How do I confirm land ownership in Ogun State?

How Do I Confirm Land Ownership in Ogun State?

Introduction

Land ownership in Ogun State, as in much of Nigeria, is more than just a title—it is about security, investment, identity, and peace of mind. For many people, confirming that someone truly owns a parcel of land before buying or investing is crucial. Sadly, stories abound of people losing money, being evicted, or discovering that the land they thought they bought was actually under dispute, not properly registered, or even not theirs at all.

This article aims to guide you through how to confirm land ownership in Ogun State. Whether you are buying land, inheriting, or simply want to verify what you already believe to be your property, this guide will show you what documents to request, what offices to visit, what online resources to use, what legal checks to carry out, and how to avoid common traps. If you follow the steps carefully, you will have greater confidence that the land is really owned by the person who claims it, that the title is clean, and that you can safely transact with it.

Background: Land Laws, Administration & Key Players in Ogun State

Before diving into how to confirm ownership, it helps to understand what legal and administrative structures exist in Ogun State with respect to land. This gives context to the processes, the official names of documents, and what authorities to approach.

1. Land Use Act & Governor’s Consent
   Like all states in Nigeria, Ogun State operates under the Land Use Act (1978), which vests ownership of land in the state governor, who holds lands in trust for all citizens. Therefore, for many transfers of land or assignments, Governor’s Consent must be obtained. Without it, some transactions are not legally valid.

2. Certificates of Occupancy (C of O)
   The Certificate of Occupancy is a key title document issued by the state government showing someone’s tenancy over the land for a given term (often 99 years in residential contexts, or leasehold for commercial). A legitimate C of O is clear evidence of ownership rights under the State’s laws (subject to conditions, consent, etc.).

3. Bureau of Lands & Survey
   The Ogun State Bureau of Lands & Survey (or Ministry of Lands) is the main governmental body responsible for land allocation, survey, registration, issuance of C of O, granting Governor’s Consent, maintaining land records, etc.

4. OLARMS — Ogun State Land Administration & Revenue Management System
   A more recent reform: OLARMS is a digital/online land administration system established by Ogun State to improve transparency, reduce fraudulent or forged documents, speed up issuance of title documents, allow online searches, land schemes, etc. Standard Times NG+3olarms.ogunstate.gov.ng+3BizWatch Nigeria+3

5. Home Owners Charter, Title Ratification, Property Registration Programmes
   The state has several programmes to include properties that may not have perfect title documents—e.g. properties built on land under government acquisition, or that were not properly registered. Through ratification and regularization, some of these properties can become legally regular, with C of O or other recognized title documents. Tribune Online+2PM News Nigeria+2

6. Land Registry / Deed Registry
   A registry (often under the Lands Bureau) holds official records of titles, assignments, deeds. Doing a search in the registry is one of the main ways to check ownership. Meanwhile, survey plans are maintained by surveyors/general survey office.

Key Documents You Should Look For

To confirm ownership, certain documents are fundamental. These help prove chain of title, that the ground is free of encumbrances, that boundaries are correctly mapped, and that required governmental approvals have been given.

Here are the documents you should insist on seeing and verifying:

Step‑by‑Step Guide: How to Confirm Ownership

Here is a practical, step‑by‑step approach you can follow to verify land ownership in Ogun State. If you follow each step carefully, you reduce risk significantly.

Step 1: Ask the Seller / Owner for Original Documents & Information

• Request to see the original C of O (if available), or an authentic certified copy.

• Request existing Deed of Assignment / Conveyance / past title documents to trace earlier ownership.

• Ask for Survey Plan (site plan) and check for recent survey approval.

• Ask for Governor’s Consent (if applicable) for the current transaction.

• Request payment receipts for government fees, survey, allocation, etc.

• Ask for photographs of the land, beacons or boundary markers, any landmarks.

• Get the full description: location (town/LGA), plot number, area, neighbors, registration number, etc.

Step 2: Physical Inspection of the Land

• Visit the land physically. Confirm that landmarks in survey plan actually correspond. Check for boundary markers, beacons.

• Walk the boundary if possible; check fences or physical barriers.

• Talk to neighbors, community leaders: sometimes they can tell you history, whether ownership disputes exist.

• Check whether the land matches what is described in the documents: size, shape, orientation.

Step 3: Land Registry / Lands Bureau Search

• Go to the Ogun State Bureau of Lands & Survey (or the Deeds Registry / Land Registry) in Abeokuta (or the LGA where the land is located).

• Submit a request for land search: this will show the registered owner of record, whether there are encumbrances, mortgages, liens, court judgments, overlapping claims.

• Bring all the documents you have: survey plan, deed, etc., and request that the record be compared.

• Ask for a certified copy of the registry record if needed.

Step 4: Use OLARMS Portal

• Use the Ogun State Land Administration & Revenue Management System (OLARMS) online portal. This is a modern system meant to bring transparency and help in confirming ownership. The Guardian Nigeria+3olarms.ogunstate.gov.ng+3BizWatch Nigeria+3

• Check if the land has been mapped on the system, whether a title has been issued, whether the title is under ratification, whether any pending issues are flagged.

• See whether you can track the status of the current documents via OLARMS (for example, whether consent has been given, or whether certificates have been issued).

Step 5: Legal Checks – Court Records, Government Notices

• Visit High Court or Magistrate courts in the state (especially if you suspect any past disputes) to check if there is any litigation over the land.

• Visit government office to check whether the land has been earmarked for acquisition, whether any notice has been given.

• Check town planning authorities / local government for planning permissions, zoning, approvals if needed.

Step 6: Survey Verification

• Hire (or engage) a registered surveyor to cross‑check the survey plan: ensure the surveyor is registered with the state Surveyor‑General’s office.

• Confirm that the beacons / boundary markers are in place, that the measurements are consistent.

• Check whether the survey plan has been recently approved and whether it corresponds to what is on ground.

Step 7: Confirm Governor’s Consent & Other Regulatory Approvals

• If the land is under Certificate of Occupancy, or there is transfer/assignment, ensure Governor’s Consent is properly documented.

• Obtain evidence of the actual consent issued for the relevant transaction.

• Confirm that the consent is properly registered.

Step 8: Chain of Ownership / Title History

• Trace ownership history: see how many transfers have occurred, get copies of previous deeds.

• Check if the seller legitimately has the right to transfer (proof of previous ownership, no death or succession issues unaddressed).

• For inherited or company‑owned lands, ensure that succession or corporate resolution documentation are in order.

Step 9: Cross Checks & Expert Advice

• Use third‑party verification services if necessary (property due‑diligence firms, legal firms).

• Consult a real estate lawyer to review documents, check for gaps.

• Where possible, get surveyors, community leaders, neighbors to confirm local knowledge.

• If any doubt arises, do not finalize payment until all verifications are clear.

Step 10: Formalizing Ownership / Transfer

• Once satisfaction is obtained, ensure the title is registered, all documents are properly filed.

• Ensure all fees, taxes, survey fees, allocation fees etc. are paid and receipted.

• Ensure all transfer of ownership documents (deed of assignment etc.) are properly executed (stamped, registered), with Governor’s Consent if required.

• Obtain your own copy of the C of O (or e‑C of O if applicable) in your name.

How Recent Reforms Make Ownership Confirmation Easier

Ogun State has put in place several reforms and programmes that make confirming ownership easier and more reliable. Understanding these helps you use the newer tools and avoid pitfalls.

1. Digital Titling / e‑C of O
   The state government has moved to issue electronic C of O’s (e‑C of O) to reduce forgery, fakes, and inefficiencies. These are designed to have security features for authenticity. The Guardian Nigeria+1

2. OLARMS Platform
   As described above, OLARMS is the keystone of Ogun State’s land administration reform: land registration, title ratification, property registration, consent, search, etc., are accessible via a single system. olarms.ogunstate.gov.ng+2BizWatch Nigeria+2

3. Title Re‑certification / Accelerated Land Titling
   Ogun State has programmes to re‑certify old C of O’s, convert paper C of O’s to securitised or digitised versions, accelerate title issuing so they can be obtained more quickly. Vanguard News+2Vanguard News+2

4. Ratification / Regularization & Amnesty Programmes
   For people who built on land under acquisition or who did not formalize titles properly, the state has offered ratification or regularization to permit the legal ownership to be formalized. Tribune Online+2Businessday NG+2

5. Transparency & Single Point Access
   OLARMS and other online tools reduce the need to go through many intermediaries; they bring more transparency, allow tracking of status, reduce fraud. Standard Times NG+1

Common Problems & Red Flags

Even with all structures in place, people fall into traps. Here are red flags and common pitfalls to watch out for when confirming ownership.

Example Scenario: Confirming Ownership of a Plot in Ifo, Ogun State

Let’s walk through a hypothetical scenario to see how these steps would work in practice. Suppose you are interested in buying a plot in Ifo local government area of Ogun State. Here’s how you might go about confirming ownership:

1. Documents from Seller:

   • Seller shows you: Deed of Assignment from previous owner, a paper C of O, survey plan, receipts for payments (allocation, survey, etc.), identity card.

2. Physical Visit:

   • You go to the land, inspect landmarks, boundaries, see if survey beacons are visible, if fences etc conform. You ask neighbors whether there have been disputes.

3. Registry Search:

   • You go to the Ogun State Lands Bureau or registry in Abeokuta or a satellite office closer, ask for record search on the plot number, comparator plan, etc. Confirm that the name on the deed (seller) matches the name in the registry.

4. OLARMS Portal Check:

   • Log onto the OLARMS website, search the plot details (if available), check whether the title is registered, whether there are any alerts such as ratification needed, whether a digital/electronic C of O has been issued.

5. Surveyor Verification:

   • Hire a registered surveyor. They physically map out the plot, compare survey plan with what’s on the ground, confirm boundaries, ensure no overlap.

6. Governor’s Consent Check:

   • If the seller is transferring from the old C of O to a new owner, ensure Governor’s Consent was granted for that specific assignment. Obtain a copy of the consent.

7. Chain of Title Check:

   • Examine earlier deeds: is there a clear, documented path from the original owner to the seller? Are there missing links? Are earlier assignments registered?

8. Due Diligence Legal Check:

   • Consult a real estate lawyer. They check court records in Ifo and area for disputes, any pending cases, government acquisition notices, etc.

9. Formal Transfer:

   • After satisfaction, you complete legal agreement/deed of assignment, register it, pay fees, get a new C of O or updated C of O in your name.

Following these steps gives you confidence that the ownership is genuine, the title is clean, and you are protected.

Legal Basis & Relevant Laws in Ogun State / Nigeria

To understand what makes a title or ownership valid or invalid, and what rights / obligations you have, here are the relevant legal bases:

• Land Use Act, 1978
  Governs land tenure in Nigeria, vests land in state governors, regulates rights, assignments, transfers, and grants. Under this act, Governor’s Consent is required for many land transactions.

• Ogun State Laws / Land Use Policies
  These include state laws on allocation, survey, title ratification, land documentation, anti‑land grabbing laws, property rate laws etc.

• Anti‑Land Grabbing Legislation
  Ogun State has laws (e.g. 2016) that make fraudulent land sales, misrepresentation, selling government lands illegally or forging documents criminal offenses. farmersmanual.com

• State Title Re‑Certification / Accelerated Land Titling Projects
  These enable the replacement of old or less secure titles (paper C of O’s, etc.) with more secure, digital or computerized titles. These projects are backed by government policies. Vanguard News+2Vanguard News+2

• Survey Laws & Regulations
  Laws regulating surveyors, survey plan preparations, approval by Surveyor‑General, etc.

• Governor’s Consent Requirements
  Laws specifying when consent is required (e.g. assignment, transfer of leases etc.), how to apply, enforceability.

How Much It Might Cost & Timeframes

When confirming ownership, there are costs (both official and incidental) and time required. These vary based on location, complexity, whether the documents are in place or need to be retrieved, etc.

Using the OLARMS System: What To Do, What To Check

Because OLARMS is central to land ownership confirmation in present‐day Ogun State, here is what to know and how to use it effectively.

• Visit the OLARMS website / portal (currently olarms.ogunstate.gov.ng). olarms.ogunstate.gov.ng+1

• Search for the plot / title: If you have the plot number, scheme, or any identifying number, try to input that and see whether the status shows that title is issued, or if application is pending.

• Check for alert modules such as title ratification, governor’s consent, pending issues, whether the land is under acquisition.

• Check whether your existing documents correspond to what is on OLARMS (names, plot number, plan).

• Track status of applications you or seller may have made via OLARMS.

• Use contact options on OLARMS to ask questions or raise concerns if things look off.

• Ensure you receive the e‑C of O or digital title, if the state has moved that title in your case, so you have a secure version.

Checklist: What to Verify Before You Finalize Ownership

Here is a practical checklist you can use before buying land or confirming that an existing land is truly yours:

1. Seller provides original title / C of O or certified copy.

2. Deed(s) of Assignment / Transfer covering all past ownerships; the chain of title is complete.

3. Survey plan is valid, approved, corresponds physically.

4. Governor’s Consent for the transfer is present (if required).

5. No court litigations, no government acquisition in conflict.

6. All payments and receipts are valid and provable (allocation fees, survey, registration).

7. You have done registry / lands bureau search to confirm owner in the record.

8. OLARMS check to confirm status / existence of title etc.

9. Boundary / physical inspections OK: actual land matches description.

10. Identity of seller corresponds to documents, no death/succession issue.

11. All required government approvals are in place (planning, zoning if needed).

12. Legal counsel involvement.

What To Do If Ownership Cannot Be Confirmed or If There Are Issues

If, when you follow the steps, you find some of the following problems, you should act accordingly:

Why Confirming Ownership Matters: Benefits & Risks

Understanding why this process is so important helps underscore the need to do it properly.

Benefits:

• Legal security of title: reduces risk of losing land to someone else.

• Preventing fraud: ensures that you are not paying for land you do not legally own.

• Ability to use land as collateral for loans, mortgages (banks will want clean title).

• Peace of mind: once ownership is confirmed, you can plan, build, sell, transfer with confidence.

• Increases resale or development value: properly titled lands tend to have higher market value.

Risks if you don’t confirm:

• Loss of investment: land may be reclaimed, or sold to someone else.

• Costly litigation: disputes over ownership, boundary issues, heirs etc.

• Fraud / forgeries or involvement with illegal sellers.

• Government may take acquisition without proper compensation.

• Difficulty using land for loans or registering building plans or approvals.

Additional Tools & Private‑Sector Help

Sometimes, especially when official records are sparse or difficult to access, you may need or want private sector help or supplementary tools.

• Due diligence / verification services: There are firms (legal, real estate, surveyor firms) that will audit land documents, check title history, perform site visits, etc.

• Online verification or property verification platforms: Services that allow you to submit your documents / location and get a report. (E.g. some platforms like Land.ng, Ownland etc.). land.ng+1

• Community / local knowledge: Sometimes, community leaders, elders, or local chiefs know the history of the plot; neighbors often know of encumbrances or disputes.

• Professional surveyors: For boundary verification, beacons, accurate measurement.

Case Studies / Recent Developments in Ogun State

To illustrate how the system has been improving and what people have experienced, here are some relevant developments:

• The state has introduced digital/electronic C of O’s to reduce forgery and speed up documentation. The Guardian Nigeria+1

• OLARMS launched as a portal for land sales, registration, title ratification etc., to centralize services and improve transparency. BizWatch Nigeria+2Standard Times NG+2

• The Accelerated Land Titling and Re‑certification Project (ALTREP) has helped complete outstanding land allocations, moving many old allocations into registered status. Vanguard News

• The distribution of large numbers of C of O’s to beneficiaries (e.g. 5,000 certificates distributed in one event) shows scale of efforts. THISDAYLIVE

Frequently Asked Questions (FAQs)

Q1. What if the seller only has a “customary right of occupancy” but no C of O?
Answer: Customary ownership can have value in certain contexts, but it is riskier because customary titles are less formal and there is more chance of disputes, lack of enforceability, or overlapping claims. If possible, insist on having a formal title (C of O) issued, or ensure that the customary right is recognized, documented, and ideally converted via the state’s ratification or title regularization programmes.

Q2. How do I know if Governor’s Consent is necessary?
Answer: Generally, under the Land Use Act, transfers of statutory rights (including assignments, sub‑leases, etc.) require Governor’s Consent. Whether your specific transaction needs it depends on whether the land is under a statutory right of occupancy, the kind of transfer, and state law. A lawyer or the Lands Bureau can advise.

Q3. Does OLARMS have all land records?
Answer: OLARMS is progressively digitizing records, but in many cases, older records might still only exist in paper form. Some plots may not yet be mapped or fully captured. Always supplement an OLARMS check with physical search and registry check.

Q4. How can I be sure survey plans are valid?
Answer: Ensure surveyor is registered, that the plan has been approved by Surveyor‑General’s office in Ogun State, that boundary markers correspond to what’s on ground, and that the plan is recent or not too old.

Summary: How to Confirm Land Ownership – Condensed Steps

To sum up in brief, here are the essential steps:

1. Get all relevant documents from seller.

2. Physical inspection + survey boundaries.

3. Registry search at Lands Bureau / Deeds Registry.

4. OLARMS portal check.

5. Confirm Governor’s Consent and other legal approvals.

6. Trace title history / chain of ownership.

7. Legal advice if any doubts or gaps.

8. Make payments, register transfer, get C of O in your name.

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