Introduction: I Almost Lost ₦2 Million to a “Family Land” Scam
A few years ago, a friend introduced me to a “genuine” plot in Ibeju‑Lekki. The price was ₦2 million – half of what others were asking. The owner showed me a C of O and even took me to the site. I was ready to pay, but my lawyer insisted on a registry search. That search revealed that the same land had been “sold” to four other people. The C of O was fake. I escaped with my money, but many Nigerians aren’t so lucky. According to the EFCC, land fraud is one of the most reported financial crimes, with victims losing billions annually. In this article, I’ll share the common tricks scammers use and exactly how you can protect yourself.
The Most Common Types of Land Scams
1. The “Omo Onile” Extortion
Omo Onile (land owners’ children) are traditional land guardians in Yoruba land. Genuine ones are legitimate. But many fraudsters pose as Omo Onile, demanding “settlement” fees even after you’ve paid the seller. They may show up with thugs after you start building. I’ve seen cases where they demanded an extra ₦1 million for “family meeting.”
2. Multiple Allocation (Double or Triple Sales)
A seller sells the same plot to different buyers. Each buyer gets a “receipt” but no one can take possession. By the time the fraud is discovered, the seller has vanished.
3. Fake Documents
Scammers use forged Certificates of Occupancy, Deeds of Assignment, and even Survey Plans. They often use the name of a real government official to make the document look authentic.
4. Government Acquisition Lies
A seller tells you the land is free from acquisition, but a quick check at the Lands Bureau reveals it’s earmarked for a road or public school. You cannot build there, and you won’t get compensation.
5. Power of Attorney Abuse
Someone claims they have a Power of Attorney (POA) from the real owner. They sell the land, collect the money, and the real owner appears months later to claim ownership. Unless the POA is registered and properly witnessed, it’s often invalid.
Step‑by‑Step Verification Process (Do This Before Paying a Kobo)
Step 1: Demand Original Documents, Not Photocopies
Scammers often make excuses like “the original is with my lawyer” or “I only have a copy.” Walk away if they can’t provide originals. Take clear photos of every page.
Step 2: Engage an Independent Lawyer
Do not use the seller’s lawyer. Your lawyer should be someone you trust, with at least 5 years of property law experience. They will conduct the registry search.
Step 3: Conduct a Physical Survey
Hire a registered surveyor to beacon the land. Scammers sometimes show you a different, better plot and then give you a worse location. The beacons will tell the truth.
Step 4: Registry Search (The Gold Standard)
Your lawyer will take the C of O or Deed to the State Land Registry. For Lagos, it’s the Land Registry in Alausa; for Abuja, it’s AGIS. The search will confirm:
-
The document number is real.
-
The name on the document matches the seller.
-
There are no caveats or government acquisitions.
Cost is between ₦20,000 and ₦100,000 – a small price to avoid losing millions.
Step 5: Interview the Locals
Talk to the Baale (community head), the nearest neighbours, and the local planning authority. Ask: “Have there been disputes on this land? Who owns the adjacent plot? Is the access road government‑owned?” Scammers often avoid these conversations.
Step 6: Check for Government Acquisition
Visit the Urban and Regional Planning department or the Lands Bureau. For Lagos, you can check online via the Lagos State Physical Planning Permit Authority (LASPPPA). For Abuja, AGIS has a public portal. If the land is in a “Green Area” (reserved for agriculture or flood control), you cannot build.
Step 7: Use an Escrow or Bank Transfer (No Cash)
Never pay cash. Use a bank transfer or, better, a lawyer’s escrow account. Write a simple agreement that the money will be released only after the deed is registered and possession is given.
Red Flags That Should Make You Run
-
The seller is in a hurry – “I have another buyer coming tomorrow.”
-
Price is significantly lower than market rate (e.g., a ₦20M plot offered for ₦8M).
-
The seller cannot provide a survey plan or the plan has no approval stamp.
-
The seller refuses to let you see the property alone (insists on coming with his men).
-
The “C of O” has a typed name instead of a signature – many fake ones are typed only.
What to Do If You’ve Already Been Scammed
First, don’t panic. Gather all evidence: receipts, bank statements, WhatsApp chats, photos of the land. Then:
-
Report to the Police (Force Criminal Investigation Department, Alagbon, Lagos or the nearest station). Obtain a case file number.
-
Report to the EFCC through their online portal (see link below). Land fraud involving over ₦5 million is a priority.
-
Hire a lawyer to place a caveat on the land – this prevents the scammer from selling to anyone else while you pursue the case.
My Personal Checklist (I Use It Every Time)
Before I release payment, I make sure:
-
Registry search done and verified.
-
Surveyor’s beaconing report received.
-
Baale and two neighbours interviewed.
-
Payment via bank transfer only.
-
Signed Deed of Assignment with indemnity clause.
Following this checklist saved me from that ₦2 million scam. It can save you too.
Conclusion
Land fraud is rampant in Nigeria, but it’s avoidable. The key is patience: never rush, never skip verification, and never pay cash. Treat every “bargain” with suspicion. Use the checklist I’ve shared, and always hire professionals – your lawyer and surveyor are your best defence. And if you’re looking for verified properties, start your search on TNJC Homes, where we physically verify every address before listing.
Links:
-
EFCC Online Reporting Portal – report land fraud
-
TNJC Homes Property Verification Guide – learn how we verify listings