How do I avoid land scams in Mowe, Ibafo, and Arepo?

How do I avoid land scams in Mowe, Ibafo, and Arepo?

Introduction

Buying land is a major investment. In fast-growing areas like Mowe, Ibafo, and Arepo in Ogun State, Nigeria, land rapidly increases in value. Many people see acquiring land in these suburbs as a pathway to building wealth, owning homes, or planning for future development. But with opportunities also come risks: land scams are common, and they can result in huge financial loss, legal nightmares, or even loss of the plot itself.

To protect your money, your rights, and your peace of mind, it’s essential to know how to recognize, prevent, and respond to land fraud. This article provides a full, detailed guide to help prospective land buyers avoid being victims of scams in Mowe, Ibafo, Arepo, or similar peri-urban areas.

Overview of the Land Fraud Landscape in Nigeria & Ogun State

Before zooming into Mowe, Ibafo, and Arepo, it helps to understand the broader context of land fraud in Nigeria and what makes Ogun State particularly susceptible.

• Many land scams involve fake or forged documents: forged Certificates of Occupancy (C of O), fake survey plans, forged deeds, and so on. api.chifourproperties.com+2Property Marketplace Nigeria+2

• Sellers sometimes sell the same plot to multiple people (“double allocation”). api.chifourproperties.com+2Conquerors Group International+2

• There are frequent issues with family land disputes where one member sells without the consent of all others, or agreements are verbal and not documented. Tribune Online+2api.chifourproperties.com+2

• The “Omo Onile” problem: individuals or traditional landholders who claim rights, even after legal documents or sales have been made, sometimes demanding additional payments or asserting false claims. Lands Of Nigeria+2api.chifourproperties.com+2

• Properties may be under government acquisition or earmarked for public infrastructure (roads, drainage, etc.) but still sold illegally. Buyers may later be evicted. api.chifourproperties.com+2Property Marketplace Nigeria+2

Ogun State has taken steps toward improving land administration. For instance, the state government has introduced a Property Registration Programme (PRP) and opened a portal for land registration in many local government areas, including Obafemi Owode (which covers Mowe, Ibafo) and Ifo. Businessday NG

But even with reforms, loopholes remain, especially in peri-urban fringe areas where land is changing hands fast, and oversight may be weaker.

Why Mowe, Ibafo, and Arepo Are High-Risk Areas

These particular areas are attractive but also vulnerable for several reasons:

1. Rapid expansion & development pressure
   As Lagos expands and urbanisation spreads, lands in Mowe, Ibafo and Arepo become more in demand. This creates speculative interest, which sometimes fuels unscrupulous land marketing.

2. Infrastructural lag and unclear zoning
   Though some estates and roads exist, many plots are still in “raw” or undeveloped areas, with poor infrastructure. Boundaries, roads, drainage, utilities may be informal or incomplete, which can hide disputes or encroachments.

3. Multiple claims and traditional land tenure systems
   In many peri-urban communities, land ownership often involves customary/traditional systems, family ownership, or claims by “native title” holders. Sometimes multiple family members, or different branches of a family, may claim ownership, sometimes without formal documents.

4. Weak documentation or lax verification
   Sellers (or agents) may present documents which are not properly registered, or only partially legitimate. Verification procedures may be ignored or circumvented. Also, some buyers may not be aware of how to check properly.

5. Informal estate development schemes
   Small estates, subdivisions, or layout plans sometimes proceed without requisite approvals or properly registered survey plans, making them risky.

Understanding these local risk factors is essential to protecting yourself.

Common Types of Land Scams in These Areas

Here are the kinds of scams people often encounter in Mowe, Ibafo, Arepo, and similar locations:

Key Documents & Legal Requirements You Must Check

To avoid scams, you need to ensure all required documents and approvals are present, legitimate, and verifiable. Below are critical documents and legal steps, especially relevant in Ogun State and more specifically Mowe/Ibafo/Arepo.

1. Certificate of Occupancy (C of O)

• Issued by the Ogun State Government (Ministry of Physical Planning & Urban Development / Lands Bureau).

• It proves you hold the land subject to the Land Use Act – without it your ownership is at risk.

• Verify that the C of O is genuine: check name of owner, survey number, whether it is registered.

2. Deed of Assignment / Deed of Conveyance

• This is used to transfer interest or rights from one party to another.

• Make sure it is properly executed, signed, stamped, and registered.

3. Survey Plan (Red Copy Survey)

• The proper, legally surveyed plan showing boundaries, beacons, coordinates.

• Should be approved by the Ogun State Surveyor General’s Office.

• Check that the plan corresponds with physical markers on the ground.

4. Governor’s Consent

• Under the Land Use Act, for secondary transfers (when land is sold by someone other than government), you need Governor’s Consent.

• It makes the transfer valid under law.

5. Allocation Letter / Offer Letter (if applicable)

• If the land was allocated by government or an estate company, there should be a formal allocation letter, showing terms, price, boundaries.

6. Receipt and Payment Records

• Demand and keep legitimate receipts for all payments.

• Use traceable payment methods (bank transfer, cheque) where possible; avoid large cash payments.

7. Confirmation that Land is Free from Litigation or Encumbrances

• Do a title search at the Ogun State Land Registry.

• Check that no court case is ongoing affecting the land.

• Confirm there are no overlapping claims (e.g., other family members, community disputes).

8. Government Gazette/Excision (if land was formerly government owned)

• If land was originally government-owned (as many lands are), check that it has been properly excised or gazetted for release.

• Without excision or official release, the government may treat it as “government land” and reclaim it.

Due Diligence & Verification Steps

Knowing what to check is one thing; doing the work is another. Here’s what you must do, step by step:

1. Visit the site multiple times

   • Walk the land, measure boundaries yourself (if possible).

   • Inspect landmarks, roads, water features.

   • Consult neighbors; they often know if there are boundary disputes or prior claims.

2. Engage a registered surveyor

   • Hire a licensed surveyor to confirm the survey plan, boundaries, physical markers (beacons).

   • Ensure they are recognized by the Nigerian Institution of Surveyors (NIS) and the Ogun State Surveyor General.

3. Hire a competent property lawyer

   • Your own legal representative (not one provided by the seller, unless you trust them).

   • Lawyer should check all documents: C of O, deed, Governor’s Consent, survey plan, allocation letter, gazettes etc.

   • Assure all processes (registering, recording) are done properly.

4. Check with the Ogun State Land Registry / Lands Bureau

   • Request and conduct a title search.

   • Confirm the registered owner, prior transfers, any pending litigation.

5. Confirm with Local Government / Physical Planning Authorities

   • Check zoning, road access, whether the layout/estate plan is approved.

   • Confirm whether any development plans, or government acquisition, affect the land.

6. Ensure documents are original and authenticate them

   • Original documents, not just made to look original. Check for stamps, endorsements, signatures.

   • If possible, get copies certified at government offices.

7. Avoid too-good-to-be-true deals

   • If price is very low relative to similar plots, be wary.

   • If seller insists on urgency or gives limited time, that’s a red flag.

8. Insist on proper payment terms

   • Partial payments may be acceptable, but ensure receipt for each payment.

   • Avoid paying full amount before documentation and registration are complete.

   • Use bank transfers, avoid large sums in cash.

9. Get everything in writing

   • Agreements, promises, verbal commitments: get them documented.

   • Include details: plot number, survey number, size, boundaries, price, payment schedule, parties involved.

10. Verify identity of seller

    • Seller should provide proof of identity, proof of ownership.

    • If seller is an estate company or developer, check their registration with Corporate Affairs Commission (CAC).

    • If it is family land, get resolution letters or power of attorney from all stakeholders.

Specific Local & Practical Tips for Mowe, Ibafo & Arepo

Because these locations have unique characteristics, here are extra tips to bear in mind when buying land in Mowe, Ibafo, and Arepo.

• Check the Ogun State Property Registration Portal & PRP initiatives
  Ogun State has launched portals and registration programmes which include remapping of many lands and offering amnesty/registration to those who have encroached or whose titles are informal. Businessday NG
  Use these resources to confirm status of land and whether it is registered.

• Understand local traditional landholders / chiefs / family heads
  In these areas, many people still respect and deal with traditional land authorities. Always trace ownership back to who holds the land under customary tenure. Get written authorization / resolution from all relevant traditional and family authorities.

• Check developmental infrastructure
  Is the land near major roads, accessible by planned road networks? Do you have electricity, water, drainage? If claimed, verify these exist or will exist.

• Inspect boundaries physically and get neighbors’ input
  Often, boundary beacons are missing or moved; neighbor disputes are common. Neighbors may know whether someone else previously claimed or sold the land.

• Be wary of roadside land agents / itinerant marketers
  Agents who operate informally, “on the road” or by showing little formal credentials often are involved in high-risk deals. Demand credentials, CAC registration, etc.

• Check urban planning regulations and approvals
  If estate layouts are being marketed, find out whether the layout is approved by Ogun State or relevant planning authority.

• Consider risk of future expropriation or acquisition
  Some lands are in areas marked for future public infrastructure (roads, drainage, expansion). Even if not currently, check existing government development plans. Being in a zone set for major project may lead to reduction in value or forced eviction.

Red Flags to Watch Out For

These warning signs should make you pause — sometimes walk away:

• Seller refuses or delays giving original documents or insists on copies only.

• Seller does not allow you to visit the land or claims you must pay first.

• Survey plan does not match what is on the land (no boundaries, beacons, etc.).

• Price is much lower than comparable lands in the same locality.

• Seller pressuring you to make quick payment, or saying price will increase soon.

• Documents have inconsistent names, stamps, dates, or mismatching survey numbers.

• Seller claims to be connected to government or offers government approvals but cannot show documentation.

• The land is in “no-man’s land” — no clear access roads or paths.

What to Do If You Suspect a Scam or When Something Goes Wrong

Despite your best efforts, you may encounter issues. Here are steps and remedies:

1. Stop any further payment
   If what you discover suggests the deal is fraudulent, pause payments immediately.

2. Gather all evidence
   Keep all documents, receipts, communications (text messages, WhatsApp chats), survey plans, photos of the land, etc. Documentation is essential for any legal action.

3. Consult with a lawyer
   A property lawyer can advise on legal remedies: whether suit is possible, whether the sale can be voided, etc.

4. Report to relevant authorities

   • Local police

   • Ogun State Ministry of Physical Planning & Urban Development / Lands Bureau

   • Economic and Financial Crimes Commission (EFCC), if fraud is involved

   • Consumer protection agencies or Real Estate Regulatory Bodies

5. Warn others
   Sometimes posting in neighborhood associations, social media, or community groups helps prevent others from falling victim.

6. Seek mediation if appropriate
   Some disputes can be resolved through community or traditional mediation, especially when family land or traditional claims are involved.

7. Legal action
   If fraud is severe and monetary loss large, file suit in court to recover funds or to declare the conveyance null and void.

Checklist: What to Have Before You Pay for Land

Here’s a quick checklist you can keep with you when you are negotiating or about to commit funds:

Legal Principles & Laws That Protect You

Understanding the legal framework helps you know your rights and what is enforceable in court.

• Land Use Act (1978)
  National law that vests land ownership in the government but grants rights of occupancy to individuals. Secondary transfers require Governor’s Consent. Its provisions guide land rights, use, and transfer.

• Ogun State Physical Planning and Development Laws
  State legislation that regulates layout approvals, zoning, and urban planning. Any layout or estate plan must comply with these regulations.

• Surveyor-General’s Office and Surveyor’s Registration Laws
  Only registered surveyors are legally permitted to produce legally accepted survey plans.

• Corporate Affairs Commission (CAC)
  Companies must be properly registered; estates or developers operating through companies should show their CAC documents.

• Court Precedents & Case Law
  Nigerian courts have in various judgments nullified conveyances made with forged documents, or sold lands under government acquisition. Familiarizing with relevant precedents in Ogun State or Nigeria helps your lawyer.

Case Studies (Hypothetical / Real Examples)

Using real or representative cases helps illustrate how people get scammed:

• Case A: Person buys a plot in Ibafo from an “agent” who shows a C of O, survey plan, but fails to do title search. Later, discovers the C of O was forged; legal owner comes forward, sues. Money lost.

• Case B: Buyer purchases family land in Arepo. Only one family member sold, but another sibling later claims rights. Dispute arises; buyer unable to enforce deed because proper family consent was not documented.

• Case C: Estate company sells plots in an unapproved layout in Mowe. Roads promised never built, electricity installation delayed indefinitely, market value drops. Buyer cannot get mortgage or bank financing.

• Case D: Government declares acquisition of land for a road expansion. Buyer, unaware, built fence and house, later evicted without full compensation because land was under acquisition even though seller had advertised it.

These cases show what can go wrong and highlight the importance of verification.

How To Budget Time, Money, & Effort

Avoiding scams takes time and sometimes money. Here’s what you should factor in:

• Legal Fees: Lawyer consultation, documentation, registration fees.

• Survey Costs: Engaging recognized surveyors may cost more but gives better protection.

• Registration Fees / Government Charges: For surveys, title search, issuing C of O, Governor’s Consent, etc.

• Transport & Time for Site Visits: Multiple visits; visiting registry offices, meeting family/traditional authorities.

• Due Diligence Costs: Verifying documents, getting certified copies, etc.

Though these costs may seem burdensome, they are small compared to what a fraudulent or disputed land purchase can cost.

Summary: Best Practices to Safeguard Yourself

Bringing together all the above, here are the distilled best practices:

1. Take your time — don’t rush into deals.

2. Always visit the land physically and inspect margins.

3. Use professional help: lawyer, surveyor.

4. Verify documents at registry, surveyor general, planning authorities.

5. Ensure seller has clean title, identity, and legal capacity to sell.

6. Avoid paying large sums before assurances are in place.

7. Demand properly executed written agreements.

8. Use traceable, official payment methods.

9. Be aware of local land use plans and government programme.

10. If in doubt, walk away — better safe than sorry.

Local Resources You Can Use

Here are some organizations, offices, or programs in Ogun State / Nigeria you should know or use for verification or support:

• Ogun State Lands Bureau / Ministry of Physical Planning & Urban Development

• Ogun State Surveyor General’s Office

• Town Planning Authorities in Obafemi Owode, Ifo, Ado/Odo-Ota, etc.

• Local Government Offices (Obafemi Owode, Ifo, etc.)

• Economic and Financial Crimes Commission (EFCC) – for serious fraud

• Nigerian Institution of Surveyors (NIS) – verifying surveyor registration The Guardian Nigeria

• Corporate Affairs Commission (CAC) – verify developers or estate companies

• Community / Traditional Authorities / Family Heads – for customary ownership issues

Call to Action

Protect your investment. Don’t let greed or haste cost you dearly.

• If you are considering buying land in Mowe, Ibafo, Arepo, begin today by doing these three things:

  1. Visit the land and inspect all boundaries and features in person;

  2. Engage a competent property lawyer and a registered surveyor to verify documents;

  3. Go to the Ogun State Lands Bureau or relevant registry and search the title records yourself.

• Share this article with family, friends, or anyone planning to buy land — knowledge prevents fraud.

• If you suspect a land deal is suspicious, or if you’ve been victimized, report it—contact the Ogun State authorities, EFCC, or seek legal counsel.

Your right to property is legally protected; taking the right steps ensures your peace of mind, protects your finances, and ensures your ownership is secure. Don’t cut corners — with proper diligence, you can avoid scams and own land with confidence.

Conclusion

Land ownership in Mowe, Ibafo, Arepo presents real opportunities — but with opportunity comes risk. Because of rapid development and increasing demand, land fraud is a significant threat. The difference between a safe land transaction and a nightmare outcome is often in the preparation: verifying documents, hiring professionals, understanding local realities, and being cautious.

By following the practices outlined in this article—examining legal documents, engaging trustworthy experts, understanding your local land environment, and being alert to red flags—you can make your land purchase secure, worthwhile, and beneficial in the long term.

Contact Us

Chaman Law Firm
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