What Are the Risks of Buying Unregistered Land in Ogun?
Introduction
Buying land is one of the biggest investments many people make. Land can give security, wealth, prestige, and opportunity — to build a home, run a business, or leave something for heirs. But alongside these benefits come risks. One of the biggest red flags in land transactions is unregistered land. In Ogun State, as in many parts of Nigeria, buying unregistered land comes with high risks. Unregistered land means land for which legal title or formal documentation (registration, survey, certificate of occupancy, etc.) has not been completed or is not recognized by the state’s land registry.
This article examines, in great depth, the risks that you face when buying unregistered land in Ogun State: legal, financial, developmental, social, and more. It will also show you how these risks arise, real‑life examples, laws that try to protect land buyers, and best practices to avoid getting into trouble. The goal is that by the end, you will clearly understand why registration matters, why many people are misled or lose property or money, and how to protect yourself in a land purchase transaction.
Overview: What Does “Unregistered Land” Mean in Ogun State?
Before discussing the risks, it’s important to define what “unregistered land” means, how common it is, and what legal structures relate to land registration in Ogun State.
Definition of unregistered land: Land that lacks formal registration with the appropriate government registry or land office, or whose title documents (survey plan, certificate of occupancy, deed of assignment, Governor’s consent, etc.) are incomplete, missing, forged, or not recognized under state law.
Why lands are unregistered: Some possible reasons include: historical or customary ownership without formal documentation; land being sold informally by family heads, chiefs, or intermediaries; lack of awareness or cost barriers; delays in public survey or registration services; disputes or overlapping claims; lands under government acquisition but not yet regularized; or fraudulent sales under false pretenses.
Legal framework in Ogun State: Key institutions include the Bureau of Lands & Survey, the Ministry of Lands, the land registry / deed registry, and tools like the Ogun State Land Administration & Revenue Management System (OLARMS). Ogun State also has laws such as the “Prohibition of Forcible Occupation of Landed Properties Law, 2016” (Anti‑Land Grabbing Law) that attempt to protect landowners and prevent fraudulent land sales. Business Post Nigeria+3Nnamdi Azikiwe University Journals+3Businessday NG+3
Prevalence of unregistered land in Nigeria / Ogun: Nationally, over 90% of land in Nigeria is said to be unregistered. This has substantial implications for land ownership, investment, lending, and conflict. Vanguard News+1 In Ogun specifically, there are many reports warning the public against buying unauthenticated or unverified land plots, government land being sold fraudulently, multiple sales of same plots, etc. Punch Newspapers+4Business Post Nigeria+4Tribune Online+4
Legal Risks
Here are the key legal dangers when one buys unregistered land in Ogun State.
No legal proof of ownership
Without registration, you may not have legal recognition as the owner under state law. If someone disputes your ownership, the courts may not consider your claim valid or strong.
Customary or informal title is more vulnerable. In disputes, registered title (Certificate of Occupancy, properly recorded deeds) tends to carry far greater weight.
Risk of being evicted or dispossessed
If the land is actually government‑acquired (gazetted, earmarked for public purpose) but you buy an unregistered portion without knowing, the government could reclaim it. Reports show that government lands are sometimes sold fraudulently. Independent+2BrandsPrunG+2
Also, if there is a stronger claim from another private party who registered or has better paper, your unregistered claim may lose.
Potentially invalid transactions
If the seller does not own proper title, or if required consents (like Governor’s Consent) are absent, you might later find the transaction invalid. Your deed of assignment, if not supported by a registered title or properly consented, might be challenged.
Court judgments sometimes are used fraudulently to claim land, even where the land was government‑acquired and the rightful owner (government) not properly involved. E.g. the case of the Fibiwoga family in Odogbolu LGA, Ogun State. Tribune Online+2Punch Newspapers+2
Difficulty in legal enforcement
Without registration, turning to courts or other legal mechanisms becomes harder, more expensive, slower. Showing proof of ownership, proving chain of title, or defending against claims is more difficult when documents are incomplete or informal.
Risk of overlapping ownership / multiple sale
Unregistered lands are more susceptible to being sold to multiple buyers (double or multiple sales), especially by intermediaries or unlicensed agents. There may be no authoritative registry entry to check, or records are ambiguous. InfoStride News+2Business Post Nigeria+2
Invalid court judgments or fraudulent claims
There are cases where Customary Courts issued judgments without properly describing the land, without including proper parties, or without survey plans submitted. Such judgments may later be declared fraudulent or improperly obtained. Tribune Online+1
Non‑recognition by lenders or institutions
Banks and other financial institutions will generally require registered title deeds before recognizing them as collateral. If your land is unregistered, you might not be able to finance or mortgage using that land. Also, government agencies or utilities may not recognize your claim for permits, services, etc.
Financial Risks
Buying unregistered land can also carry severe financial risks, including:
Loss of investment
You may pay for land, invest in it (e.g., fence, build, landscape), only to realize you don’t legally own it or cannot develop it properly, or someone else has a stronger legal claim.
Extra costs later
If at some point you decide to regularize the land (get it surveyed, registered, get necessary approvals, consent), you may incur high costs. Sometimes the land price plus all back‑payments, legal fees, penalties, survey costs become much more than if you bought a registered plot originally.
There may also be government charges, ground rent, annual rates etc that were unpaid, which you may have to settle.
Diminished resale or development value
Buyers will often pay less for land with questionable title; some may refuse outright. Developers may be reluctant to buy or develop unregistered land due to risk exposure. So if you later want to sell or build on the land, you may get little return on your investment.
Difficulty in getting building permits, title clearance, approvals for services (electricity, water), which delays and adds extra cost.
Litigation costs
If there is dispute, you may need to engage lawyers, go to court, pay for expert witnesses (surveyors etc.), which can be expensive and time‑consuming. Legal costs may erode the value of what you paid.
Even after winning, enforcement costs, delays, and other indirect costs (time, lost income, stress) can be significant.
Risk of paying twice or more
Because of multiple sales, you could end up paying the seller, or development agent, then another party comes claiming ownership and demands compensation or refunds.
Sometimes, the government might demand compensation or revoke the allocation, meaning your investment is wasted.
Depreciation due to government action
If the land is taken for public purpose (road, expansion, acquisition) without proper documentation, you may get little or no compensation. Unregistered landholders often receive less compensation or face bureaucratic obstacles in proving their entitlement. Or, worse, may not be eligible.
Development & Practical Risks
Aside from strictly financial and legal risks, unregistered land often comes with practical and developmental problems:
Restricted ability to get utilities and permits
Government authorities require proper legal status before approving building plans, connecting utilities, or issuing other permits (zoning, environmental clearance). Without registered title, many of these may be denied or delayed.
Difficulty in accessing loans or mortgages
As mentioned, registered titles are usually required when using land as collateral for bank loans, mortgages, etc. Unregistered land limits your ability to finance development or other investments using your land as security.
Risk of loss of investment in structures
If someone builds on land that is under dispute, or doesn’t legally belong to them, parts of that building may be demolished by government authority (for violating planning laws or land laws), or the occupant may be evicted. Accessories, buildings, infrastructure you install may be lost.
Poor mapping or survey discrepancies
Unregistered land often lacks accurate survey plans or approved boundary markers. This may lead to disputes with neighbors, overlapping claims, uncertainty of boundaries. You may unknowingly encroach into someone else’s land, or someone may encroach into yours.
Challenges in inheritance or transfer
When you die, if the land is not properly registered in your name, passing it to heirs becomes more complex. Co‑owners or family members may emerge with competing claims, or documentation needed may be missing. This can lead to family conflict and delays.
Time delays
Resolving any of the above takes time. Courts are slow, registration offices may be backlogged, surveyors may take time, officials may be unresponsive. The time cost is substantial.
Community conflict / social instability
Unregistered land tends to be more prone to communal or family disputes over ownership, boundaries, traditional claims. This can lead to unrest, loss of peace of mind, possibly violence.
Social & Emotional Risks
We often think of risks as financial or legal, but there are also social, psychological, community‑based risks:
Stress, anxiety, uncertainty
Living in fear that someone may make competing claim; not being confident that your ownership is secure; worrying about eviction or loss of investment.
Damage to family relations
Disputes over who has right to sell or inherit; arguments among heirs or extended family when land documentation is unclear.
Reputation risk
Sometimes people unknowingly get involved in fraudulent transactions; if you buy unregistered land from an unscrupulous seller, you may be seen by others (community, officials) as complicit, which can affect social standing.
Risk of violence
There are instances in Ogun State of land grabbers forcefully occupying land or interfering with development. When ownership is informal, there is less legal protection, which may embolden violent or coercive tactics. Ogun has laws meant to prevent “forcible occupation” and land grabbing under Anti‑Land Grabbing Law. Nnamdi Azikiwe University Journals+2Businessday NG+2
Legal & Regulatory Environment in Ogun State: Safeguards, Laws, Gaps
Understanding what laws exist helps one see both the protections and the gaps that leave buyers vulnerable.
Anti‑Land Grabbling Law (Prohibition of Forcible Occupation of Landed Properties Law, 2016)
Intended to prevent violent or fraudulent taking over of land (by “Omo‑onile”, traditional agents, etc.). Provides penalties for those who forcibly occupy or sell land they don’t own, or act fraudulently. Nnamdi Azikiwe University Journals+1
However, many surveyors and other stakeholders have complained that the law is not well enforced or is ineffective in preventing ongoing abuses. Businessday NG
Government Warnings & Verifications
Ogun State ministries (Lands, Agriculture, Justice) repeatedly issue warnings against buying unverified, unauthenticated, or government‑acquired land being sold by private individuals. Business Post Nigeria+2BrandsPrunG+2
The Ministry of Agriculture and Bureau of Lands & Survey advise prospective buyers to verify ownership and status before any payment. Business Post Nigeria+1
Court Decisions & Fraud Cases
There are reported cases of fraudulent customary court judgments (e.g. Odogbolu case) where the Ministry of Justice has intervened to expose or set aside those judgments. Tribune Online+1
Gaps / Weaknesses
Despite laws, enforcement is weak: land grabbing and fraudulent sales still occur. Surveyors and estate professionals note that the law is “useless” or “ineffective” in many respects when it comes to protecting actual land buyers. Businessday NG
There is often low public awareness of rights, procedures, or needed documents (e.g. Governor’s Consent, survey plans, registration). Many buyers proceed on trust.
Paper records may be missing, fraudulent, or ambiguous; registries may be slow; there may be overlapping mapping or survey plan disputes.
Traditional land systems, customary rights, family ownership systems complicate matters, as boundaries, inheritance or seller’s right may be poorly documented.
Real‑Life Examples / Reported Cases in Ogun
These real or reported cases illustrate some of the risks listed.
Fibiwoga Family vs Government – Odogbolu LGA: The Fibiwoga family presented a customary court judgment and a survey plan for ~350 acres which they claimed to have from family inheritance or earlier sale. The Ogun State Ministry of Justice found that the land was government‑acquired and occupied, and the judgment was improperly obtained (no proper service, no involvement of government etc.). Tribune Online+2Punch Newspapers+2
Warnings from Ministry of Agriculture / Lands: There have been many public advisories cautioning prospective land buyers to verify whether a land is government‑acquired or under acquisition, before buying. For example, government‑acquired lands have been sold fraudulently. Business Post Nigeria+1
Land fraud statistics: Reports indicate that Ogun and Lagos States combined record large numbers of land fraud / land scam cases, particularly involving unregistered or improperly documented lands. Buyers fall prey to multiple sales, fake documents, etc. InfoStride News
Risk Matrix: How Likely and How Severe Are the Risks
It might help to think in terms of severity and likelihood. Here’s a risk matrix:
| Risk | Likelihood (High / Medium / Low) | Severity (High / Medium / Low) |
|---|---|---|
| Fraudulent sale / double sale | High | High |
| Government reclaiming land (acquisition) | Medium‑High | High |
| Eviction or dispossession | Medium | High |
| Inability to use land for collateral | High | Medium‑High |
| Legal dispute cost & time losses | High | Medium‑High |
| Loss of value or inability to develop | Medium‑High | Medium‑High |
| Social / family disputes | Medium | Medium |
| Difficulty in inheritance / transfer | Medium | Medium‑High |
| Loss via invalid court judgment per fraud | Medium | High |
Best Practices to Avoid the Risks
If after reading all this, you are planning to purchase land in Ogun State, here are steps to reduce or avoid risk. These are practical and fairly concrete.
Demand documentation
Always ask for original title document (Certificate of Occupancy, Deed of Assignment, Conveyance) and verify authenticity.
Survey plan / site plan from a registered surveyor, approved by Surveyor‑General.
Governor’s Consent, if required for assignment/transfer.
Receipts for all payments (allocation, ground rent, survey, etc.).
Registry and government searches
Search at the Ogun State Lands & Survey Bureau / Deed Registry for registered record of the land.
Check whether land is government acquired or under acquisition.
Consult OLARMS or other digital land administration systems (if available) in Ogun State to see whether title or application status is registered / mapped.
Verify with local authorities / community
Talk to neighbors, local chiefs, community elders about the history of land, ownership disputes, whether the seller is legitimate.
Check whether governmental notices relating to acquisition have been published locally.
Hire professionals
Use a qualified real estate lawyer to review the documents, search court records, check consents, ensure everything is in order.
Engage a registered surveyor to verify boundaries, beacons, physical features and that the survey plan matches the land.
Avoid informal or cash‑only transactions without checks
Insist on official receipts, use formal contracts, avoid paying large sums in informal, undocumented ways.
Be wary of sellers who pressure you to act fast, who are vague about documentation.
Ensure processes are legally complete
All transfers and assignments are properly executed, registered, and documented.
Where Governor’s Consent or other statutory approvals are required, ensure they are obtained.
If required, make sure title ratification or regularization is done.
Document everything
Keep copies of all documents, scans, receipts, survey plans.
Photograph the land, boundary markers, landmarks.
Budget time & cost for verification
Plan ahead for the time that registry searches, surveyor work, legal reviews will take.
Budget extra money for fees, possible corrections, or unexpected demands.
How Much Could the Cost of Risk Be?
Putting together possible costs (monetary, time, emotional) can help see how expensive it might get to ignore the risks.
Cost of legal fees (lawyer, court) if property is contested.
Surveyor fees to verify plan, demarcate boundaries.
Government fees for registering land, obtaining consent.
Losses from not being able to develop or sell the land.
Loss of the entire value of land if dispossessed or if land is ineligible for legal title.
Opportunity cost of money tied up in land you can’t use.
For example, someone who bought an unregistered plot, built walls, partially built, then had to stop because someone else claimed the land or government reclaimed it, may lose all the investment (building materials, labour, cost of land) plus incur legal costs, and possibly get little or no compensation.
Suggestions for Government / Policy Improvements (so Risks Can Be Mitigated by System)
It’s not only individual buyers who bear responsibility; policy improvements could reduce risks for everyone. Here are suggestions:
Accelerate registration and digitisation
Expand and improve digital land administration systems (OLARMS, etc.) so people can easily search, verify online.
Reduce backlog of survey plans, improve mapping of lands so registered maps correspond more closely with reality.
Public awareness campaigns
Government should educate citizens on what documents are needed, how to verify land, Warning people about frauds and land grabbers.
Stronger enforcement of anti‑land grabbing laws
Make sure laws like the Prohibition of Forcible Occupation are enforced; those who sell lands they don’t own, or buyers who are complicit, are prosecuted.
Clearer guidelines / simplification of processes
Simplify process for obtaining title, consents, approvals; reduce bureaucratic delays.
Make costs more transparent and fees standardized so buyers know what to expect.
Accessible and reliable registry offices
Ensure registry offices are well‑resourced, staff trained, corruption minimized, record keeping reliable.
Mechanisms for dispute resolution
Faster resolve of conflicting claims. Perhaps mediated or arbitration panels at local levels to reduce burden on courts.
Conclusion & Call to Action
In sum, buying unregistered land in Ogun State carries substantial risks: legal insecurity, financial loss, development limitations, potential for disputes and eviction, and more. While the promise of cheaper land or faster transaction may seem attractive, it often comes at a high cost—one which may only become clear after major loss has already occurred.
If you are considering buying land in Ogun (or anywhere in Nigeria), do not skip the registration. Proper documentation, registration, verification are not bureaucratic hurdles—they are protections for your rights, investment, and peace of mind.
