Introduction: Why Property Titles Matter More Than Location
In Nigeria, the most expensive mistake a property buyer can make isn’t paying too much — it’s buying land with the wrong title.
Every week, dozens of buyers fall victim to land scams because they either didn’t understand the difference between a C of O, a Gazette, or a Governor’s Consent, or they trusted verbal assurances without documentation.
If you’re a high-net-worth investor or a diaspora Nigerian looking to buy in Lagos, Abuja, or Port Harcourt, understanding titles isn’t optional — it’s essential.
This guide simplifies the legal jargon and shows you exactly what to look for before transferring even one naira.
H2: The Foundation — The Land Use Act of 1978
The Land Use Act of 1978 gives ultimate ownership of all land in Nigeria to the state government.
That means nobody — not even traditional landowners — technically “owns” land outright. What you can obtain, however, is a right to use or occupy land, documented through legal titles.
That’s where all these terms — C of O, Governor’s Consent, Excision, Gazette, Deed of Assignment — come into play.
H2: Major Types of Property Titles in Nigeria
Let’s break them down clearly:
1. Certificate of Occupancy (C of O)
What It Means:
A C of O is the official legal proof that a person owns the right to a piece of land for 99 years, as granted by the State Governor.
Issued By:
The State Ministry of Lands (e.g., Alausa Land Registry for Lagos).
Why It’s Important:
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Confirms full government recognition of ownership.
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Protects against land disputes or government acquisition.
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Allows you to use the property as collateral for loans.
Example:
If you buy a plot in Lekki Phase 1 with a genuine C of O, you can confidently build or resell without fear of Omo Onile interference.
2. Governor’s Consent
What It Means:
If a property with a C of O is sold to someone else, the new buyer must obtain a Governor’s Consent to legally validate the transaction.
In Simple Terms:
Think of it like transferring ownership on a car logbook — the car already has papers, but when you sell it, the government must endorse the new owner.
Why It Matters:
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It updates the land record to reflect the new buyer.
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Without it, the land’s legal chain of ownership is incomplete.
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It ensures no double allocation or overlapping claims.
3. Excision
What It Means:
Before the government took control of all land (under the 1978 Land Use Act), many lands were owned by indigenous families or communities.
Excision is the process where the government officially releases a portion of that land back to the community.
Why It Matters:
Excision gives community land a recognized status — meaning the land can now be sold or developed legitimately, pending further title upgrade.
Example:
In Epe and Ibeju-Lekki, several estates sit on excised lands because those areas were once village farmlands later returned by the Lagos State government.
4. Gazette
What It Means:
A Gazette is the official government publication that records all lands that have been excised. It’s essentially proof that the land has been legally released and published.
Why It Matters:
If a plot is “Gazetted,” it means it’s officially recognized as excised — you can verify this in the government gazette records.
Example:
If your realtor says, “This estate is inside a Gazetted area,” always confirm the gazette number and page reference at the Lagos State Secretariat, Alausa.
5. Deed of Assignment
What It Means:
A Deed of Assignment is the legal document that transfers ownership of a property from one person (the seller) to another (the buyer).
Why It Matters:
Even if your property has a C of O or Governor’s Consent, you still need a Deed of Assignment to record the transaction between buyer and seller.
It must be signed, dated, and registered at the Land Registry.
H2: Supporting Documents You Must Never Ignore
Even with major titles in place, these supporting documents help strengthen your claim:
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Survey Plan: Indicates exact land boundaries and coordinates (check for “red copy” from the Surveyor General’s office).
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Receipt of Purchase: Acknowledges financial transaction.
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Land Information Certificate: Confirms land’s current government status (acquired, free, or under excision).
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Building Plan Approval (for built properties): Confirms compliance with planning regulations.
Each of these plays a crucial role in due diligence, especially in states like Lagos and Ogun where land status varies by community.
H2: How to Verify Property Titles in Lagos and Abuja
In Lagos:
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Visit the Lagos State Lands Bureau (Alausa, Ikeja) or verify online via LASRERA.
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Conduct a land information search to confirm authenticity.
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Request a Certified True Copy (CTC) of title documents.
In Abuja:
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Visit the Abuja Geographic Information System (AGIS) portal.
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Use the R-of-O or C-of-O number to verify ownership details.
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Confirm the plot’s allocation in the FCDA Master Plan.
H2: Common Title Scams and How to Avoid Them
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Fake or Forged C of O Documents:
Always cross-check serial numbers at the Land Registry. Scammers often Photoshop genuine ones. -
“Excision in Progress” Traps:
Avoid buying lands under proposed excision. It’s not yet legally recognized — and may never be approved. -
Multiple Allocation Sales:
Always conduct a physical site inspection and boundary verification before payment. -
Unregistered Deeds:
Ensure every Deed of Assignment is registered — not just signed.
H2: Upgrading Titles — From Excision to C of O
For investors buying excised or gazetted land, it’s wise to upgrade the title to a C of O once purchased.
This provides full legal protection and increases resale value dramatically — buyers are willing to pay up to 40% more for titled land.
Process (Lagos Example):
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Submit application to the Lagos State Lands Bureau.
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Attach survey, excision, deed, and payment receipts.
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Pay statutory fees.
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Await inspection and final approval.
It typically takes 6–12 months, depending on state backlog and documentation accuracy.
Final Thoughts: Buy Documents, Not Just Land
In Nigeria, land without title is like a car without registration — it might move for a while, but it can be seized anytime.
HNIs and diaspora investors should view title verification as their first form of insurance. Before committing millions, hire a property lawyer, confirm title authenticity, and deal only with LASRERA-registered realtors or ESVARBON-certified valuers.
Remember, the goal is not just to buy property — it’s to own it securely.
💬 CTA:
Need help verifying your land title? Our legal verification team can guide you step-by-step — chat with us today.