Why verification matters
Land disputes are among the most common legal problems in Lagos. Buyers lose money to land that is under government acquisition, land sold to more than one person, and sellers who do not own what they are selling. Almost all of these problems can be avoided with a few checks done in the right order.
This checklist explains how to verify land in Lagos before you pay. It works whether you are buying from a developer, a family or an individual, and it takes days, not months.
Step 1: Collect the documents
Before anything else, ask the seller for copies of:
- The title document: C of O, Governor’s Consent, Deed of Assignment or excision/gazette details.
- A registered survey plan showing the exact plot, its size and coordinates.
- The seller’s identification, and a registered Power of Attorney if they are acting for someone else.
- For estates, the developer’s company registration (CAC) details.
If a seller refuses to share documents before you pay, walk away.
Step 2: Inspect the land in person
Visit the site with the survey plan. Find the beacons, the concrete markers at each corner, and check that their numbers match the plan. Walk the boundaries, look at access roads and drainage, and notice whether anyone is living on or using the land.
Talk to neighbours and the community. Ask who owns the land, whether there are disputes and whether buyers have had problems with levies. Five minutes of conversation can save you years of trouble.
If you live abroad, ask for a live video inspection where an advisor walks the land with you in real time.
Step 3: Chart the survey plan
Take the survey plan to the Office of the Surveyor-General of Lagos State for charting. Charting checks the plot’s coordinates against government records and tells you whether the land is:
- Free from government acquisition, or
- Under acquisition, committed to a government project, or on a road or drainage setback, or
- In an excised area that has been released to a community.
Land under government acquisition can be taken back. A clean charting report is one of the most important documents you can have.
Step 4: Search at the Lands Registry
A search at the Lagos State Lands Registry confirms who the registered owner is, whether the title is genuine, and whether there are mortgages, caveats or disputes recorded against the land. Your lawyer can do this for you.
For land in an excised area, ask to see the gazette that lists the community and confirm that the plot falls inside the excised portion.
Step 5: Confirm the seller
Match the seller’s identity to the name on the title. If you are buying family land, the head of the family and principal members usually need to sign. If the seller is acting for the owner, insist on a registered Power of Attorney, not just a letter.
For developers, check how long they have operated, visit estates they have already delivered and speak to past buyers. GestPoint, for example, has allocated buyers in five fully sold estates, including Gold City and Emerald Estate.
Step 6: Check for disputes and levies
Ask the community, the seller and your lawyer about court cases, family disputes and omonile demands (unexpected levies from land-owning families). A search at the court registry in the area can reveal pending cases.
Get any agreed community payments in writing before you build.
Step 7: Sign properly and pay safely
- Use your own lawyer to review the Contract of Sale and prepare the Deed of Assignment.
- Pay into a company or verified account, never cash to an agent, and keep every receipt.
- After full payment, get your survey plan in your name, Deed of Assignment and physical allocation of the plot.
- Register your interest (for example, perfecting Governor’s Consent) so your ownership is recorded.
What each check costs and who does it
Verification is cheap compared with the price of land. Typical costs are your lawyer’s professional fee, official search and charting fees, and transport for inspection. Fees vary, so ask your lawyer for a written quote before they start.
| Check | Who does it | What you get |
|---|---|---|
| Inspection | You, or an advisor by video | Beacons confirmed, access and neighbours checked |
| Charting | Your surveyor or lawyer | Charting report showing acquisition status |
| Lands Registry search | Your lawyer | Registered owner, encumbrances, disputes |
| Court search | Your lawyer | Pending cases involving the land |
| Contract review | Your lawyer | Safe Contract of Sale and Deed of Assignment |
Red flags that mean stop
- The seller won’t share documents before payment.
- The survey plan has no registration details, or the beacon numbers don’t match.
- The charting report shows acquisition, a setback or a “committed” area.
- Different people claim the same land.
- You are pressured to pay today, in cash, or into a personal account.
- The price is far below every nearby sale.
One red flag is a reason to slow down. Two or more is a reason to walk away. See 9 common land scams in Nigeria for more detail.
Buying from a developer vs an individual
Buying in an estate from a registered developer usually means the title work has been done at the estate level, documents are standard, and the developer allocates plots and handles community relations. You should still verify, but the process is simpler. Buying from an individual or family can be cheaper, but you carry more of the risk and must do every check yourself. Either way, use your own lawyer.
Documents to keep forever
Once you complete your purchase, keep originals in a safe place and scans in the cloud: the Contract of Sale, every payment receipt, the Deed of Assignment, your survey plan, the allocation letter, the charting report and any Governor’s Consent. If you ever sell, build, take a mortgage or face a dispute, these documents are your proof. Many disputes are lost not because the buyer was wrong, but because they could not find their papers.
Quick checklist
- Documents collected
- Land inspected, beacons found
- Survey plan charted
- Lands Registry search done
- Seller confirmed
- Disputes and levies checked
- Lawyer-reviewed contract, safe payment, allocation
Want a quick score for a land deal? Use our free land safety checker, or ask an advisor to help you verify a plot, even if you are not buying from us.
Frequently asked questions
How long does it take to verify land in Lagos?
Inspection can be done in a day. Charting and a Lands Registry search usually take from a few days to a couple of weeks, depending on the office and your lawyer.
What is charting a survey plan?
Charting checks the plot's coordinates at the Office of the Surveyor-General to confirm whether the land is free from government acquisition or setbacks.
Can I verify land in Lagos from abroad?
Yes. Use a trusted Nigerian lawyer for charting and searches, and ask for a live video inspection of the land.
Is a receipt enough proof that I own land?
No. You need a Deed of Assignment, a survey plan in your name and, where applicable, Governor's Consent.
Useful official sources: Lagos State Lands Bureau, Office of the Surveyor-General of Lagos State.
This guide is for general information and is not legal or financial advice. Prices and fees change; confirm current figures with a GestPoint advisor and your own lawyer.
