How to Verify Land Titles and Documents in Nigeria

Introduction
Land transactions in Nigeria carry significant risks when title documents are not properly verified. Fake Certificates of Occupancy (C of O), misleading “excision in process” claims, and overlapping ownerships are common.

Whether you’re buying for residential, commercial, or agricultural purposes, verifying land documents is not optional — it’s a critical safeguard.

This article shows you step-by-step how to verify land titles and documents in Nigeria in 2025, and what red flags to watch out for.

Key Land Title Types to Verify

Before proceeding, know the common titles you may encounter:

• Certificate of Occupancy (C of O)

• Gazette

• Excision

• Governor’s Consent

• Deed of Assignment

• Registered Survey Plan

Each of these has different levels of legal weight. Your goal is to confirm authenticity, ownership, and whether the land is under government acquisition.

Step-by-Step Guide to Verifying Land Titles in Nigeria

1. Obtain Copies of All Available Documents

Request photocopies or scanned copies of:

• C of O or Gazette (if applicable)

• Deed of Assignment

• Survey Plan

• Allocation Letter or Contract of Sale
  Ensure seller names and property coordinates are clearly visible.

2. Verify the Survey Plan

• Visit the Office of the Surveyor General (State-level).

• Ask them to chart the coordinates to check:

  • If the land is free from acquisition.

  • If the land matches the location described.

• Ensure the survey bears a red seal and signature of a registered surveyor.

3. Check the Title at the Land Registry

• Visit the State Land Registry (e.g., Alausa in Lagos).

• Provide document numbers (e.g., C of O or Deed number).

• Pay the required verification fee.

• The registry will confirm:

  • Authenticity of the document.

  • Name of the registered owner.

  • Whether there are existing encumbrances or disputes.

4. Cross-Check with Gazette Publications

• If the land is said to be excised, verify the Gazette reference.

• Visit the Lands Bureau or review published gazettes.

• Ensure the land coordinates fall within the excised portion.

5. Engage a Real Estate Lawyer

• A trained lawyer can:

  • Identify forged or expired documents.

  • Conduct a search at the court or registry for ongoing litigation.

  • Ensure all agreements are enforceable.

6. Inspect the Property Physically

• Confirm if the land is in dispute or occupied.

• Speak to neighbors or local chiefs for historical ownership.

• Watch out for Omo-Onile claims or multiple “owners”.

Red Flags to Watch Out For

• Survey plans with no registration number or red seal.

• “Excision in process” used to justify absence of documentation.

• Properties claimed to have a C of O but with no verifiable record.

• Sellers who refuse physical site visits.

• Payment urgency or offers that seem “too good to be true”.

Recommended Tools & Agencies for Verification

Why It’s Worth the Effort

Land scams are common in Nigeria, but 90% of them are preventable with proper verification. Spending ₦50,000–₦200,000 on professional verification can save you millions — and years of legal battle.

Final Thoughts

No matter how trustworthy the seller appears, never buy land in Nigeria without verifying the documents. Your investment is only as secure as the title backing it.

Need help verifying land titles before you buy? We offer professional document checks, site inspections, and legal due diligence across Nigeria. Contact us to avoid costly mistakes and buy with confidence.