How to Verify Property Documents in Nigeria: A Step-by-Step Guide

Document fraud is one of the most common causes of property loss in Nigeria. The Economic and Financial Crimes Commission (EFCC) receives thousands of land fraud cases annually, with victims losing anywhere from hundreds of thousands to hundreds of millions of naira. The good news: virtually all document fraud is detectable through independent verification. This guide walks you through exactly how to verify every important property document before you pay a single naira.

The Golden Rule: Never rely on documents provided by the seller alone. Always independently verify every document at its issuing authority. The cost of verification (N200,000-N1,000,000) is a fraction of what you could lose by buying property with fake documents (N5,000,000-N50,000,000+).

1. Certificate of Occupancy (C of O)

The Certificate of Occupancy is the most important land document in Nigeria. Issued by the State Governor under Section 9 of the Land Use Act of 1978, it represents the primary statutory right to occupy land. A genuine C of O is the gold standard of Nigerian land titles.

What It Contains

• Name of the holder (the person or organization granted the right of occupancy)
• Precise description of the land including survey coordinates
• The term (duration) of the right — maximum 99 years
• Any conditions attached to the grant
• Official seal of the state government
• Signature of the Governor or designated official

How to Verify a C of O

1. Conduct a Search at the Land Registry: Take the C of O (or a certified true copy) to the Land Registry of the state that issued it. Request an official search. This confirms: (a) whether the C of O actually exists in their records, (b) whether it is still valid or has been revoked, (c) the name of the current registered owner, (d) whether any encumbrances (mortgages, liens, caveats) are registered against it.
2. Check Physical Characteristics: Genuine C of Os are printed on security paper with watermarks. Check the serial number format — each state uses a specific format. Verify the signature matches known signatures of the issuing official for that year. Check that survey coordinates are internally consistent.
3. Verify the Date: C of Os are not issued on weekends or public holidays. If the issuance date falls on a Saturday, Sunday, or public holiday, it is suspicious.
4. Cross-Check with the Survey Plan: The survey coordinates on the C of O must match the survey plan for the property. Any discrepancy suggests either the C of O or the survey plan is fake.

Estimated Cost: N50,000 - N200,000 | Time: 1-4 weeks

2. Governor's Consent

Under Section 22 of the Land Use Act, it is illegal to transfer (sell, mortgage, lease, or assign) a statutory right of occupancy without the Governor's consent. The Nigerian Supreme Court has consistently held that any transfer without consent is void — meaning legally it never happened.

The Chain of Consent Problem

Many property buyers do not realize that Governor's Consent is required not just for the sale to them, but for EVERY previous transaction in the chain of title. If the original allottee sold to Person A without consent, and Person A sold to Person B without consent, and Person B is now selling to you — the entire chain is void, regardless of whether you obtain consent for your own transaction.

How to Verify Governor's Consent

1. Search at the Ministry of Lands: Verify the consent reference number against official records. Confirm the consent was granted before or contemporaneously with the transfer (retrospective consent is legally questionable).
2. Check All Conditions: Governor's Consent often comes with conditions (payment of processing fees, submission of tax clearance, etc.). Verify all conditions have been fulfilled.
3. Verify the Complete Chain: Trace every transfer from the original allottee to the current seller. Verify that consent was obtained for each transfer. A single missing consent voids everything after it.

Estimated Cost: N50,000 - N150,000 | Time: 1-3 weeks

3. Survey Plan

A survey plan is a technical document that defines the precise boundaries, coordinates, area, and location of a plot relative to surrounding landmarks. It is prepared by a registered surveyor and must be lodged at the Office of the Surveyor-General.

How to Verify a Survey Plan

1. Verify the Surveyor: Confirm the surveyor who prepared the plan is registered with the Surveyors Council of Nigeria (SURCON). You can verify SURCON registration through their official directory.
2. Chart the Plan: Take the survey plan to the Office of the Surveyor-General of the relevant state. Request a charting report — this confirms whether the survey coordinates are valid, whether they match official records, and whether the plot falls within a government acquisition zone.
3. Physical Verification: Have a surveyor physically visit the site with the survey plan to confirm that the plot on the ground matches the coordinates on the plan. This catches cases where the seller shows you one plot but the documents describe a different plot.
4. Check for Encroachment: The charting report should confirm that the plot boundaries do not encroach on adjacent plots, roads, waterways, or government land.

Estimated Cost: N50,000 - N200,000 | Time: 1-3 weeks

4. Excision and Gazette Publication

A significant portion of land in Nigeria — particularly in Lagos, Ogun, and other southwestern states — was acquired by the government for public purposes. Some of this land was later excised (removed from government acquisition) and returned to the original owners or their descendants. Excision is documented through a Gazette publication — the official government journal.

How to Verify Excision

1. Verify the Gazette Publication: Take the Gazette details (volume number, page number, publication date) to the State Government Printing Office or the designated Gazette archive. Confirm that the Gazette actually exists and contains the excision notice.
2. Match Survey Coordinates: The Gazette should contain precise survey coordinates of the excised area. Confirm these coordinates match the survey plan of your specific plot. A common fraud involves showing a genuine Gazette for a different area and claiming it covers the plot being sold.
3. Verify the Excision Date: Confirm the excision was granted before the land was sold to you. Retrospective excision claims are suspicious.
4. Community Verification: For family or community land, meet with recognized community leaders and confirm that the excision covers their land and that they have authority to sell.

Estimated Cost: N100,000 - N300,000 | Time: 2-4 weeks

5. Additional Documents to Verify

Document	Where to Verify	Approximate Cost
Deed of Assignment	Land Registry (if registered)	N50,000 - N150,000
Deed of Conveyance	Land Registry (confirm pre-1978 date)	N50,000 - N150,000
Probate / Letters of Administration	Probate Registry of the High Court	N50,000 - N150,000
CAC Incorporation Documents	Corporate Affairs Commission (search.cac.gov.ng)	N5,000 - N20,000
Approved Building Plan	Local Planning Authority / Town Planning Office	N20,000 - N100,000
Tax Clearance Certificate	State Internal Revenue Service	N10,000 - N30,000

6. Red Flags: How to Spot Forged Documents

• C of O: Printed on plain paper instead of security paper. No watermark. Serial number format does not match the known format for that state. Signature does not match known signatures for the issuing period.
• Survey Plan: Surveyor's SURCON number cannot be verified. Plan was never lodged at the Surveyor-General's Office. Coordinates are inconsistent or do not match GPS readings.
• Deed of Assignment: No NBA seal from the preparing lawyer. No Commissioner for Oaths stamp. Pages appear to be from different documents (different fonts, paper quality).
• Gazette: Appears to be a photocopy rather than original or certified true copy. Volume and page numbers do not match Government Printer records. Describes a different area than the plot being sold.
• General Red Flags: Seller refuses or delays independent verification. Seller claims documents are "with their lawyer" but cannot produce copies. Seller pressures you to pay quickly. Price is significantly below market value. Seller cannot meet you at the property.
Summary: Complete document verification for a typical property costs N200,000-N1,000,000 and takes 2-8 weeks. This is the best investment you will ever make in your property purchase. The cost of NOT verifying is potentially losing your entire investment. Always use an independent property lawyer — not the seller's lawyer. Verify everything at the issuing authority — not from copies provided by the seller. Walk away from any seller who resists verification.

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