Things To Know Before Buying Land In Nigeria & The Documents You Must Ask For

Buying land in Nigeria can build generational wealth — or wipe out your savings in a single bad deal. Land fraud, double-selling, government acquisition, and family disputes are common. Before you pay a kobo, understand what you're actually buying and which documents prove it. This guide walks you through everything, in plain English.

1. Understand who really owns land in Nigeria

Under the Land Use Act of 1978, all land in each state is technically held by the Governor in trust for the people. What you actually buy is a right of occupancy — usually for 99 years. That's why the strongest ownership document is the Certificate of Occupancy (C of O), issued by the state governor.

2. Confirm the land is not under government acquisition

Some land is under government acquisition (committed or general). If you build on committed acquisition, government can legally demolish without paying you compensation. Before buying, do a land search at the state's Lands Registry (Alausa in Lagos, AGIS in Abuja, etc.) to confirm the land's status. This search costs little but saves millions.

3. Beware of Omo Onile and family land

In many parts of Nigeria — especially Lagos, Ogun, and the South — "Omo Onile" (family land owners) collect multiple fees: agreement fee, foundation fee, roofing fee, gate fee, and more. Even after paying, another branch of the family may show up claiming they were not carried along. Insist on a family receipt signed by the head of family (Baale/Oloja) and principal members, and always follow up with a Deed of Assignment and a proper survey.

4. Physically inspect the land — more than once

Visit the land in the morning and evening. Talk to neighbours. Ask who has been claiming ownership. Look for: flood signs, illegal dumpsites, high-tension power lines, pipelines, encroachments, and disputes on the fence. If neighbours hesitate to talk, that's a red flag.

5. Do a proper land search

Hire a property lawyer (not just the seller's lawyer) to conduct a search at the Lands Registry using the survey plan. The search report will confirm: registered owner, whether the land is free or under acquisition, whether there's a pending mortgage, and whether Governor's Consent has been obtained on past transfers.

6. The documents you MUST collect before paying

a) Certificate of Occupancy (C of O)

The strongest ownership document — issued by the Governor. Confirms you have the right to occupy the land for 99 years. Always verify the C of O number at the Lands Registry; forged C of Os are common.

b) Deed of Assignment

The legal document that transfers ownership from the seller to you. It must be signed by the seller, you, and witnesses. Without a registered Deed of Assignment, you cannot prove you legally own the land.

c) Governor's Consent

When land with a C of O is sold, the transfer is not legally complete until the Governor consents to it. If you're buying land that already has a C of O in someone else's name, you must obtain Governor's Consent to be fully protected. Without it, the state may not recognise your ownership.

d) Deed of Assignment + Registered Survey Plan

A survey plan shows the exact boundaries, coordinates, and size of the land. It must be prepared by a licensed surveyor and stamped by the Office of the Surveyor-General. Confirm the survey is not "in acquisition" or "in a road setback."

e) Excision and Gazette (for community/family land)

If you're buying from a family/community, ask for the Excision — the government's official release of that land from acquisition to the community — and the Gazette, which is the published record. Land with a valid Excision and Gazette is safe; land without it can still be reclaimed by the government.

f) Receipt of Purchase / Purchase Receipt

A dated receipt signed by the seller acknowledging the exact amount paid, the plot number, and location. Insist on this for every payment — even part-payment.

g) Contract of Sale

Written agreement between you and the seller stating the price, payment schedule, and completion date. This precedes the Deed of Assignment.

h) Power of Attorney (only if applicable)

If the person selling is not the registered owner, they must show a valid, registered Power of Attorney authorising them to sell. Verify it at the Lands Registry.

i) Tax Clearance & Land Use Charge receipts

Ask the seller for evidence that all land use charges and ground rent have been paid up to date. You inherit any unpaid obligations.

7. Never pay in full before verification

Pay a small commitment fee only after a signed contract of sale, and complete payment only after the search report is clean and the Deed of Assignment is ready to be executed. Always pay via bank transfer — never cash — so there's a paper trail.

8. Register everything

After purchase, register your Deed of Assignment at the Lands Registry and apply for Governor's Consent. Unregistered documents cannot be tendered in court in the event of a dispute.

9. Red flags to walk away from

• Price far below market value — always a scam warning
• Seller refuses land search or lawyer involvement
• Only photocopies of documents are shown
• "Urgent sale, pay today" pressure tactics
• Multiple people claiming ownership of the same plot
• Land inside government acquisition or road setback
• Seller cannot provide survey plan or Excision/Gazette

10. Final checklist before you pay

✅ Independent lawyer engaged · ✅ Land search completed at Lands Registry · ✅ Survey plan verified · ✅ C of O / Deed of Assignment / Excision / Gazette sighted and confirmed · ✅ Physical inspection done at different times · ✅ Contract of Sale signed · ✅ Payment via traceable bank transfer · ✅ Receipts collected · ✅ Deed of Assignment registered and Governor's Consent applied for

Buying land in Nigeria is safe when you follow the process. Skip any step and you're gambling. Take your time, spend on a lawyer — it's the cheapest insurance you'll ever buy.