Someone shows you a land document; a C of O, Gazette, or Deed of Assignment and tells you everything is fine. But how do you really know?
Too many people lose their hard-earned money because they trusted paper alone. The land looked good. The seller seemed genuine. The document looked official. But no one took the time to verify.
Before you pay a single kobo for land in Nigeria, you need to know that what you’re buying is safe, legal, and real.
In this post, you’ll learn exactly how to check land documents, verify ownership, and spot red flags step by step.
Let’s get into it.
- Check the Land’s Status via Survey Plan
The first thing to check is the Survey Plan. This document shows the exact size, shape, and location of the land but more importantly, it helps you find out whether the land is free or under government control.
Here’s what to confirm:
Is the land under government acquisition?
Is it committed land (reserved for a government project)?
Has it been excised (released back to the community)?
Is it inside a government scheme?
To find out, take the Survey Plan to the Office of the Surveyor General in your state. In Lagos, this is at Alausa, Ikeja.
They’ll do what’s called a Charting Process entering the land’s beacon numbers and coordinates into their system. This check shows the current status of the land and whether it’s safe to buy.
If something is wrong with the land, this step usually reveals it.
- Verify Title Documents (C of O, Gazette, etc.)
Seeing a land document is not enough. You need to check that it’s real, valid, and matches the land being sold.
Whether the seller presents a:
Certificate of Occupancy (C of O)
Gazette
Governor’s Consent
Registered Deed of Assignment
You must do a Title Search at the Land Registry in your state. In Lagos, that’s the Lagos State Lands Bureau.
Here’s what they’ll check:
If the document is genuine
If the details (owner’s name, location, file number) match what you were told
If there are any issues like court cases, unpaid fees, or multiple claims on the land (known as encumbrances)
Tip: Don’t do this alone. Use a real estate lawyer or a trusted professional to help you carry out the title search properly. This is not the time to take risks.
- Confirm Ownership Claims
You’ve checked the land. You’ve checked the title. Now, it’s time to confirm that the person selling it actually owns it.
If the land belongs to a family or community, make sure:
You’re dealing with the right people: family heads, principal members, or trustees
All the necessary signatories are involved
You meet them in person, not just through agents
They introduce you to other buyers or neighbouring landowners, so there’s no confusion about boundaries or past disputes
If it’s a company or estate, ask to see:
Their CAC (Corporate Affairs Commission) registration
The company’s own land documents
Their allocation letter or deed if they’re selling land on behalf of someone else
Don’t rely on smooth talk. If they can’t show proof, that’s your sign to pause and investigate.
- Investigate the Property’s Background
Even if the documents check out, the land could still have problems hiding in its history. This is where you need to do a bit of detective work.
Ask these questions:
Has the land been sold before?
Are there multiple people claiming it?
Is there any ongoing dispute, police matter, or court case?
Is there pending compensation or unresolved ownership issues?
Sometimes, the real truth about the land isn’t on paper, it’s in the community.
So:
Talk to neighbours and nearby landowners.
Visit the land more than once, at different times of the day.
Look for red flags like warning signs, disclaimer notices, or multiple fences.
Many buyers have been scammed with perfect documents but bad history. Don’t skip this step, it could save you everything.
- Quick Guide: Where to Verify What
Here’s a simple breakdown of what to verify and where to go:
| What to Verify
|
Where to Go |
| Survey Plan
|
Office of the Surveyor General
|
| Gazette / C of O / Governor’s Consent
|
State Land Registry
|
| Land Ownership Claims
|
Family, Community, Company, or Estate Directly |
| Building Approvals
|
LASPPPA or State Physical Planning Dept
|
| General Legality
|
Use a real estate lawyer or trusted consultant
|
These offices and people are there to help you confirm the truth about the land you’re interested in.
Don’t skip any of these checks if something doesn’t add up, it’s better to walk away.
Final Thoughts: Never Pay Without Verifying.
Before you pay for land in Nigeria, verify everything.
Don’t rely on paper alone. Don’t trust what someone tells you without checking it for yourself. Go to the right offices. Ask the right questions. Involve professionals when needed.
Here’s the key takeaway:
A genuine title, clear land history, and confirmed ownership are what protect your money not just a fancy-looking document.
So take your time. Be thorough. The land will still be there tomorrow, but your money won’t come back if you make a mistake today.
In the next post, you’ll learn the difference between buying family land, government land, and estate land and what to expect from each one.
Until then, stay sharp, verify everything, and protect your investment.
