How to Verify Land Title Before Buying Land in Ogun State, Nigeria
Ensuring your investment in land is safe, legal, and truly yours.
Introduction
Buying land is a major investment. In Ogun State—one of Nigeria’s fastest‐growing states—demand for land is high, and many people are taking steps to invest in real estate. But with high demand comes risk: land fraud, disputed ownership, conflicting claims, unclear titles, and sometimes government acquisition.
To protect yourself from loss, legal fights, or even losing the land after purchase, it is essential to verify the land title before buying. Verification means going beyond what the seller says: checking the actual legal documents, physical boundaries, government records, planning permissions, and confirming that there are no encumbrances or disputes.
This article provides a very comprehensive guide to verifying land title in Ogun State. Whether you are a first-time buyer, an investor, or someone helping a family member, this guide walks you through what to check, who to check with, how to avoid pitfalls, legal instruments, timelines, costs, and a checklist you can use.
By the end of this guide, you will be equipped with the knowledge to make informed decisions and protect your land purchase. If you like, you can also download a free checklist (link at bottom) to help in your due diligence.
Understanding Land Titles and Land Laws in Ogun State & Nigeria
Before you verify, it helps to understand some legal background and what documents are common and valid in Ogun State.
Legal Framework
Land Use Act (1978)
This is the principal law governing land ownership in Nigeria. Under it, all land is vested in the State (governor holds land in trust) and is subject to the State’s Land Registry, subject to statutory rights of occupancy, etc. Understanding this is critical: even if someone claims ownership, legal title must conform to the Land Use Act.Ogun State Laws and Regulations
Ogun State has its own land management laws, agencies, and systems. For example, there’s the State Land Bureau, the Bureau of Lands & Survey, the Ministry of Physical Planning, etc. Ogun has also been rolling out digitalization and reforms to land titling. The Guardian Nigeria+2lands.ogundev.com.ng+2Electronic C of O (Certificate of Occupancy)
Ogun State has introduced procedures for electronic Certificates of Occupancy to improve security, reduce fraud (counterfeiting), and make the process faster and more efficient. The Guardian NigeriaLand Administration & Revenue Management System (OLARMS)
This is Ogun State’s digital platform designed to streamline land transactions: issuance of title documents, searches, ratification of titles, applications etc. It is part of the current reforms to reduce bureaucratic delays and ensure transparency. lands.ogundev.com.ng+1Home Owners Charter
A programme in Ogun State for titling existing property owners under certain conditions. Under OLARMS, many who had been under previous schemes are regularizing their property rights. lands.ogundev.com.ng+2ogha.og.gov.ng+2
Common Title Documents / Terms You Should Know
Certificate of Occupancy (C of O): This is the formal title document issued by the State, showing ownership under terms of the Land Use Act. It is often the strongest proof of ownership.
e‑C of O: Electronic version of C of O, more secure.
Deed of Assignment: Document that shows transfer of ownership from one person to another.
Survey Plan / Registered Survey: Official plan marking boundaries, coordinates, and measurements of the land.
Governor’s Consent: Because of the Land Use Act, when land is sold, transferred, assigned etc., the state government (through Governor’s consent) must approve certain transfers to validate them legally.
Gazette / Excision: In some cases, land is excised (removed) from government reserved land or forests, or boundaries are changed. Gazette refers to official publication of that change.
Encumbrances: Anything that affects the land’s title: mortgages, litigation, government acquisition orders, right of way, overlapping claims.
Why Verification is Critical
Avoid Fraud: In Ogun State (as elsewhere in Nigeria), fake or forged title documents are common. Sellers may present fake C of O, forged deeds, etc.
Prevent Multiple Sales / Conflicting Claims: Two or more people may claim ownership of the same land, often due to wrong or overlapping survey plans, or due to subdivisions not properly registered.
Avoid Government Acquisition or Revocation: Sometimes, land becomes earmarked for government use, or portions of it are acquired, or there’s revocation. If the government has such rights and you purchase without knowing, you can lose the land.
Legal and Financial Protection: To use land as collateral, get loans, sell it later, or develop it, you need proper title. Without verification, your investment could be worthless or risky.
Peace of Mind: Knowing that everything is in order gives you confidence; reduces the risk of lawsuits, demurrage, etc.
Step‑By‑Step Guide to Verifying Land Title in Ogun State
Below is a detailed process you can follow. Some steps may happen in parallel.
| Step | Action | Details / How to Do It |
|---|---|---|
| 1. Preliminary Checks from Seller | Ask the seller to provide all relevant documents | These include: C of O (or e‑C of O), deed(s) of assignment, survey plan, governor’s consent (if needed), proof of payment for taxes/land rates, any planning or physical development permits, identification of seller, utility bills or proof of occupation if developed. If any is missing, that is a red flag. |
| 2. Check Electronic Platforms / Government Portals | Use Ogun State’s digital systems | OLARMS is available for land search, title verification, application for land allocation, etc. lands.ogundev.com.ng+1 Also, check if there’s a self‑service portal for Land Use & Amenities Charge (LUAC) to see if property is registered, and tax/amenities information. portal.luac.ogunstate.gov.ng |
| 3. Land Registry Search | Go to Ogun State Bureau of Lands / State Land Registry | Submit a request for a search on the title: who is the registered owner, whether the title is valid, if there are any encumbrances (e.g. mortgage, government acquisition, litigation). Ask for certified true copies, and make sure all names, plot numbers, area descriptions match what seller claims. |
| 4. Survey Plan Verification | Use a licensed surveyor / Office of Surveyor‑General | Walk the land physically; check the boundary lines match the plan; verify whether the survey plan has been registered and recognized by the State’s Surveyor‑General office; see whether there are overlaps or conflict with neighboring plots or reserved lands. If coordinates are supplied, check them. |
| 5. Confirm Governor’s Consent | Particularly for secondary sales / assignment | If land has been transferred (from original government allocation or previous owners), make sure the required consent was obtained and properly documented. Without this, the assignment may not be legally effective. |
| 6. Check Planning / Physical Development Permits | Ministry of Physical Planning / Town Planning or Urban Development | If land has existing buildings, or if you plan to build, check whether physical planning permissions were given; whether site is approved; whether zoning restrictions apply. Ogun State has extended deadlines for verifying title documents in some areas as part of audits. Daily Post Nigeria |
| 7. Check for Government Acquisition or Plans | State land offices, government gazettes, etc. | Determine whether the land is under threat of government acquisition, or whether there are public plans (roads, infrastructure) that could affect it. Also verify whether the land was excised or gazetted (if necessary). |
| 8. Investigate Past Ownership (Chain of Title) | Use registry records, deeds, assignments over time | See how many times the land has been sold or assigned; check whether all past transfers were properly registered; check for disputes in court. If there was a previous sale that was invalid or not registered, your ownership could be challenged. |
| 9. Physical Inspection / On‑Site Verification | Visit the land | Walk the site with seller, surveyor, lawyer; verify landmarks, boundaries, surroundings, access roads; check existence of markers, fences, adjacent developments; see whether what’s on paper matches what’s on ground. Also, talk to neighbors, local leaders, community, to verify seller’s claims. |
| 10. Engage Professionals | Real estate lawyer, surveyor, possibly land valuers / planners | A lawyer will help interpret documents, notices, identify anomalies or hidden liabilities. Surveyor ensures that land measurements, plan, coordinates are accurate. Planners help with zoning, compliance. If possible, get local government / ministries involved to give official confirmations. |
| 11. Obtain Certified True Copies of Documents | From registry, surveyor, etc. | To ensure you have legal proof, obtaining certified copies is essential. Originals may be required for registration later. Verify that copies are stamped, signed, and dated by appropriate officials. |
| 12. Cost & Time Estimates | Budget, plan timeline | Depending on complexity, size, location, number of previous transactions, etc., some of the verification steps may take days, weeks, or months. Costs will vary: registry search fees, surveyor fees, legal fees, etc. Be prepared. |
| 13. Finalize Sale / Register Transfer | Once satisfied with verification | When all checks are done, ensure sale agreement is properly drafted, signed, possibly notarised; then register the Deed of Assignment (or equivalent) in the Land Registry; apply for transfer of ownership; ensure Governor’s consent (if required) is appended; ensure your name is recorded in official registry; pay all necessary fees. |
Ogun State Specific Considerations, Reforms & Best Practices
Because Ogun State has certain laws, systems, and recent reforms, here’s what you should pay particular attention to in this state.
OLARMS Portal: The Ogun State Land Administration and Revenue Management System is a major tool. It centralizes many land‑services: land allocation, private C of O, transaction tracking, land searches. Use it early in your verification. lands.ogundev.com.ng
Electronic C of O: Ogun State issues e‑C of O as part of efforts to reduce forgery/counterfeit documents. Make sure what is presented is genuine, and check whether it’s registered under the new e‑C of O system. The Guardian Nigeria
Title Ratification / Home Owners Charter Programme: If you are buying or inheriting property that was under previous home owner schemes or government acquisition, ensure that ratification or regularization has been done. Some people built on government acquired land and have been asked to regularize. OLARMS makes this easier. lands.ogundev.com.ng+1
Self‑Service Portals & Digital Payments: Ogun State has a self‑service portal for Land Use & Amenities Charge (LUAC) and for many other land‑related administrative tasks. Use the official portals to check outstanding charges, taxes, etc. portal.luac.ogunstate.gov.ng
Watch for Deadlines and Audits: Ogun State periodically undertakes audits, requires presentation of title documents, etc., e.g. as in the extension for verification in GRAs (Government Reserved Areas). Be aware that properties without proper documentation may be disadvantaged. Daily Post Nigeria
Common Pitfalls, Red Flags & How to Recognize Them
Even with all the checks, people still fall prey to tricks. Here are red flags to watch out for, and what to do if you see them.
| Red Flag | Why It’s Risky | What to Do |
|---|---|---|
| Seller refuses or delays providing original title documents | Could be that the seller doesn’t own the land, or title is fake, or being used to “double sell” | Ask for certified true copies, insist on seeing originals, include penalty clauses in contract if seller fails to produce them |
| Discrepancies between documentation and physical land | Boundary markers missing; size or shape claims conflict with survey plan; neighboring land use doesn’t match description | Use surveyor to re‑map; conduct site visit; verify via Surveyor‑General office |
| Seller uses “omole‑ile” or family chiefs instead of government registry | These are often informal claims; may not have legal registration; risk of family disputes later | Always ensure the title is registered with Ogun State’s Land Registry / Bureau of Lands; get official documents rather than relying solely on local/traditional authority |
| Multiple sales or title number already used | Could mean fraud, overlapping claims, unregistered subdivision | Conduct full chain of title search; verify title number in registry; check for encumbrances |
| Lack of Governor’s consent when required | Without this, the legal transfer of ownership may not be valid under the Land Use Act | Verify that consent was obtained; ask to see relevant document; check in registry |
| Land is in compulsory acquisition or government reserved areas | You may lose the land or be required to move, or your development could be demolished | Check government gazettes; check whether there are any notices; confirm via ministry or land bureau |
| Fake or forged documents | Certain elements (writings, stamps, seals, signatures) may look unusual; survey plan drawn by unlicensed personnel; use of old versions of forms etc. | Use lawyer, surveyor, government records; inspect document authenticity; check serial numbers; check with offices that issued the document |
Cost, Time & Practical Tips
Verifying land title isn’t free or instantaneous. Here are realistic expectations and tips.
Costs
Fees will vary depending on land size, location (within or outside urban areas), how many previous transfers there have been, whether survey work is needed, legal fees, registry fees, etc. You may pay for: search fees at Land Registry; costs for certified copies; surveyor’s fees; Governor’s consent; legal fees; tax / ground rent / LUAC / development charges.Time
Some processes may take a few days (e.g. registry search) if the offices are efficient; others may take weeks or months (e.g. consent, resolving disputes, correcting survey issues). Under Ogun’s reforms (OLARMS etc.), title documents are targeted for issuance/processing within certain timelines. Tribune OnlineDocumentation & Certification
Always demand certified true copies, stamps, official seals, signatures. Originals should be checked. For survey plan, ensure that the surveyor is licensed.Follow Up
After purchase, ensure all post‑sale registrations are done: Deed of Assignment filed, title transferred, survey plan updated (if needed), governor’s consent registered, etc. Don’t assume ownership until all registration is complete.
Sample Case Studies / Illustrations (Hypothetical + Real)
(To help illustrate what can go right / go wrong.)
Case A: Purchase of undeveloped land outside Abeokuta
Mr. A intended to buy a large plot for farming. The seller produced a C of O. But Mr. A’s lawyer noticed that the survey plan boundaries overlapped with a government reserved forest. Surveyor checked official maps, found that part of the land was reserved. Mr. A backed out. Without survey and registry search, he might have lost money.Case B: Home Owner Charter & Ratification
Ms. B had a property she inherited under the Home Owners Charter. The title documentation was never properly ratified. Using OLARMS, she was able to submit for ratification, get her e‑C of O processed, and ensure that her title was legally recognized. This protected her from possible eviction or revocation.Case C: Fraudulent Seller with Fake Documents
A developer was selling estate plots. One buyer, Mr. C, noticed that the Deed of Assignment had been notarized by someone not authorized, and the survey plan seemed generic. Using Ogun registry search, he found the title number had been used in previous sale. He reported the case, called off purchase.
These illustrate importance of verifying survey, registry, consent, site inspection.
Checklist: What to Confirm Before You Buy
Here’s a checklist you (or your lawyer / surveyor) should go through before finalizing purchase:
Seller is the registered owner (name on title matches seller)
Certificate of Occupancy (C of O / e‑C of O) is valid, not expired, not revoked
Deed of Assignment (if sale) is properly drafted, signed, and registered
Governor’s Consent obtained (if required)
Survey plan exists, is registered, coordinates correspond to actual land, no overlaps
The land is not under government acquisition or subject to revocation or reserved land
All planning / building permits (if applicable) are in place
LUAC / ground rent / taxes / rates are paid and up to date
No litigation, disputes, or conflicting claims (from neighbors, family, local community, etc.)
The land is accessible (road, infrastructure) and physically matches what is on paper
Certified true copies of all documents obtained and inspected
All fees, titles, and registration post‑sale will be handled / transferred to your name
What to Do If Something Is Wrong or Unclear
If during verification you find issues:
Do not make any payment until you are confident. If seller demands significant deposit first, negotiate terms (e.g. escrow, conditional payments).
Ask the seller to rectify errors (e.g. fix survey plan, obtain missing Governor’s consent).
If there are disputes: consult a lawyer; sometimes you may need to search court records; in contentious cases, it may not be worth purchasing.
If government acquisition / reserved lands involved: see whether there’s compensation, or whether you can get alternative land etc.
If seller is not cooperative, walk away. Better to lose small opportunity than be caught in a lawsuit or lose your investment.
Legal Remedies, Enforcement & Reporting Fraud
If you suspect a fake document or fraudulent seller, you can report to Ogun State’s land office, Bureau of Lands & Surveys, Ministry of Physical Planning, or even police.
Legal action for title disputes can be in civil courts. Be ready for litigation in worst-case scenarios.
Keep all your verified documents safe; have copies; notarize or authenticate where necessary.
Steps After Purchase: Ensuring Your Title Stays Safe
Even after buying, there are steps to protect your ownership:
Register the Deed Transfer properly with Ogun State Land Registry.
Ensure title / C of O / ownership is in your name, not just the seller’s assignment.
Maintain payment of property taxes, LUAC, rates to avoid penalties or clawback.
Make sure your survey plan is recognized and kept safe. If there are boundary markers, maintain them.
Secure your title documents (store them safely, perhaps register in more than one place, maintain digital copies).
Conclusion
Verifying land title before purchasing land in Ogun State is absolutely essential. It protects you from fraud, legal disputes, financial loss, and gives you peace of mind. With reforms like OLARMS, e‑C of O, increased digitalization, and better regulatory frameworks, it has become more possible to do proper due diligence—if you take the right steps.
Don’t be tempted to skip verification because it seems like extra work or expense. The cost—financial, legal, psychological—of getting it wrong is far higher
Contact Us
📍 Chaman Law Firm
115, Obafemi Awolowo Way,Allen Junction, Beside Lagos Airport Hotel, Ikeja, Lagos
📞 0806 555 3671, 08096888818,