Key Legal Documents Every Diaspora Buyer Must Verify Before Buying Property in Nigeria
- Zikan Realtors
- 3 days ago
- 4 min read
Updated: 3 days ago
In 2026, the Lagos State Lands Bureau has moved almost entirely to a digital environment. For the diaspora buyer, this is a double-edged sword. While it’s easier to verify documents remotely via the e-GIS portal, the sophistication of "document forgery" has also scaled.
At Zikan Prop Solutions, we often see clients present a "perfectly looking" Certificate of Occupancy (C of O), only for our due diligence to reveal it was revoked three years prior for a "public interest" infrastructure project. In the 2026 market, you are not just verifying a document; you are verifying the Current Status of that document in the state’s master database.
1. The Certificate of Occupancy (C of O): The "Birth Certificate"
The C of O is the primary document issued by the State Government, granting a 99-year lease.
The 2026 Trap: Many developers show a "Global C of O" for an entire estate. While this is a good sign, it does not mean your specific plot is secure. You must verify that the developer has "perfected" the Deed of Partition, which allows individual titles to be carved out from the global one. Without this, you own a share of a company, not a specific piece of the earth.
2. Governor’s Consent: The "Legal Handshake"
If you are buying a property that already has a C of O from a previous owner, you do not get a new C of O. Instead, you must obtain Governor’s Consent.
Why it matters: Under the Land Use Act, the Governor must "consent" to the transfer of land. In 2026, a Deed of Assignment without a Governor’s Consent is merely an "equitable interest." It cannot be used as collateral for a bank loan, and it is vulnerable to "Double Sale" scams where a dishonest seller sells the same land to two people because the first sale was never "perfected" at the registry.
3. The Registered Survey Plan: The "Mathematics of Ownership"
This is the most underrated document. A survey plan defines the boundaries and coordinates of your land.
The Verification Protocol: In 2026, every survey must be "lodged" or "deposited" at the Office of the Surveyor-General (OSSG). We use the OSSG Online Validation Portal to check the "Plan Number."
The Warning: If the survey coordinates plot inside a "Committed Acquisition" (land reserved for government use, like a future power plant or highway), the land is legally worthless, regardless of any other document the seller has.
4. Deed of Assignment: The "Transaction Evidence"
This is the contract that details the agreement between the seller (Assignor) and the buyer (Assignee).
The 2026 Standard: A modern Deed must include the Tax Identification Numbers (TIN) of both parties and a clear "Chain of Title." If the seller bought from "Mr. A," who bought from "The X Family," the Deed must reference these previous transactions. A "break in the chain" is a major red flag that will halt your Governor’s Consent process later.
5. Gazette & Excision: The "Ancestral Release"
For lands in developing areas like Ibeju-Lekki or Epe, you may not find a C of O. Instead, you find an Excision (the government releasing land to a community) and a Gazette (the official record of that release).
The Verification: We don't just take the seller’s word that land is "Gazetted." We verify the Page Number and Volume of the Lagos State Official Gazette. If the land falls outside the coordinates listed in that Gazette, it is still "Under Acquisition."
Summary Checklist for Diaspora Buyers
Document | Purpose | How Zikan Verifies It |
C of O / Consent | Root of Title | e-GIS Digital Search at Alausa |
Survey Plan | Boundary/Location | Charting at the Surveyor-General's Office |
Deed of Assignment | Proof of Transfer | Legal Review of the "Chain of Title" |
Land Use Charge Receipt | Tax Compliance | Cross-reference with the Ministry of Finance |
Building Approval | Legality of Structure | Verification with LASPPPA |
Conclusion: Don't Buy the Paper, Buy the Verification
In the 2026 Lagos real estate cycle, a document is only a piece of paper until it is validated against the state's digital records. The "Diaspora Premium" often makes you a target for beautifully forged documents that look 100% authentic.
At Zikan Prop Solutions, our legal and survey team treats every document as "guilty until proven innocent." We don't just collect papers; we conduct Forensic Title Audits to ensure that when you send your hard-earned FX, you are buying a secure, bankable, and future-proof asset.
🏢 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
Comments