Where Do I Verify Land Documents in Ogun State?
Introduction
Land in Nigeria is one of the most valuable assets a person can own. Whether for personal residence, farming, business, or investment, owning land is a major milestone. But with the value comes risk: disputes, fraud, overlapping claims, government acquisition issues, and fake or forged documents are real threats. In Ogun State, many people have lost money, or even risked being evicted, because they did not properly verify the authenticity of land documents before paying for land.
Verifying land documents is the process of confirming that the land title, Certificate of Occupancy or other deeds are genuine, lawful, properly registered, reflect what is claimed, and free of encumbrances (legal claims or disputes). Proper verification protects you, your investment, and your legal rights.
In this article, we’ll explore where and how you verify land documents in Ogun State, what each step involves, the relevant agencies, the online and offline options, legal considerations, common pitfalls, and best practices. At the end, there is a practical checklist and guidance to help you protect yourself in land transactions in Ogun State.
Overview of Land Administration in Ogun State
To understand where and how to verify, it helps to know how land is administered in Ogun State.
Ogun State has introduced OLARMS – the Ogun State Land Administration & Revenue Management System. lands.ogundev.com.ng+1
OLARMS is a digital platform meant to streamline land services – including land allocation, registration, Certificate of Occupancy (C of O), Governor’s Consent, land search, and ratification or regularization of titles. lands.ogundev.com.ng+2Standard Times NG+2
The state also runs a Property Registration Programme (PRP) aimed at regularizing property titles, especially for those who built or occupied land without full title documents. lands.ogundev.com.ng+2Tribune Online+2
Given these structures, there are several official bodies and digital tools you should use when verifying land documents.
Key Agencies & Places for Verification in Ogun State
Below are the main agencies, offices, or platforms you will interact with to verify land documents in Ogun State:
| Agency or Platform | What They Do Relative to Land Document Verification | Where / How to Access |
|---|---|---|
| Ogun State Bureau of Lands & Survey / Ministry of Lands | This is the primary government authority responsible for land allocation, surveys, deed registration, granting C of O, and consent for transactions. They maintain records, archives, maps/surveys and can confirm if a document is genuine. | In Abeokuta (the capital). Also local zonal offices depending on the local government area. |
| OLARMS (Ogun State Land Administration & Revenue Management System) | Digital platform to handle multiple land services: land search, tracking applications, private C of O applications, titles, ratification, etc. Good for online verification or for confirming status of your title. lands.ogundev.com.ng+1 | |
| Surveyor-General’s Office | To verify survey plans, checks whether site plans are properly drawn, whether boundaries align, whether any overlaps exist. The survey is central to validating land and its boundaries. | Usually part of the Lands & Survey Bureau under Ministry of Lands. |
| Governor’s Consent Office | For transactions involving transfer of lands under Certificate of Occupancy, Governor’s Consent is required. Verifying that Governor’s Consent was granted (if needed) is a part of verifying document authenticity. | Works together with the Ministry of Lands / OLARMS. |
| Land Registry / Deed Registry Offices | The registry holds records of land titles, deeds, and related documents. You can perform a “land search” to see who the registered owner is, whether there are encumbrances etc. | Registry in Abeokuta, and possibly satellite registries in some LGAs; check with the Bureau of Lands. |
| Court or Judgement Records | If there is litigation or dispute over the land, courts may have judgments or injunctions. Verifying whether a land has any existing legal dispute is important. | Ogun State High Court, local magistrate’s courts; legal practitioners can help. |
How to Verify Land Documents: Step-by-Step
Here is a detailed procedure you can follow to verify land documents in Ogun State:
Obtain the documents for verification
Title documents (C of O or Deed of Conveyance / Deed of Assignment / Deed of Release)
Survey plan or site plan
Governor’s Consent (if the land is under Certificate of Occupancy)
Previous ownership history if available (earlier deeds / assignations)
Any receipts, payment evidence related to land purchase
Check the authenticity of the documentation
Verify that the issuing office is legitimate (Ministry of Lands & Survey, Lands Registry)
Check seals, signatures, dates, registration numbers, stamps
Confirm the name(s) of persons or entities in the documents – do they match in all versions you have?
Check for physical features on the documents (watermarks, security features if any)
Perform a Land Search
Using the land registry or Bureau of Lands, request a land search on the plot to determine who is the registered owner, whether there are any pending litigation, overlapping claims, or encumbrances.
With OLARMS, you can also check ownership status or application status via the portal. lands.ogundev.com.ng
Verify the Survey / Site Plan
Make sure the survey plan is prepared by a registered surveyor.
Confirm the plan is approved by the Surveyor-General’s office of Ogun State.
Physically inspect the land to ensure boundaries, landmarks, and measurements correspond to what is on paper.
Ensure Governor’s Consent (if applicable)
If the land is under a Certificate of Occupancy, or if you’re doing transaction involving leasehold or assignment, Governor’s Consent is required. Verify if such consent has been obtained. This can be checked via OLARMS or the relevant department in Ministry of Lands.
Check for Government Acquisition / Ratification Issues
Some lands may be under acquisition or already acquired by government but yet to be ratified. Some people built on lands that were earmarked for government projects.
Use OLARMS to verify if the land is under the state government’s acquisition programmes or is being regularised via Title Ratification module. lands.ogundev.com.ng+1
Legal / Judicial Checks
Use local court records to see if there is any dispute or litigation.
Also check whether there have been any notices or compulsory acquisition plans for the land.
Engage Professionals
If needed, get a lawyer experienced in land matters. A surveyor for physical verification of boundaries.
Use reputable real estate experts or land audit services for confirmation.
Where Specifically to Go / How to Access Verification Points
Here are specific offices and how to access them:
Ministry of Lands & Survey, Ogun State (Bureau of Lands & Survey) in Abeokuta. This is the central point. You can go in person to verify documents, check records, conduct land searches.
OLARMS Portal — the online platform that allows many services including: land search, transaction tracking, applying for private C of O, governor’s consent, ratification, etc. lands.ogundev.com.ng+1
Surveyor-General’s Office, part of the Ministry of Lands, for verifying survey plans, boundaries, site plans.
Local Government / Local Lands Offices (if any) for initial checks, especially over small plots or customary lands.
Judiciary / High Court in Ogun State for checking litigation or pending legal issues.
Professional verification services / Due Diligence firms – there are some private firms / NGOs that help verify land documents. For example, online “due diligence” platforms (if they operate in your region) or verification experts.
The Role of OLARMS in Verification
Because OLARMS is a central feature of land administration reforms in Ogun State, let’s examine what it offers for verification:
Transparency: It allows the public to see land schemes, check available land, track status of title applications. Standard Times NG+1
Digitization: Reduces reliance on purely manual records (which are more prone to loss, damage, or fraud). Electronic records tend to be more tamper-proof, at least ideally. The Guardian Nigeria+1
Title Ratification / Regularization: For properties where title documents are incomplete, or structures built on government-acquired lands, OLARMS provides mechanisms for ratification. lands.ogundev.com.ng+1
Online Land Search: Before you buy land, you can check via the portal whether the plot is already registered, who owns it, whether there are messes (overlaps, encumbrances).
Governor’s Consent & Private C of O Applications: The portal allows you to verify or apply for necessary approvals.
Important: OLARMS is a tool, but its effectiveness depends on good record keeping, accurate surveys, and government enforcement. Always supplement portal checks with physical / legal verification.
Common Pitfalls & Risks to Watch Out For
Even with agencies and processes available, many pitfalls can undermine the verification process or put you at risk. These include:
Forgery / Fake Documents
Some sellers present forged or altered documents (fake registries, fake survey plans, fake C of O).
Overlapping Claims
Two or more people might claim ownership of the same plot. Overlaps in survey plans or boundaries are common.
Lands Under Government Acquisition
Sometimes lands are acquired (or earmarked for acquisition), or already under acquisition but the seller still sells. You might end up losing the land or being paid compensation (if any) by the government.
Lack of Governor’s Consent
For transactions involving C of O, assignments, transfers, Governor’s Consent is required. Without it a document may be invalid or not enforceable in certain respects.
Out-of-Date / Unapproved Survey Plans
Survey plans might be old, unsigned by a registered surveyor, or may not have been properly approved.
Hidden Litigation
There may be court actions, injunctions or alleged claims not disclosed by seller.
Corruption / Unofficial Channels
Use of intermediaries or middlemen may lead to extra costs, delays or corrupted versions of documents. Always try to deal with official authorities.
Unclear Payment Receipts
Sometimes payments are made but receipts are not proper. Always get stamped, signed official receipts.
Legal Basis & Relevant Laws / Policies
Understanding legal framework helps verify what is lawful. Key legal / policy instruments in Ogun State include:
Ogun State Land Use Charge Law (if applicable), laws governing land allocation, land tenure in Nigeria.
State Land Use Laws (including Ogun State Land Use Act, if any provisions) regarding Governor’s Consent, Certificates of Occupancy.
Anti-Land Grabbing Law, 2016 in Ogun State – this law provides for penalties for fraudulent sales, grabbing of government land, and sets punishments for people who misrepresent ownership. farmersmanual.com
Home Owners’ Charter / Property Registration Programmes initiated by state government policies to regularize property ownership.
Practical Checklist: Steps You Should Take Before Buying Land / Paying For Land
Here is a practical checklist you can use before making any land payment or signing any deal:
Ask for original title documents (C of O or deed), site plan, survey plan, Governor’s Consent if required.
Visit the lands registry / Bureau of Lands & Survey to check official records.
Use the OLARMS portal to see the status of the land, whether it is registered, whether there are any acquisitions, whether there’s a title ratification process on.
Employ a registered surveyor to re-survey or check the boundaries.
Check court records or legal databases to see if there is any litigation on the land.
Ensure invoices and receipts of relevant payments are official (stamped, signed).
Confirm identities of seller; ensure seller has right to sell (not someone with only a customary claim but no legal documentation).
Request to see proof of payment of all relevant charges (property rates, taxes) tied to the land.
Get a lawyer to draw up or review the sale agreement.
Confirm Governor’s Consent is in place (if needed).
Check with local community / chiefs, where applicable, about customary claims.
Case Study: How the OLARMS System Has Helped
To illustrate, here are some concrete outcomes / improvements since OLARMS:
It has reduced delays in issuing title documents; the state government committed to issuing title documents within 30 days after full payment where applicable. Tribune Online
It has increased public access to information on land schemes, land for allocation directly via government, reducing middlemen interference. Standard Times NG+1
Provided amnesty and ratification for those who built on lands under government acquisition or those with informal ownership, giving a legal pathway to formal title. lands.ogundev.com.ng+1
How Much Does Verification / Registration / Title Acquisition Cost?
Costs vary depending on location (urban, semi-urban, rural), size of plot, whether the land is government allocation or private, whether there are boundary disputes or need for re-survey. Some of the cost items include:
Surveyor fees
Land search fees at Registry / Lands Bureau
Consent fees
C of O issuance or transfer fees
Legal fees (for lawyers, documentation)
Registration and stamp duty fees
Fees for using the OLARMS portal or making official payments
Always ask for fee schedules from the Lands Bureau / OLARMS so you know expected costs up front.
Alternatives / Private Verification Services
In addition to official government bodies, there are private firms and due diligence services that offer:
Document auditing
Property verification (checking title history, encumbrances)
Physical survey
Risk assessment
Title insurance (where available)
These can be useful especially if you are unsure about authenticity, or for property investment. Just ensure any private service is reputable and ideally recommended.
What to Do If a Document Fails Verification
If you verify and find issues (e.g. no record in registry, encumbrances, missing Governor’s Consent, overlapping claims), possible actions include:
Negotiation with seller to resolve the issues (e.g. obtain outstanding documents, resolve boundary disputes)
Legal recourse – a lawyer can help you take action, deposit money in escrow, demand refund if fraudulent.
Report to authorities – if fraud is involved, report to the State Ministry of Lands, anti-corruption agencies.
Walk away or find alternative land – often less risky than pursuing flawed land.
Key Addresses & Contact Information
To help, here are critical contacts in Ogun State for land verification / service:
| Office / Department | Address / How to Reach |
|---|---|
| Bureau of Lands & Survey, Ogun State | Abeokuta, Ogun State (visit the Ministry of Lands office). |
| OLARMS Portal | Visit lands.ogundev.com.ng (the official OLARMS system) for land administration and revenue management. lands.ogundev.com.ng |
| Surveyor‑General’s Office | Within the Lands & Survey Bureau under Ministry of Lands in Abeokuta. |
| Governor’s Consent Office | Part of the Bureau of Lands / Ministry of Lands in Abeokuta. |
| Local Government Lands Offices | Offices in the respective Local Government Areas (e.g. Ifo, Sagamu, Abeokuta South etc.). |
Best Practices for Verifying Land Documents
Here are recommended best practices to follow:
Always demand seeing original documents, not just copies or scanned images.
Insist on official receipts for any payment; avoid untraceable cash payments where possible.
Get everything in writing – sale agreement, transfer documents, consent, etc.
Cross‑check with multiple sources: registry records, physical survey, portal status, and local community information.
Use professionals (surveyors, lawyers) you trust. Don’t rely purely on verbal assurances.
Check that documents are complete: title deed, survey plan, consent (if required), registered assignments etc.
Be patient; due verification takes time. Avoid being pressured into rush deals.
Conclusion & Call To Action
Verifying land documents in Ogun State is not just a legal formality—it is essential to protect your property rights, your investment, and your peace of mind. With systems like OLARMS now in place, there is more transparency and more tools available than ever before, but the burden of due diligence still lies with you. Make sure you follow the steps above, consult professionals when needed, and always confirm with official sources before you transact.