How to Verify Property Titles in Nigeria

Quick answer: How to Verify Property Titles in Nigeria is a public legal-education guide. The correct legal step may depend on the facts, documents, location, timing, and current law, so readers should seek tailored legal advice before acting.

This article is provided for general legal education only and is not a substitute for advice on a specific matter.

Introduction : The Legal and Financial Risk of Buying Property Without Verifying Title

Verify Property Titles In Nigeria;

Understanding What a Property Title Means in Nigeria

Types of Property Titles in Nigeria include:

• Certificate of Occupancy (C of O)
• Deed of Assignment
• Deed of Sublease
• Governor’s Consent
• Excision and Gazette
• Registered Survey Plan
• Power of Attorney
• Deed of Mortgage
• Court Judgment (in rare cases)
• Customary Right of Occupancy (for rural land)

Verifying a property title prevents you from:

• Buying government-acquired or encumbered land.
• Losing your investment to land grabbers (popularly called Omo Onile).
• Being sued or evicted from the land.
• Falling victim to multiple allocations or fraudulent resellers.
• Encountering disputes over boundary demarcations or ownership.

Step-by-Step Guide to Verify Property Titles in Nigeria Before Purchase

• Title document (e.g., C of O, Deed of Assignment)
• Survey Plan
• Building Plan Approval (if applicable)
• Tax Clearance Certificate
• Means of Identification of the owner
• Utility Bills or Tenancy Receipt (for developed property)

2. Engage a Property Lawyer

• Conduct due diligence on the documents.
• Investigate whether the seller has the legal right to sell.
• Cross-check ownership and encumbrances at the registry.
• Draft and review sale agreements.

3. Conduct a Search at the Land Registry

• Confirm if the title is registered.
• Check for encumbrances (e.g., mortgage, litigation, government acquisition).
• Identify the true and current owner of the property.
• Verify the history of previous transactions (Deed Chain).
• For properties in Lagos: Lagos State Land Registry (Alausa Secretariat).
• For Federal Government properties: Federal Ministry of Lands, Abuja.
• For other states: Respective state registries.

4. Verify Survey Plan at the Office of the Surveyor-General

• The Survey Plan is compared with official maps.
• The coordinates are plotted to ensure the land is not within a government acquisition area, pipeline corridor, floodplain, or green belt.
• Check if the survey overlaps with any other recorded plan.

5. Check for Excision and Gazette (for Lands without C of O)

• Whether the land is excisable (approved by government for community ownership).
• Whether the land is gazetted (published in official record).

6. Conduct a Physical Site Inspection

• The seller
• A local surveyor
• Neighbours/community head
• Confirm boundary marks and beacons.
• Check for pending litigation, family disputes, or existing occupants.
• Ask questions from neighbouring landowners or local CDA/Youth Chairmen.

7. Check the Governor’s Consent Status

• Consent has been granted.
• It is registered at the Land Registry.

8. Review the Chain of Title

• The root of title (first ownership).
• All subsequent assignments or transfers.
• Ensure no breaks or gaps in the ownership history.

9. Search at Probate Registry (for Inherited Properties)

• Check the Letter of Administration or Probate Grant.
• Confirm the executors or administrators have the legal authority to sell.
• Ensure other beneficiaries have signed consent if needed.

10. Verify Corporate Sellers with CAC

• Conduct a search at the Corporate Affairs Commission (CAC).
• Confirm the company exists and is active.
• Review the Board Resolution authorizing the sale.
• Confirm that the directors signing the deed have legal authority.

11. Check for Pending Court Cases

• State High Court
• Federal High Court
• National Industrial Court (in relevant scenarios)

12. Verify Tax and Land Use Charges

• Loss of investment
• Litigation and court battles
• Eviction or demolition
• Inability to secure a loan with the property
• Emotional trauma and regret

Documents You Must Demand and Verify Before Final Purchase

• Do not pay in cash. Use traceable banking methods.
• Do not sign any document without your lawyer.
• Insist on site inspection—even if abroad, appoint a trusted representative.
• Use a lawyer experienced in real estate law.
• Ensure all documents are stamped and registered.

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Conclusion

When to speak with a lawyer

Speak with Chaman Law Firm before taking a step that may affect your rights, property, business, family, or dispute position. You can book a consultation or review the relevant practice area for more context.