Buying land or a house in Nigeria is a major financial decision. Whether you are purchasing your first home, investing in land, or buying a property for development, one of the most important things you can do before making payment is to verify the property's title and ownership.
A property may look genuine, have a beautiful building, and even be advertised by someone who appears trustworthy. However, appearances do not establish legal ownership.
Before you pay a deposit, sign an agreement, or transfer the full purchase price, you need to establish that the person selling the property has the right to sell it and that there are no serious legal or government restrictions affecting the property.
This guide explains some of the important steps you should take when verifying a property's title in Nigeria.
The first step is to ask the seller or agent for copies of all documents relating to the property.
Depending on the property and how it was acquired, these may include:
Certificate of Occupancy (C of O)
Deed of Assignment
Deed of Lease
Governor's Consent
Registered Survey Plan
Approved Building Plan
Allocation Letter
Letter of Offer
Receipt or evidence of purchase
Previous title documents
Probate or Letters of Administration where applicable
Court documents where ownership is derived from litigation or inheritance
Do not assume that the existence of a document automatically means the property is safe to buy.
A document should be examined and independently verified.
For example, someone may show you a genuine-looking document that belongs to another property, or a seller may possess a document but no longer have the legal authority to transfer the property.
The name on the property documents should be carefully compared with the identity of the person offering the property for sale.
Ask questions such as:
Who is the registered owner?
Is the seller the actual owner?
Is the seller acting on behalf of the owner?
Does the seller have a valid Power of Attorney?
Are there multiple owners?
Is the property part of an estate?
Is the property being sold by a company?
Is the seller acting as an agent?
Where the registered owner is different from the person negotiating with you, do not simply rely on verbal explanations.
Ask for documentation establishing the seller's authority to act.
One of the most important steps in property verification is conducting an official search at the relevant Land Registry or appropriate government land administration authority.
The exact process and authority responsible depend on the state where the property is located.
The purpose of the search is to establish information such as:
Who is recognised as the owner or holder of the interest?
What type of title exists?
Whether the title has been registered
Whether there are mortgages or encumbrances
Whether there are restrictions affecting the property
Whether the property has been transferred to another person
Whether there are registered interests against the property
This is one reason you should be cautious about buying property based solely on documents provided by a seller.
Independent verification is more important than simply seeing a document.
A survey plan helps establish the location, boundaries and identifying information of a parcel of land.
The survey should be checked by a qualified surveyor, and where applicable, verified with the relevant government authority.
Important information may include:
Survey plan number
Plot number
Parcel dimensions
Coordinates
Location
Beacon information
Surveyor details
Date of survey
The land you physically visit should correspond with the property described in the documentation.
A common mistake is to inspect one piece of land and later discover that the documents being presented relate to another parcel.
Not every piece of land that is physically available for sale is necessarily available for private ownership or development.
A property may be affected by:
Government acquisition
Road expansion plans
Infrastructure projects
Public reservations
Planning restrictions
Environmental restrictions
Other government interests
The relevant government authority should therefore be consulted to determine whether the property is affected by acquisition or other restrictions.
This is particularly important when purchasing undeveloped land.
A property can have an apparently valid title and still have legal or financial interests attached to it.
For example, the property may have been:
Used as security for a loan
Mortgaged to a bank
Subject to a legal charge
Involved in litigation
Previously transferred to another party
Subject to another registered interest
A proper search should therefore go beyond simply asking, "Does the seller have a C of O?"
The more important question is:
"What interests or restrictions exist against this property?"
Do not only look at the current seller.
Try to understand how the property got to the person who is selling it.
For example:
Original owner → First buyer → Second buyer → Current seller
The documents connecting these transactions may be important.
If the seller acquired the property through a previous purchase, the previous Deed of Assignment and other relevant documents may need to be examined.
Where ownership is derived through inheritance, probate or administration documents may also be relevant.
A qualified property lawyer can help you examine the chain of title and identify gaps.
Land transactions involving families, communities or traditional ownership structures can require additional due diligence.
You may need to establish:
Who has authority to sell the land?
Who are the recognised owners?
Has the appropriate family or community consent been obtained?
Are there competing claims?
Has the land previously been sold?
Are there disputes over the property?
Do not assume that because one family member or community representative is offering the land, that person automatically has authority to transfer it.
Where necessary, obtain professional legal advice before proceeding.
Property fraud can sometimes involve the same property being marketed or sold to multiple buyers.
Before paying, look for inconsistencies such as:
Different sellers advertising the same property
Different prices for the same property
Different plot numbers
Different survey plans
Multiple agents claiming authority
Pressure to pay immediately
Requests to pay into unrelated personal accounts
If something does not add up, stop the transaction until the issue has been properly resolved.
Never rely entirely on photographs, videos, maps or an online listing.
Visit the property.
Confirm:
The exact location
Access roads
Boundaries
Existing structures
Neighbouring properties
Physical occupation
Signs of disputes
Development restrictions
Whether another person is already occupying or claiming the property
Speak with appropriate people around the area where necessary.
Physical inspection does not replace legal verification, but it can reveal issues that documents alone may not show.
A Certificate of Occupancy can be an important title document, but seeing a C of O should not automatically end your investigation.
You still need to establish:
Whether the document relates to the property being sold
Whether the seller has the legal interest being transferred
Whether there are subsequent transactions
Whether there are mortgages or other encumbrances
Whether there are disputes or restrictions
Whether the proposed transaction requires additional consent or registration
One document should never be treated as a substitute for complete due diligence.
For a significant property purchase, involving a qualified property lawyer is one of the safest decisions you can make.
A lawyer can assist with:
Title investigation
Official searches
Reviewing property documents
Examining the chain of ownership
Preparing or reviewing the Deed of Assignment
Identifying encumbrances
Checking contractual terms
Advising on required consents
Completing the legal aspects of the transaction
The cost of professional due diligence is usually small compared with the potential loss from purchasing a disputed or defective property.
One of the biggest warning signs in property transactions is unnecessary pressure.
Be cautious when you hear:
"Someone else is ready to pay today."
"Pay now or the price will increase."
"The documents will be shown after payment."
"You don't need a lawyer."
"The owner is travelling, just transfer the money."
"This is a very urgent opportunity."
A genuine investment opportunity should still allow reasonable time for due diligence.
Never allow urgency to replace verification.
Before making payment, confirm:
The account holder's name
The identity of the person receiving the money
The seller's authority
The terms of the transaction
The payment stage
The agreement supporting the payment
Where an agent or company is receiving money on behalf of the owner, confirm that the arrangement is properly authorised.
Keep receipts, transfer confirmations, agreements, correspondence and other transaction records.
Before committing your money, you should be able to answer questions such as:
Who legally owns the property?
Who is selling it?
Does the seller have authority to sell?
What title documents exist?
Have the documents been independently verified?
Does the survey correspond with the actual property?
Is the property under government acquisition?
Are there planning or development restrictions?
Are there outstanding government requirements?
Is there a mortgage?
Is there a registered charge?
Is the property involved in litigation?
Is anyone else claiming ownership?
Has a lawyer reviewed the transaction?
Has the sale agreement been reviewed?
Are all relevant parties properly identified?
Who exactly should receive payment?
If you cannot confidently answer these questions, pause the transaction and investigate further.
Before paying for a property in Nigeria, use this checklist:
☐ Obtain copies of the property documents
☐ Confirm the seller's identity
☐ Confirm the seller's authority to sell
☐ Conduct an official title search
☐ Verify the survey plan
☐ Confirm the property's location and boundaries
☐ Check for government acquisition
☐ Check for mortgages, charges and encumbrances
☐ Investigate the ownership history
☐ Check for disputes or competing claims
☐ Physically inspect the property
☐ Review the transaction agreement
☐ Engage a qualified property lawyer
☐ Confirm the payment recipient
☐ Keep all transaction records
☐ Only proceed when the necessary due diligence has been completed
Online property platforms can make it much easier to discover properties, compare locations and connect with agents and sellers.
However, an online listing should not automatically be treated as proof of ownership or title.
A property listing is an advertisement. Legal ownership must be established through appropriate documentation and independent verification.
At HouseTracker, our goal is to make property discovery more transparent and help buyers make more informed decisions.
As the platform develops, verification, trusted listings, agent identity checks and property information will remain important parts of the HouseTracker experience.
Buying property should not be a race.
Before you transfer your money, take the time to investigate the property, verify the documents, confirm the seller's authority and obtain professional advice where necessary.
A beautiful property can still have a complicated title.
A convincing seller can still be selling a property they do not have the authority to sell.
And a genuine-looking document does not eliminate the need for independent verification.
Verify first. Pay later.
HouseTracker is a Nigerian property marketplace designed to make it easier to discover properties, connect with agents and access useful property information.
Whether you are looking for land, a house, an apartment or an investment opportunity, always carry out proper due diligence before committing your money.
Your next property may be a great investment. Make sure you know what you are buying.
Disclaimer: This article is provided for general educational and awareness purposes and should not be treated as legal advice. Property laws, title requirements and verification procedures may differ between states in Nigeria. For a specific property transaction, consult a qualified property lawyer and the relevant government authorities.