Property Documents Every Nigerian Buyer Should Check Before Buying a House or Land
Buying property in Nigeria can be one of the most important financial decisions you make. Whether you are purchasing a luxury home in Lagos, buying land for future development, or investing in property from the Nigerian diaspora, the building you see is only part of what you are buying.
The real question is:
Can the seller legally transfer the interest in this property to you, and can that interest be independently verified?
Before paying a deposit or signing a purchase agreement, buyers should conduct proper legal, title, survey, planning and physical due diligence.
This is particularly important for high-value properties in locations such as Ikoyi, Banana Island, Victoria Island, Lekki, Eko Atlantic and Ikeja GRA, where a mistake can involve substantial financial exposure.
The Most Important Property Documents to Check in Nigeria
1. Certificate of Occupancy — C of O
A Certificate of Occupancy (C of O) is one of the major title documents buyers may encounter in Nigerian property transactions.
However, seeing a photocopy of a C of O should not be treated as proof that everything about a property is satisfactory.
The buyer should have the document and the underlying title independently investigated by a qualified property lawyer.
Check:
- Name of the holder
- Property description
- Plot information
- Location
- Term of the right of occupancy
- Any encumbrances or restrictions
- Whether the document corresponds with the actual property
- Whether relevant records can be verified
Important: A C of O is not a substitute for complete due diligence.
2. Governor’s Consent
Governor’s Consent is particularly important in transactions involving the transfer of interests in land subject to statutory rights of occupancy.
Under section 22 of the Land Use Act, the holder of a statutory right of occupancy generally cannot assign, mortgage, transfer possession or sublease that right without the Governor’s consent, subject to the Act’s provisions. (Laws of Nigeria)
For a buyer, this means you should not simply accept a seller’s statement that:
“The property has Governor’s Consent.”
Ask for the actual documentation and have a qualified lawyer verify the transaction history and status.
3. Deed of Assignment
A Deed of Assignment is an important instrument used to document the transfer of an interest in property from an assignor to an assignee.
The buyer should have a property lawyer review it before signing.
Check that:
- The parties are correctly identified
- The property description is accurate
- The seller has the authority to transfer the interest
- The property’s title documents correspond with the deed
- The consideration is correctly stated
- Relevant conditions and obligations are understood
- Execution and registration requirements are properly handled
A deed should never be treated as merely a form to sign after paying for a property.
4. Survey Plan
The Survey Plan helps identify and describe the land.
It can be particularly important when buying land because the buyer needs to establish that the land being offered is actually the land represented by the seller.
Check:
- Survey plan number
- Coordinates
- Plot dimensions
- Location
- Beacon information
- Surveyor’s details
- Relationship to surrounding properties
- Whether the survey can be authenticated through the appropriate authority
Lagos State’s Office of the Surveyor General provides a certificate validation system where a plan number can be entered to validate a record deposit certificate. (OSSG Deposit)
Never rely solely on the seller’s survey document.
5. Approved Building Plan
If you are buying a completed or partially completed building, ask for evidence of the approved building plan.
This is particularly important if you intend to renovate, extend or redevelop the property.
Lagos State planning documentation identifies title/proof-of-ownership documents and survey information among documents used in development-permit processes. (Lagos State EPP)
Verify:
- Approved building plan number
- Building configuration
- Number of floors
- Approved use
- Plot dimensions
- Whether the existing building corresponds with the approved plans
A beautiful building that does not correspond with its approved documentation can create serious problems for a buyer.
6. Building Completion / Fitness Documentation
For an existing building, buyers should investigate whether the appropriate building-completion or fitness documentation exists.
Lagos State Building Control Agency provides an online verification facility for its Certificate of Completion and Fitness using an approved building-plan number and certificate number. (LASBCA)
This is especially relevant when purchasing:
- Newly constructed homes
- Luxury apartment developments
- Multi-storey buildings
- Commercial buildings
- Recently renovated properties
7. Allocation Letter
Where applicable, an Allocation Letter may form part of the property’s documentary history.
It may be relevant where land originated through a government or estate allocation.
However, an allocation letter should not automatically be interpreted as equivalent to every other form of perfected title.
The buyer should establish:
Who originally received the allocation?
Was the allocation valid?
Was the property subsequently transferred?
Were the required approvals obtained?
What is the current status of the title?
8. Deed of Conveyance / Earlier Title Documents
Older properties may have documentary histories involving instruments such as a Deed of Conveyance.
The important issue is not simply whether the seller has an old document.
The buyer needs to understand the chain of title.
Ask:
Who owned the property before the current seller?
How was it transferred?
Are the historical documents consistent?
Has every relevant transaction been properly documented?
Are there competing claims?
Lagos State planning documentation expressly lists deeds/conveyance among examples of title documents that may be submitted for development-permit purposes. (Lagos State EPP)
9. Probate or Letters of Administration
If the property belonged to a deceased owner, additional documentation may be required.
Depending on the circumstances, this may include:
- Grant of Probate
- Letters of Administration
- Will
- Court documentation
- Evidence establishing the authority of the person selling the property
This is an area where buyers should be particularly careful.
Do not buy inherited property simply because a family member claims to be the owner.
A property lawyer should establish who legally has authority to deal with the estate.
10. Court Judgments and Litigation Search
A property can have apparently impressive documentation and still be involved in a dispute.
A buyer should therefore investigate whether there are:
- Pending lawsuits
- Ownership disputes
- Family disputes
- Court orders
- Mortgage interests
- Restrictions
- Acquisition issues
- Competing claims
For expensive property, a proper legal search is an essential part of due diligence.
11. Evidence of Planning and Development Approvals
For developed property, investigate whether the building has the approvals required for its use and development.
Depending on the property, this may involve:
- Planning approval
- Development permit
- Building approval
- Renovation approval
- Change-of-use approval
- Other applicable planning documentation
Lagos State’s published documentation requirements show that development-related applications can require title documents, survey plans, architectural and structural drawings, tax documentation and other technical materials depending on the application. (Lagos State EPP)
12. Tax and Land-Related Records
Buyers should also investigate applicable land and property-related charges.
Ask whether there are outstanding:
- Land-related charges
- Property-related charges
- Estate service charges
- Ground rent or other applicable obligations
- Utility obligations
The exact obligations depend on the property and location, so the buyer should obtain professional advice rather than assuming that every property has the same requirements.
13. Seller’s Identification and Authority
Before paying anyone, establish who you are actually buying from.
For an individual seller, verify their identity.
For a company, verify:
- Company identity
- Directors/authorised representatives
- Corporate authority to sell
- Relevant corporate documentation
- Ownership relationship to the property
If someone is selling on behalf of another person, ask:
What legal authority allows this person to sell?
Do not make a substantial payment merely because someone claims to be an agent, relative, representative or developer.
Property Documents Are Not Enough: Inspect the Physical Property
Documentation and physical inspection must work together.
A buyer should also investigate:
Structural condition
- Foundation
- Columns
- Beams
- Slabs
- Cracks
- Settlement
- Roof
- Water penetration
Building services
- Electrical installation
- Plumbing
- Drainage
- Water supply
- Generator/inverter systems
- Air-conditioning
- Fire safety
Site conditions
- Flood history
- Drainage
- Access road
- Site boundaries
- Neighbouring developments
- Easements
- Setbacks
For an existing building, professional inspection may reveal problems that are impossible to identify from photographs or title documents alone.
Special Checklist for Nigerians in the Diaspora
If you live in London, Manchester, Birmingham, New York, Houston, Atlanta, Toronto, Calgary or elsewhere outside Nigeria, distance makes proper due diligence even more important.
Before sending a large amount of money to Nigeria:
Step 1 — Verify the seller
Confirm who owns the property and who has authority to sell it.
Step 2 — Verify the title
Have an independent property lawyer conduct the necessary title search.
Step 3 — Verify the survey
Confirm that the land coordinates and physical property correspond.
Step 4 — Inspect the property
Use an independent professional rather than relying exclusively on the seller’s representative.
Step 5 — Verify the building approvals
Where applicable, confirm development and building-control documentation.
Step 6 — Check for disputes
Conduct appropriate litigation and encumbrance searches.
Step 7 — Obtain an independent valuation
Do not assume that the asking price represents the property’s true market value.
Step 8 — Review the contract
Have a qualified Nigerian property lawyer review the transaction documents before signing or making substantial payment.
Step 9 — Complete the transaction properly
Ensure the necessary documentation, payments, consents, stamping and registration processes are handled appropriately.
Red Flags Every Nigerian Property Buyer Should Watch
Be extremely cautious if a seller says:
“Pay today or someone else will buy it.”
“You don’t need a lawyer.”
“The original documents are not available, but I have a photocopy.”
“The C of O is coming.”
“The family has owned this land for generations, so there is no problem.”
“Just transfer the money to my personal account.”
“You don’t need an inspection.”
“The property is far below market price because I need urgent money.”
These statements do not automatically mean that a transaction is fraudulent, but they are reasons to slow down and conduct proper verification.
The Royal Tribe Property Due-Diligence Approach
At Royal Tribe Homes & Properties, the strongest value proposition is not simply:
“We sell houses.”
It is:
“We help buyers make informed property decisions through structured property search, documentation checks, physical inspection and professional due diligence.”
For a high-value property purchase, the process can be structured as:
Property Search
↓
Document Collection
↓
Title & Legal Verification
↓
Survey Verification
↓
Physical Property Inspection
↓
Building/Structural Assessment
↓
Valuation
↓
Negotiation
↓
Legal Documentation
↓
Acquisition & Handover
Final Property-Buying Rule
Never buy a property because the house looks beautiful.
Buy only after establishing that:
The seller is legitimate + the title is verifiable + the property exists as represented + the building is physically sound + the transaction is legally documented.
For expensive property in Lagos, especially in premium locations such as Ikoyi, Banana Island, Victoria Island, Lekki and Eko Atlantic, the cost of proper due diligence is small compared with the potential cost of buying a defective or disputed property.
Ready to Buy Property in Lagos?
Whether you are in Nigeria or living abroad, Royal Tribe Homes & Properties can help you navigate the property-search and due-diligence process.
Book a Property Inspection
Request Property Verification
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This article is for general information and is not a substitute for legal advice. Property requirements and transaction procedures can vary depending on the property, title history, location and transaction structure. Engage a qualified Nigerian property lawyer and relevant professionals before completing a high-value purchase.