How to Verify Land Title in Nigeria (2025) — C of O, Governor's Consent, Deed

Verifying land title in Nigeria requires (1) demanding the C of O or deed of assignment, (2) conducting a charting search at Lagos State Land Registry (or FCT-LIS for Abuja), (3) checking governor's consent, (4) verifying the survey plan with the Surveyor General, (5) physically inspecting the parcel, (6) interviewing neighbours, (7) confirming no family or community claim, (8) checking for encumbrances, and (9) perfecting title after purchase.

Step 1 — Demand certified true copy of the C of O (or deed of assignment)

The Certificate of Occupancy is the strongest land title in Nigeria, issued under the Land Use Act 1978. A deed of assignment alone is insufficient unless backed by governor's consent. Photocopies are worthless — only Certified True Copies (CTC) count.

Step 2 — Conduct a charting / search at the state land registry

How to do it in Lagos

File a search request at the Lagos State Lands Bureau (Block A, Alausa Secretariat). Fee: ₦20,000-50,000. Turnaround: 2-3 weeks. Include the survey plan with coordinates.

How to do it in Abuja

Use the FCT Land Information System (FCT-LIS) at Garki. Many transactions are now digitised — search results in 5-7 working days.

How to do it in Rivers

The Rivers State Geographic Information System (RSGIS) handles searches. Slightly slower (3-4 weeks).

Step 3 — Verify governor's consent under Section 22 Land Use Act

Section 22 of the Land Use Act 1978 makes any assignment of statutory right of occupancy void without the governor's prior consent. No consent = no valid transfer, even with a beautifully executed deed.

Step 4 — Survey plan check at the Office of the Surveyor General

Lodge the survey at the Surveyor General's Office to confirm:

• Plot coordinates are gazetted (not within excised village land or government acquisition)
• No double-allocation
• Beacons match physical position

Step 5 — Physical site inspection (and what omo onile signs to look for)

Visit at different times (morning + evening + weekend). Look for:

• Recent crops or huts (active occupation claim)
• "Omo onile" signage demanding "settlement"
• Disputes between neighbouring plots

Step 6 — Neighbourhood inquiry: the cheapest, most-skipped step

Speak to 3+ neighbours. Ask: who lived here before? Who claims it now? Any disputes? Most fraud is caught at this step — at zero cost.

Step 7 — Family land vs government land: the killer distinction

Government-allocated land has a clear C of O. Family land is a minefield: requires unanimous family consent (often impossible in practice). 80%+ of Nigerian land litigation involves family land.

Step 8 — Encumbrance check (mortgages, court orders, caveats)

Request a Search Endorsement at the Land Registry. Look for:

• Registered mortgages
• Caveats lodged by third parties
• Pending court cases (lis pendens)
• Government acquisition notices

Step 9 — Perfecting title after purchase

After payment + signed deed:

1. Pay stamp duty (1.5% in Lagos)
2. Apply for Governor's Consent
3. Register the deed at the Land Registry
4. Update the C of O in your name

Total: 8-16 weeks, ₦300k-2M+ depending on value.

What does title verification cost in Nigeria in 2025?

Red flags that should make you walk away

• Seller insists on cash deposit before lawyer review
• C of O number reused on multiple plots
• Survey plan with no Surveyor General endorsement
• Multiple "family heads" claiming authority
• Asking price 25%+ below comparable plots
• Pressure to close in <14 days