Land fraud is one of the most painful ways to lose money in Nigeria. Before you pay anything, you need to verify land documents in Nigeria properly. This guide explains the key documents, the checks to run and the red flags to watch for.
Key land documents to know
- Certificate of Occupancy (C of O): issued by the state government to show a right of occupancy over the land.
- Governor’s Consent: required when land that already has a C of O is transferred to a new owner.
- Deed of Assignment: the agreement transferring ownership from seller to buyer.
- Survey Plan: shows the exact location and boundaries, prepared by a registered surveyor.
- Excision or Gazette: for family or community land released from government acquisition.
Step-by-step verification
- Get copies of all documents from the seller, not just photos.
- Search at the state Land Registry to confirm the true owner, title details and any encumbrances.
- Check the survey plan at the Surveyor-General’s office to confirm the land is not under government acquisition or a right-of-way.
- Visit the land and speak to neighbours about ownership disputes.
- Confirm the seller’s identity and, for family land, that the right family members are signing.
- Use a property lawyer to review everything and draft the Deed of Assignment.
Red flags
- Pressure to pay quickly or “before another buyer does”.
- A price far below similar land in the area.
- Sellers who refuse a registry search or lawyer review.
- Multiple people claiming ownership.
- Documents with unclear or altered details.
Budget for the full cost
Beyond the land price, budget for legal fees, survey fees, Governor’s Consent, registration and any agency fees. Plan your savings target with our Savings Goal Calculator.
Buying from abroad?
If you live outside Nigeria, never rely only on a friend or relative. Hire an independent lawyer and surveyor, and pay only into verifiable accounts after checks are complete.
Types of land title in Nigeria and what they mean
| Document | Strength | What to check |
|---|---|---|
| Certificate of Occupancy | Strong | Registered at the state land registry in the seller’s name |
| Governor’s Consent | Strong | Shows the last transfer was approved |
| Registered Deed of Assignment | Good | Recorded at the land registry |
| Excision or Gazette | Good for family or community land | Covers the specific plot |
| Receipt or family agreement only | Weak | Needs full verification and a lawyer’s advice |
Understanding government acquisition
Some land is under government acquisition for roads, public projects or planning schemes. If you buy such land, you may lose it without compensation. A search at the Surveyor-General’s office using the survey plan coordinates will show whether land is free from acquisition. This is one of the most important checks you can make.
Buying from families and communities
Much land in Nigeria is sold by families or communities. Confirm who has authority to sell, usually the family head together with principal members. Ask for the family’s documents, confirm the land is covered by any excision and make sure the sale agreement is signed by the right people.
Paying safely
- Pay only after your lawyer confirms the checks are complete.
- Pay into verifiable accounts and keep all receipts.
- Avoid cash payments where possible.
- Get the Deed of Assignment signed and start the Governor’s Consent process promptly.
Plan the total cost, including legal and registration fees, with our Budget Calculator.
Your land verification checklist
Keep this list and tick each item before paying for land.
- Copies of all title documents collected.
- Land registry search completed and title confirmed.
- Survey plan charted at the Surveyor-General’s office; land free from acquisition.
- Physical inspection done and neighbours consulted.
- Seller identity and authority confirmed.
- Lawyer has reviewed all documents and drafted the Deed of Assignment.
If any item is missing, pause the purchase until it is resolved. A few extra weeks of checks is far better than losing your money.
How long does it take to verify land documents in Nigeria?
The time it takes to verify land documents in Nigeria depends on the state and the checks required. A registry search can take a few days to a few weeks, and charting at the Surveyor-General’s office can take similar time.
Plan for this in your timeline and do not let a seller rush you. Genuine sellers understand that proper checks take time. If someone insists you pay before searches are complete, treat it as a red flag.
Frequently asked questions
Is a C of O enough to buy land?
A C of O is a strong title, but you still need to verify it at the land registry and, when buying from the holder, obtain Governor’s Consent.
How long does a land search take?
It varies by state, often from a few days to a few weeks.
Should I use a lawyer?
Yes. A property lawyer can check the title, spot problems and prepare the transfer documents correctly.
Read more in our guide to personal finance in Nigeria.
What is a survey plan used for?
It shows the exact boundaries and coordinates of the land and is used to check the land’s status at the Surveyor-General’s office.
Verify land documents in Nigeria: key takeaways
- Know the key documents: C of O, Consent, Deed and Survey Plan.
- Search at the land registry and Surveyor-General’s office.
- Visit the land and use an independent property lawyer.
- Walk away from sellers who rush or refuse checks.
Last reviewed: September 2026. This article is general education, not personal financial, tax or legal advice. Rules, rates and limits change, so check official sources or speak to a qualified professional before making decisions. See our Financial Disclaimer.