In Nigeria, the title document is the single most important thing to check before buying land or a house. Under the Land Use Act of 1978, land in each state is held by the State Governor, and individuals and companies hold a "right of occupancy". These are the documents you'll meet most often.
Certificate of Occupancy (C of O)
A C of O is issued by the state government. It confirms that the holder has a statutory right to occupy and use the land, usually for 99 years. It is one of the strongest titles you can have. If a developer says an estate has a C of O, ask for a copy and check that it covers the specific land you're buying.
Governor's Consent
When land that already has a C of O or another registered title changes hands, the transfer needs the Governor's Consent to be fully valid. In practice, buying a plot or house from someone who holds a C of O usually means registering a Governor's Consent in your own name. It's a strong title, just as reliable as a C of O.
Deed of Assignment
This is the agreement that transfers the property from the seller to you. It should be signed by both sides, stamped, and then registered at the state land registry (after Governor's Consent where required). An unregistered deed is weaker protection, so always complete registration.
Registered Survey
A survey plan prepared by a registered surveyor shows the exact boundaries and location of the land. When it's "charted" at the Surveyor-General's office, it reveals whether the land is free from government acquisition or falls under a road, drainage or other government plan. It isn't a title on its own, but it's essential.
Excision and Gazette
When the government acquires a large area, it may later release part of it back to the original community. This is called excision, and it's published in the official Gazette. Land within an excised and gazetted area can be sold by the community, and buyers usually go on to regularise their title with the government.
Government Allocation
Some estates sit on land allocated by the state government for development. A Government Allocation is generally a reliable starting point, and the individual buyer's title is then processed from it.
How to check a title before you pay
- Ask for copies of the title document and survey plan.
- Have your own property lawyer run a search at the state land registry, and a surveyor confirm the land isn't under government acquisition.
- Make sure the name on the title matches the seller or developer you're paying.
- Pay only into the developer's or seller's verified company account, and keep every receipt.
This guide is general information, not legal advice. Every property is different, so always have a qualified lawyer review the documents before you buy.