Why Conducting a Property Search in Nigeria Could Save You Millions (and Your Peace of Mind)
Written Eniola Akinlade
Let’s paint a picture.
You’ve finally found it !!!! the perfect piece of land in Lekki, or maybe a lovely bungalow in Gwarinpa. The seller is charming, the price seems fair, and the agent? Oh, the agent has stories for days.
He says things like:
“Oga, people dey rush this land o!”
“Madam, if you blink, another buyer go carry am o!”
“The owner is relocating abroad. That’s why it’s cheap!”
Sounds familiar?
Now imagine you buy it. You pop a bottle of wine to celebrate. You even post it on Instagram: “New Landlord in Town”.
Then… weeks later, you hear a knock. Not a congratulatory visit, but a summons, or worse, an ‘Omo Onile’ banging on your gate claiming your land is his grandfather’s burial ground.
Boom. Welcome to Naija Property Wahala
So, What’s the Solution?
Conduct. A. Proper. Search!!!!!
Not a Google search. Not “I asked someone at the bar.”
I mean a real legal, registry-based, professionally backed land search.
Let me break it down, educate you, cite the law and keep it real.
First, what is a Property Search?
A property search is the legal process of verifying ownership, authenticity, and legal status of any land, building, or property before you buy it.
It’s like doing a background check on a house. You’re asking:
• Who owns this property?
• Is it free from encumbrances?
• Has the government acquired it?
• Is there any litigation pending?
• Has someone sold it to three other people already?
Under Section 1 of the Land Use Act 1978, all land in a state is vested in the Governor, who holds it in trust for the people.
This means all land transactions must be verified and approved through formal registration. Without proper title search and consent, your transaction is legally weak.
Why You Must Never Skip This Step
1. Ownership Verification
You’d be shocked how many “sellers” are selling what they don’t own.
With a search, you’ll know if:
• The seller is the rightful owner
• The name on the C of O or Deed of Assignment is genuine
• The land isn’t under dispute or part of an estate that hasn’t gone through probate
Case Reference:
Omosanya v. Anifowose (2004) 17 NWLR (Pt. 902) 111
The court held that only a legal owner can validly transfer property. Without proof of title, any sale is void.
2. Avoid Government Acquisition
Lagosians, listen up!
You see that land in Ibeju-Lekki with coconut trees and ocean breeze?
It might already be acquired by the government
Under Section 28 of the Land Use Act, the government has the right to compulsorily acquire land for public purpose. Any land within a “committed acquisition zone” is off-limits for private development unless properly regularized.
If your land falls within such an area and hasn’t been excised, it can be demolished without compensation.
3. Detect Liens, Mortgages & Legal Drama
Imagine buying a house only to discover a bank owns it. Or it’s under court dispute. Or there’s a caveat registered against it.
Case Law:
Savannah Bank v. Ajilo (1989) 1 NWLR (Pt. 97) 305
The court held that without Governor’s Consent, any mortgage or transfer of interest in land is null and void. You don’t want to pay for land that’s under a lien, mortgage, or frozen by a court order.
Where Do You Conduct a Property Search?
Abuja (FCT)
AGIS – Abuja Geographic Information Systems
Lagos
Lagos State Lands Registry / Land Bureau, Alausa
Ogun State
Bureau of Lands and Survey, Abeokuta
Rivers State
Ministry of Lands and Housing, Port Harcourt
Oyo State
Lands Registry, Ministry of Lands, Ibadan
Online Search?
Some states (like Lagos and FCT) now support e-search portals, but physical search through a lawyer is still more reliable and official.
What Documents Do You Search?
• C of O (Certificate of Occupancy)
• Deed of Assignment/Sublease
• Survey Plan (must be registered and verified at the Surveyor-General’s Office)
• Court Judgment or Probate Letters, if inherited
• Power of Attorney, if seller is not the direct owner
Searches should also be conducted at:
• Land Registry (for title verification)
• CAC, if seller is a company
• Probate Registry, if from an estate
• Surveyor-General’s Office, to detect government encroachment
• Physical site inspection – ask neighbors, elders, even the gateman!
Real-Life Examples That Will Shake You
Case 1: Triple Sale in Ajah
One plot. Three buyers. One fake seller.
None of the buyers searched. Today, the land is locked down by litigation. Nobody’s building anything.
Case 2: Kubwa Disaster (FCT)
Madam bought 2 plots with a friend’s help. They skipped AGIS. FCDA marked the land as government reserve. Bulldozers came. No mercy. No compensation.
Legal Reference:
Under Section 5(1) of the Land Registration Act, only registered interests in land are legally recognized. If it’s not registered or verified, it’s not yours.
Is It Expensive?
• Land Registry Search Fees: ₦10,000 – ₦50,000
• Lawyer’s Search Fee: depending on complexity and the lawyer
• Survey Plan Verification: ₦10,000 – ₦25,000
• CAC Search (for companies): ₦5,000 – ₦10,000
But again, cheap search vs. costly mistake?
I’d pick the search every time.
Who Should Conduct the Search?
A lawyer, full stop.
Preferably one with real estate or land law experience.
You wouldn’t go to a barber for a toothache, so please don’t go to a “WhatsApp agent” for a land search.
Bonus Tip from the Courts:
In Romfa Energy v. State (2012), the court frowned on the sale of land through unverified documents and held that due diligence is the buyer’s legal duty.
Final Thoughts: Buy Land With Your Head, Not Just Your Heart
Nigeria is booming with real estate deals.
But the boom also comes with scammers, forgers, and land grabbers.
A property search is your shield.
• It protects your money
• Protects your peace
• And gives you legal standing if anything goes south
“Let the buyer beware” (Latin: Caveat emptor) is not just fancy lawyer talk. It’s a real warning. In Nigeria, buying land without a search is like playing Russian roulette with your future.
One Final Word
Before you fall for the “land promo,” “agent sweet talk,” or “limited offer”
Ask:
Has a search been done?
If not?
No transaction. No regrets.
ALWAYS REMEMBER ‘‘THE BITTERNESS OF A BAD LAND DEAL LAST LONGER THAN THE SWEETNESS OF A GOOD PRICE’’
Written by ENIOLA AKINLADE
Copyright © [2025]