Introduction
Understanding property documentation is crucial for any real estate transaction in Nigeria. The wrong documentation — or lack of proper verification — can result in total loss of your investment. This guide covers every document you need to know about.
Primary Land Title Documents
1. Certificate of Occupancy (C of O)
The C of O is the highest form of land title in Nigeria, issued under the Land Use Act of 1978. It grants the holder the right to occupy and use land for a specified period (usually 99 years) and is issued by the State Governor.
Key Points:
2. Governor's Consent
When land with an existing C of O is sold, the Governor's Consent must be obtained to legally transfer the title. Without Governor's Consent, the transaction is technically incomplete.
3. Deed of Assignment
This is the contract that transfers interest in land from one party to another. It should be prepared by a lawyer and signed by both parties in the presence of witnesses.
4. Survey Plan
A survey plan is a drawing by a licensed surveyor showing the exact dimensions, boundaries, and location of the land. It must be certified by the Surveyor General's office.
Secondary Documents
5. Excision
An excision is a portion of community/family land that has been released by the government for private ownership. Before buying community land, confirm that an excision has been granted.
6. Gazette
A gazette is the official government publication that records the excision. It serves as proof that the government has approved the release of the land.
7. Registered Deed/Registered Conveyance
An alternative to the C of O, commonly used before the Land Use Act of 1978. Still valid if properly registered.
Building-Related Documents
8. Building Plan Approval
Required before any construction. Must be approved by the relevant development authority (e.g., LASBCA in Lagos).
9. Environmental Impact Assessment
Required for large-scale developments and commercial properties.
Financial Documents
10. Tax Clearance Certificate
Required for property transactions, especially for Governor's Consent applications.
11. Receipt of Purchase
Official receipt from the seller acknowledging payment.
Verification Process
1. Obtain copies of all documents from the seller
2. Conduct a search at the Land Registry
3. Verify survey plan at the Surveyor General's office
4. Confirm excision/gazette (for community land)
5. Engage a lawyer to review all documents
6. Physical inspection to match documents to actual land
Red Flags to Watch For
Conclusion
Never skip the document verification process, regardless of how trustworthy the seller appears. Partner with Apex Terra Sky for professionally verified properties with complete documentation.