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Everything you need to know before buying real estate is included in our Nigeria Property Pack
Buying land in Nigeria requires specific documentation and verification steps to ensure legal ownership and protect your investment. As of September 2025, the Nigerian property market demands strict adherence to documentation requirements, particularly for foreign investors and domestic buyers alike.
Understanding the required documents before starting your land purchase process can save you significant time, money, and potential legal complications. The Nigerian land acquisition process involves multiple government agencies, legal documents, and verification procedures that must be completed in the correct sequence.
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Land purchases in Nigeria require 12 essential documents including Certificate of Occupancy, Deed of Assignment, Governor's Consent, and survey plans. The process involves multiple verification steps through state Land Registry offices to confirm legal ownership and prevent future disputes.
Foreign and domestic buyers must work with certified property lawyers to navigate the documentation requirements, which vary slightly between states but follow federal guidelines established under the Land Use Act of 1978.
| Document Type | Purpose | Required From |
|---|---|---|
| Certificate of Occupancy (C of O) | Proves legal title to land | Seller or post-purchase application |
| Deed of Assignment | Transfers ownership rights | Buyer's lawyer preparation |
| Governor's Consent | Mandatory transfer approval | State Land Bureau application |
| Survey Plan | Confirms boundaries and location | Registered surveyor |
| Purchase Receipt | Payment evidence | Seller |
| Tax Clearance Certificate | Seller's tax compliance | Seller |
| Land Registry Search | Ownership verification | State Land Registry |
Do I need a Certificate of Occupancy before buying land in Nigeria?
You do not need to obtain a Certificate of Occupancy (C of O) before buying land in Nigeria, but the seller should ideally possess one to transfer to you.
A Certificate of Occupancy serves as the primary legal document proving ownership rights to land in Nigeria. When a seller has an existing C of O, they can transfer it to you through the proper legal channels, making your ownership process much smoother and more secure.
If the land you want to purchase does not have an existing C of O, you can still proceed with the purchase, but you will need to apply for one after completing the transaction. This process typically takes 6-12 months and requires additional documentation and fees paid to the state government.
Before purchasing land without a C of O, ensure that the land is not under government acquisition or earmarked for public use. Conduct thorough due diligence through the state Land Registry to verify the land's status and avoid future complications.
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What is the difference between a Deed of Assignment and a Deed of Conveyance, and which one will I need?
A Deed of Assignment is the modern legal document used for transferring land ownership rights in Nigeria, while a Deed of Conveyance is largely obsolete and rarely used for new transactions.
The Deed of Assignment transfers the seller's specific rights and interests in the property to you as the buyer. This document is particularly important for land transactions involving existing Certificates of Occupancy and follows the statutory 99-year lease term structure established under the Land Use Act of 1978.
A Deed of Conveyance was primarily used before the Land Use Act of 1978 for permanent transfers of real property. Today, this document type is considered outdated and is not recommended for current land transactions in Nigeria.
For your land purchase in Nigeria, you will need a Deed of Assignment prepared and executed by your property lawyer. This document must be properly stamped, registered with the state Land Registry, and accompanied by the required Governor's Consent for complete legal validity.
Should I ask the seller to provide a Governor's Consent, and how do I verify it?
Yes, you must obtain Governor's Consent for any land transfer involving property with an existing Certificate of Occupancy, as this approval is legally mandatory under Nigerian law.
Governor's Consent serves as official state government approval for the transfer of land ownership rights. Without this consent, your land transaction lacks legal validity and cannot be properly registered with the state Land Registry.
You can verify Governor's Consent authenticity through several methods: conduct a title search at the state Land Registry, request certified documentary evidence showing official government stamps and registration numbers, and engage your property lawyer to confirm authenticity directly with the state Land Bureau.
The seller should either provide evidence of existing Governor's Consent for previous transfers or agree to apply for new consent during your transaction process. Application fees vary by state but typically range from ₦50,000 to ₦500,000 depending on the land value and location.
What documents prove that the seller is the true owner of the land?
The seller must provide multiple ownership documents to prove legitimate title to the land you want to purchase.
| Document Type | Verification Method | Legal Significance |
|---|---|---|
| Original Certificate of Occupancy | State Land Registry confirmation | Primary ownership proof |
| Registered Deed of Assignment | Land Registry search and extract | Transfer documentation |
| Certified Survey Plan | Surveyor General's office verification | Boundary and location confirmation |
| Purchase Receipts | Cross-reference with land records | Transaction evidence |
| Court Judgment (if applicable) | Court registry verification | Dispute resolution proof |
| Family Consent (customary land) | Community elder attestation | Traditional ownership approval |
How do I check if the land has been registered with the Land Registry?
You must conduct an official title search at the state Land Registry to verify whether the land has been properly registered and to obtain complete ownership history.
Contact the Land Registry office in the state where the land is located and request a comprehensive title search using the land's survey plan number, plot number, or Certificate of Occupancy reference. This search will reveal all registered transactions, encumbrances, and current ownership status.
Your property lawyer should perform this search on your behalf and obtain certified copies of all relevant registration documents. The search typically costs between ₦10,000 to ₦50,000 and takes 2-5 business days to complete.
Request a Land Registry extract or confirmation letter that shows the land's registration status, current ownership details, and any liens or encumbrances. This document serves as official proof of the land's legal standing and helps identify any potential ownership disputes.
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What survey plan do I need to confirm the exact location and size of the land?
You need a certified survey plan prepared by a registered surveyor that clearly shows the land's boundaries, coordinates, size, and location within the community or district.
The survey plan must contain specific elements: government stamp or seal from the Surveyor General's office, the surveyor's professional registration number and signature, accurate measurements and coordinates, clear boundary demarcations, and reference to adjoining properties or landmarks.
Verify the survey plan's authenticity by confirming the surveyor's registration status with the Surveyors Council of Nigeria and cross-checking the plan details with the state Surveyor General's office records. Fraudulent survey plans are common, so this verification step is crucial.
The survey plan should be recent (within 2-3 years) and reflect the current state of the land. Older plans may not account for recent developments, road constructions, or boundary changes that could affect your intended purchase.
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How do I verify that the land is not under government acquisition or earmarked for public use?
You must obtain a Land Information Certificate from the state government and conduct thorough searches to confirm the land is not subject to government acquisition or designated for public projects.
Request an official search at the state Ministry of Lands, Physical Planning Department, and relevant local government offices to check for any acquisition notices, planned infrastructure projects, or public use designations affecting the land.
Your lawyer should examine the state's master plan and development control documents to identify any future government projects that might impact the property. This includes checking for planned roads, schools, hospitals, or other public infrastructure that could lead to land acquisition.
Obtain written confirmation from relevant government agencies stating that the land is not under acquisition or earmarked for public use. This documentation protects you from future government claims and potential property loss without adequate compensation.
Do I need to see the Tax Clearance Certificate of the seller before the transaction?
Yes, you should request the seller's Tax Clearance Certificate, especially for high-value transactions or when dealing with corporate sellers, as this document confirms tax compliance and is often required for Governor's Consent applications.
The Tax Clearance Certificate demonstrates that the seller has fulfilled their tax obligations to the state government, which adds legitimacy to the transaction and reduces the risk of future complications related to unpaid taxes on the property.
Some states require current Tax Clearance Certificates as part of the Governor's Consent application process. Without this document, your ownership transfer application may be delayed or rejected by state authorities.
For individual sellers, request a personal Tax Clearance Certificate valid for the current tax year. Corporate sellers must provide both company tax clearance and relevant director certifications to prove compliance with all applicable tax requirements.
What type of identification documents should the seller provide to prove authenticity?
The seller must provide valid government-issued identification documents to verify their identity and legal capacity to sell the land.
Individual sellers should present one of the following: National Identity Card (NIN), International Passport, Voter's Registration Card, or Driver's License. These documents must be current, contain clear photographs, and match the name on all property ownership documents.
Corporate sellers require additional documentation including Certificate of Incorporation, Memorandum and Articles of Association, current Board Resolution authorizing the sale, and identification documents of authorized signatories with their signatures duly notarized.
Cross-reference the seller's identification with all property documents to ensure name consistency. Any discrepancies in names or signatures should be resolved through affidavits or legal name change documentation before proceeding with the transaction.
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Which receipts or payment evidence must I collect after paying for the land?
You must obtain comprehensive payment documentation that clearly records the transaction details and protects your financial interests in the land purchase.
Collect a formal Purchase Receipt or Acknowledgment Receipt signed by the seller that includes: complete property description with survey plan reference, total purchase amount in words and figures, payment date and method, full names and signatures of both buyer and seller, and witness signatures with their contact information.
For bank transfers or electronic payments, retain copies of bank transfer receipts, debit alerts, and payment confirmations that clearly show the seller's account details and transaction references. These documents serve as proof of payment and help trace funds if disputes arise.
Request the seller to sign a separate payment acknowledgment letter confirming receipt of the full purchase amount and stating that no additional payments are required. This document prevents future claims for additional money and provides clear evidence of complete payment.
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What legal documents must my lawyer prepare to protect my interest in the transaction?
Your property lawyer must prepare several critical legal documents to protect your interests and ensure proper transfer of land ownership rights.
The primary document is the Deed of Assignment, which formally transfers the seller's rights and interests in the land to you. This document must include detailed property descriptions, purchase terms, warranties from the seller, and proper execution by all parties with notarization.
Your lawyer should also prepare a Conditional Sale Agreement or Purchase Agreement that outlines all transaction terms, payment schedules, completion deadlines, and conditions precedent such as satisfactory title verification and document production.
Additional protective documents include: Power of Attorney (if applicable), Statutory Declaration of Age and Consent, Application forms for Governor's Consent, Indemnity forms protecting against undisclosed encumbrances, and Dispute resolution agreements specifying arbitration procedures and applicable laws.
What additional documents will I need to register the land in my own name after the purchase?
After completing your land purchase, you need specific documents to register the property in your name with the state Land Registry and obtain full legal ownership recognition.
The essential registration documents include: executed and stamped Deed of Assignment, approved Governor's Consent with official stamps, certified survey plan from a registered surveyor, seller's original Certificate of Occupancy or equivalent ownership proof, and completed Land Registry application forms with required photographs.
You must also provide: evidence of statutory payment receipts including stamp duty and registration fees, your identification documents and passport photographs, Tax Clearance Certificate (in some states), and affidavits confirming your capacity to own land (especially important for foreign buyers).
The registration process typically takes 3-6 months and costs vary by state, ranging from ₦100,000 to ₦1,000,000 depending on land value and location. Your lawyer should handle this process to ensure compliance with all requirements and timely completion.
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.
Buying land in Nigeria requires careful attention to documentation and legal procedures to protect your investment and ensure legitimate ownership.
Working with experienced property lawyers and conducting thorough due diligence through proper government channels will help you avoid common pitfalls and secure your land purchase successfully.
Sources
- Certificate of Occupancy in Nigeria - Mixt Africa
- Understanding Certificate of Occupancy in Nigeria - Moart Company
- Certificate of Occupancy in Nigeria - Eystone
- Deed of Conveyance - Facibus Housing
- Difference Between Deed of Conveyance and Deed of Assignment - Tribune Online
- Difference Between Deed of Conveyance and Deed of Assignment - Hush Homes
- Governor's Consent in Nigeria - Affable Homes
- Governor's Consent in Real Estate - Casa Perdana
- Why Governor's Consent Matters When Buying Property in Nigeria - Urban Living
- Documents Required for Land Purchase in Nigeria - LinkedIn