When you buy land or a building in Lagos, you will come across a range of title documents. Knowing what each one means helps you understand what you are buying and what still needs to be done to secure your ownership.
Certificate of Occupancy (C of O)
A C of O is issued by the state government and grants a statutory right of occupancy over land, usually for 99 years. Under the Land Use Act, land in a state is held by the governor in trust, so a C of O is one of the strongest forms of title. A C of O issued to an earlier owner still needs a proper transfer to you.
Governor’s Consent
When land with a statutory right of occupancy is sold, the transfer needs the governor’s consent to be valid. Once consent is obtained and registered on your Deed of Assignment, it confirms the state has approved the transfer from the seller to you.
Deed of Assignment
The Deed of Assignment is the document that transfers the seller’s interest in the land or building to you. It should be stamped, and registered at the Land Registry once Governor’s Consent has been obtained.
Registered Conveyance
Some older titles, especially in parts of Lagos Island and Ikoyi, were transferred by conveyance before the Land Use Act came into force. A properly registered conveyance can still be a valid root of title.
Excision and gazette
Much of the land in Lagos was once under general government acquisition. Excision is the process by which government releases part of that land to the original family or community. The release is published in the official gazette. Land bought from a family or community should be within an excised and gazetted area.
Survey plan
A survey plan shows the exact boundaries, size and location of the land. It must be prepared by a registered surveyor and should be charted at the Office of the Surveyor-General to confirm the land is not affected by government acquisition or setbacks.
Receipts and family documents
For family land, you should also receive a purchase receipt and a deed signed by the authorised representatives of the family. These are a starting point, not the end of the process, and should be followed by perfection of your title.
Other documents for buildings
- Building plan approval or planning permit
- Certificate of completion and fitness for habitation, where available
- Receipts for land use charge and other property rates
- For estates and developments, the estate rules, service charge terms and allocation documents
Perfecting your title
Buying a property is not complete when you hand over the money. To fully secure your ownership, your lawyer should help you obtain Governor’s Consent where required, pay the stamp duties and registration fees, and register your Deed of Assignment. Until this is done, your interest may not be fully protected.
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This guide is general information only and is not legal advice. Every property and transaction is different, so always get independent legal advice before you pay or sign anything.
