Buying land can be a major investment, but a polished brochure, a low price or a confident agent is not proof that a property is safe to purchase. Disputes can arise from forged documents, overlapping claims, unauthorised sales, boundary issues or a seller who lacks authority to transfer the interest being offered.

This is a practical checklist, not legal advice: the documents and approvals required depend on the property’s history and title. Engage an independent Nigerian property lawyer and qualified surveyor before making a substantial payment.

Why title verification matters in Lagos

Land in Lagos is scarce and valuable, which makes it attractive to genuine owners and to people who sell land they do not own. Common problems include the same plot sold to more than one buyer, forged or altered documents, sales by people without authority, land that is subject to government acquisition or a court dispute, and disagreements about boundaries.

A buyer who pays first and checks later may find that recovering money is slow, expensive and uncertain. Verification before payment is far cheaper than litigation afterwards.

The legal background in brief

Land transactions in Nigeria are governed by the Land Use Act 1978, alongside state laws and registration rules. Under the Land Use Act, the alienation of a statutory right of occupancy, for example by assignment, mortgage, transfer of possession or sublease, generally requires the consent of the state Governor. In Lagos, land registration is also regulated by state legislation, and title documents are commonly searched and registered at the Lagos State Land Registry in Alausa, Ikeja.

Because the law and administrative practice can change, and because individual properties have different histories, your lawyer should confirm the current requirements for your specific transaction.

Step-by-step: how to verify land title in Lagos

1. Confirm the seller’s identity and authority

Ask for valid identification and confirm whether the seller is the registered owner, an authorised representative, an executor, a company or another party. Independently confirm an agent’s authority to market and negotiate the property. In Lagos, you can also ask whether an agent is registered with the Lagos State Real Estate Regulatory Authority (LASRERA) and verify that registration independently.

2. Obtain and review the title documents

Request the available title documents, such as a Certificate of Occupancy, registered deed, allocation documents or other instruments relevant to the property. Names, plot numbers, survey details and descriptions should be consistent across every document. Ask for the full chain of ownership, not only the most recent document, so that each transfer can be traced.

3. Conduct an independent registry search

A property lawyer should search the appropriate land registry or government authority. The objective is to confirm the registered interest, check whether the documents correspond with official records and identify encumbrances or restrictions where the records disclose them. Use your own lawyer for this step, not the seller’s.

4. Verify the survey plan and boundaries

Use a qualified surveyor to check the location, coordinates, boundaries and area of the land. This helps identify discrepancies between the land shown to you and the land described in the documents. Ask whether the survey plan has been properly authenticated and whether the land overlaps with any acquired or restricted area.

5. Check planning and land-use restrictions

Confirm permitted use and investigate relevant planning requirements, acquisition issues, easements, setbacks or other restrictions that could affect development. Land that is cheap because it cannot lawfully be built on is not a bargain.

6. Inspect possession, access and competing claims

Visit the site and ask appropriate questions about occupation, access and known disputes. Speak to neighbours and, where relevant, community representatives. Physical inspection is important, but it does not replace legal and registry checks.

7. Review the agreement before payment

Have a lawyer review the parties, property description, price, payment schedule, completion obligations, documents to be delivered and remedies if conditions are not met.

8. Perfect your title after purchase

Buying is not the end of the process. Perfecting title is commonly described as three stages: obtaining the Governor’s consent, stamping the transaction documents, and registering the instrument at the land registry. Until these steps are completed, the buyer may be exposed to risk, for example from a later purchaser who perfects their own title first. Ask your lawyer to explain the current sequence, fees and expected timeline, which can vary and may take months.

Documents you may encounter

The names below are commonly used in Nigerian land transactions. Treat this table as a general guide and ask your lawyer to explain how each document fits the property you are considering.

A receipt, an allocation letter or an unregistered document is not the same as a registered, verified title. Do not treat any single paper as conclusive.

Special situations that need extra care

• Family land. If the land is held by a family, your lawyer should confirm who has authority to sell and whether the relevant family members have properly consented.
• Land sold by a company or developer. Verify the company’s registration and authority, the developer’s own title to the land, and whether the plots you are offered are actually carved out and documented.
• Resale properties. Trace the chain of previous transfers and check that earlier transactions were properly consented to and registered.
• Land under dispute or acquisition. Ask your lawyer to check for litigation, government acquisition or other claims that registry searches alone may not reveal.
• Estates and layouts. Confirm that the layout is approved, that individual plots are documented and that promised roads and services are real.
• Inherited property. Ask for evidence of the owner’s authority to deal with the estate, such as the relevant probate or administration documents, as advised by your lawyer.

Common red flags

• Pressure to pay quickly, or offers that expire suddenly.
• A price far below nearby comparable land with no clear explanation.
• Reluctance to let your lawyer or surveyor inspect documents or the site.
• Documents with inconsistent names, plot numbers, dates or descriptions.
• Payment requested into a personal account for a company transaction, or bank details that change.
• The seller cannot explain how they acquired the land.
• Claims that verification is unnecessary because many others have already bought.
• Several people or groups claiming the same land or demanding payments to access it.

What costs should you budget for?

The purchase price is only part of the cost of securing safe title. Budget for legal fees, registry search and registration charges, survey fees, the Governor’s consent process, stamp duty, agency fees where applicable, planning or regularisation costs and the cost of fencing or site security. Official fees and rates change, and different sources quote different figures, so ask your lawyer for the current schedule instead of relying on rules of thumb.

A sensible order of operations

• Appoint your own lawyer and surveyor before negotiating firmly.
• Obtain copies of all documents and ask your lawyer to review them.

• Carry out the registry search and survey verification.
• Negotiate and sign only after the checks are satisfactory.
• Make payments in line with the agreement, to the verified beneficiary, through traceable channels.
• Perfect your title and keep the originals and certified copies safe.

Practical checklist

• Do not pay substantial sums before independent legal and survey checks are completed.
• Confirm the seller’s identity and authority to sell.
• Match the survey plan and property description to the physical site.
• Keep signed agreements, receipts, search results and payment records.
• Ask your lawyer to trace the chain of title and confirm any required consents.
• Plan and budget for perfecting your title after purchase.

FAQs

Is a Certificate of Occupancy enough on its own? Do not rely on one document in isolation. A lawyer should review authenticity, the chain of title and relevant restrictions or competing interests.

Can an agent verify title for me? An agent can help gather information, but buyers should appoint independent legal and surveying professionals.

Should I pay a deposit before verification? Ask your lawyer to advise on any reservation arrangement and avoid irreversible payments before checks are complete.

What is Governor’s consent? It is the Governor’s approval of a transaction affecting a statutory right of occupancy. It is generally required for transfers and is usually one of the steps in perfecting title.

How long does it take to verify and perfect title? Registry searches and checks can take days to weeks, while consent and registration can take considerably longer. Ask your lawyer for a realistic timeline for your specific property.

Can I buy land in Lagos from abroad? Yes, but distance increases risk. Appoint your own Nigerian lawyer and surveyor, verify everything independently and avoid informal arrangements.

What should I do if I suspect a document is fake? Stop payment, keep copies of everything, tell your lawyer and consider reporting to the relevant authorities. Do not confront the seller in ways that could put you at risk.

References

• SSRN — Diaspora property investment, title fraud and legal risk
• Tribune Online — Avoiding real-estate investment fraud
• Lagos State Government — Official portal

Mondaq — Procedure for the registration of title to land in Nigeria