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ToggleWith these 7 must-have land documents in Nigeria, you will never have to go to court or fight after buying land again. In this blog post, I will show you how to protect your investment before paying a kobo of your money.
You will also learn what these land documents in Nigeria really do, how you can identify them, and what you can do to verify them, so you will never get scammed.
1. Certificate of Occupancy (C of O)
The C of O is the most popular document on this list. It proves that the government officially allocated a specific parcel to you as a buyer.
This is because only the governor of a state has the power to hold and release land to the citizens of that state. So, without the C of O, you are not recognized as a legal resident of that state.
Why Does The C of O Matter?
- It confirms the specific reason why you are buying land: residential, agricultural, commercial, industrial, etc.
- It allows you to own land for up to 99 years. When the 99 years are over, you can renew it.
How to Verify Your C of O
Simply visit the state’s Ministry of Lands where the land is located. It is the most reliable way to check if the land is not yet acquired by someone else or reserved for government use.
Some states, like Lagos, now allow you to confirm a land’s status online through platforms like the eGis Portal . But I would still advise you to use the physical Land Office method because some lands have not been registered on the website yet.
2. Deed of Assignment
I did not mention this document first, but it is the most important document on this list. Many people feel that the C of O is the most important thing, but that is not right.
A Deed is the only document that shows that the land has actually passed from the owner of the land to you.
This means that you now have title to the land, that is, you can do everything an owner is allowed to do on that land.
A deed of assignment is the document that shows the transfer of ownership of land – from the seller to the buyer.
What is the Importance of the Deed of Assignment?
- It contains the history of land ownership, that is, the previous and current owners. This is also called the root of title.
- Without the Deed, you cannot show that the land was legally transferred to you.
- It must be stamped by the state’s Lands Registry and registered.
How to Verify a Deed of Assignment in Nigeria
- Check to see if it was drafted by a licensed lawyer
- Review to confirm that it was signed by the previous and the current owner
- Ensure that it was registered by the Ministry of Land
- When making yours, use a licensed lawyer and do well to see that it is signed by the current owner. Also, register it with the Ministry of Lands immediately.
Read Also:14 Mistakes to Avoid as a Real Estate Investor in Nigeria
3. Survey Plan
A survey plan is a document that shows the exact boundaries, size, and location of the land. It also uses coordinates to show you whether or not the land is under government acquisition.
Why Does a Survey Plan Matter?
- It is reliable because it is done by a professional licensed surveyor
- It saves you from legal troubles, as you can know whether the land is mapped out for government use already or not.
- You also need it as part of the documents to use when perfecting your property title. For example, when you apply for a C of O or a building approval
How to Verify a Survey Plan
Submit the survey plan to the Surveyor General’s Office in the respective state. They will cross-check the status of the land to know if it is owned by the person selling it or under government acquisition.
4. Governor’s Consent
Many people mistake the C of O to contain the Governor’s consent, but it does not come automatically.
You need the Governor’s consent when you buy land that already has a C of O because no one land can have two C of Os.
This is because the governor is seen under the Land Use Act 1978 as the “Lord” of the land and must therefore approve any sale transaction involving such land.
Therefore, as a buyer, you will also receive the Governor’s consent to show that the governor approves the sales to you.
Why is the Governor’s Consent Important
- It proves that the government recognizes a sale of land to you.
- It makes a secondary allocation legal, that is, a situation where land with a C of O is sold after being owned by someone else.
How to Verify:
When you want to sell land, use a real estate lawyer to assist in obtaining and registering the Governor’s Consent through the Ministry of Lands.
5. Receipt of Purchase
It may sound basic, but a purchase receipt is important to track the flow of payment from the buyer to the owner.
Many purchasers of land, especially smaller transactions, overlook a receipt of purchase.
Even when you don’t have a C of O or other higher land documents in Nigeria but you have a receipt of purchase, it can deliver you from unnecessary land tussles.
I am not saying you shouldn’t get the other higher documents… I am only saying that with receipt of purchase in your hands, you can win a legal fight in some instances.
Why Do You Need a Receipt of Purchase?
- It is usually requested when you are registering the Deed of Assignment.
- It is another way of showing legal ownership as it confirms a financial transaction.
- In disputes, you can present it as evidence of payment.
How to Verify:
It must contain the following
- Buyer and seller details
- Date of transaction
- Location of land
- Amount paid
- Obvious signatures of both parties.
Ensure that you keep both digital and physical copies of your receipts.
6. Deed of Contract/Sale Agreement
This is similar to the Deed of Assignment, but it is different in that it contains the initial agreement between the buyer and seller.
This agreement will detail the terms and conditions of the sale before the full transfer and documentation is completed.
Why Does the Deed of Contract Matter?
- It shows mutual consent between both parties.
- It is best for instalment payment or other conditions where outright payment is not made.
- It can be used to start the documentation process, especially in cases where the Governor’s Consent has not been obtained yet.
How to Verify:
It must be drafted by a lawyer and must include
- Witnesses
- Agreed timeline for payment
- The obligations of the contract
- Refund clauses (if any)
Read also: How to Invest in Real Estate in Nigeria Step-by-Step
7. Excision/Gazette
The governor of a state owns the land by law. But they sometimes release the land to the families (the indigenous owners).
Gazette means the governor has released the land to the people and it’s published in the newspapers. While excision means the governor has released the land to the families but it has not been published officially.
It is the only proof that such land has been legally released from government acquisition.
If you fail to verify these titles, you can lose your property in court, and the government will take it over.
Why Does an Excision/Gazette Matter?
- It protects you from losing your land to the government
- Keeps you from buying the wrong land
How to Verify:
Ensure that the document is not tagged with “Excision in Progress”. Until such land is no longer under government acquisition, you must not buy it.
Have your lawyer or your property manager conduct a title search at the Lagos State Land Bureau to confirm the land status.
4 Ways to Protect Yourself from Land Documentation Scams
1. Always Use a Real Estate Lawyer
And only go for the ones with experience in property transactions and land law.
2. Check the Land Registry
Visit the Ministry of Lands or use available online platforms to search for title registration.
3. Request Original Copies
Always insist on seeing original land documents, not just photocopies. Most fake documents are given as photocopies.
4. Be Cautious of “Excision in Progress” Claims
If you get a land document with the claim “Excision in progress”, don’t go for it. Until excision is granted officially, such land is still under government acquisition.
Avoid it unless you’re investing with risk capital and a long-term plan.
Conclusion
You do not have to lose your money to fake land documentation!
Follow the right steps. Get original and verifiable documents. Follow due process, and you will be saving yourself from legal battles and emotional troubles.
Let these 7 must-have land documents in Nigeria always guide your real estate transactions.
As Possila, we help you find genuine and verified land across Nigeria with the right paperwork in place.
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