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Registering property in Lagos requires navigating multiple government agencies, paying various fees, and following a structured process that can take 3-6 months to complete.
The Lagos State Lands Bureau handles all property registration through the Land Registry, requiring specific documentation, title searches, Governor's Consent applications, and payment of fees totaling 3-5% of the property's fair market value. Understanding each step, from initial document preparation to final registration collection, helps investors avoid common delays and legal complications that plague many property transactions in Lagos.
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The Lagos State Lands Bureau manages all property registration through a multi-step process requiring document preparation, title searches, Governor's Consent, and fee payments.
The entire registration process typically takes 3-6 months and costs 3-5% of the property's fair market value in various government fees.
| Process Stage | Required Action | Typical Duration | Cost Range |
|---|---|---|---|
| Document Preparation | Gather all required documents from lawyers and agencies | 2-4 weeks | ₦50,000-₦200,000 |
| Title Search | Verify property title at Land Registry | 2-14 days | ₦10,000-₦50,000 |
| Governor's Consent Application | Submit application and supporting documents | 4-12 weeks | 1.5% of FMV |
| Fee Payments | Pay stamp duty, registration fees, consent fees | 1-2 weeks | 2.5% of FMV |
| Final Registration | Deed stamping and registry entry | 2-4 weeks | 0.5% of FMV |
| Document Collection | Collect registered title with official number | 1-2 weeks | ₦5,000-₦15,000 |
What government agency in Lagos is responsible for handling land and property registration?
The Lagos State Lands Bureau, operating through the Lagos State Land Registry, serves as the primary government agency responsible for all land and property registration activities in Lagos State.
This agency manages the entire registration process, from initial title searches to final registration of property documents. The Lagos State Lands Bureau handles Governor's Consent applications, maintains the official land registry database, and issues registered titles to property owners.
The main office is located at Lagos State Secretariat, Alausa, Ikeja, where property owners must conduct their registration activities. The agency also coordinates with other government departments like the Surveyor-General's Office and Federal Inland Revenue Service to complete the registration process.
As of September 2025, the Lagos State Lands Bureau has implemented digital systems to streamline some aspects of the registration process, though many steps still require physical visits to government offices.
What documents must I prepare before starting the registration process, and where can I obtain them?
Property registration in Lagos requires eight essential documents that must be obtained from various sources before beginning the formal process.
The Deed of Assignment or Sale Agreement forms the foundation of your registration and must be prepared by a qualified property lawyer after your purchase agreement is finalized. Your Survey Plan requires hiring a licensed surveyor and must be registered at the Lagos State Surveyor-General's Office before submission.
You'll need a Land Information Certificate from the Land Registry for title search purposes, along with a Tax Clearance Certificate from Lagos State Internal Revenue Service (LIRS). Valid identification documents include your National ID, driver's license, or international passport, plus passport photographs for both buyer and seller.
The seller must provide Root Title Documents or Previous Title papers, which you should verify at the Land Registry before proceeding. Finally, collect all Receipts of Payment for purchase amounts, charting fees, and other government charges throughout the process.
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How do I confirm that the land or property I want to register has a clean title and is not under government acquisition?
Confirming clean title status requires conducting searches at two critical government offices: the Lagos State Land Registry and the Office of the Surveyor-General.
Visit the Lagos State Land Registry at Lagos State Secretariat, Alausa, Ikeja, with your Survey Plan and the seller's title documents to verify the property is free from encumbrances, liens, or legal disputes. This search reveals any existing mortgages, court injunctions, or ownership disputes that could affect your purchase.
The Surveyor-General's Office provides crucial information about government acquisition status through their charting process. Government acquisition plans, road expansion projects, or public use designations can invalidate private ownership, making this verification essential before purchase.
Bring a qualified property lawyer to both offices for professional verification and interpretation of search results. Some properties may have partial government acquisition or pending acquisition orders that aren't immediately apparent in basic searches.
The search process typically takes 2-14 days depending on office workload, and costs range from ₦10,000 to ₦50,000 for comprehensive verification.
What are the official fees, taxes, and charges involved at each stage of the registration process in Lagos?
| Fee Type | Calculation Method | Typical Amount | Payment Location |
|---|---|---|---|
| Application Fee | Flat rate or percentage | ₦5,000-₦50,000 | Land Registry |
| Charting/Endorsement Fee | Fixed amount | ₦10,500 | Surveyor-General's Office |
| Governor's Consent Fee | 1.5% of Fair Market Value | 1.5% of property value | Land Registry/Lands Bureau |
| Stamp Duty | 0.5% of Fair Market Value | 0.5% of property value | Federal Inland Revenue Service |
| Registration Fee | 0.5% of Fair Market Value | 0.5% of property value | Land Registry |
| Neighborhood Improvement Levy | ₦2 per square meter annually | Varies by property size | Land Registry (excised lands only) |
| Capital Gains Tax (future sale) | 0.5-10% of gains | Varies by holding period | Federal Inland Revenue Service |
Where do I go to conduct a land search at the Lagos State Land Registry, and how long does it usually take?
The official land search must be conducted at the Lagos State Land Registry located within the Lagos State Secretariat complex in Alausa, Ikeja.
You'll need to visit the Land Registry office during business hours (typically 8:00 AM to 4:00 PM, Monday through Friday) with your completed application form and required documents including the Survey Plan and seller's title documents. The registry staff will guide you through the search process and provide access to their database.
The search duration varies significantly based on current workload, ranging from 2 days for straightforward cases to 14 days for complex properties with extensive ownership history. Properties with multiple previous owners or those located in disputed areas may require additional time for thorough verification.
During peak periods or when the registry experiences staff shortages, searches can extend beyond two weeks. It's advisable to budget 3-4 weeks for search completion when planning your registration timeline.
The search fee ranges from ₦10,000 to ₦50,000 depending on property type and complexity of the title history.
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What is the step-by-step process for obtaining a Governor's Consent in Lagos, and how much does it cost?
Governor's Consent represents the state government's approval for property transfer and requires following a specific seven-step process through the Lagos State Lands Bureau.
Step 1: Prepare all required documents including your Deed of Assignment, Survey Plan, seller's original title, passport photographs, and incorporation certificate if purchasing through a company. Step 2: Submit your complete application at the Directorate of Land Services within the Lands Bureau with all supporting documentation.
Step 3: Receive your Demand Notice showing the assessed fees based on the property's Fair Market Value as determined by government valuers. Step 4: Pay all required fees including the 1.5% consent fee, 0.5% registration fee, and 0.5% stamp duty through bank drafts made payable to the Lagos State Government.
Step 5: Allow time for document processing, review, and approval by the State Commissioner or governor's designated representative. Step 6: Have your Deed of Assignment stamped at the Federal Inland Revenue Service office and registered at the Land Registry. Step 7: Collect your Governor's Consent certificate with your official title registration number.
The total cost equals approximately 2.5% of your property's Fair Market Value, plus additional application and processing fees of ₦20,000-₦100,000.
How do I calculate the stamp duty and registration fees, and where are they paid in Lagos State?
Stamp duty and registration fees are calculated as fixed percentages of your property's Fair Market Value (FMV) as assessed by Lagos State government valuers.
The stamp duty calculation is straightforward: 0.5% of the property's FMV, paid directly to the Federal Inland Revenue Service (FIRS). Registration fees also equal 0.5% of FMV, paid to the Lagos State Land Registry. Together, these fees represent 1% of your property's assessed value.
For example, on a property valued at ₦50 million, you'll pay ₦250,000 in stamp duty to FIRS and ₦250,000 in registration fees to the Land Registry. Payment must be made through bank drafts or certified checks made payable to the respective government agencies.
Visit the FIRS office in Lagos (typically located in Victoria Island or Ikeja) for stamp duty payment, and the Land Registry at Alausa for registration fee payment. Both agencies provide official receipts that must be included in your final registration submission.
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What offices or agencies must I physically visit during the registration process, and in what order?
The Lagos property registration process requires visits to five specific government offices in a particular sequence to ensure smooth processing.
Begin at the Lagos State Land Registry (Lagos State Secretariat, Alausa) for your initial application submission and title search activities. Next, visit the Surveyor-General's Office for survey plan registration and charting verification to confirm government acquisition status.
Your third stop is the Federal Inland Revenue Service office for stamp duty payment on your Deed of Assignment - this must occur before final registration. Fourth, return to the Directorate of Land Services at the Lands Bureau for Governor's Consent processing and approval.
Additional visits may include the Lagos State Internal Revenue Service for tax clearance certificates and the Lagos State Material Testing Laboratory if your property requires specific compliance certifications. The final visit returns you to the Land Registry for document collection and title registration confirmation.
Plan for 6-8 separate office visits over the 3-6 month registration period, with some offices requiring multiple visits for different stages of the process.
How do I ensure my Deed of Assignment or Deed of Lease is properly prepared, executed, and stamped?
Proper deed preparation requires engaging a qualified property lawyer who specializes in Lagos real estate transactions and understands current legal requirements.
Your lawyer will draft the deed to include all essential elements: accurate property description, clear identification of buyer and seller, purchase price, payment terms, and any special conditions. The deed must be executed by both parties in the presence of at least two witnesses who will also sign the document.
After execution, the deed requires legal stamping at the Federal Inland Revenue Service office before registration can proceed. The stamp duty amount (0.5% of property value) must be calculated and paid, with the official stamp affixed to the deed document.
Verify that your lawyer is familiar with current Lagos State requirements and has successfully completed recent property registrations. Poor deed preparation is one of the most common causes of registration delays and rejections.
The deed preparation and stamping process typically costs ₦200,000-₦500,000 in legal fees plus the stamp duty amount, depending on property value and complexity.
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How long does the entire registration process typically take in Lagos from submission to completion?
The complete Lagos property registration process typically requires 3-6 months from initial document submission to final registration collection, though complex cases can extend beyond this timeframe.
Document preparation and initial submission usually take 2-4 weeks, depending on how quickly you can gather required documents and complete legal preparations. The title search and verification stage adds another 2-4 weeks, while Governor's Consent processing represents the longest phase at 4-12 weeks.
Fee payment and stamp duty processing require 1-2 weeks, followed by final registration and deed stamping taking an additional 2-4 weeks. Document collection and title number assignment typically conclude within 1-2 weeks after final registration.
Factors that can extend the timeline include incomplete documentation, disputed ownership history, government office backlogs, and seasonal variations in processing speed. Properties with complex ownership structures or those requiring additional compliance certifications may require 8-12 months for completion.
Planning for a 6-month timeline with potential extensions provides realistic expectations for most property registration scenarios in Lagos.
What common mistakes delay property registration in Lagos, and how can I avoid them?
Five critical mistakes account for the majority of Lagos property registration delays, each easily preventable with proper preparation.
Incomplete documentation represents the most frequent error, particularly missing survey plans, invalid tax clearance certificates, or improperly executed deeds. Always verify document completeness before submission and maintain updated copies of all required papers.
Failing to verify the seller's title and government acquisition status leads to serious legal complications and registration rejections. Conduct thorough due diligence at both the Land Registry and Surveyor-General's Office before proceeding with any purchase.
Unpaid fees or incorrect payment amounts cause immediate processing delays. Calculate all fees accurately and ensure payments are made to the correct government accounts using proper payment methods.
Using inexperienced legal representation or attempting DIY registration often results in procedural errors and document rejections. Engage qualified property lawyers with recent Lagos registration experience.
Lack of follow-up with government agencies allows applications to stagnate in processing queues. Maintain regular contact with relevant offices and track your application's progress throughout the process.
Once the process is completed, how do I collect proof of registration and verify that my property is now fully recognized by the Lagos State Government?
Upon completion, you'll collect your stamped and registered Deed of Assignment or Deed of Lease with an official title registration number from the Lagos State Land Registry.
This registered deed serves as your primary proof of ownership and includes the government's official seal, registration date, and unique title number that identifies your property in the state database. Schedule an appointment at the Land Registry to collect your documents and verify all information is accurate.
For additional verification, confirm your property's entry in the official Land Registry database either through in-person inquiry or the state's online portal if available. The registry can provide a Certified True Copy of your registered title for extra validation and future reference.
Your registration is considered complete and legally recognized when your deed bears the official government stamp, contains a valid title number, and appears in the Land Registry database. Keep multiple copies of your registered deed in secure locations and consider obtaining certified copies for important transactions.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Successfully registering property in Lagos requires careful navigation of multiple government agencies, proper documentation, and patience throughout the 3-6 month process.
Understanding the fee structure, required office visits, and common pitfalls helps investors complete registration efficiently while avoiding costly delays and legal complications.
Sources
- Lagos State Land Registry Online Portal
- Land Registration in Lagos State: Procedure and Requirements
- Lagos State Land Registration Law Analysis
- Step-by-Step Guide to Land Registration in Nigeria
- How to Verify Land Ownership in Nigeria
- Governor's Consent Processing in Lagos State
- Property Title Verification and Fraud Prevention
- Conducting Search at Lagos Land Registry
- Property Registration Challenges in Nigerian States
- Governor's Consent and Land Title in Lagos