How to Handle Land Encroachment in Lagos: Legal Steps and Remedies

Introduction

Land encroachment is one of the most common property problems in Lagos. With limited land and rapid urban development, neighbours, developers, and even family members often extend fences, walls, or structures beyond their lawful boundaries.

In legal terms, encroachment means an unauthorized intrusion upon another person’s land. In Lagos—where land values are high and documentation complex—encroachment can cost millions, spark family feuds, and trigger lengthy litigation.

This article explains the law, procedures, and remedies for addressing land encroachment in Lagos. It combines statutory guidance, judicial precedents, and practical strategies to help landowners act decisively and lawfully.

1. Understanding Land Encroachment

Encroachment occurs when an individual builds, fences, or occupies part of another person’s land without permission or legal right.

Typical examples include:

• A neighbour extending a fence beyond boundary beacons.
• Developers constructing on adjoining plots.
• Family members seizing communal land.
• Tenants or squatters refusing to vacate.

In Lagos, encroachment is treated as trespass, a violation of property rights actionable in court.

2. Legal Framework Governing Land Encroachment in Lagos

1. Land Use Act (Cap L5 LFN 2004) – Vests all land in the Governor, regulates ownership and transfers.
2. Property and Conveyancing Law of Western Nigeria (1959) – Defines interests, boundaries, and conveyancing.
3. Land Registration Law of Lagos State 2015.
4. Criminal Law of Lagos State 2011 – Sections 249 & 251 prohibit wilful trespass and malicious damage.
5. Survey Coordination Act Cap S13 LFN 2004 – Governs surveys and beacon verification.
6. High Court (Lagos State) Civil Procedure Rules.

3. Establishing Ownership Before Claiming Encroachment

You must first prove title or possession. Acceptable proofs include:

• Certificate of Occupancy (C of O)
• Registered Deed of Assignment
• Governor’s Consent & Land Registry Entries
• Survey Plan authenticated by the Surveyor-General
• Receipts and allotment letters for customary lands

Without documentary or possessory title, encroachment claims may fail.

4. Types of Encroachment Common in Lagos

1. Fence or Wall Encroachment – common in densely built estates.
2. Building Encroachment – where part of a structure crosses a boundary.
3. Setback Violation – building too close to another’s property or public road.
4. Agricultural Encroachment – farming or occupation of undeveloped plots.
5. Commercial Encroachment – developers selling overlapping plots.

5. Early Warning Signs of Encroachment

• Removal or relocation of boundary beacons.
• Inconsistent survey coordinates.
• Neighbour constructing across boundary.
• Restriction of your site access.
• Disappearance of fencing materials.

Swift response prevents permanent loss.

6. First Steps When You Discover Encroachment

1. Do Not Retaliate or Destroy Structures.
2. Engage a Licensed Surveyor to re-establish coordinates.
3. Consult a Property Lawyer for legal assessment.
4. Document Evidence—photos, videos, and witness statements.
5. Send a Formal Letter of Complaint or Notice to Quit.

7. Verification Through the Surveyor-General’s Office

Conduct a Beacon Verification Exercise at the Office of the Surveyor-General of Lagos State (OSGL).
This confirms:

• Authenticity of your survey plan.
• Exact coordinates of your land.
• Overlaps with adjoining plots.

A composite plan produced by the OSGL becomes powerful court evidence.

8. The Role of the Police and Law Enforcement

Police may intervene only to prevent breach of peace—not to decide ownership.
Once ownership is disputed, only a court of competent jurisdiction can determine rights.

9. Issuing a Cease-and-Desist Letter

Your lawyer should issue a cease-and-desist letter demanding:

• Immediate halt of construction or occupation.
• Removal of structures within a specified time.
• Compensation for damages.

This preserves your legal position before filing suit.

10. Legal Action for Encroachment in Lagos

If the trespasser refuses to vacate, your lawyer may file:

1. Action for Declaration of Title.
2. Action for Trespass and Damages.
3. Action for Recovery of Possession.
4. Application for Injunction or Demolition Order.

The High Court (Land Division) handles such cases.

11. Evidence Required in Court

• Certified survey plans from both parties.
• Expert report from licensed surveyor.
• Title documents and registry search results.
• Witness testimonies of possession and use.
• Photographic and video evidence.

12. Interim and Perpetual Injunctions

To stop ongoing building or use, the court may grant:

• Interim Injunction—emergency relief before hearing.
• Interlocutory Injunction—pending determination of suit.
• Perpetual Injunction—final order restraining future trespass.

13. Criminal Liability for Encroachment

Sections 249 and 251 of the Criminal Law of Lagos State make it an offence to:

• Willfully enter another’s land without consent.
• Damage fences or beacons.
• Destroy survey marks or boundary walls.

Conviction attracts fines or imprisonment, alongside civil damages.

14. Doctrine of Laches and Acquiescence

Delay in asserting ownership can weaken claims.
Courts may deny relief if an owner knowingly allowed encroachment to continue for years.
Act promptly once you discover intrusion.

15. Remedies Available to Landowners

1. Ejection of Trespasser.
2. Damages for Loss of Use or Destruction.
3. Mandatory Injunction for Demolition.
4. Rectification of Survey Plans.
5. Cost of Litigation and Interest.

16. Case Law Guiding Encroachment Disputes

• Okorie v. Udom (1960) SCNLR 326: Survey evidence is critical for defining boundaries.
• Ogunleye v. Oni (1990) 2 NWLR (Pt. 135) 745: Possession without title cannot defeat ownership.
• Elias v. Omo-Bare (1982) 5 SC 25: Purchasers must verify boundaries before buying.
• Ogunyade v. Oshunkeye (2007) 15 NWLR (Pt. 1057) 218: Delay in challenging encroachment bars relief.

17. Family Land Encroachment

Where family members encroach on communal land:

• The family head must issue formal warnings.
• Disputes should be referred to family meetings or mediation first.
• If unresolved, the family may sue for injunction and partition.

18. Developer and Estate Encroachment

Developers often encroach through layout errors.
Owners can petition the:

• Lagos State Building Control Agency (LASBCA)
• Lagos State Physical Planning Permit Authority (LASPPPA)
  for demolition or correction of illegal structures.

19. Alternative Dispute Resolution (ADR)

Mediation and arbitration through the Lagos Multi-Door Courthouse (LMDC) provide:

• Confidential, faster resolution.
• Preservation of neighbourly relations.
• Enforceable settlement agreements.

20. Cost and Duration of Encroachment Cases

Typical duration: 6 months – 2 years depending on evidence and court load.
Costs depend on survey, expert fees, and legal representation.
ADR is cheaper and faster for less contentious matters.

21. Prevention of Future Encroachment

1. Conduct periodic beacon inspection.
2. Re-survey after construction.
3. Register corrected survey plans.
4. Maintain visible boundary markers.
5. Fence lawfully and retain survey records.

22. When Government Is Involved

Encroachment on government-acquired land is illegal.
Owners should verify excision status and seek regularization through the Lagos State Lands Bureau.

23. Role of Professional Advisors

• Lawyers ensure compliance with property laws and represent you in court.
• Surveyors produce admissible survey plans.
• Estate valuers assess loss and damages.

At Chaman Law Firm, we coordinate all three for comprehensive protection.

24. Digital and Technological Solutions

Use modern tools:

• GPS and drone mapping.
• GIS land records.
• Digital survey verification via OSGL portal.
  These provide precise evidence for court and documentation.

25. Example Scenario: Boundary Encroachment in Lekki

Facts: Neighbour in Lekki Phase 2 extended fence 1.8 metres into client’s plot.
Action: We issued cease notice, filed for injunction and demolition.
Outcome: Court ordered removal of the wall and awarded ₦3 million damages.
Lesson: Timely legal action prevents irreversible loss.

26. Frequently Asked Questions

Q1: Can I remove a neighbour’s fence myself?

No. Use legal process: self-help is a crime.

Q2: Who handles boundary verification?

The Office of the Surveyor-General of Lagos State (OSGL).

Q3: Can encroachment be settled out of court?

Yes. Through ADR or written boundary agreement.

Q4: What if the trespasser has built a house?

Court may order demolition or compensation depending on equity.

27. How Chaman Law Firm Can Help

Our firm specializes in:

• Investigating land encroachment.
• Filing injunctions and title actions.
• Liaising with survey and planning authorities.
• Managing ADR and court processes for clients in Nigeria and abroad.

We combine technical survey evidence with legal advocacy to deliver results.

28. Best Practices for Investors and Developers

• Always conduct pre-purchase survey and beacon verification.
• Confirm Governor’s Consent and registry records.
• Obtain layout approval from LASPPPA.
• Employ lawyers for every land transaction.

29. Strategic Advice for Diaspora Owners

If you live abroad:

• Appoint a lawyer as Power of Attorney holder.
• Request periodic property inspection and reports.
• Register property in your name at the Lands Registry.
• Keep digital copies of documents securely.

30. Conclusion

Encroachment is a serious infringement of property rights.
Prompt action—supported by accurate survey and sound legal advice—can save you years of loss and litigation.

Whether you are a landowner, developer, or investor, protecting your boundaries is protecting your legacy.

Call to Action

Do you suspect encroachment on your land or need help enforcing your rights?
Our firm provides immediate legal representation to verify boundaries, stop trespassers, and recover your property.

Contact Us

Chaman Law Firm
115, Obafemi Awolowo Way,Allen Junction, Beside Lagos Airport Hotel,  Ikeja, Lagos
📞 0806 555 3671, 08096888818,

📧 chamanlawfirm@gmail.com
🌐 www.chamanlawfirm.com