Challenging Forged Property Documents in Lagos: A Legal Guide

Introduction

Forgery and fraud in property transactions remain some of the gravest threats to real estate ownership in Lagos.
Every year, unsuspecting buyers lose millions of naira to fraudulent sellers who use forged Certificates of Occupancy (C of O), falsified surveys, counterfeit deeds, and fake family receipts to deceive investors.

With Lagos’ booming property market and high land value, verifying the authenticity of property documents has never been more crucial.
This legal guide explains how to identify, challenge, and nullify forged property documents in Lagos, the applicable laws, procedures, and remedies available to victims under Nigerian and Lagos State law.

1. Understanding Property Document Forgery

Forgery occurs when someone makes, alters, or uses a false document with intent to defraud or deceive another person into parting with money, land, or property.

Common forged property documents in Lagos include:

• Certificates of Occupancy (C of O).
• Deeds of Assignment / Conveyance.
• Governors’ Consents.
• Receipts and family sale documents.
• Survey plans with fake coordinates.
• Allocation or excision letters.

Such acts constitute both civil wrongs and criminal offences under Lagos and federal laws.

2. Legal Framework Governing Forgery and Property Fraud

1. Criminal Law of Lagos State (2011) – Sections 363–366 define forgery and prescribe penalties up to 21 years imprisonment.
2. Land Use Act (Cap L5 LFN 2004) – Governs ownership and consent requirements.
3. Land Registration Law of Lagos State 2015 – Establishes rules for registration and validity of documents.
4. Evidence Act 2011 – Regulates proof of authenticity of documents in court.
5. Lagos State Properties Protection Law 2016 – Criminalizes land grabbing and related fraud.
6. Forgery Act (UK 1861) – still persuasive under Nigerian common-law heritage.

3. Common Forms of Forgery in Lagos Property Market

1. Fabricated C of O or Consent: Counterfeit papers printed with fake numbers.
2. Tampering with Genuine Documents: Altering names, survey coordinates, or plot numbers.
3. Fake Survey Plans: Unsigned or unregistered plans using cloned survey beacons.
4. False Family Receipts: Impostors posing as family heads.
5. Duplicate Sales: Multiple forged deeds for the same plot.
6. Fraudulent Powers of Attorney.

4. Indicators of Forged Property Documents

• Absence of official stamp or registry seal.
• Mismatched signatures or fonts.
• Unverifiable file numbers at Lands Registry.
• Survey coordinates inconsistent with OSGL records.
• Paper quality and colour different from government standard.
• Vendors avoiding verification.

5. Legal Rights of a Victim

A victim of property document forgery may:

1. File criminal complaints with police or EFCC.
2. Commence civil action to reclaim land and nullify the fake title.
3. Petition the Lands Registry for rectification.
4. Seek injunctions and damages in the High Court.

6. Steps to Challenge Forged Property Documents in Lagos

Step 1: Engage a Property Lawyer

Retain counsel experienced in real estate and land litigation to lead verification and evidence gathering.

Step 2: Conduct Land Search

A professional search at the Lagos State Lands Registry and the Office of the Surveyor-General (OSGL) will reveal whether documents are genuine.

Step 3: Report Forgery to Authorities

Make a formal complaint with:

• Special Fraud Unit (SFU), Ikoyi,
• Economic and Financial Crimes Commission (EFCC), or
• Lagos State Real Estate Regulatory Authority (LASRERA).

Step 4: File a Caveat

Enter a caveat at the Lands Registry to prevent further dealings on the property.

Step 5: Commence Civil Action

Sue for declaration of title, cancellation of fraudulent instrument, and damages.

7. Evidence Required

• Certified true copies of suspect documents.
• OSGL verification report.
• Registry search results.
• Expert witness statement from a licensed surveyor or document examiner.
• Payment receipts and communication records.

8. Civil Remedies

1. Declaration of Title – recognition of rightful ownership.
2. Cancellation of Fraudulent Registration.
3. Injunction Against Trespassers.
4. Damages for loss and inconvenience.
5. Restitution and refund of money paid.

9. Criminal Remedies

Under the Criminal Law of Lagos State, forgery and uttering attract up to 21 years imprisonment.
Police and EFCC can also prosecute for:

• Obtaining property by false pretence (S. 312).
• Conspiracy to defraud.
• Fraudulent conversion.

10. Role of the Lagos State Lands Registry

The Registry can:

• Authenticate file numbers and signatures.
• Issue Land Information Certificates.
• Correct errors or revoke fraudulent entries.

Victims should petition the Registrar for rectification under Sections 34–36 of the Land Registration Law.

11. Role of the Office of the Surveyor-General (OSGL)

The OSGL verifies survey plans by checking:

• Coordinate points and beacons.
• Approval numbers.
• Overlaps or duplications.

An official verification report is invaluable evidence in court.

12. Role of LASRERA

The Lagos State Real Estate Regulatory Authority investigates fraudulent developers and unlicensed agents.
LASRERA may revoke licences and refer cases for prosecution.

13. Court Process for Challenging Forgery

1. Filing: Writ of Summons and Statement of Claim.
2. Reliefs Sought: Declaration of ownership, cancellation of fake documents, damages, injunction.
3. Evidence: Certified registry records and expert reports.
4. Judgment: Court may nullify forged documents and order restitution.

14. Case Law Illustrations

• Ogunleye v. Oni (1990) 2 NWLR (Pt. 135) 745: Forgery invalidates title.
• Elias v. Omo-Bare (1982) 5 SC 25: Purchaser must verify vendor’s title.
• Adams v. Olowosago (2010) 6 NWLR (Pt. 1191) 539: Court voided fake C of O.
• Akinbami v. Abioro (2021) LPELR-55531(CA): Forgery proven beyond reasonable doubt nullifies sale.

15. Remedies Against Developers and Agents

Where developers or agents issue forged documents, victims may:

• Sue for breach and fraud.
• Petition LASRERA and police.
• Obtain court injunction and asset freezing orders.

16. Remedies for Diaspora Investors

1. Use verified Power of Attorney.
2. Insist on lawyer-supervised transactions.
3. Conduct independent land search before payment.
4. Retain digital copies of all documents.

17. Practical Example

Scenario: Client purchased land in Ajah with a C of O later discovered to be forged.
Action: We petitioned the SFU, secured arrest of the fraudster, and filed civil suit for recovery.
Outcome: Court declared our client lawful owner and ordered refund of ₦30 million plus damages.

18. Preventive Measures

• Always verify documents with Lands Registry and OSGL.
• Use lawyers for due diligence before payment.
• Demand originals and cross-check signatures.
• Never buy land based solely on family assurances.

19. The Doctrine of Nemo Dat Quod Non Habet

No one can transfer a better title than they possess.
Thus, even an innocent purchaser from a forger acquires nothing.

20. Remedies Available to True Owner

1. Recovery of Land.
2. Revocation of Forged Registration.
3. Damages and Injunctions.
4. Criminal Prosecution.
5. Public Notice to Warn Others.

21. Time Limits

There is no statute of limitation for fraud once discovered.
However, victims should act immediately to prevent third-party transactions.

22. Expert Verification Reports

Courts attach great weight to expert opinions from licensed surveyors and document examiners.
Such reports often determine ownership outcomes.

23. Equitable Doctrines in Forgery Cases

• Fraud Vitiates All Transactions.
• Equity Aids the Vigilant.
• Clean Hands Principle: Plaintiff must not participate in fraud.

24. Enforcement of Court Orders

After judgment:

• File Writ of Possession to recover land.
• Apply for demolition of illegal structures.
• Seek police assistance for execution.

25. Role of Chaman Law Firm

Our firm specializes in:

• Property document verification.
• Litigation and fraud recovery.
• Liaison with Lands Registry and OSGL.
• Representation for diaspora clients.

We have successfully helped numerous clients recover property lost through forgery.

26. Frequently Asked Questions

Q1: What should I do if I suspect a forged C of O?

Stop all payments, engage a lawyer, and verify at Lands Registry immediately.

Q2: Can I recover money from a fraudster?

Yes — through civil action for restitution and criminal prosecution.

Q3: Is forgery a bailable offence?

Yes, but serious; conviction carries up to 21 years imprisonment.

Q4: Can a lawyer be liable for using forged documents?

Yes, if he knowingly participated in fraud.

Q5: How do I verify survey plans?

Submit the plan to OSGL for beacon verification and stamp confirmation.

27. Collaboration Between Agencies

Lagos State promotes inter-agency collaboration between:

• Lands Bureau,
• OSGL,
• LASRERA, and
• Police SFU.

This joint task force curbs land fraud and ensures authenticity of titles.

28. Role of Technology and Digitization

The state’s Electronic Land Administration System (LAGIS) enables:

• Online searches.
• Digital C of O verification.
• GIS mapping for coordinates.

Investors should use these tools for due diligence.

29. Protecting Your Investment

To avoid becoming a victim:

• Always verify ownership before payment.
• Insist on lawyer representation.
• Obtain Governor’s Consent.
• Register your interest at the Lands Registry.
• Keep digital backups of documents.

30. Conclusion

Forgery and property document fraud undermine trust and investment in Lagos real estate.
However, the law offers strong civil and criminal remedies to protect genuine owners and restore justice.

Whether you are a victim or simply want to verify a transaction, professional legal and technical guidance is your strongest protection.

Call to Action

Do you suspect a forged C of O, deed, or survey plan in a property transaction?
Our firm provides immediate legal and investigative support to verify, challenge, and recover properties tainted by fraud.

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