How to Verify Land Documents in Nigeria (2025 Guide & Checklist)

Introduction: Why Land Verification Is a Must in Nigeria

Every year, thousands of Nigerians at home and abroad lose millions of naira to fake land sales and Omonile scams. Some end up in endless court cases, others lose their life savings, and many never recover their money. The root cause? They fail to verify land documents before signing agreements or making payments.

If you truly want to protect your money, avoid fraud, and secure your future, then proper due diligence is non-negotiable.

This detailed 2025 guide gives you a step-by-step land verification checklist in Nigeria. Follow it carefully and you’ll buy property with confidence, peace of mind, and zero regrets.

What Does Land Verification Mean?

Land verification simply means confirming that the documents attached to a property are authentic, valid, and recognized by the government. It ensures the seller has the legal right to transfer the land to you and that the property is not under dispute or government acquisition.

Why It Matters

• Prevents buying land under government acquisition.
• Confirms the true ownership of the property.
• Protects you from Omonile multiple sales fraud.
• Ensures you can use the property to secure bank loans.
• Gives you peace of mind knowing your land is safe.

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Common Land Documents in Nigeria You Must Verify

Before buying land, you will likely encounter the following documents. Each of them plays a role in establishing ownership and legality:

1. Certificate of Occupancy (C of O) – The strongest proof of ownership issued by the government.
2. Right of Occupancy (R of O) – A temporary right granted pending a full title.
3. Deed of Assignment – Shows transfer of ownership between buyer and seller.
4. Survey Plan – Defines the exact boundaries, size, and location of the land.
5. Governor’s Consent – Required when transferring land already covered by a C of O.
6. Excision and Gazette – Shows land officially released by government back to indigenous communities.

See Our Complete Guide to getting your Certificate of Occupancy (C of O)

Step-by-Step Checklist for Verifying Land Documents in Nigeria (2025)

Here’s a proven checklist to guide your land verification process:

Step 1: Confirm Land Ownership

• Visit the seller’s family, community, or company.
• Ensure there are no disputes or multiple claims.
• Request and inspect original land documents.

Step 2: Conduct a Search at the Land Registry

• Go to the State Land Registry or Ministry of Lands.
• Confirm whether the land is:
  • Free from government acquisition
  • Not under litigation
  • Not already mortgaged

Step 3: Verify the Survey Plan

• Take the survey plan to the Surveyor General’s Office.
• Check the beacon numbers and coordinates.
• Ensure it matches the physical land on ground.

Step 4: Cross-Check the Deed of Assignment

• Verify the seller’s title with the Land Registry.
• Confirm that Governor’s Consent is attached (if the land already has C of O).

Step 5: Conduct a Physical Inspection

• Visit the property personally or with a professional.
• Look for signs of encroachment, disputes, or “Not for Sale” markings.
• Confirm that the land matches the survey coordinates.

Step 6: Consult a Property Lawyer

• Always hire a real estate lawyer to do the final verification.
• They can detect hidden risks and fraudulent paperwork.

Red Flags to Watch Out For When Buying Land

• Multiple Sellers: More than one family member claiming ownership.
• Unregistered Survey: Fake survey plans not recognized by the government.
• No Governor’s Consent: Without this, resale can be blocked.
• Government Acquisition: Land may be reclaimed anytime.
• Too-Cheap Deals: Suspiciously low prices often signal fraud.

How Much Does Land Verification Cost in Nigeria (2025)?

Here’s a breakdown of average costs:

• Registry Search Fees: ₦50,000 – ₦150,000 (varies by state).
• Survey Plan Verification: ₦30,000 – ₦100,000.
• Legal Fees: Typically 5% of property value.

Total Estimate: ₦100,000 – ₦500,000 (excluding professional consultancy).

The Role of Technology in Land Verification

Nigeria is gradually adopting digital land records.

• Lagos State: Offers an online land verification portal.
• Abuja (FCT): Some services now digitized for easier access.
• Other states are catching up with e-registry systems.

This digital shift reduces fraud and speeds up verification, though not all processes are online yet.

FAQs: Land Verification in Nigeria

Q1: Can I verify land documents online in Nigeria?
A: Yes, in states like Lagos and Abuja. But many states still require manual checks.

Q2: How long does land verification take?
A: Typically 2–6 weeks, depending on state and document type.

Q3: Do I need a lawyer to verify land documents?
A: Absolutely. A lawyer can spot legal loopholes and protect you from fraud.

Q4: Can I trust a community excision document alone?
A: No. Always confirm it at the State Land Registry.

Q5: What is the most important document to verify before buying land?
A: The Certificate of Occupancy (C of O) or any title registered at the Land Registry.

Buy Land Safely with Expert Guidance

Buying land in Nigeria can be the best decision of your life or the costliest mistake—depending on how well you verify documents. Don’t gamble with your hard-earned money.

At Realtor Kingsley, we specialize in safe, verified, and government-approved properties. We handle all the legal checks so you can invest without fear of fraud, disputes, or government takeovers.

Contact us today to secure your next land investment in Nigeria with confidence.