Step-by-Step Guide to Registering a Deed of Assignment in Lagos
Introduction
In Lagos, a property transaction is not “done” when the seller and buyer shake hands or sign a document. It is done when the Deed of Assignment has been properly drafted, duly executed, stamped, endorsed with the Governor’s Consent, and registered at the Lagos State Lands Registry—supported by airtight surveys, charting confirmations, searches, receipts, and a clean evidence trail. This is what converts a purchase into a bankable, searchable, and enforceable interest that lenders will finance and sophisticated buyers will pay a premium for.
This practical, counsel-grade manual gives you a complete, end-to-end playbook. You will learn what to verify before you sign, how to structure the contract so your funds are never naked, how to draft the deed the right way, and exactly how to stamp, obtain Governor’s Consent, and register the Deed of Assignment—without avoidable delays or nasty surprises. Use it whether you are buying for your family, running a development SPV, advising a diaspora investor, or preparing a file for financing.
Doctrine: Never pay for land—pay for bankable, consented, and registered rights.
Executive Summary: What “Perfection” Really Requires
To convert a signed Deed of Assignment into a finance-grade, resale-ready title in Lagos, you must complete the following six links—in order:
Due diligence: Land Registry searches, OSG charting from soft-copy coordinates, court and CAC checks, site reconnaissance.
Execution: Draft the deed correctly, annex the registered survey, and execute properly (individual/corporate/attorney).
Stamp Duties: Compute and pay ad valorem stamp duty promptly; collect the stamping endorsement/receipt.
Governor’s Consent: Obtain Consent to the Deed of Assignment (not a fresh C of O).
Registration: Lodge the consented, stamped deed for registration; obtain registration particulars (folio/e-folio).
Aftercare: Request CTCs, update insurance and estate records, build a digital vault of notarised scans; safe-keep originals.
If any link is weak, the file is non-bankable; a prudent buyer or lender will price that risk—or walk.
Part 1 — Pre-Contract Discipline (Before You Sign Anything)
1.1 Assemble a Verification Pack
Ask for copies first; see originals at completion:
Root of title: C of O/allocation/court vesting; excision/gazette evidence where relevant.
Chain of title: All derivative deeds from root to seller, with prior Governor’s Consents where required.
Survey plan: Registered plan (hard copy) and soft copy (CAD/DXF) + beacon list.
Fiscal: Land Use Charge, ground rent/land charges, estate service-charge standing; no-arrears letters (estates).
Capacity:
Individuals: Government ID; obtain spousal consent where prudent for family assets.
Companies: CAC status report, board resolution, signatories’ IDs.
Attorney: Registrable Power of Attorney (properly stamped if it conveys interest).
1.2 Search Properly
Lagos Lands Registry search + CTCs: Confirm proprietor, encumbrances (mortgages/charges), cautions, pending entries, prior consents.
OSG charting (non-negotiable): Chart the soft-copy coordinates against acquisition/committed areas, rights-of-way (roads/rail/canals), pipelines/power lines, coastal/wetland/drainage setbacks, and overlaps. Obtain written charting confirmation.
Court sweep: High/Customary Court for lis pendens and caveats.
CAC search (if corporate seller): Charges/debentures; ensure any charge is discharged and filed.
1.3 Physical Reconnaissance
Re-peg beacons, verify access, topography, flood paths, adjoining uses, encroachments.
Confirm the plot sits inside any excised polygon if excision is claimed (don’t rely on marketing brochures).
Walk-Away Rule: If a seller resists OSG charting, Registry searches, or escrow, terminate or restructure with heavy protections.
Part 2 — Deal Architecture (So Your Money Is Never Naked)
2.1 Heads of Terms (HoT)
Short letter signed by both sides securing exclusivity and the mechanics:
Exclusivity period & data-room access
Escrow for any deposit (law-firm/bank)
Conditions Precedent (CPs): OSG “clean” report; CTCs of root/chain; discharge and filing of any mortgage/charge; delivery of originals at completion
Long-Stop Date with refund mechanics
Confidentiality & dispute resolution path (mediation → arbitration)
2.2 Contract of Sale (Exchange)
Key protections you must insist on:
Property description must match survey; annex plan as a Schedule.
Warranties: good title; authority; chain continuity; no undisclosed encumbrances; planning compliance; fiscal/estate dues standing.
Indemnities: title defects and third-party claims.
Escrow mechanics: staged releases against documentary CP satisfaction only.
Retention/Holdback: a % of the price stays in escrow until Consent is endorsed and registration particulars are delivered.
Completion against originals—no originals, no completion.
Part 3 — Drafting the Deed of Assignment (Bank-Ready Content)
3.1 Core Anatomy
Parties & recitals: Identify assignor/assignee; narrate root and chain accurately but concisely.
Operative clause: Clear words assigning all the assignor’s estate and interest.
Consideration & receipt: Consideration stated, with escrow reference if applicable.
Covenants for title: Good right to assign; free from undisclosed encumbrances; further assurances.
Habendum: Assigns the residue of the term under the statutory right.
Schedule & plan: Full legal description with beacons; annex the registered survey.
Execution & attestation: Correct blocks for individuals/companies/attorneys; seals and witnesses as required.
3.2 Corporate Execution Hygiene
Board resolution authorising execution and sealing (if applicable).
Use correct signatories per constitution; ensure consistency of names across all instruments.
If executed under PoA, ensure the PoA is registrable (and properly stamped).
Model recital (illustrative):
“The Assignor is the holder of a statutory right of occupancy over the property described in the Schedule hereto by virtue of a Certificate of Occupancy/Deed of Assignment dated… and registered as No… at the Lagos State Lands Registry and has agreed to assign to the Assignee the residue of its estate for valuable consideration.”
(Always tailor to your facts.)
Part 4 — Stamp Duties → Governor’s Consent → Registration (The Perfection Triad)
Sequence matters. The finance-grade order is:
4.1 Stamp Duties
When: Immediately after execution; plan to stamp within 30 days of date on the deed (late stamping attracts penalties/interest).
What: Original deed; ad valorem assessment on consideration; pay and obtain stamping endorsement/receipt.
Tip: Align stamp computations with your consent filing to save cycle time.
4.2 Governor’s Consent (to the Deed of Assignment)
Application pack (typical):
Executed Deed of Assignment (to be consented)
KYC: IDs; TINs; CAC status report; board resolution; PoA (if used)
Survey (hard + soft); OSG charting report (clean)
Lands Registry search report; evidence of prior Consents in chain
Proof of consideration (acknowledgement/escrow letter)
Fiscal: Land Use Charge/ground rent; estate no-arrears letter (if gated estate)
Processing gates: Intake → title/chain vetting → charting confirmation → fee assessment (consent/stamping/registration/charting/incidentals) → legal review → Consent endorsement/execution.
Hygiene: Ensure names & descriptions match exactly across instruments. Minor inconsistencies trigger queries and delay.
4.3 Registration (Lagos State Lands Registry)
File: Consented, stamped Deed of Assignment with required enclosures.
Outcome: Instrument is recorded and assigned registration particulars (folio/volume/e-folio).
Why: Registration perfects priority and renders your interest searchable. Lenders and prudent buyers require it.
Golden Rules:
Consent does not replace registration.
Registration does not cure the absence of Consent.
Both are essential—and the deed must be stamped.
Part 5 — Timelines, Costs & Acceleration
5.1 What Controls Timing
Completeness of your pack at filing.
Charting outcome (overlaps/ROW/setbacks slow files).
Chain defects (e.g., a missing historic Consent) and how fast you cure them.
Name/description hygiene—mismatches cause back-and-forth.
Your responsiveness—reply to queries in writing with enclosures.
Internal workloads at Registry/OSG.
5.2 Cost Heads (Budget by Category)
Stamp Duties (ad valorem on consideration)
Consent/processing fees
Registration fees
Charting/verification charges
Search/CTC fees
Professional costs (survey/legal/notarization/courier)
(Rates shift; in your contracts, allocate who pays what category rather than quoting a single figure.)
5.3 Acceleration Tactics
Secure OSG clean charting before exchange.
Order CTCs early; bundle with consent filing.
Keep a single digital data room (surveys, searches, receipts, acknowledgements, queries/responses).
Appoint one deal captain; diary every receipt and filing.
Part 6 — Special Scenarios (How to Stay Bankable)
Historic link without Consent: Make issuance of that historic Consent a Condition Precedent; restructure only with written Registry guidance.
Mortgaged property: Obtain Deed of Release/Discharge; hold escrow retention until the register reflects discharge.
Excision/gazette corridors: Excision is boundary, not title. Confirm your plot sits inside the polygon and buy a proper derivative; still consent your deed.
Waterfront/ROW/drainage setbacks: Consent won’t sanitize encroachment—redesign or walk.
Corporate/SPV buyers: Ensure the SPV is the named purchaser in all documents; align board authority and any charges.
Part 7 — Red Flags (Terminate or Restructure with Heavy Protections)
Seller resists Registry/OSG searches or escrow.
Uncharted survey; beacons missing; soft-copy coordinates “change” mid-deal.
Historic assignment lacks Consent, with no credible cure path.
Estate has no approved layout, no engineered drainage, or unaudited service-charge.
Demand for full payment while “Consent is in process,” with no CPs, long-stop, or retention.
Part 8 — Model Clauses You Can Lift (Illustrative)
8.1 Condition Precedent — Consent & Registration
“Completion is conditional upon Buyer’s Counsel receiving: (i) Governor’s Consent to the Deed of Assignment in favour of Buyer; (ii) evidence of stamping; and (iii) registration particulars issued by the Lagos State Lands Registry.”
8.2 OSG & Planning
“Completion is conditional upon an OSG charting report confirming the Property is outside acquisition/committed areas, rights-of-way, pipelines, and coastal/drainage setbacks and without overlap; and upon documentary evidence of required planning/building approvals (if developed).”
8.3 Discharge of Encumbrances
“Vendor shall procure and file a Deed of Release/Discharge for any existing mortgage/charge. ₦… (or …%) shall be retained in escrow until the register reflects discharge.”
8.4 Escrow & Long-Stop
“All monies shall be held in escrow and released only upon written confirmation that all Conditions Precedent and Completion Deliverables are satisfied. If any CP remains unsatisfied by the Long-Stop Date, Buyer may rescind and receive a full refund within five (5) business days.”
(Tailor to your facts and corridor.)
Part 9 — One-Page Buyer’s Checklist (Print & Carry)
Root & complete chain; CTCs ordered
Lands Registry search clean; encumbrances clarified/discharged
Survey (hard + soft); OSG charting report clean
Contract of Sale with warranties, CPs, indemnities, escrow, long-stop, retention
Deed of Assignment drafted (perfection-ready; survey annexed); executed correctly
Stamp Duties paid; endorsements/receipts on file
Governor’s Consent endorsed to the deed
Registration completed; particulars recorded; CTCs requested
Insurance updated; estate/FM records updated
Digital vault of notarized scans; originals inventoried and safe-kept
Part 10 — FAQs (Concise Counsel)
Q: Can I register first and obtain Consent later?
A: That defeats priority and bankability. The enforceable sequence is Stamp → Consent → Register.
Q: We found a missing Consent in a 10-year-old link—what now?
A: Make issuance of that historic Consent a Condition Precedent to completion, or restructure with written Registry guidance. Indemnities alone are not enough.
Q: Does Consent cure a drainage/pipeline setback encroachment?
A: No. That is a planning/ROW problem. Redesign or walk.
Q: Must the survey be annexed?
A: Yes. Annex the registered plan as a Schedule; keep the soft-copy coordinates in your data room and match them to the OSG report.
Q: Can I complete and hand over possession before Consent?
A: Only under a subject-to-Consent structure with escrow, CPs, long-stop, and retention. Otherwise your money and priority are exposed.
Conclusion
A Deed of Assignment is merely paper until it is stamped, consented, and registered, supported by OSG-clean surveys, credible searches, and disciplined records. Engineer your transaction with escrowed contracts, Conditions Precedent, and aftercare that would satisfy a prudent bank today. If a bank would not lend on your file today, you are not ready to complete today.
Call to Action
Need your Deed of Assignment perfected—end-to-end, without stress?
Retain Chaman Law Firm to run your transaction from due diligence through drafting, stamping, Governor’s Consent, registration, and delivery of a finance-grade completion pack ready for lenders and resale.