Lagos Excision vs. Gazette: What’s the Difference in Land Documentation?
Introduction
In Lagos land practice, few terms are thrown around more casually—and more dangerously—than Excision and Gazette. Marketers wave them like magic wands; buyers assume they equal “title.” They don’t. Excision and Gazette are about government policy and boundary recognition, not about your private proprietary title. You can have a plot “inside excision” and still have no marketable estate. Conversely, you can buy beautifully drafted deeds with a survey that actually sits outside the excised polygon and lose years in dispute.
This counsel-grade guide explains, in clean practical language, what Excision is, what a Gazette does, how both relate to C of O, Governor’s Consent, and Registration, and how to verify claims so you only pay for bankable, consented, and registered rights.
Doctrine: Excision and Gazette define where traditional/communal rights are recognized; they do not by themselves prove your title. Title comes from valid derivative instruments, Governor’s Consent, and registration—anchored by OSG-clean surveys.
Part I — First Principles: What the Terms Actually Mean
1) Excision (in Lagos practice)
Excision is a government act of release: the State excises (carves out) specific parcels from general acquisition to recognize traditional/communal holdings of named villages/families/communities. The outcome is a polygon (or set of polygons) with surveyed boundaries within which those named landowning communities can legally alienate land to third parties.
It is fundamentally about boundary recognition and policy regularization.
It does not automatically grant you, a private buyer, a proprietary title.
It defines who can grant you a valid derivative title if your plot lies inside the polygon and you buy through the right community/family representatives.
2) Gazette
A Gazette is the official Government publication that records the excision—identifying the beneficiary community/family, the location and extent (often with survey descriptions, beacons, areas), and any conditions. Think of the Gazette as the public notice and archival record of the excision decision.
The Gazette memorializes the excision; it does not replace private title documents.
It lets lawyers, surveyors, and buyers verify authenticity, beneficiaries, and boundaries.
3) Where C of O and Governor’s Consent Fit
C of O (Certificate of Occupancy): a grant of statutory right of occupancy (often for first allocation/regularization).
Governor’s Consent: required for derivative transfers under a statutory right (e.g., Deed of Assignment, Lease, Sublease, Legal Mortgage).
Registration: records your stamped and consented instrument at the Lands Registry, securing priority and searchability.
Excision/Gazette tell you who can lawfully convey and where; Deeds + Consent + Registration make your purchase bankable.
Part II — Excision vs. Gazette at a Glance
| Feature | Excision | Gazette |
|---|---|---|
| Nature | Government release/recognition of communal holdings within defined boundaries | Official publication of the excision decision and its particulars |
| Purpose | Establishes where (polygon) and who (beneficiary community/family) can lawfully alienate | Provides evidence and reference for the excision; aids verification |
| Gives you title? | No—it only frames lawful alienation by beneficiaries | No—it confirms existence/terms of excision |
| Buyer’s takeaway | Buy within polygon from the right community/family via valid derivative deed | Use Gazette to verify the excision and its boundaries |
| Next steps for buyer | Deed of Assignment/Sublease, Governor’s Consent, Stamp Duties, Registration | Match your survey to the Gazette polygon; then proceed with perfection |
Part III — What Excision/Gazette Do Not Do (Common Myths)
“It’s excised, so I own it.”
False. Excision confirms community entitlement, not your ownership. You still need a proper deed from the rightful grantors, and you must perfect it.“The Gazette is my title.”
False. The Gazette is government publication, not your deed. Your title is the derivative instrument (e.g., Deed of Assignment) + Consent + Registration.“Any seller inside excision can sell.”
False. Only the beneficiary family/community (represented per custom and law) can validly alienate. Rogue sales abound.“If it’s near the excised area, it’s fine.”
False. Near is not inside. Your survey coordinates must fall within the polygon as charted by OSG.
Part IV — Practical Buyer’s Workflow (How to Use Excision/Gazette Safely)
Step 1 — Demand and Study the Gazette/Excision Evidence
Obtain the Gazette reference and extracts showing: beneficiary community/family name(s), beacon list/coordinates, area, and conditions.
Ask for the mother survey or layout the estate claims to derive from.
Step 2 — Do a Fresh Survey & OSG Charting (Non-negotiable)
Commission a Registered Surveyor to produce a Registered Survey Plan (hard + soft copy) for your specific plot.
File the soft coordinates with the Office of the Surveyor-General (OSG) for charting against State layers:
Excision polygon boundaries (per Gazette)
Acquisition/committed areas
ROW (roads/rail/canals)
Pipelines/power lines
Coastal/wetland/drainage setbacks
Overlap checks with prior surveys
Obtain written charting confirmation. If your plot is outside the polygon, don’t buy the story.
Step 3 — Verify the True Grantors
Identify the recognized family/community representatives per local custom and previous consented transactions.
Where in doubt, obtain community resolutions, letters of authority, or court-sanctioned representation.
Cross-check that past deeds from the same grantors have been consented/registered—a useful authenticity signal.
Step 4 — Engineer the Contract to Protect Your Money
Heads of Terms (HoT): exclusivity; escrow for deposit; Conditions Precedent (CPs):
OSG charting clean (within excision polygon; no acquisition/ROW/pipeline/coastal/drainage/overlap)
CTCs of any root/chain instruments
If corporate sellers: CAC status + board authority; discharge of any charge
Delivery of originals at completion
Long-Stop Date and refund mechanics if CPs are not met.
Step 5 — Execute the Right Instrument and Perfect It
Prepare a Deed of Assignment/Sublease (perfection-ready; survey annexed).
Stamp Duties (promptly).
Apply for Governor’s Consent to your deed.
Register the consented, stamped instrument at the Lands Registry; obtain registration particulars and later CTCs.
Part V — How Excision/Gazette Interact with C of O and Consent
Fresh C of O (grant/regularization)
Usually relevant for first allocation or government scheme regularization—not for a buyer purchasing from a community inside excision.
If you are buying from a community/family inside an excised polygon, your route is a derivative instrument (Assignment/Sublease) + Governor’s Consent, then Registration.
Consent (the deal-maker)
Any assignment/sublease/mortgage of a statutory interest requires Governor’s Consent.
Being inside excision/gazette does not waive Consent—it triggers it (because you are taking a derivative interest).
Registration (the bank’s comfort)
Registration protects priority and makes your deed searchable.
Without registration, your file remains risky—even if you obtained Consent.
Part VI — The “Inside the Polygon” Test (How to Prove It)
Registered Survey of your plot (not the estate’s brochure map).
Soft-copy coordinates lodged at OSG, charted against excision polygons recorded from the Gazette.
Written charting report confirming your plot lies inside the polygon and is clear of acquisition/ROW/setbacks/overlaps.
Match names/descriptions across documents: survey, deed, consent forms—typos trigger queries and delay.
Part VII — Common Scenarios & Counsel Strategy
Scenario A — Estate within a well-known excision; you’re buying a plot
Do: Fresh survey + OSG charting; verify grantors; contract with escrow + CPs + long-stop; perfect (Consent → Register).
Don’t: Rely on estate brochures or photocopied “gazette pages” without coordinates.
Scenario B — You already bought years ago; your survey seems close to the polygon boundary
Do: Re-survey; lodge soft coordinates; obtain today’s chart.
If outside: Consider rectification/relocation with the seller, or restructure the deal. Indemnities won’t move beacons.
Scenario C — You want bank finance on a plot “inside excision”
Do: Build a finance-grade pack: CTCs of Gazette extract/polygon plan, consented and registered deed, OSG charting report, CTCs of any chain, and clean fiscal (Land Use Charge).
Don’t: Assume bank will waive perfection because “it’s excised.”
Scenario D — Waterfront/excision overlap
Do: Expect environmental/setback overlays. Even if inside excision, setback violations will stall Consent/approvals. Re-design or re-site.
Part VIII — Red Flags (Walk or Restructure with Heavy Protections)
“We are near the excised area” (no charting proof).
“The Gazette is our title” (no derivative deed, no Consent/Registration).
“Family reps” who can’t show consistent historic transactions or community authority.
Uncharted or inconsistent surveys; beacons missing; coordinates “change” after queries.
Seller resists escrow, OSG charting, CTCs, or long-stop.
Part IX — Documents You Should Actually See
Gazette extract identifying beneficiary community/family and polygon particulars.
Registered Survey Plan of your plot (hard + soft copy coordinates).
OSG charting/verification report (clean).
Deed of Assignment/Sublease (proper recitals; survey annexed).
Governor’s Consent endorsement to your deed.
Registration particulars (folio/e-folio) and, later, CTCs.
Discharge of any mortgage/charge in the chain, duly filed (if applicable).
Estate governance documents (approved layout, constitution, service-charge framework) if inside an estate.
Part X — Model Clauses (Illustrative; tailor to your facts)
1) Excision/Gazette & Charting CP
“Completion is conditional upon delivery of (i) Gazette extract evidencing excision of the [named community/family] over the area within which the Property is situated; (ii) a Registered Survey Plan of the Property (hard + soft copy); and (iii) an OSG charting report confirming the Property lies inside the excised polygon and is free of acquisition/ROW/pipeline/coastal/drainage encumbrances and overlaps.”
2) Consent & Registration CP
“Completion is conditional upon issuance of Governor’s Consent to the Deed of Assignment/Sublease in favor of Buyer, evidence of stamping, and registration particulars from the Lagos State Lands Registry.”
3) Authority of Grantors (Community/Family Sales)
“Vendor warrants it is the recognized grantor for the [named community/family] in respect of land within the [Gazette reference] excised polygon and shall deliver resolutions/authority letters and copies of prior consented transactions evidencing its capacity.”
4) Escrow, Long-Stop & Refund
“All monies shall be held in escrow and released only upon written confirmation that all Conditions Precedent are satisfied. If unsatisfied by the Long-Stop Date, Buyer may rescind and receive a full refund within five (5) business days.”
Part XI — FAQs (Concise Counsel)
Q: Is land “inside excision” automatically safe to buy?
A: Safer, not automatic. You still need a valid deed from the right grantors, Consent, and Registration—anchored by OSG-clean charting.
Q: Can a Gazette replace Governor’s Consent?
A: No. Gazette is policy/publication; Consent attaches to your derivative deed.
Q: The seller has a “mother layout” and Gazette—can I skip my own survey?
A: No. You need a Registered Survey of your exact plot and OSG charting to prove your parcel actually sits inside the polygon.
Q: The plot sits partly inside and partly outside the polygon—what now?
A: Re-design boundaries or walk. Buying a split parcel is litigation bait; Consent and approvals will stall.
Q: Who should sell to me in an excised area?
A: The recognized community/family representatives, evidenced by authority documents and a track record of consented, registered transactions.
One-Page Buyer’s Checklist (Print & Carry)
Gazette extract for the excision (community/family, polygon particulars)
Registered Survey Plan (hard + soft); OSG charting report: inside polygon; clean of acquisition/ROW/pipeline/coastal/drainage/overlap
Grantor authority (resolutions, letters, historic consented deeds)
Contract with escrow, CPs, long-stop, retention
Deed of Assignment/Sublease drafted (perfection-ready; survey annexed)
Stamp Duties paid; receipts & endorsements on file
Governor’s Consent to buyer’s deed secured
Registration completed; particulars issued; CTCs diarized
Fiscal: Land Use Charge/ground rent standing; estate documents (if applicable)
Completion binder: digital vault of notarized scans; originals inventoried and safe-kept
Conclusion
Excision and Gazette are powerful tools for boundary truth and lawful alienation, but they are not your title. Your bankable ownership arises from a valid derivative deed, Governor’s Consent, and Registration—on the back of an OSG-clean survey that proves your plot truly sits inside the excised polygon. Engineer your deal with escrow, Conditions Precedent, and long-stop protections, and you will convert government policy into private, enforceable value.
Call to Action
Buying in an excised area and want a finance-grade file—without surprises?
Retain Chaman Law Firm. We will verify Gazette/excision claims, coordinate Registered Survey & OSG charting, identify the right grantors, draft/negotiated deeds, obtain Governor’s Consent, and register your title—delivering a bankable completion pack ready for lenders and resale.