Title Perfection in Lagos: What Every Buyer Must Verify Before Payment

In Lagos, disputes over land account for a disproportionate share of litigation — and most of those disputes were avoidable. The difference between a sound investment and a costly, multi-year battle is almost always the quality of the due diligence performed before money changes hands.

The Title Chain

Every piece of land has a history, and your lawyer must trace it: from the original grant by the government, through each subsequent transfer, to the seller standing before you today. Any gap, conflict or missing document in that chain is a risk that you — not the seller — will end up carrying.

Key Documents to Examine

• —Certificate of Occupancy (C of O) — the highest title available under the Land Use Act
• —Governor's consent — required to transfer a statutory right of occupancy
• —Deed of assignment or conveyance in favour of the seller
• —Approved survey plan
• —Receipts and evidence of payment for the original acquisition

Searches That Must Be Run

• —Physical inspection of the land and its boundaries
• —Search at the Lands Bureau and Land Registry to confirm the registered title
• —Search at the office of the Surveyor-General to verify the survey plan
• —Court and caveat searches to confirm the land is not subject to litigation or restrictions
• —Verification of the seller's identity and authority to sell

If a deal feels too easy, too cheap, or too urgent, the title is where the problem is hiding.

Red Flags to Watch For

• —Family or communal land being sold without the consent of all relevant family members
• —Documents that are photocopies, undated or unsigned
• —Land advertised far below market value
• —Sellers unwilling to provide access for inspection or searches
• —Off-plan schemes without planning approvals or allocation documentation

The Governor's Consent

Under the Land Use Act, the consent of the Governor is required to transfer a statutory right of occupancy. Purchases that proceed without consent are vulnerable, and obtaining consent after the fact can be slow and unpredictable. The safest route is to structure the transaction with consent contemplated from the start.

Protecting Yourself

Engage counsel before you pay, not after. Pay through verifiable channels, register every document promptly, and insist on completing the consent process. In Lagos real estate, the cheapest money you will ever spend is the fee of a lawyer who looks before you leap.