: Both the seller and the buyer typically appoint their conveyancers, although sometimes a single conveyancer can act for both parties with their informed consent.

4. Gathering necessary documents: Conveyancers collect all relevant documents, including the existing title deed, power of attorney to pass transfer, rates clearance certificates from the local authority, and capital gains tax clearance from the Zimbabwe Revenue Authority (ZIMRA).

5. Drafting Transfer Documents: The seller's conveyancer drafts the new title deed and other necessary documents for submission to the Deeds Registry.

6. Lodging at the Deeds Registry: All the prepared documents from both the seller's and buyer's conveyancers, as well as any bond documents from the financial institution (if applicable), are lodged together at the Deeds Registry.

7. Examination and Registration: Officials at the Deeds Registry examine the documents rigorously to ensure compliance with all legal requirements. If everything is in order, the transfer is registered, and a new title deed is issued in the name of the buyer.

8. Financial Settlement: Upon successful registration, the purchase price is released to the seller, and the conveyancers' fees and other costs are settled.

The registration of a title deed at the Deeds Registry is the legal act that signifies the transfer of ownership. Until the deed is registered in the buyer's name, the seller remains the legal owner of the property, even if the buyer has taken occupation. This emphasises the critical importance of completing the full conveyancing process to secure legal title.

The Deeds Registry system, supported by the legal framework and the work of conveyancers, provides a public record of land ownership and real rights. This transparency and certainty are essential for a stable real estate market, facilitating transactions, enabling access to finance (through the registration of mortgage bonds), and reducing the potential for disputes over ownership. While challenges such as delays and the complexities of the legal process can exist, the fundamental principles of deeds registration remain a cornerstone of real estate regulation and property rights protection in Zimbabwe.