Title Security—How to Spot a Fake C of O in 2026 and Save Your Millions
- Zikan Realtors
- 4 days ago
- 2 min read
In the high-stakes world of Lagos real estate, the Certificate of Occupancy (C of O) is often called the "Holy Grail" of land titles. But where there is high value, there is high risk. In early 2026, even with advanced digitalization, forgers have become more sophisticated.
A fake C of O can cost you more than just your life savings—it can lead to years of messy litigation or immediate demolition. Here is your 2026 field guide to spotting a fraudulent title before you sign the dotted line.
1. The "Eye Test": Physical Security Features
While many titles are now digital (e-C of O), physical copies still circulate. In 2026, authentic documents have specific "tell-tale" signs of legitimacy.
The Embossed Seal: A genuine C of O has an official Lagos State seal that is physically embossed (raised) into the paper. If the seal looks printed or feels flat to the touch, walk away.
The Paper Texture: Government-issued titles use high-grade, security-threaded paper. It should not feel like standard A4 office paper.
The Signature Scrutiny: Cross-check the Governor’s signature against known authentic documents from the same period. Forgers often struggle with the consistency of ink flow and pressure.
2. The 2026 Digital Cross-Check (e-GIS)
The most foolproof way to verify a C of O in 2026 is through the Lagos State Land Online Portal.
Serial Number Search: Every legitimate C of O has a unique serial number and file number. Input these into the to see if the record exists.
The "Owner Match": Does the name on the digital screen match the person selling the land? If the portal says "Registered to [Person A]" but the seller claims to be "[Person B]" without a registered Deed of Assignment, the title is compromised.
3. Survey Plan Verification: The "Charting" Rule
A C of O is only as good as the Survey Plan it is attached to.
The OSG Portal: In 2026, you can verify survey plans via the .
Coordinate Accuracy: A fake C of O often uses "stolen" coordinates from a nearby plot. By charting the coordinates independently, your surveyor can confirm if the document actually refers to the piece of ground you are standing on.
4. Beware the "Photocopy Only" Trap
One of the oldest tricks in the book is the seller who says, "The original is at the bank for a loan," or "I lost the original, but here is a clear photocopy."
The Red Flag: In 2026, you should never pay a kobo based on a photocopy.
The Solution: Demand a Certified True Copy (CTC) from the Land Registry. A CTC is an official government-stamped duplicate that proves the registry still recognizes that title as active and valid.
Conclusion: Trust, but Digitally Verify
In 2026, you don't need to be a lawyer to stay safe, but you do need to be a "Digital Detective." If a seller is hesitant to allow an e-GIS search or pushes you to skip the charting process, they are hiding something. At Zikan Prop Solutions, we handle the "Search Drama" so you don't have to.
🏢 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
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