Verify Land Titles in Nigeria Before Buying: Expert Guide

Introduction

How to verify land titles in Nigeria before buying is a crucial step that every smart property investor, first-time homebuyer, or even seasoned real estate professional must never overlook. Nigeria’s real estate sector is full of both opportunities and risks, with land-related fraud and disputes making headlines almost every week. In cities like Lagos, Abuja, and Port Harcourt, many unsuspecting buyers have lost millions of naira, their life savings, and even their peace of mind to fake documents, double sales, and government-acquired lands.

The process of buying land in Nigeria can be complex, involving multiple layers of documentation, government approvals, and legal procedures. Unfortunately, fraudsters and unscrupulous agents often take advantage of buyers who are in a hurry or unfamiliar with the system. This is why understanding how to verify land titles in Nigeria before buying is not just a good idea—it is absolutely essential for anyone who wants to secure their investment and avoid heartbreak.

In this comprehensive guide, you’ll learn:

• The different types of land titles and documents in Nigeria
• The step-by-step process to verify each document
• How to spot common red flags and avoid scams
• The roles of government agencies, lawyers, and surveyors in the verification process
• Real-life case studies of buyers who succeeded or failed in verifying their land titles
• Expert tips, practical checklists, and answers to frequently asked questions

Whether you are buying land for personal use, business, or as an investment, this article will empower you with the knowledge and confidence to navigate Nigeria’s land market safely. By following the actionable steps and advice outlined here, you can protect yourself from fraud, secure your property rights, and ensure that your hard-earned money is well spent.

Let’s dive in and discover everything you need to know about how to verify land titles in Nigeria before buying—because in real estate, due diligence is your most powerful tool!

Key Land Documents to Verify in Nigeria

Understanding Land Ownership and Title in Nigeria

Types of Land Ownership

• Private Land: Owned by individuals or companies, often with a C of O or Deed of Assignment.

• Government Land: Owned by federal or state government; can only be acquired through official allocation.

• Family/Communal Land: Owned by families or communities, especially in rural areas; requires careful verification of consent from all principal members.

Legal Framework

• Land Use Act of 1978: All land in each state is vested in the state governor, who holds it in trust for the people. No private individual can claim legal title except through government-recognized documents like the C of O or Governor’s Consent.
• Statutory vs. Customary Titles: Statutory titles (C of O, Governor’s Consent) are recognized by law. Customary titles (family or community land) require extra caution and verification.

The Consequences of Skipping Land Title Verification

• Financial Loss: Buying land with fake or defective titles can lead to total loss of investment.
• Legal Battles: Disputes over ownership, boundaries, or encumbrances can drag on for years in court.
• Government Demolition: Properties without proper titles risk demolition if found to be on government land.
• Eviction: You could be forced off the land by true owners, government, or other claimants.

The Step-by-Step Process: How to Verify Land Titles in Nigeria Before Buying

1. Gather All Relevant Documents from the Seller

Request the following from the seller:

• Certificate of Occupancy (C of O)
• Deed of Assignment
• Registered Survey Plan
• Governor’s Consent
• Excision Gazette (if applicable)
• Power of Attorney (if seller is acting for someone else)
• Probate/Letters of Administration (for inherited land)
• Building Plan Approval (for developed property)
• Tax Clearance Certificate
• Purchase Receipt
• Seller’s Means of Identification

If the seller delays or refuses, consider it a red flag.

2. Engage a Qualified Property Lawyer

• Only a lawyer can interpret complex land documents, identify legal risks, and conduct thorough due diligence.
• Lawyers check for encumbrances, cross-check ownership, and verify all claims at the registry.
• Never rely solely on estate agents or intermediaries.

3. Conduct a Search at the Land Registry

• Submit a title search application at the state Land Registry (e.g., Lagos State Land Registry, Alausa Secretariat).
• Pay the required fee (varies by state).
• The registry will check:
  • If the title is genuine and registered
  • Encumbrances (mortgages, litigation, government acquisition)
  • Previous or pending sales
  • Chain of ownership (Deed Chain)
• Processing time: 5–14 days.

4. Verify the Survey Plan at the Surveyor General’s Office

• The survey plan must match the official map and coordinates.
• Confirms the land is not within government acquisition, a pipeline corridor, floodplain, or green belt.
• Use an independent surveyor for an unbiased assessment.

5. Check for Excision and Gazette (for Community/Family Land)

• Confirm the land has been excised and gazetted (published in government records).
• Request the Gazette number and verify at the Ministry of Physical Planning or Surveyor General’s office.
• Land without excision or gazette may still be under government acquisition.

6. Confirm Governor’s Consent

• All land transactions involving a C of O require Governor’s Consent to be valid.
• Verify the consent document at the Land Registry.

7. Check for Encumbrances and Litigation

• Investigate for mortgages, liens, unpaid taxes, or court cases.
• Search public records and court registries for any ongoing or past disputes.

8. Confirm Seller’s Identity and Authority

• Cross-check multiple forms of ID (National ID, International Passport, Driver’s License).
• For companies, verify at the CAC that the company is authorized to sell the property.
• For inherited land, confirm the seller has legal authority through probate documents.

9. Physical Inspection and Boundary Verification

• Visit the land with the surveyor and compare physical boundaries to the survey plan.
• Speak with neighbors and local chiefs to uncover hidden disputes or multiple claims.
• Check for signs of occupation, encroachment, or ongoing development.

10. Negotiate and Sign a Sales Agreement

• Only proceed after all verification steps are complete.
• Your lawyer should draft a clear, detailed sales agreement, signed by all parties and witnesses.

11. Make Payment and Collect Receipts

• Use bank transfers for traceability.
• Collect an official purchase receipt, which is required for registration.

12. Register the Deed of Assignment and Perfect Your Title

• Register the Deed of Assignment at the Land Registry to formalize ownership transfer.
• Pay all government fees and taxes.
• Obtain Governor’s Consent if not already provided.

Advanced Aspects of Land Title Verification in Nigeria

Understanding Encumbrances

• Mortgages: Property used as collateral for loans may be repossessed if the seller defaults.
• Liens and Judgments: Unpaid debts or court judgments can result in claims against the property.
• Tax Arrears: Outstanding taxes can lead to government seizure.

Boundary and Survey Disputes

• Overlapping survey plans or unclear boundaries can result in disputes with neighbors.
• Always confirm the survey plan is unique and matches the physical site.

Inherited and Family Land

• Inheritance disputes are common. Ensure all legal heirs consent to the sale and probate is complete.
• For family/communal land, get written consent from all principal family members.

Government Acquisition and Urban Planning

• Lands within government acquisition or earmarked for public use (roads, pipelines, green belts) are risky.
• Check with the Ministry of Lands and Urban Planning for future development plans.

Building Plan Approval and Development Control

• For developed property, verify building plan approval and compliance with zoning laws.
• Unapproved structures risk demolition.

Title Perfection and Registration

• Title perfection means registering your Deed of Assignment, paying stamp duties, and securing Governor’s Consent.
• Only perfected titles are fully recognized by law.

Common Land Scams in Nigeria and How to Avoid Them

1. Forged Documents

• Fraudsters create fake C of O, Deed of Assignment, and survey plans.
• Always verify every document at the issuing authority.

2. Double Sale

• Land is sold to multiple buyers, often by “Omonile” or unscrupulous family members.
• Registry search will reveal previous transactions.

3. Sale Without Proper Authority

• Family land sold by one member without others’ consent.
• Company property sold without board approval.
• Always verify authority and get all required consents.

4. Sale of Government Land

• Land under government acquisition or reserved for public use sold illegally.
• Surveyor General’s office and Ministry of Lands can confirm status.

Case Studies: Real-Life Lessons in Title Verification

Case Study 1: The Community Land Trap

A buyer in Lagos acquired land from a private seller. After payment, the community claimed ownership, showing that the land was never excised or gazetted. The buyer lost the investment after a lengthy court battle.

Case Study 2: The Double Sale Disaster

A buyer in Port Harcourt discovered through a registry search that the land had been sold to another person months earlier. Because he checked before paying, he avoided loss, but the first buyer who skipped verification lost everything.

Case Study 3: The Unapproved Building Demolition

In Abuja, over 2,000 properties were demolished in 2021 because they lacked proper title documents and building approvals. Most buyers had not verified the C of O or building plan approval.

Checklist: How to Verify Land Titles in Nigeria Before Buying

•  Collect all original documents (C of O, Deed of Assignment, Survey Plan, etc.)
•  Engage a property lawyer
•  Conduct Land Registry search
•  Verify Survey Plan at Surveyor General’s Office
•  Check Excision and Gazette (if applicable)
•  Confirm Governor’s Consent
•  Search for encumbrances and litigation
•  Confirm seller’s identity and authority
•  Physically inspect the land and boundaries
•  Speak with neighbors and local chiefs
•  Draft and sign a sales agreement
•  Make payment and collect receipts
•  Register the Deed of Assignment
•  Perfect your title with Governor’s Consent

Frequently Asked Questions

What documents must I verify before buying land in Nigeria?

Certificate of Occupancy, Deed of Assignment, Survey Plan, Governor’s Consent, Purchase Receipt, and, if applicable, Excision Gazette and Power of Attorney.

How much does it cost to verify a land title in Nigeria?

Land Registry search: ₦15,000–₦25,000; Survey Plan verification: ₦10,000–₦50,000; legal fees and title perfection can cost ₦1.5 million–₦2.5 million or more.

How long does it take to verify land titles?

Registry searches: 5–14 days; Governor’s Consent: up to 12 months in some cases.

Can I verify titles online?

Some states offer online portals, but in-person verification is more reliable.

Who can help me?

A registered property lawyer, independent surveyor, and title search expert should be involved.

The Role of Technology and Reforms

• Land Information Management System (LIMS): Lagos and some states now use digital registries for faster, more transparent searches.
• Ongoing Reforms: Agencies like LASRERA and EFCC are pushing for stricter regulation and enforcement to reduce fraud.

Advanced Tips to Avoid Property Fraud

• Verify Seller’s Identity: Always cross-check multiple forms of ID.
• Check for Third-Party Claims: Look for pending inheritance or debt claims.
• Use Independent Surveyors: Don’t rely on the seller’s surveyor.
• Register All Documents: Only registered documents at the Land Registry are legally binding.
• Don’t Pay Until Due Diligence is Complete: Never pay for land before all checks are finished.

Conclusion

How to verify land titles in Nigeria before buying is your best protection against fraud, loss, and legal trouble. Follow every step, use expert help, and never rush. With thorough verification, you can invest confidently, knowing your property is secure and your future protected.