How do I confirm if land in Ogun State has a valid survey?

How do I confirm if land in Ogun State has a valid survey?

Introduction

Acquiring land is one of the most important investments many Nigerians make. But in Ogun State – as in many parts of the country – land transactions often come with risk: unclear ownership, questionable documents, missing or invalid survey plans, or land under government acquisition without the buyer’s knowledge. All of these issues can lead to loss of investment, legal battles, or worse, eviction.

One of the key documents in the land‐ownership puzzle is the survey plan – which shows the exact boundaries, dimensions, topographical features, and coordinates of a plot. But having a survey plan on paper is not enough: you must be certain it is genuine, properly registered, free from conflicting claims, and legally recognized by the relevant authorities.

This article provides a step‐by‐step, in‐depth guide for anyone who wants to confirm whether a given piece of land in Ogun State has a valid survey. Whether you are buying, inheriting, developing, or just verifying your property, this guide will walk you through legal background, the verification steps, what to check for, common pitfalls, and how to protect yourself.

Legal and Regulatory Context in Ogun State

Before diving into the verification steps, it helps to understand the legal / regulatory framework governing surveys, titles, and land documentation in Ogun State.

1. Land Use Act 1978
   The Land Use Act vests all land in each state in the government, to be held in trust for the people. It provides the framework under which Certificates of Occupancy (CofO), Governor’s consent, and other land‐use instruments are issued. Although survey plans are not explicitly spelled out in this law in technical detail, valid land ownership and titles are deeply tied to proper surveys.

2. State Bureau of Lands & Survey
   Ogun State has a Bureau of Lands & Survey (or sometimes split between Lands, Physical Planning, Survey Office, and Town Planning) responsible for surveys, registration of survey plans, issuance of titles, and land information management.

3. Surveyor General & Registration of Survey Plans
   For a survey to be valid, the plan should have been prepared by a registered surveyor, stamped and signed, with the Record (or “Red”) Copy deposited / lodged at the Surveyor General’s office or equivalent cadastral / land registry office.

4. Ogun State Land Administration & Revenue Management System (OLARMS)
   Ogun State has been modernizing its land administration systems. Technologies such as GIS, mapping, and cadastre updates are being introduced. The Guardian Nigeria+3oguntoday.com.ng+3olarms.ogunstate.gov.ng+3

5. Anti‐Land Grabbing Laws and Land Information Certificates
   The state has also enacted laws and issued advisories directing prospective land buyers to verify authenticity and ensuring that land documents are genuine and free from fraud. The Guardian Nigeria+1

Understanding this context is essential to know where to verify things, what documents are legally required, and who has the authority to validate or reject survey plans.

Key Elements of a Valid Survey Plan

When you have access to a survey plan (or are evaluating whether one exists), there are certain features and attributes that strongly indicate its validity. Here are what to look for:

How to Verify That the Survey Is Valid: Step‐by‐Step Guide

Here is a practical step‑by‑step process you can follow to confirm whether land in Ogun State has a valid survey. Depending on your situation (whether the land is already surveyed, whether you have copies of documents, etc.), you may follow all or some of these steps.

Step 1: Request and Inspect the Survey Plan & Related Documents

• Ask the seller (or your source) for the original survey plan, including:

  • The Red / Record Copy (if available).

  • The title document(s) (Certificate of Occupancy (CofO), Governor’s Consent, Deed of Conveyance, etc.).

  • Any land information certificate or land status certificate.

  • Copy of payment receipts (surveyor’s fee, lodgment fees).

• Check the survey plan for all the key elements listed above: registered surveyor name & stamp, plan number, date, measurements, boundaries, whether it states free from acquisition, etc.

• Compare the dimensions and boundary markers described on the plan with what is on the ground (if possible). Are there existing landmarks (roads, streams, fences) that match what the plan says?

Step 2: Confirm the Surveyor Is Registered

• Contact the Surveyors Council of Nigeria (SURCON) to verify that the surveyor who prepared the plan is duly registered and in good standing.

• Contact the Nigeria Institution of Surveyors (NIS), Ogun State branch. Registered surveyors are members. oticsurveys.com+1

• Check for the surveyor’s registration number or PIN; often survey plans must carry this.

Step 3: Verify Lodgment / Record Copy with Surveyor General’s Office

• Visit the office of the Surveyor General (or the Bureau of Lands & Survey) in Ogun State. Ask whether the survey plan has been lodged or deposited (i.e. the record copy).

• Ask if there is a survey plan with the same survey number in the records.

• Obtain a Land Information Certificate (or land status certificate) from the Surveyor General’s office / Lands Registry. This certificate often states whether the land is free from government acquisition or otherwise and confirms whether the survey plan is in record.

Step 4: Check Land Status / Acquisition

• Determine whether the land is under any form of government acquisition. Some lands may be reserved (for roads, schools, infrastructure) or committed acquisition. It is vital to know this because even with valid survey and title, if land is acquired later by government, proprietors may lose use or face restrictions. Google Sites+2oticsurveys.com+2

• Ask for a “Certificate of Land Status” or “Land Information Certificate” which should indicate government involvement or acquisition, zoning, restrictions etc.

Step 5: Check Title / Ownership Documents

• Make sure the person selling or transferring the land holds a valid title. This could be: Certificate of Occupancy, Deed of Conveyance, Governor’s Consent (if required), etc.

• Ensure the title corresponds to the survey plan (same boundaries, same measurement, same plan number)

• Check if there are encumbrances (mortgages, liens, disputes).

• Verify that all relevant taxes/payments for land are up‑to‑date (including revenue, ground rent, etc).

Step 6: Field Verification (On Site)

• Conduct a site visit. Walk the boundaries, check whether fences, boundary markers, landmarks on the plan match what is physically present.

• If possible, hire a third‑party independent surveyor to confirm that the location, bearings, demarcations correspond to the survey plan.

• Take GPS coordinates, photos. If there are obvious discrepancies (e.g. neighboring fence encroaching, missing landmarks, etc.), document them.

Step 7: Cross‑check Registry / Government Records

• Bureau of Lands and Survey or equivalent in Ogun State may have digital or physical archives of survey plans, titles, maps, GIS / cadastre maps. Check if the land in question shows up in those records. Ogun’s adoption of GIS and updates to mapping indicate that some records are being digitized. oguntoday.com.ng+1

• Sometimes state government websites or portals have land administration or land records modules. If available, use them.

Step 8: Legal / Title Insurance / Due Diligence

• Engage a real estate lawyer who specializes in land matters in Ogun State. They can help review documents, verify chain of title, identify hidden issues.

• If possible, get title insurance or a guarantee (where available) for your land purchase.

• Be especially vigilant with informal developers or sellers; where documents are missing, forged, or ambiguous, avoid proceeding until clear.

Common Pitfalls & Warning Signs

Knowing what often goes wrong or is used to trick buyers can help you avoid problems. Here are red flags and pitfalls:

Authorities, Offices, and Contacts in Ogun State

Here are key institutions, offices, and authorities you’ll need to deal with during the verification process, along with what each is responsible for:

Case Studies / Illustrative Examples

These examples help underscore real challenges and how verification saved people from loss or helped them secure valid land.

1. Case 1: False Survey Plan – No Record Copy

   A buyer in Ogun State accepted a survey plan that showed a plan number, measurements, and surveyor’s stamp. However, upon inspection at the Surveyor General’s office, no record copy of the plan was found. The buyer was unable to obtain a land information certificate. Because of this, when a neighboring owner claimed overlap, there was no solid legal defense, and the buyer lost part of the land to litigation.

   Lesson: Always verify that the record / red copy has been lodged or deposited officially.

2. Case 2: Government Acquisition Hidden

   Someone purchased a land at a cheap rate. Documents seemed in order, survey plan looked fine. But the land was part of a road expansion plan (committed acquisition) that the seller didn’t disclose. Public announcements had been made, but the buyer had not checked zoning or acquisition status. The government eventually acquired the land, compensating at rates that did not reflect the buyer’s cost.

   Lesson: Always check whether a land is under acquisition, committed or planned, or zoned for public use.

3. Case 3: Registered Surveyor But Disputed Boundaries

   A landowner got a plan from a registered surveyor, plan was lodged. But neighboring plot owners had older, overlapping survey plans due to historically inaccurate mapping. On site, fences did not align with plan boundaries. The dispute escalated to court, delaying development for years.

   Lesson: Even with all documents, site verification, boundary pegs, field work, and comparison to adjacent plans matter.

Practical Checklist You Can Use

Here is a condensed checklist you can keep handy or print out when verifying a land’s survey in Ogun State:

1. Obtain survey plan + title documents + proof of ownership

2. Check surveyor’s registration (NIS / SURCON)

3. Confirm plan number, date, dimensions, coordinates, boundary description

4. Verify record copy lodged in Surveyor General’s office

5. Obtain land information / status certificate (free from acquisition)

6. Confirm zoning / planning / local government restrictions

7. Match physical landmarks / boundary pegs on site with plan

8. Check chain of title; ensure seller has legal right to sell

9. Verify tax receipts, fees are paid / up‑to‑date

10. Engage legal counsel; possibly an independent third‐party surveyor

How Much It Costs & Time to Verify

Verifying a survey plan and getting associated documents takes time and incurs fees. Here are approximate costs and timelines in Ogun State:

• Survey cost: The cost to conduct a survey (if one is needed) depends on the size of the land and the area (prime area, general area, special prime area). The baseline/minimum is around ₦150,000 for smaller plots in general areas. Costs rise significantly for larger land, special prime areas, or more complex surveys. oticsurveys.com+2ome.construction+2

• Mandatory documentation / lodgment fees: These are paid to the state survey or lands office. They cannot be negotiated away; they are required if a plan is to be registered. Nairaland+1

• Time: Getting a land information certificate, verifying record copy, doing field inspection may take several weeks (3‑4 weeks or more), depending on workload of government offices, accuracy and completeness of documents. If survey is needed or if field work has to be done, it could take longer.

Recent Developments & Enhancements in Ogun State

It is worth knowing recent or evolving policies or systems, because they affect how land survey verification works now and in the future:

• Ogun State is adopting mapping and surveying models similar to Lagos, including Geographic Information Systems (GIS), cadastre updates, to improve transparency and accuracy. oguntoday.com.ng

• The state’s Bureau of Lands & Survey is modernizing its processes; efforts are underway to update maps done in 2009, 2021 etc., as part of more robust land information management. oguntoday.com.ng

• The creation and use of the Ogun State Land Administration & Revenue Management System (OLARMS) suggests increasing digitization of land and survey records. This means records may become more easily verifiable online over time. olarms.ogunstate.gov.ng

Sample Steps in Verifying a Land Survey: A Hypothetical Example

To illustrate, here is how someone might proceed in practice.

Let’s say Aisha is buying a plot in Ibogun, Ogun State. The seller gives her:

• A survey plan stating boundaries, area (500 sqm), plan number, surveyor’s name and seal.

• Certificate of Occupancy from 2005.

Here is what Aisha does:

1. Checks that the surveyor is registered with NIS and SURCON, verifies his name and professional ID.

2. Visits Surveyor General’s office in Abeokuta. Asks whether the plan number given appears in the records, whether a record copy exists.

3. Applies for a land information certificate that states whether the land is free from acquisition or committed public use.

4. Compares what the survey plan says to what is on the ground: Are the boundary pegs present? Does the neighbor’s fence correspond to the boundary described in the plan?

5. Investigates zoning and planning maps to see if the area is earmarked for roads or government acquisition.

6. Verifies that the Certificate of Occupancy title corresponds with the plan details (size, boundaries), and that the seller has proof of ownership (e.g. receipts, chain of title).

7. Engages a lawyer to review documents, including the Certificate of Occupancy, survey plan, land status certificate, tax receipts.

If all checks out, Aisha proceeds to complete the purchase; if any of the steps fail (no record copy, surveyor unregistered, conflicting boundaries, acquisition status, etc.), she either refuses or demands resolution (e.g. redoing survey, obtaining missing documentation) before paying.

What to Do If Survey Is Invalid or Missing

If you find that a survey plan is invalid, missing, or has serious issues, here are your options:

• Request that seller / landowner rectify: Ask the seller to have the survey plan properly prepared by a registered surveyor, and to lodge the record copy, pay required fees.

• Obtain your own independent survey: If you have purchased without valid survey, you can commission a survey to define boundaries, get a plan, and register it.

• Legal recourse: If seller misrepresented or sold without proper survey or title, you might have legal claim to rescind contract or seek compensation.

• Walk away: Sometimes best to abandon the deal rather than risk buying land with ambiguous claims which could cost you more later.

Conclusion

A valid survey plan is essential for securing your land rights in Ogun State. It is not just a piece of paper; it is your legal protection. Ensuring the survey plan is genuine, registered, matches what is on the ground, free from acquisition, and linked to proper title takes effort — but the cost of neglecting these verifications is far higher.

If you are about to buy land in Ogun State, or already own but are not sure, do not ignore verification. Take the time and steps outlined above: do your due diligence, inspect, verify, consult professionals.

Contact Us

Chaman Law Firm
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📞 0806 555 3671, 08096888818,

📧 chamanlawfirm@gmail.com
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