Every year, hundreds of property buyers in Lagos lose money to land transactions that looked legitimate on the surface but fell apart because the documentation was incomplete, forged, or simply didn't exist. The painful truth is that most of these losses are preventable, if you know what to check before you pay.
This guide walks you through the five documents you must verify before buying any property in Lagos, what each one means, and exactly how to confirm its authenticity.
1. Certificate of Occupancy (C of O)
The Certificate of Occupancy is the strongest form of title documentation in Lagos State. It is issued by the state government under the Land Use Act of 1978 and grants the holder the right to occupy and use the land for a specified period (typically 99 years).
What to check: Confirm the C of O is registered at the Lagos State Land Registry in Alausa, Ikeja. Request the file number and verify that the name on the certificate matches the seller. Cross-reference the survey plan attached to the C of O with the physical boundaries of the land.
Red flag: If the seller claims to have a C of O but cannot produce the original or provide a verifiable file number, walk away. Photocopies and "certified true copies" obtained outside the Land Registry are often forged.
2. Governor's Consent
When a property with an existing C of O changes hands (a secondary market transaction), the new buyer must obtain the Governor's Consent to validate the transfer. Without this consent, the Deed of Assignment between buyer and seller is legally incomplete.
What to check: If you are buying from someone who is not the original C of O holder, verify that Governor's Consent was obtained for the previous transfer. If it was not, you will need to factor the cost and time (often 6-12 months) into your purchase decision.
Red flag: A seller who resists the Governor's Consent process or pressures you to "sort it out later" is a seller to avoid.
3. Survey Plan
A survey plan is a technical drawing that shows the exact dimensions, boundaries, and coordinates of a plot of land. It is prepared by a licensed surveyor and must carry a unique survey plan number registered with the Office of the Surveyor General of Lagos State.
What to check: Take the survey plan number to the Surveyor General's office and confirm it is registered. Then commission an independent surveyor to visit the site and confirm that the physical boundaries match the survey plan. This is non-negotiable boundary disputes are among the most common property conflicts in Lagos.
Red flag: If the survey plan has no registration number, or if the physical plot does not match the dimensions on the plan, do not proceed.
4. Deed of Assignment
The Deed of Assignment is the legal document that transfers ownership of property from the seller to the buyer. It should be prepared by a qualified solicitor and signed by both parties in the presence of witnesses.
What to check: Ensure the deed contains the correct names of both parties, accurate property description, purchase price, and is dated. It should reference the survey plan and any existing title documents. Both parties' solicitors should review and countersign.
Red flag: A pre-printed or template deed that does not reference the specific property details is a warning sign. Every deed should be drafted for the specific transaction.
5. Building Approval (for developed property)
If you are buying a property with an existing building (or land that has been approved for development), verify that the building approval was issued by the relevant planning authority typically the Lagos State Physical Planning Permit Authority (LASPPPA) or the Lagos State Building Control Agency (LASBCA).
What to check: Request the building plan approval number and verify it with the issuing authority. Confirm that the actual building matches the approved plans. Unapproved extensions or modifications can result in demolition notices.
Red flag: A developed property with no building approval is a liability, not an asset. Even if the building looks finished and occupied, the absence of approval means it can be marked for demolition at any time.
The Bottom Line
Title verification is not optional, it is the single most important step in any Lagos property transaction. At JESFEM, we conduct or verify all five of these documents before any property is listed on our platform. When you buy through us, this work is already done.
But whether you buy through JESFEM or independently, never skip these checks. The cost of verification is a fraction of the cost of a bad purchase.
If you need help verifying documentation on a property you are considering, speak to our team. We offer title verification as a standalone service.
