Your complete guide to Nigerian real estate documentation — understand what to look for before you buy.
The C of O is the highest form of land title in Nigeria, issued by the State Government under the Land Use Act of 1978. It grants the holder a statutory right of occupancy for a period of 99 years. When buying land, always insist on seeing or obtaining a C of O. Properties with a C of O command a premium but offer the strongest legal protection against dispute or revocation.
Under the Land Use Act, any assignment, mortgage, or transfer of land rights must receive Governor's Consent to be legally valid. When you buy land from a previous owner (not directly from the government), the transaction must be perfected with Governor's Consent. Failure to obtain this makes the transaction legally incomplete and may expose the buyer to future disputes.
A Deed of Assignment is a legal document by which the seller (assignor) transfers all their rights, interests, and title in a property to the buyer (assignee). It must be signed by both parties, witnessed, and stamped by the Stamp Duties office to be legally valid. This document forms the foundation of your ownership claim before a C of O is obtained.
A Survey Plan is a technical drawing prepared by a licensed surveyor that shows the exact boundaries, dimensions, and coordinates of a plot of land. It includes a unique Survey Number registered with the State Surveyor-General. Always verify a survey plan by checking the survey number with the Surveyor-General's office to confirm the land is not in an acquisition zone and the beacons match the physical boundaries.
A Government Gazette is an official government publication that announces land acquisitions, revocations, or release of land from government control. It is particularly relevant for estate developers who purchase large parcels of land that were previously government-acquired. A gazette confirming that the land has been excised from government acquisition is a key document for community-based land purchases.
A Deed of Sublease is used when a leaseholder (someone with a C of O) grants a portion of their leasehold interest to another party. It is common in estate developments where the master title is a C of O held by the developer, and individual buyers receive subleases carved out of the master title. This is a perfectly valid form of ownership but the sublease term cannot exceed the remaining term of the head lease.
Excision is a formal process by which the government grants a portion of government-acquired or forest reserve land back to a community or developer. Land with a gazette excision is legally released from government control and can be freely bought and sold. Without excision, community land sales are informal and lack government backing — making them susceptible to future revocation. Always confirm excision status with the Lands Bureau before buying community land.
Request all original title documents from the seller before any payment. Photocopies are not sufficient — inspect originals in person or through a solicitor.
Confirm title authenticity and check for encumbrances, caveats, or mortgages at the State Land Registry. This confirms the seller's right to sell.
Verify the survey plan number and confirm the land is not in an acquisition or forest reserve zone. This is a crucial step before any commitment.
Visit the property in person and confirm beacons and boundaries on-site. For diaspora buyers, we can coordinate a proxy inspection with GPS-tagged evidence.
Hire a qualified property lawyer to review all documents before signing any agreement. Never skip independent legal review — it is worth every naira.
After purchase, ensure Governor's Consent is obtained and documents are registered at the Land Registry to perfect your title.
Walk away if you notice any of these warning signs
Our compliance team can assist you in verifying title documents and conducting due diligence before you commit.
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