Before You Send Money: Step-by-Step Guide to Verifying Land Documents in Nigeria (C of O, Survey, Deed – 2025 Update)
- Zikan Realtors
- Nov 11
- 4 min read
Every year, thousands of Nigerians abroad lose millions in fraudulent land deals simply because they didn’t verify the documents first. Scammers know one painful truth: distance makes investors vulnerable. But in 2025, verifying land documents in Nigeria has become faster, digital, and more transparent — if you know where and how to look.
Whether you’re in London, Toronto, or Houston, you can confirm the authenticity of any land or title document in Nigeria without stepping on a plane. This guide breaks down exactly how to do it safely.
1. Start with the Land Title Document
The foundation of every legitimate land in Nigeria is its title document. Depending on the property, you’ll encounter one of these:
Document Type | Description | Verification Authority |
C of O (Certificate of Occupancy) | Proof that the government officially granted ownership rights to the holder. | State Ministry of Lands |
Governor’s Consent | Approval of transfer from one owner to another under the Land Use Act. | State Lands Bureau |
Excision or Gazette | Indicates land released from government acquisition. | Surveyor-General’s Office |
Deed of Assignment | Legal transfer of ownership from seller to buyer. | Registered at Land Registry |
If a seller can’t show at least one of the above — stop immediately. Every serious developer or seller should have verifiable documentation.
2. Verify Through the Ministry of Lands (State-Level)
Each state has its own land registry system. Here’s how to verify:
Lagos State (E.g., for Lekki, Epe, Ibeju)
Visit the Lagos State Ministry of Lands, Alausa, Ikeja, or use the online land search portal.
Provide the file number, plot number, or survey plan coordinates.
Request a Land Information Certificate (LIC) — an official report confirming the land’s status and ownership.
Abuja (FCT)
Verification is done at the Abuja Geographic Information System (AGIS) office or online.
Use the R-of-O number or plot number for search.
You’ll receive an Extract of Record showing ownership, plot use, and encumbrance details.
Other States
States like Ogun, Oyo, Rivers, and Enugu have introduced semi-digital verification desks. Always cross-check directly with the State Ministry of Lands or engage a registered surveyor through your real estate consultant.
3. Confirm the Survey Plan’s Authenticity
A genuine survey plan contains:
Surveyor’s name and license number.
Survey plan number (e.g., LS/DLA/1234).
Coordinates (beacon numbers and geographic data).
Endorsement by the Office of the Surveyor-General.
To verify:
Request a coordinate check via the Surveyor-General’s office.
Compare the location coordinates with Google Earth or GIS tools to ensure they match the advertised area.
Confirm that the surveyor’s license is valid via the Nigerian Institution of Surveyors (NIS).
If the coordinates fall within government-acquired or committed areas — the land is unsafe for purchase.
4. Validate the Deed of Assignment
A Deed of Assignment is your strongest evidence of transfer. But to be legally binding, it must:
Be prepared and signed by a licensed lawyer.
Include names of assignor (seller) and assignee (buyer).
Contain a description of the property (size, coordinates, boundaries).
Be stamped and registered at the Land Registry.
Ask for the registry stamp number or a Certified True Copy (CTC). Your lawyer can confirm its authenticity through the registrar’s office.
5. Conduct an Independent Site Verification
Even with genuine documents, double-check that what’s on paper exists physically:
Send a local representative or Zikan verification officer for site inspection.
Match beacon numbers from the survey plan with those physically pegged on site.
Ensure no signs of multiple ownership, encroachment, or community dispute.
Many diaspora clients rely on live drone inspections — a transparent and tech-driven method offered by verified firms like Zikan Prop Solutions.
6. Engage a Licensed Property Lawyer or Real Estate Consultant
Lawyers and certified real estate consultants bridge the gap between you and the system. A qualified partner will:
Conduct title searches across registries.
Check for encumbrances (mortgages, pending litigations).
Obtain verification reports from the Ministry of Lands.
Authenticate all copies before payment.
Avoid using relatives or friends without legal or professional experience. The cost of professional verification (₦50,000–₦150,000) is far cheaper than losing millions to fraud.
7. Request a Title Verification Report
A Title Verification Report (TVR) is an official summary confirming:
Current owner’s name and title.
Legal status of the land.
Any existing encumbrances or government acquisition.
Verified documents and registry numbers.
This report becomes your strongest proof during resale, financing, or future ownership disputes.
8. Secure All Documents Digitally
After verification, scan and save:
Certified copies of each document.
Receipts and payment evidence.
Video evidence of site inspection.
Backup your digital files in multiple locations (cloud + hard drive). This ensures your property remains verifiable years later.
Quick Verification Checklist for Nigerians Abroad
✅ Verify C of O / Governor’s Consent number.
✅ Confirm Survey coordinates and beacon points.
✅ Validate Deed of Assignment registration.
✅ Run a search at the Land Registry.
✅ Engage a licensed lawyer or consultant.
✅ Store digital proof of all documents.
If even one of these is missing, pause and reverify before sending funds.
Case Insight
In 2023, a diaspora buyer in the U.S. purchased “gazetted land” in Epe without verifying the excision number. The land turned out to be under acquisition, resulting in a ₦15 million loss.In contrast, another investor partnered with Zikan Prop Solutions, verified documents through both the Lagos Lands Bureau and Surveyor-General, and secured Governor’s Consent in four months. Today, their land value has appreciated by over 40%.
Final Word
Land verification is not bureaucracy — it’s insurance. Nigerians abroad can now authenticate any property in Nigeria using digital systems, licensed professionals, and structured legal channels. Never rely on trust alone. Rely on proof.
🏢 Zikan Prop Solutions
🥇 Certified Real Estate Consultant | Multi Award-Winning Realtor
Helping you make the best real estate purchase & investment decisions.
📱 +234 703 000 3514
📲 IG: @zikanpropsolutions
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