Legal Remedies for Breach of Land Sale Contract in Ogun State
Introduction
Buying or selling land is one of the most significant financial and legal transactions in Nigeria, especially in Ogun State, where real estate is booming across cities like Arepo, Mowe, Sagamu, Ibafo, Agbara, and Abeokuta. Unfortunately, not all transactions end smoothly. In many cases, one party fails to fulfill their contractual obligations — leading to what the law refers to as a breach of contract.
A breach of land sale contract occurs when either the buyer or the seller fails to perform their part of the agreement, whether by refusing to pay, refusing to deliver possession, misrepresenting facts, or transferring defective title.
In Ogun State, property laws are governed by a blend of federal statutes, state laws, and common law principles. This article by Chaman Law Firm, a leading property and commercial law firm in Ogun and Lagos, explores the legal remedies available to an aggrieved party when a land sale contract is breached. It provides a comprehensive guide for buyers, sellers, and investors who wish to protect their property rights and seek justice when things go wrong.
Understanding a Land Sale Contract
A land sale contract is a legally binding agreement between a seller (vendor) and a buyer (purchaser) for the transfer of land ownership in exchange for consideration (usually money).
To be valid, a land sale contract must contain:
The names and capacity of the parties (buyer and seller).
Clear description of the land (address, size, survey, boundaries).
The agreed purchase price and payment terms.
Conditions for delivery of possession.
Execution and signature by both parties (and witnesses).
Proper documentation such as Deed of Assignment or Agreement of Sale.
When any term of this agreement is violated, the aggrieved party has the right to pursue legal remedies under the law.
Common Forms of Breach in Land Sale Contracts
Failure to Pay Purchase Price:
The buyer fails to complete payment as agreed.Refusal to Deliver Possession:
The seller collects payment but refuses to hand over the land.Fraudulent Misrepresentation:
The seller sells land already sold to another person.Defective Title:
The seller sells land without ownership rights or with encumbrances.Delay in Performance:
Either party fails to meet deadlines or contractual milestones.Failure to Execute Deed or Register Title:
The seller or buyer neglects to complete required documentation.
Each of these constitutes a breach, and the victim can seek redress under the Property and Conveyancing Law of Western Nigeria (1959), applicable in Ogun State, and general contract principles under Nigerian law.
Legal Framework Governing Land Sale Contracts in Ogun State
Land Use Act, 1978 – Governs land ownership and transfers.
Property and Conveyancing Law of Western Nigeria, 1959 – Governs conveyancing and sale of land in Ogun State.
Ogun State Land Bureau Regulations – For registration and title perfection.
Nigerian Contract Act, 1872 (as adopted) – Governs general contract obligations.
Specific Relief Act – Governs remedies like injunctions and specific performance.
Judicial Precedents (Case Law) – Interprets and enforces contractual rights.
Establishing a Breach of Land Sale Contract
Before claiming remedies, the aggrieved party must prove that:
There was a valid, enforceable contract.
The defendant breached a term of the contract.
The plaintiff performed or was ready to perform their own obligations.
The breach caused measurable loss or injury.
Once these are established, the court or arbitration body can grant appropriate remedies.
Types of Legal Remedies Available
1. Specific Performance
Specific performance is a court order compelling the defaulting party to fulfill their contractual obligation, rather than paying damages.
For instance, if a seller refuses to hand over a land already paid for, the court may order them to complete the transfer.
Applicable Cases:
Buyer has fully paid for land.
Land is unique and cannot be substituted by money.
The seller has no legal justification for refusal.
Legal Basis:
Section 14 of the Specific Relief Act (Cap 424, LFN 2004).
Case Law: In Adebayo v. Johnson (1969) 1 All NLR 176, the Supreme Court held that land being unique, specific performance is the most appropriate remedy in land sale contracts.
2. Damages (Monetary Compensation)
Damages are financial compensation awarded to the injured party to restore them to the position they would have been if the contract had been performed.
Types of Damages:
General Damages: For inconvenience and distress caused.
Special Damages: For measurable financial losses (survey fees, legal costs, etc.).
Exemplary Damages: To punish fraudulent conduct (e.g., double sales).
Example:
If a buyer pays ₦10 million for a plot and the seller resells it to another person, the buyer can claim refund plus damages for the breach.
3. Rescission of Contract
Rescission means canceling the contract and restoring both parties to their original positions before the agreement.
When Applicable:
The seller misrepresented ownership.
There was fraud or concealment.
The buyer discovers title defects.
Effect:
Both parties return what they received — the buyer gets a refund, and the seller regains the land.
4. Restitution
Restitution ensures that no party unjustly benefits from a breach. The court can order a party who benefited illegally to refund the money or property.
Example: If the seller collected money but failed to transfer ownership, restitution requires refunding that money immediately.
5. Injunction
An injunction is a court order restraining a party from taking further action that may worsen the dispute, such as reselling the land or developing it.
Types:
Interim Injunction: Temporary order pending hearing.
Perpetual Injunction: Permanent order after trial.
This remedy is vital when a seller tries to sell the same land to another buyer.
6. Declaration of Title
Where ownership is in question, the buyer may seek a court declaration that they are the rightful owner of the land based on the contract and payment made.
Example:
In Ajiboye v. Ishola (2006) 13 NWLR (Pt. 998) 628, the court granted declaratory relief to a buyer who had fully paid for land and taken possession, even though the seller denied the sale.
7. Recovery of Possession
If a buyer has been unlawfully deprived of possession, the court can issue an order compelling the other party to vacate and restore possession. This remedy is often combined with injunction or specific performance.
Remedies Available to Buyer vs. Seller
| Party | Possible Remedies |
|---|---|
| Buyer | Specific performance, damages, injunction, declaration of title, recovery of possession |
| Seller | Rescission, damages for non-payment, repossession, forfeiture of deposit |
Steps to Take When a Breach Occurs
Review the Contract Terms
Carefully read the agreement to determine what obligations were breached.Gather Evidence
Collect receipts, bank payment records, survey plans, correspondence, and witnesses.Consult a Property Lawyer
A lawyer will analyze your documents, assess the strength of your claim, and advise the most suitable remedy.Issue a Demand or Notice of Breach
The lawyer serves a formal letter giving the defaulting party time to remedy the breach.Attempt Settlement or Mediation
In Ogun, cases can be referred to the Ogun Multi-Door Courthouse (OMDC) for ADR.File Court Action if Unresolved
Seek redress through the Ogun State High Court (Property Division).
Practical Case Study: Breach of Land Sale in Mowe, Ogun State
In 2022, a buyer paid ₦15 million for a 600sqm plot in Mowe. The seller issued a Deed of Assignment but later sold the same land to another buyer.
Through Chaman Law Firm, the aggrieved buyer filed an action for specific performance, injunction, and damages at the Ogun State High Court. The court ordered the seller to transfer ownership, restrained further sale, and awarded ₦3 million in damages.
This case highlights the power of professional legal representation in enforcing land sale agreements.
Preventive Measures to Avoid Breach of Contract
Conduct Proper Due Diligence
Verify ownership and encumbrances before payment.Engage a Licensed Property Lawyer
Never rely solely on agents or family intermediaries.Use Registered Surveyors and Verify Coordinates
Confirm the land size and location match the documents.Document All Transactions in Writing
Avoid oral agreements. Always execute a written contract.Register Your Deed of Assignment
Obtain Governor’s Consent from the Ogun State Bureau of Lands.Avoid Partial Payments Without Agreements
Always tie payments to documented milestones.Retain Copies of All Correspondence and Receipts.
Legal Principles Supporting Remedies
The Nigerian courts consistently uphold buyers’ and sellers’ rights in property contracts:
Savage v. Uwechia (1972) 3 SC 214: Court ruled that once a buyer pays and takes possession, equity recognizes them as the beneficial owner.
Olowosago v. Adebanjo (1988) 4 NWLR (Pt. 88) 275: Specific performance is appropriate when monetary compensation is inadequate.
Ekwunife v. Wayne (W/A) Ltd (1989) 5 NWLR (Pt. 122) 422: Breach of contract entitles the innocent party to damages or performance.
These precedents provide solid backing for any aggrieved party seeking remedy.
Alternative Dispute Resolution (ADR) in Breach of Land Contracts
Before rushing to court, parties can explore mediation or arbitration under the Ogun Multi-Door Courthouse (OMDC).
Mediation helps preserve relationships and may lead to refund, compensation, or revised agreement.
If the agreement contains an arbitration clause, the dispute can be resolved by an independent arbitrator whose decision (award) is binding.
Challenges in Enforcement
Sellers absconding after collecting payment.
Unregistered or fraudulent documents.
Lack of witnesses or written agreements.
Family disputes over land ownership.
Engaging an experienced property lawyer mitigates these risks through timely legal action.
Frequently Asked Questions (FAQs)
Q1: Can I recover my money if the land seller disappears?
Yes. Through court order or petition to the police for fraud, your lawyer can trace and recover your funds or land.
Q2: Can I sue if the seller resold my land?
Yes. You can sue for declaration of title, injunction, and damages.
Q3: Can I back out of a land sale contract after payment?
Yes, if the seller misrepresented facts or title was defective.
Q4: How long does a land breach case take in court?
Usually between 6 months to 2 years, depending on complexity and cooperation.
Q5: What if I didn’t sign a formal contract but made payment?
The receipt and correspondence may serve as evidence of contract under equity and Nigerian case law.
Role of Lawyers in Breach of Land Sale Contracts
Property lawyers play a crucial role by:
Drafting legally sound sale agreements.
Conducting title searches and due diligence.
Preventing fraud through contract enforcement.
Representing clients in court or mediation.
Ensuring compliance with Ogun State land laws.
At Chaman Law Firm, we specialize in drafting, reviewing, and enforcing property contracts — protecting buyers and sellers from loss.
Key Lessons from Breach Cases
Always insist on written agreements.
Verify all signatures and witnesses.
Register documents with the appropriate authorities.
Use legal professionals from start to finish.
Never make cash transactions without receipts.
Conclusion
Land transactions are delicate and must be handled professionally. A single breach can lead to years of litigation or financial loss. The best approach is prevention through proper documentation and due diligence.
However, when a breach occurs, the law provides multiple remedies — from specific performance and damages to injunction and restitution — to protect the innocent party.
With expert guidance from a property lawyer, you can recover your investment and safeguard your ownership rights.
Call to Action
If you’ve been a victim of a breach of land sale contract in Ogun State — or want to prevent such in future transactions:
