How to Verify Land Documents in Nigeria (Step‑by‑Step)

Introduction: Why Verification Is Non‑Negotiable

Land fraud is rampant in Nigeria. The Economic and Financial Crimes Commission (EFCC) estimates that over 60% of land disputes arise from fake documents or double allocation. Whether you are buying from a family, government, or private developer, you must verify the documents. This guide provides a practical, step‑by‑step process to authenticate land title in any state.

Step 1: Collect All Original Documents

Request the seller to provide the following originals (never accept photocopies):

• Certificate of Occupancy (C of O) – the supreme title.

• Deed of Assignment (if the seller bought from someone else).

• Survey Plan – must be signed by a licensed surveyor and approved by the Surveyor‑General.

• Receipt of Land Use Charge (formerly Tenement Rate) – proves tax compliance.

• Contract of Sale (if any).

• Power of Attorney (if the seller is acting on behalf of an owner).

Take clear photos of each document. Note the dates, file numbers, and names.

Step 2: Engage a Property Lawyer

Do not skip this. Your lawyer should be a member of the Nigerian Bar Association (NBA) with experience in real estate. They will:

• Interpret the documents.

• Know the local land registry procedures.

• Identify red flags (e.g., a C of O that expired, or a Deed not registered).

Fees vary, but budget 5‑10% of the property value. It is money well spent.

Step 3: Conduct a Physical Survey

Even with genuine documents, the physical land may not match the survey plan. Hire a registered surveyor to:

• Beacon the land – locate the iron pins that mark boundaries.

• Check for encroachment – neighbours may have built beyond their boundaries.

• Verify the coordinates against the survey plan.

This also helps you identify if the land is swampy, rocky, or flood‑prone.

Step 4: Search at the Land Registry

The most definitive verification is a registry search. Your lawyer will take copies of the C of O and Deed to the State Land Registry (e.g., Alausa for Lagos, Abuja Geographic Information Systems – AGIS for FCT). The registry will:

• Confirm that the C of O is genuine and not revoked.

• Check for caveats – any court orders, government acquisitions, or mortgages registered against the land.

• Trace the chain of ownership – ensure the seller has the right to sell.

Cost: ₦20,000 to ₦100,000 depending on the state. Time: 1‑4 weeks.

Step 5: Verify Survey Plan at the Surveyor‑General’s Office

Take the survey plan to the Office of the Surveyor‑General of the state. They will:

• Check that the plan is approved and corresponds to the master layout.

• Confirm the beacon coordinates.

• Ensure no overlapping with government‑reserved areas (e.g., roads, schools, power lines).

If the plan is fake, the office will reject it.

Step 6: Check for Government Acquisition

Some lands have been acquired by the government for public purposes (e.g., Lagos State’s acquisition for the Lekki Free Trade Zone). You can check at the Land Use Allocation Committee or Urban and Regional Planning department. Acquired land cannot be sold privately – you will lose your money.

Step 7: Interview the Locals

Talk to neighbours, community leaders, and the local council office. Ask:

• Who owns the land currently?

• Have there been past disputes?

• Is the area subject to Omo Onile claims?

• Are there ongoing government projects that may affect access?

Do not rely solely on documents; community knowledge is valuable.

Step 8: Review the Draft Deed of Assignment

Before paying, your lawyer will draft a Deed of Assignment. Ensure it includes:

• Accurate description of the land (linked to survey plan).

• The purchase price and payment plan.

• An indemnity clause – seller warrants that they have good title and will compensate you if any third party claims.

• A clause requiring the seller to pay any outstanding Land Use Charge.

Step 9: Obtain Governor’s Consent (if required)

For lands with C of O, the transfer must be approved by the state Governor. Without consent, the deed is not valid. The process involves:

• Paying consent fees (approx 2‑5% of consideration).

• Submitting the application through a lawyer.

• Waiting 3‑9 months.

Some buyers skip this to save time, but it leaves them vulnerable. Always obtain consent.

Step 10: Register the Deed

After signing and paying stamp duty, the deed must be registered at the Land Registry. You will receive a Registered Deed – your proof of ownership.

Red Flags to Watch

• Seller refuses to provide original documents.

• Seller pressures you for cash payment before any search.

• The survey plan has no approval stamp.

• The C of O has a different name from the seller.

• The land is on a floodplain or swamp.

Conclusion

Land verification is tedious and costs money, but it is far cheaper than losing the entire investment to fraud. Allocate at least 5% of your budget to due diligence. Use professionals – never DIY. With careful verification, you can buy land with confidence.