Verification of Land Titles Before Purchase in Nigeria 2026

Verifying property ownership documents in Nigeria is a critical step in any real estate transaction. With the prevalence of forged documents, double sales, government acquisition issues, and boundary disputes, conducting thorough verification protects buyers whether local or in the diaspora from significant financial loss and legal battles.

1. Request and Examine All Relevant Documents

Before verification begins, ask the seller to provide the full set of title and property documents. Typical documents include:

• Certificate of Occupancy (C of O) or Governor’s Consent
• Survey Plan
• Deed of Assignment or other transfer instruments
• Receipts and evidence of payments
• Utility bills or tax documents (for developed properties)

If a seller hesitates to share originals or certified copies, treat it as a red flag.

2. Conduct a Title Search at the Relevant Land Registry

Each Nigerian state has a Land Registry responsible for official property records. Visiting or engaging a qualified lawyer to search this registry allows you to:

• Confirm that the title is registered and valid
• Match the registered owner’s name with the document
• Check for encumbrances (e.g., mortgages, disputes, charges)
• Uncover a history of previous transactions (deed chain)

For example, in Abuja (Federal Capital Territory), verification can also be done via the Abuja Geographic Information System (AGIS), using plot numbers or R-of-O references.

3. Authenticate the Survey Plan

A surveyplan provides the exact geographical details of the property. To confirm its authenticity:

• Check that the plan bears the licensed surveyor’s name and number
• Match the survey coordinates (beacons) with the physical land boundaries
• Confirm the plan’s registration at the Office of the Surveyor-General
• Ensure the land is not under government acquisition or overlaps with other properties

Engaging a registeredsurveyor to physically inspect boundaries is highly recommended.

4. Check Excision, Gazette, and Government Status

For lands without a C of O (especially in peri-urban or community contexts), determine whether they have been officially excised or gazette by the government. Only published gazettes or official approvals confirm that a parcel of land is legitimately released for sale and free from acquisition.

5. Run Encumbrance and Litigation Searches

A comprehensive verification includes checking whether the property is:

• Subject to ongoing court cases
• Mortgaged, charged, or otherwise encumbered
• Part of a family dispute or inheritance claim

These searches can be conducted through registry records and, where necessary, local courts.

6. Engage Qualified Professionals

Because land law and documentation processes in Nigeria are complex and vary by state, it is wise to involve:

• A property lawyer to conduct legal due diligence, interpret results, and draft or review agreements
• A licensed surveyor to verify plans, map coordinates, and conduct site inspections
• Trusted real estate experts or consultants for additional checks on title authenticity and risk assessment

Professional involvement helps mitigate risk and ensures all statutory requirements, such as Governor’sConsent, are fulfilled before transfer.

7. Use Digital Verification Where Available

In states with digital systems (such as Lagos and Abuja), some records can be checked online through official GIS or land information portals. These systems allow buyers to enter certificates or plot numbers to verify basic title data before visiting physical offices.

8. Conduct a Physical Site Inspection

When possible, visit the property with your surveyor and lawyer to:

• Verify that the physical land matches the survey plan
• Confirm that there are no encroachments, disputes, or community issues
• Check access points and local conditions on the ground

Sometimes, speaking with neighbors or local community leaders reveals important information about land history and potential issues.

9. Secure and Backup Verified Documents

Once verified, obtain certifiedcopies of all documents, including:

• Confirmed title deeds
• Survey maps
• Land search results
• Legal due diligence reports

Store these both physically and digitally (cloud + local backup) for future reference.

10. Final Tips and Red Flags

Avoid moving forward with a purchase if:

• The seller refuses to allow verification
• Documents appear altered, blurry, or inconsistent
• The survey plan doesn’t align with physical boundaries
• There’s pressure to pay upfront before verification

In real estate, duediligence is an investment in security a small cost relative to the potential loss from buying unverified or fraudulent property.