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By Sandra Adeniran, Principal Partner

The 2026 Guide to Documents Required to Buy Land in Lagos

Buying land in Lagos without the complete and verified set of documents is the fastest way to lose your investment. The essential documents required to buy land in Lagos are a verifiable title document (like a Certificate of Occupancy or Governor’s Consent), a registered survey plan, a comprehensive Deed of Assignment, and a purchase receipt. Securing and verifying these papers through the correct government channels before payment is the only way to ensure your purchase is legitimate and your ownership is secure against future claims or government acquisition.

Failing to get this right doesn’t just cause headaches; it can lead to total loss of the property and the money paid. I have seen clients, including savvy nigerian and foreign investors, come to us after paying for land, only to discover the seller had no legal right to sell it. The result is years of expensive litigation with no guarantee of a positive outcome. This guide outlines what actually matters in the documentation process, ranked by importance.

1. The Land Title Document

This is the foundational document that proves the seller’s ownership and their right to sell the land. It’s the first thing you must demand to see and verify. There are several types of title documents in Lagos, each representing a different form of ownership. The most common and secure ones are:

• Certificate of Occupancy (C of O): This is the primary title document issued by the state government directly to the first allottee of a piece of land. A C of O grants the holder a statutory right of occupancy for 99 years. It is a very strong and secure title. Any subsequent transfer of land covered by a C of O requires the Governor’s Consent.
• Governor’s Consent: When land with an existing C of O is sold, the transaction must be approved by the state governor. This approval is documented in the form of a Governor’s Consent. It perfects the title of the new buyer and is registered at the Lagos State Lands Registry. It is just as secure as a C of O.
• Deed of Assignment: This is a legal document that transfers ownership from one party (the Assignor) to another (the Assignee). While a Deed of Assignment is crucial in every land transaction, for it to be a perfect title, it must be registered with the Governor’s Consent.

What a good title document provides is legal proof of the seller’s interest in the land. Without it, you are buying a story, not a property.

2. A Registered Survey Plan

This is the document that often gets overlooked, yet it’s critically important. A survey plan does more than just show the boundaries of the land; it reveals its precise location and status.

Why It Matters

A survey plan contains specific coordinates that can be “charted” at the office of the Surveyor-General of Lagos State. Charting is the process of checking if the land falls under any government acquisition. Land in Lagos can be either “free” or “acquired.” Acquired land is either “committed” (zoned for a specific government project like a road or hospital) or under “global acquisition” (acquired but not yet zoned). You cannot safely buy committed land. A proper charting search, as part of the process to verify your land title, is the only way to confirm this.

How to Check It

Never rely on the seller’s old survey plan. You must insist on getting a copy and having your own surveyor or lawyer conduct a fresh charting search at the Lagos State Land Bureau in Alausa. This search reveals:

1. The exact location and boundaries of the land.
2. Whether the land is free from government acquisition.
3. The name of the person the survey is registered to, which should match the seller’s name.

A good survey plan is one that is registered with the Surveyor-General’s office, is free from acquisition, and clearly delineates the property.

3. The Deed of Assignment

Once you have verified the seller’s title and the land’s status, the next crucial document is the Deed of Assignment. This is the legal instrument that formally transfers the seller’s entire remaining interest in the property to you, the buyer.

What it Proves

The Deed of Assignment is your primary proof of purchase. It contains key details: the names and addresses of the buyer and seller, the agreed price, the description and size of the land, and the history of the property’s ownership. It must be signed by both parties and witnessed.

Having a Deed of Assignment isn’t enough. An unregistered Deed is a weak document in a dispute. The real security comes from registering it and obtaining the Governor’s Consent.

After signing, this deed is what you will use to “perfect” your title. Perfection involves three steps:

1. Stamping: The deed is stamped at the Lagos State Internal Revenue Service (LIRS) after payment of stamp duty.
2. Registration: The stamped deed is registered at the Lagos State Lands Registry.
3. Governor’s Consent: You apply for and obtain the Governor’s Consent, which is the final seal of approval from the state.

This process can take several months and involves costs like stamp duty, registration fees, and legal fees, but it is non-negotiable for securing your investment.

4. The Purchase Receipt

This might seem basic, but a formal purchase receipt is critical evidence of the financial transaction. It proves that money has changed hands for the specified property.

Why It Matters

A purchase receipt is not a title document, but it supports your claim of ownership, especially if a dispute arises before your title is perfected. It should clearly state the amount paid, the names of the buyer and seller, the date of payment, and what the payment is for. It should be signed by the seller (and a witness, if possible).

In our practice, we have seen purchase receipts become vital evidence in court, corroborating the claims made in the Deed of Assignment. We advise our clients, from large public and private companies to individuals, to never make a payment without receiving a formal, signed receipt.

Questions to Ask Before You Commit

Before you transfer any funds, ask these direct questions of the seller or their agent. Their answers (or lack thereof) will tell you a lot.

1. What type of title document do you have for this land?
2. Can I have a clear, complete copy of the title document and survey plan for verification?
3. Is there a registered survey plan for this property in your name?
4. Has the land ever been subject to a government acquisition notice?
5. Are there any disputes, claims, or encumbrances on this property from family members or third parties?
6. If it’s family land, do you have a signed Deed of Assignment from all principal family members?
7. Will you sign a Deed of Assignment prepared by my lawyer?
8. Are there any outstanding land use charges or fees on the property?
9. What is the timeline for me to take physical possession after payment?
10. Why are you selling the property?

Red Flags to Watch Out For

Spotting scams early can save you from financial ruin. Watch for these common red flags:

• Refusal to provide documents for verification: A legitimate seller has nothing to hide. If they refuse to give you copies of the title and survey plan, walk away.
• Pressure to pay quickly: Scammers create a false sense of urgency, claiming other buyers are waiting. Due diligence takes time; don’t be rushed.
• Selling below market value: A price that seems too good to be true usually is. It often indicates a defect in the title or a fraudulent sale.
• Demand for cash payment: Insist on traceable payments like bank transfers. Large cash transactions are a huge red flag.
• Inconsistencies in documents: Names, signatures, or property descriptions that don’t match across different documents are a sign of trouble.

A Simple Decision Framework

Navigating the process can feel overwhelming. Use this framework to prioritize your actions:

• If the land has a C of O or Governor’s Consent: Your highest priority is verifying these documents at the Lagos State Lands Registry and conducting a charting search with the survey plan. This is the most secure type of transaction.
• If the land is family land with an Excision and Gazette: Your priority is twofold. First, verify the excision status in the official government gazette. Second, ensure the Deed of Assignment is signed by the accredited representatives of the family. Legal guidance here is essential.
• If the seller only has a receipt and an unregistered survey: This is a high-risk purchase. The seller likely does not have a perfected title. You would need to undertake the entire process of regularization and perfection yourself, which is costly, time-consuming, and may not even be possible.

Your most critical step, regardless of the document type, is independent verification. Never take the seller’s word or their documents at face value. A lawyer’s role is to conduct this due diligence on your behalf to protect your interests.

FAQ

What is the difference between a C of O and Governor’s Consent?

A Certificate of Occupancy (C of O) is issued by the government to the very first owner of a piece of land. A Governor’s Consent is an approval given by the governor for the sale of land that already has a C of O. Essentially, the Governor’s Consent perfects the transfer of a C of O from one person to another.

How long does it take to get Governor’s Consent in Lagos?

The official timeline can vary, but practically, you should budget for at least 6 to 12 months for the entire process, from application to collection. Delays can occur, so it’s important to have a legal professional following up on your application. The cost is also significant, typically calculated as a percentage of the property’s assessed value.

Can I buy land that is under government acquisition?

It is extremely risky. If the land is under “committed acquisition,” it means it is allocated for a specific public purpose, and you will likely lose the land without compensation. If it is under “global acquisition,” it may be possible for the land to be released back to the original owners through a process called “excision,” but this is not guaranteed.

What does “excision” and “gazette” mean?

Excision is the process where the government releases a portion of acquired land back to the indigenous owners (original families). A “gazette” is an official government publication where the details of the excised land are documented. Buying excised land is generally safe, but you must confirm that the excision is official by checking the gazette.

Where can I verify land documents in Lagos?

The primary place to verify land titles (like a C of O or Governor’s Consent) and to register your documents is the Lagos State Lands Registry at the Land Bureau in Alausa, Ikeja. To verify survey plans and check the acquisition status, you need to visit the Office of the Surveyor-General of Lagos State, also in Alausa.

What if the seller is an ‘Omonile’ family?

Buying from an Omonile (traditional land-owning family) requires extra caution. You must ensure you are dealing with the accredited heads of the family. It is crucial to have a Deed of Assignment signed by the principal members of the family, and you should still conduct a thorough search at the lands registry to confirm the land is free and not sold to someone else. We work with various entities, and know the importance of dealing with accredited representatives.

How much do the documents and registration cost?

The costs are not fixed and depend heavily on the location and value of the land. Key expenses include the lawyer’s fee for due diligence, the cost of a new survey plan, stamp duty (a percentage of the property value), and registration/consent fees, which are the most significant part. You should budget a substantial percentage of the purchase price for perfecting your title.

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