How Do I Verify Land Titles Before Buying Property in Lekki
Introduction
Buying property in Lekki, Lagos State, can be one of the most rewarding investments in Nigeria—if you do it right. Lekki’s rapid transformation into a prime residential, commercial, and mixed-use district makes it a hotspot for investors and homebuyers alike. But that boom has also birthed widespread fraud, fake documents, and overlapping land claims. Many unsuspecting buyers have lost millions to dishonest sellers, forged Certificates of Occupancy (C of O), or government acquisitions.
Verifying the authenticity of land titles in Lekki is therefore not just advisable—it is essential. Proper due diligence protects you from litigation, demolition, or permanent loss of your property. This guide explains in exhaustive detail how to verify land titles legally and practically before purchase. It draws on Lagos State laws, digital portals, and professional standards, and it is written for WordPress publication to help property investors, developers, lawyers, and the general public navigate the process with confidence.
Understanding What “Land Title” Means
A land title is the bundle of legal rights that prove ownership and authority to use a parcel of land. In Lagos, valid titles are registered at the Lagos State Land Registry (Alausa, Ikeja). Common recognized titles include:
Certificate of Occupancy (C of O) – granted by the Governor under the Land Use Act.
Governor’s Consent – approval for transferring interest from a C of O holder to another person.
Deed of Assignment or Conveyance – evidence of transfer between seller and buyer.
Deed of Sub-Lease – for properties developed under larger estates or government layouts.
Excision and Gazette – official release of land from government acquisition to indigenous families.
Registered Survey Plan – defines the exact location and boundaries of land.
Without a legitimate title or registration, your “ownership” may not stand in court.
Why Verification Is Crucial in Lekki
Lekki spans multiple schemes and phases—from Lekki Phase 1 to Ibeju-Lekki—and each has unique planning regulations. Unscrupulous vendors often exploit that complexity. Common risks include:
Government Acquisition: Some lands belong to the Lagos State Government and cannot be privately sold.
Double Sales: The same land sold to multiple buyers.
Fake Documents: Forged C of O, Deeds, or surveys.
Boundary Encroachment: Land overlaps on neighbors or public rights-of-way.
Disputed Family or Community Land: Family heads (“Omonile”) selling without full consent.
Verifying prevents these traps and ensures that the title you are paying for truly exists, is genuine, and is transferable.
The Legal Foundation for Land Verification in Lagos
Land Use Act (1978) – vests all land in each state’s Governor and requires consent for transfers.
Lagos State Lands Bureau & Land Registry Laws – regulate documentation, registration, and title searches.
Lagos State Urban and Regional Planning and Development Law (2010) – governs building, planning, and physical development permits.
Property and Conveyancing Laws (PCL) – define procedures for sale, assignment, and registration.
Together, these laws make land verification a statutory necessity, not a discretionary step.
Step-by-Step Process to Verify Land Titles in Lekki
Step 1: Obtain and Review All Available Documents
Request from the seller:
C of O or Governor’s Consent copy.
Deed of Assignment/Sub-Lease.
Survey Plan (registered).
Layout approval or Gazette extract.
Receipts, tax clearance, and means of identification.
Check for:
Consistency of names and property description.
Registered numbers and dates.
Proper stamping (e.g., Alausa or Lands Bureau seals).
If documents are missing or names differ, pause and seek clarification.
Step 2: Conduct a Title Search at the Lagos State Land Registry
Visit or use the Lagos State Land Online Portal: https://landonline.lagosstate.gov.ng.
Through this platform, you can:
Search property records by file or title number.
Obtain Certified True Copies (CTC) of registered documents.
Confirm current owner and transaction history.
Physical searches may be done at Block 13 & 14, Lands Bureau, The Secretariat, Alausa, Ikeja.
Always keep the official payment receipt and search result.
Step 3: Verify the Survey Plan
A valid survey bears:
Survey plan number and coordinates.
Seal and signature of a licensed surveyor.
Endorsement from the Office of the Surveyor-General (OSSG).
You can authenticate surveys online via:
👉 https://ossgdeposit.lagosstate.gov.ng/survey/check.php.
This check confirms whether the survey exists in the government database, aligns with the correct location, and is free of overlapping coordinates.
Step 4: Check Planning and Development Approvals
Confirm from:
Lagos State Physical Planning Permit Authority (LASPPPA) – planning approvals.
Lagos State Building Control Agency (LASBCA) – building supervision.
New Towns Development Authority (NTDA) – estate layouts and excision schemes.
Lagos State Real Estate Regulatory Authority (LASRERA) – registration of developers and agents.
You may use:
LASPPPA Portal: https://www.epp.lagosstate.gov.ng
LASBCA: https://lasbca.lagosstate.gov.ng
LASRERA: https://lasrera.lagosstate.gov.ng
These checks ensure the property is within an approved layout and not in a restricted zone, drainage line, or government scheme.
Step 5: Confirm Excision and Gazette Status
If the land is family or village land, demand evidence of excision approval or inclusion in an official Lagos State Gazette.
At Alausa Lands Bureau, request to view or obtain the gazette record by village name and excision number.
If the land is not excised, it remains under government acquisition, and no private sale is valid until formal release.
Step 6: Check for Litigation and Encumbrances
Perform a court record search at the Lagos State High Court Registry to see if any suit is pending over the land.
Also check:
Probate Registry (if land from deceased estate).
Company Affairs Commission (CAC) (if vendor is a company).
Tax Authority for unpaid land use charges.
A land under litigation or encumbrance cannot convey good title.
Step 7: Visit and Inspect the Land Physically
Never rely solely on documents. Visit the site with your lawyer, surveyor, and agent to:
Confirm boundary beacons correspond with survey coordinates.
Observe neighboring developments.
Ask community leaders about ownership history and disputes.
Ensure no one is in possession or cultivating the land.
Take photographs, GPS readings, and inspection notes.
Step 8: Verify the Seller’s Identity and Capacity
Ensure the seller:
Matches the name on the title.
Has authority (if a family, confirm signatures of all principal members).
Provides valid government ID.
Is not an agent misrepresenting ownership.
Where a company sells, request board resolution and CAC documents.
You can confirm company status on https://search.cac.gov.ng.
Step 9: Confirm Land Use Charge and Tax Status
Check outstanding land use charges via https://landusecharge.lagosstate.gov.ng.
Ensure taxes are up to date before completing the transaction.
Step 10: Engage a Property Lawyer
A qualified real estate lawyer will:
Conduct all searches officially.
Draft and review sale agreements.
Prepare Deed of Assignment.
File Governor’s Consent application after purchase.
Using professional legal services is cheaper than litigation or demolition.
Common Land Title Types in Lekki and How to Verify Each
5.1 Land with Certificate of Occupancy (C of O)
Confirm authenticity at the Lands Bureau or through the e-GIS portal.
Compare file number, date, and owner’s name.
Check for alterations or suspicious fonts/seals.
5.2 Land with Governor’s Consent
Confirm consent letter and C of O owner’s details.
Ensure consent corresponds to your Deed of Assignment.
5.3 Excision and Gazette Land
Request survey number of excision.
Cross-check against gazetted coordinates.
Verify publication date and authenticity from Alausa.
5.4 Family Land (Omonile)
Meet all principal family members.
Confirm the land has been excised or gazetted.
Ensure signatures of recognized family heads on documents.
Register transaction after purchase.
5.5 Government Scheme Land (e.g., Lekki Peninsula Scheme, Chevron Drive, Lekki Phase 1)
Verify from the New Towns Development Authority (NTDA) that the plot is within an approved scheme.
Obtain copy of layout plan.
Confirm allocation letter or sub-lease approval.
How to Detect Fake Documents
Red flags include:
Missing Alausa registration numbers.
Photocopy of a C of O without embossed seal.
Wrong fonts, spacing, or paper texture.
No official signature or date.
Survey plan not verifiable on OSSG portal.
Deeds not stamped or registered.
Always cross-check with government offices or verified lawyers before paying.
Costs and Timelines for Land Title Verification
| Item | Typical Fee (₦) | Processing Time |
|---|---|---|
| Land Registry Search | 10,000 – 30,000 | 3–14 days |
| Survey Verification | 5,000 – 10,000 | 2–5 days |
| Gazette/Excision Check | 10,000 – 20,000 | 1–2 weeks |
| Court/Litigation Search | 10,000 – 25,000 | 1 week |
| Legal Review | Professional fee | As agreed |
(Figures are indicative; confirm latest rates at Alausa.)
Professional Bodies and Agencies Involved
Lagos State Lands Bureau – land registration & consent.
Office of the Surveyor-General (OSSG) – survey verification.
LASPPPA – planning permits.
LASBCA – building control.
NTDA – new town layouts.
LASRERA – developer and agent verification.
Ministry of Physical Planning and Urban Development.
Collaborating with these bodies guarantees full compliance.
Key Legal Terms Explained
Governor’s Consent: Approval required before any transaction transferring an existing interest.
Deed of Assignment: Document transferring ownership.
Gazette: Official publication confirming land excision.
Survey Plan: Map defining coordinates and area of land.
Stamp Duty: Tax indicating document validity.
Registration Number: Unique identifier at Land Registry.
Understanding these terms empowers buyers to read documents intelligently.
Mistakes Buyers Commonly Make in Lekki
Paying for land without conducting registry search.
Trusting community receipts as ownership proof.
Relying solely on survey plans.
Ignoring litigation checks.
Buying land “under acquisition.”
Using unregistered agents or lawyers.
Skipping Governor’s Consent after purchase.
Each of these errors can result in loss of money or title disputes.
Practical Tips Before Payment
Always verify seller’s title at Alausa.
Engage professionals—lawyer, surveyor, estate valuer.
Pay only via traceable bank transfer, never cash.
Execute Deed of Assignment before witnesses.
Stamp and register all documents immediately.
Apply for Governor’s Consent within 90 days.
Keep all receipts, photographs, and correspondence.
Governor’s Consent and Registration After Purchase
After buying, you must perfect the title by obtaining Governor’s Consent under section 22 of the Land Use Act. Steps include:
Obtain charting and endorsement at Surveyor-General’s office.
Pay consent, stamp duty, registration, and charting fees.
File at Lands Bureau for approval.
Collect stamped, registered Deed endorsed with Governor’s signature.
Without consent, your transfer remains incomplete and can be invalidated.
How Technology Has Simplified Verification
Lagos State now operates an e-GIS system integrating land records, surveys, and maps. Benefits include:
Online title search and file tracking.
Electronic C of O (e-CofO) issuance.
Reduced human interference and fraud.
Easy verification by serial number or coordinates.
The goal is full transparency for investors.
Dealing With Family or “Omonile” Lands in Lekki
Many Lekki lands originate from indigenous communities. When dealing with them:
Demand proof of excision.
Obtain family resolution authorizing sale.
Get signatures of all principal members.
Pay before witnesses and record on video if possible.
Register the Deed immediately.
Never pay based on receipts or verbal promises.
Resolving Title Disputes
If two people claim same land:
File a declaratory action in the High Court.
Seek injunction restraining other party.
Maintain possession until case resolves.
Use mediation if possible to reduce cost and time.
Legal resolution backed by documentation is final; violence is not.
Questions to Ask Before Buying Any Lekki Property
Who is the current owner and how was the title obtained?
Has the land been registered at Alausa?
Is the survey charted and verifiable?
Is the land free from acquisition or government interest?
Are there pending litigations or family disputes?
Is the property within approved layout and road setbacks?
Are land use charges up to date?
Has building or planning permit been obtained?
Positive answers to these questions indicate a safe investment.
Example Verification Checklist
Obtain copies of title documents.
Conduct Alausa title search.
Confirm survey on OSSG portal.
Verify Gazette/excision.
Check litigation and encumbrance.
Visit site with surveyor.
Confirm seller identity.
Engage property lawyer.
Draft and register Deed of Assignment.
Apply for Governor’s Consent.
Tick each box before releasing full payment.
Cost of Cutting Corners vs. Cost of Verification
Skipping verification might save a few hundred thousand naira today but cost you tens of millions tomorrow. Many Lekki investors have lost homes because they trusted the wrong documents or agents. Proper due diligence is an insurance policy for your investment.
Summary of Government Verification Portals
Land Registry: https://landonline.lagosstate.gov.ng
Survey Verification: https://ossgdeposit.lagosstate.gov.ng
Planning Permits: https://www.epp.lagosstate.gov.ng
Real Estate Agents: https://lasrera.lagosstate.gov.ng
Land Use Charge: https://landusecharge.lagosstate.gov.ng
Bookmark and use these before buying any land in Lekki.
Frequently Asked Questions
Q1: How long does title verification take?
Between 2 and 4 weeks, depending on record availability.
Q2: Can I verify land myself?
Yes, but using a lawyer or surveyor ensures accuracy.
Q3: How do I verify land under government acquisition?
Search excision and gazette records at Alausa; unexcised land is government-owned.
Q4: What’s the safest land title to buy in Lekki?
Registered land with Governor’s Consent or C of O.
Q5: Is family land safe?
Only if excised, gazetted, and approved by all principal family members.
Q6: Do I still need Governor’s Consent after buying?
Yes—without it, transfer is incomplete.
Conclusion
Lekki’s property market offers immense opportunity but also substantial risk. Verifying land titles before purchase is not optional; it is the line between ownership and loss. Proper verification—covering registry search, survey authentication, gazette check, litigation search, and professional legal guidance—guarantees peace of mind.
When in doubt, consult experts who understand the Lagos land system deeply. The process may seem tedious, but it’s far cheaper than facing demolition or court battles later.
Call to Action
Are you planning to buy land or property in Lekki?
Before paying, let Chaman Law Firm handle your title verification and due diligence professionally.
✅ Land title search at Alausa
✅ Survey & Gazette verification
✅ Legal due diligence reports
✅ Secure Deed preparation and Governor’s Consent