The most expensive mistake in Nigerian real estate is paying first and verifying later. A confident seller, a glossy document, and a good price are not proof of anything — forged Certificates of Occupancy and doctored deeds are common, and land under government acquisition can look perfectly sellable. Before a single naira moves, run this verification process.
Step 1: Collect the documents — properly
Ask the seller for copies of every relevant document: the Certificate of Occupancy or registered Deed of Assignment, the survey plan, any Gazette or excision papers, and proof of the seller’s identity. Insist on certified true copies where possible, not just photocopies, and note the title numbers and details you’ll need for searches.
Step 2: Conduct a land registry search
This is the heart of verification. Have your lawyer carry out a formal search at the relevant state land registry. The search confirms:
- Whether the title document is genuine and actually registered.
- Who the registry records as the true owner — and whether that matches your seller.
- Whether there are encumbrances such as mortgages, liens, court cases, or caveats.
A document that doesn’t show up correctly in the registry is an immediate red flag, no matter how authentic it looks.
Step 3: Chart the survey at the Surveyor-General’s office
For land especially, a registry search isn’t enough — you also need a charting or search at the Office of the Surveyor-General using the property’s survey coordinates. This reveals whether the plot:
- Falls under government acquisition or is committed to a public scheme.
- Sits within a road setback, right-of-way, or excised (released) area.
- Matches the boundaries the seller claims.
Plenty of “clean”-looking land turns out to be under acquisition — something only a charting search will expose.
Step 4: Inspect the property physically
Documents describe; inspection confirms. Visit the site — or send a trusted, independent representative such as your lawyer or a surveyor — to confirm the property exists, matches the documents, and that its boundaries are accurate. Check for signs of dispute: competing structures, “not for sale” markings, or community claims. Speak to neighbours where you can.
Step 5: Verify the seller and their authority
Confirm that the person selling is genuinely the owner or is properly authorised to sell. Where the property is family or community land, ensure the right consents are in place — a sale without the necessary family consent can be challenged later. If someone is selling under a power of attorney, verify that the POA is genuine, valid, and broad enough to authorise the sale.
Step 6: Confirm there are no outstanding obligations
Check for unpaid ground rent, charges, or other liabilities attached to the property that could become your problem after purchase. Your lawyer’s searches should surface these.
The red flags that should stop you
- A seller who resists or rushes your verification.
- Documents that can’t be confirmed at the registry.
- Land that charting shows is under acquisition or setback.
- Boundaries on the ground that don’t match the survey plan.
- Pressure to pay before searches are complete.
The bottom line
Verification isn’t bureaucracy — it’s the cheapest insurance in real estate. A registry search, a surveyor-general charting, a physical inspection, and seller verification together cost a fraction of the purchase price and defeat almost every form of land fraud. Complete them before you pay, every single time.
How long verification takes and what it costs
Buyers often ask whether all this checking is worth the time. It is. A registry search and a surveyor-general charting typically take a number of working days to a few weeks, depending on the state and how busy the offices are, plus the time for your lawyer to review the results and for a physical inspection. The fees, covering official searches, your lawyer’s work, and the survey, are modest relative to the purchase price, usually a small single-digit percentage. Set against the risk of losing your entire payment to a forged title or acquired land, that cost and delay are trivial. Build the verification window into your timeline from the outset so you are never tempted to pay first and check later.
At SOW Real Estates, thorough title verification is built into every transaction we handle. Talk to our team and we’ll help you confirm a title is genuine before you commit.
This article is general guidance, not legal advice. Always engage a qualified property lawyer to verify title for your specific purchase.