Connect with us

Business

Real Estate Due Diligence: What Every Buyer Must Check Before Paying in Lagos State by Dennis Isong

Avoid lands tagged as “committed”—this means the government has already planned something for that area.

Published

on

Mr. Samuel had finally saved enough to buy his dream plot in Lagos. He was tired of renting and wanted a piece of land to call his own.

One day, he came across a well-dressed agent who promised him a juicy deal—a prime piece of land in Ibeju-Lekki at an unbelievably low price.

The agent assured him that everything was “clean.” No Omo Onile drama, no government wahala. Mr. Samuel was excited.

He visited the land once, saw a few other buyers inspecting, and felt reassured. Without conducting any serious checks, he quickly made payment.

The agent even arranged for a “lawyer” to draft a deed of assignment. Everything seemed perfect.

Two months later, Mr. Samuel decided to start building. That was when the nightmare began. A group of fierce-looking men stormed the site, shouting that the land belonged to their family.

They claimed they never sold it to anyone. Confused and scared, Mr. Samuel tried calling the agent—his number was switched off.

The “lawyer” who drafted his deed had disappeared too. He went to the Lagos State Land Registry, only to discover that the land was government-acquired. Mr. Samuel had lost everything.

His hard-earned savings, his dreams, and his peace of mind. This could have been avoided if only he had done proper due diligence before paying.

What is Due Diligence in Real Estate?

Due diligence means verifying everything about a property before committing to buy it. It’s like running a background check to make sure you are not about to throw your money into a trap.

Lagos is notorious for real estate fraud—Omo Onile disputes, fake land documents, and government-acquired properties being resold illegally. One wrong move and you could lose millions.

So, before you pay a kobo, here are the critical things you must check:

1. Confirm Ownership: Who Really Owns the Land?

Never assume the person selling the land is the real owner. People sell land they don’t own every day in Lagos. Some are tenants or relatives of the real owner, while others are pure scammers.

What to Do:

●      Ask for the title documents (C of O, Deed of Assignment, Governor’s Consent, or Survey Plan).

●      Go to the Lagos State Land Registry (Alausa) to verify the document. If the land is not registered, don’t buy it.

●      If it’s family land, ensure all family members involved sign the documents to avoid future disputes.

2. Verify Land Title and Documents

Even if the seller shows you a C of O, don’t trust it blindly. Fake C of Os and land documents flood the market. Some lands also have government restrictions, meaning they can be demolished anytime.

What to Do:

●      Conduct a search at the Lagos State Lands Bureau to verify if the title is genuine.

●      Cross-check survey plans at the Office of the Surveyor-General to confirm the land’s coordinates and whether it falls under government acquisition.

●      Engage a trusted real estate lawyer to help you review the documents.

3. Check for Government Acquisition Issues Lagos State is aggressive when it comes to land acquisition. Some lands are meant for future government projects but are still being illegally sold to unsuspecting buyers.

What to Do: ●      Visit the Lagos State Ministry of Physical Planning and Urban Development to check if the land is under acquisition.

●      Avoid lands tagged as “committed”—this means the government has already planned something for that area.

4. Conduct a Physical Inspection—Don’t Rely on Photos Many buyers have fallen victim to real estate scams because they paid for land they never saw. Some agents take buyers to a different land, collect money, and disappear.

What to Do:

●      Visit the land multiple times—morning, afternoon, and evening. ●      Talk to neighbors and ask questions about the land’s history.

●      Check for any signs of disputes (e.g., different people laying claims to the land).

5. Avoid Verbal Agreements—Everything Must Be in Writing Many people have lost money because they trusted verbal agreements. Some sellers will promise you land and later deny ever meeting you.

What to Do:

●      Ensure you have a proper sales agreement signed by both parties.

●      The agreement should be prepared by a trusted lawyer, not the seller’s lawyer (to avoid conflict of interest).

●      Every payment must be documented, and receipts issued.

6. Investigate the Seller or Real Estate Company Some real estate companies in Lagos operate like Ponzi schemes.

They sell lands that don’t belong to them, promising fake allocations.

Before you pay, verify! Before you sign, investigate! Before you trust, confirm! And if you need expert guidance, reach out to a trusted real estate professional (like me) who can help you avoid the pitfalls.

What to Do:

●      Research the company’s history and reviews from past buyers.

●      Confirm their RC number and check if they are registered with CAC.

●      Visit their physical office and ask tough questions. 7. Beware of Omo Onile Wahala Omo Onile (land grabbers) can frustrate landowners with illegal fees and disturbances.

They can show up after purchase, demanding extra money or threatening to seize the land.

What to Do:

●      Buy land in secured estates to avoid Omo Onile drama.

●      If buying directly from a family, ensure ALL family members agree to the sale.

●      Have a lawyer draft an indemnity clause in your agreement to protect you from future Omo Onile claims.

8. Know the Land Use Purpose

Not all lands are meant for residential buildings. Some are strictly for commercial, agricultural, or industrial use.

What to Do:

●      Check the zoning regulations at the Lagos State Ministry of Physical Planning.

●      If you’re buying for business, ensure you won’t run into legal troubles later.

Don’t Let Greed and Urgency Lead You Into a Trap Many people fall victim to real estate scams because they are in a rush or want “cheap land.”

Lagos is a tough market—if a deal looks too good to be true, it probably is.

Remember Mr. Ade’s story? Don’t let it happen to you. No matter how urgent the deal seems, take your time to verify everything.

Due diligence is not a waste of time; it’s the only thing standing between you and financial disaster.

Before you pay, verify! Before you sign, investigate! Before you trust, confirm! And if you need expert guidance, reach out to a trusted real estate professional (like me) who can help you avoid the pitfalls.

Continue Reading
Click to comment

Leave a Reply

Your email address will not be published. Required fields are marked *

Business

USSD Charges: Telcos threaten to withdraw services over banks’ misinformation

“If you do not wish to continue using USSD banking under this new model, you may choose to discontinue use of the USSD channel.”

Published

on

By

The telecom operators in Nigeria, including MTN Nigeria, Airtel, Globacom and 9Mobile have threatened to withdraw network support for banks’ Unstructured Supplementary Services Data, USSD.

This follows what they described as gross misinformation of subscribers on the mode of deduction for transaction fees.

USSD, commonly known as ‘bank transfers’, is done through shortcodes on mobile phones.

Yesterday, the banks issued a notice to their customers that the Nigerian Communications Commission (NCC) has directed them to stop deducting charges for USSD transactions directly from customers’ accounts, and that telecoms will now deduct charges from users’ mobile airtime.

The notice from the banks read in part:

“In line with the directive of the Nigerian Communications Commission (NCC), please be informed that effective June 3, 2025, charges for USSD banking services will no longer be deducted from your bank account.

Going forward, these charges will be deducted directly from your mobile airtime balance in accordance with the NCC’s End-User Billing (EUB) model.

“Under this new billing structure, each USSD session will attract a charge of ?6.98 per 120 seconds, which will be billed by your mobile network operator.

“You will receive a consent prompt at the start of each session, and airtime will only be deducted upon your confirmation and availability of the bank to fulfil this service.

“If you do not wish to continue using USSD banking under this new model, you may choose to discontinue use of the USSD channel.”

However, in a swift reaction, the telcos under their umbrella body, the Association of Licensed Telecom Operators of Nigeria, ALTON said the banks’ notice is a gross misinformation deliberately hatched to suit their selfish interests.

Hence they threatened to withdraw network support to the banks’ USSD services.

Chairman of ALTON Engr Gbenga Adebayo told Vanguard: ” I don’t understand why the banks are twisting agreements and distorting information just to favour their selfish interests.

In the first place, the information wasn’t a directive from the NCC but a joint regulatory agreement between the NCC and the Central Bank of Nigeria, CBN witnessed by the telcos and the banks.

The agreement was that if the banks finally cleared all USSD debts owed to the telcos by June 2, 2025, they would be free to migrate to the end-user billing method, so long as the model of migration is transparent and agreed upon by the telcos.

Source: Vanguard

Continue Reading

Business

“Only 37% of Nigerian roads are in good condition ” – MAN

The Nigerian government holds the primary responsibility for creating an enabling environment to unlock the manufacturing sector’s potential.

Published

on

By

L-R: MD Coleman Wires and Cables industries limited, Mr. George Onafowokan, DG MAN, Mr. Segun Ajayi-Kadir, and Mr. Adetunji Aderinto, founder Zetamind consulting limited at a conference organized by Business Day in Lagos on Thursday.

“Only 37 percent of Nigerian roads are in good condition, which continues to increase production and transportation costs, making Nigerian products less competitive.”

“Segun Ajayi-Kadir, the Director – General of the Manufacturers Association of Nigeria (MAN), gave this statistics during the 2025 Manufacturing Conference organized by BusinessDay in Lagos, with the theme: “Unlocking Nigeria’s Manufacturing Potential: Strategies for Sustainable Growth Amid Economic Turbulence.”

Ajayi-Kadir noted that while recent improvements in infrastructure is commendable, there’s need for investing significantly in critical transport infrastructure — roads, ports, and industrial corridors — to reduce logistics bottlenecks and improve market access.

He stated, “The Nigerian government holds the primary responsibility for creating an enabling environment to unlock the manufacturing sector’s potential.

This requires strategic action across infrastructure, fiscal policy, and regional integration.”

Ajayi-Kadir acknowledged the passage of four tax reform bills aimed at streamlining the tax system and praised the government’s “Nigeria First Policy.”

However, he emphasized the need for swift and effective implementation.

He further recommended making the Nigeria First Policy a binding law, with penalties for violators, to ensure transparency, public awareness, and enforcement.

Ajayi-Kadir further called for establishing structured platforms for regular consultations with manufacturers to align policies with industry needs.

“There is need for setting up systems for timely and relevant export data sharing through embassies, trade attachés, and relevant agencies to help manufacturers access global markets.

Also ensuring consistent and transparent policy-making to boost investor confidence and foster long-term growth.”

The Managing Director of Coleman Wires and Cables Industries Limited, Mr. George Onafowokan, noted that more foreign investors are entering Nigeria to establish businesses despite prevailing economic challenges, even as some local businesses continue to complain about the operating environment.

He urged Nigerian manufacturers to look inward and explore the abundant opportunities within the country to boost their enterprises.

In the same vein, Adetunji Aderinto, founder of Zetamind Consulting Limited and a fellow panelist, remarked that foreign investors often recognize prospects in the Nigerian market that many local manufacturers overlook.

He advised manufacturers to reduce costs through technology adoption and data utilization.

“Some manufacturers shut down operations because they don’t understand what their customers need. They need to increase market share and strengthen their supply chains,” Aderinto added.

The Director -General of the Nigerian Association of Chambers of Commerce, Industry, Mines and Agriculture (NACCIMA), Mr. Olusola Obadimu, called on the Federal Government and the Central Bank of Nigeria (CBN) to take urgent steps to curb inflation.

He also urged state governments to focus more on people-centric development rather than internally generated revenue alone.

The panelists collectively encouraged Nigerians to patronize locally made products and commended the Federal Government’s efforts in promoting the “Buy Nigeria” campaign.

Continue Reading

Business

Complete List of Documents You Need to Buy Land in Lagos by Dennis Isong

And if you’re serious about doing it right, reach out to someone who knows the Lagos real estate landscape like the back of his hand. Someone like, well… me.

Published

on

By

Always confirm documents from the Lagos State Land Registry and avoid cash-only deals without paperwork.

Buying land in Lagos can be a rewarding move—whether you’re planning to build a home, invest for the future, or start a commercial project.

But while the opportunities are exciting, the process isn’t as straightforward as just paying and getting a receipt.

Lagos, like many parts of Nigeria, has its peculiar legal and property documentation system, and understanding this system can be the difference between owning your land and losing your hard-earned money.

If you’re thinking about land ownership in this dynamic city, then knowing the documents you need to buy land in Lagos is not just helpful—it’s essential.

These documents are your only legal shield in a city where land disputes and multiple claims are far too common.

Let’s break it all down in a way that’s easy to understand.

First Things First: Why Documentation Matters

In Lagos, land ownership is often a maze.

There’s family land, government-acquired land, excised land, and committed land. Many buyers have found themselves entangled in court cases or financial loss simply because they didn’t know what papers to ask for.

Documents give your land transaction structure and legality. Without them, your ownership is shaky at best and fraudulent at worst.

Now let’s walk through the key documents you must check for—and get—before buying land in Lagos.

The Survey Plan

This is the starting point. A survey plan shows the exact location and measurements of the land. It tells you where the land is and how big it is.

More importantly, it helps confirm if the land falls within a government-acquired or committed area.

Government-acquired lands are off-limits unless the land has been officially released (excised).

A verified survey plan will also tell you whether the land has been registered before.

To be on the safe side, always take the survey plan to a registered surveyor or the Lagos State Surveyor General’s office for charting.

That way, you know you’re not buying into trouble.

The Deed of Assignment

when land changes hands—from seller to buyer—a Deed of Assignment is what captures that transfer.

This document states the details of the transaction: who sold it, who bought it, the size of the land, the location, and the terms of sale.

It must also indicate the history of ownership—how the seller came to own the land in the first place.

This document is legally powerful and must be prepared by a property lawyer. After signing, it should be submitted for Governor’s Consent, which we’ll explain shortly.

A Deed of Assignment without proper registration is like buying a car and not transferring the papers—ownership can easily be disputed.

The Certificate of Occupancy (C of O)

Now, this is one of the most talked-about property documents in Lagos.

The Certificate of Occupancy, often called the “C of O,” is proof that the government officially recognizes someone’s right to occupy a piece of land for 99 years.

If a land has a C of O, it means the land has been titled and recognized by the Lagos State Government.

Not all lands have this document, and that doesn’t always mean it’s illegal—but buying land with a valid C of O is the safest route.

It reduces the risk of future government interference and makes getting loans or building approvals easier. However, it’s important to confirm that the C of O truly belongs to the land you’re buying. Cross-check with the Ministry of Lands to be sure.

The Governor’s Consent

This one often confuses people. If a land already has a C of O and is being sold to someone else, the new buyer must obtain the Governor’s Consent.

Why? Because under Nigerian land law, no land transaction is considered fully legal without the consent of the Governor of the state.

The Governor’s Consent is not a casual formality—it’s a legal requirement. Without it, the sale remains incomplete in the eyes of the law. It’s part of what turns your Deed of Assignment into a fully recognized document.

The Gazette

Now, not all lands in Lagos are initially free from government acquisition. Some are acquired by the government but later released to the original landowners—often communities—through a formal process.

When this happens, the release is published in an official record called a Gazette.

A Gazette shows that the land has been excised, meaning it is no longer under government acquisition and can now be owned and sold legally. If the land you’re planning to buy falls under this category, ask for the Gazette and verify it.

Buying land with a valid Gazette is better than buying land with nothing at all, but still not as solid as a C of O.

The Receipt

Yes, it sounds basic, but the purchase receipt is also important. It shows that money has exchanged hands and helps to track the financial side of the transaction.

It includes the date of purchase, the amount paid, the names of both parties, and the description of the land.

While a receipt alone doesn’t mean you now own land, it complements your other documents—especially the Deed of Assignment.

The Contract of Sale

This is sometimes prepared before the Deed of Assignment. It outlines the agreement between both parties before the land is officially transferred. Think of it as a promise-to-sell document.

It usually spells out payment terms (e.g., installments), timelines, and other conditions of the sale.

It’s useful in cases where payment is staggered over time or where the buyer needs a few months to perfect documents.

However, it is not a substitute for the Deed of Assignment.

Family or Community Consent (if it’s family land)

If you’re buying land from a family or community—which is still common in Lagos—you must get the consent of all principal family members or the land-owning community heads.

This is very important. If just one person signs and others later disagree, your ownership could be challenged.

Many people have found themselves battling “omo onile” (land touts or family claimants) simply because they didn’t get proper family or community consent.

Ensure a family resolution or legal confirmation is obtained.

Government Allocation Letter (for government schemes)

If you’re buying land from a government housing scheme or state-owned development, you’ll receive a Government Allocation Letter. This letter assigns the land to you and states the terms under which you can occupy it.

This letter usually comes before the C of O is issued, and it’s your first legal evidence of land allocation.

It is very common in places like Lekki and other government-developed areas in Lagos.

Conclusion: Don’t Just Buy Land—Buy Peace of Mind

Buying land in Lagos is a serious investment. And while the market is full of promises, it’s also full of pitfalls. Knowing the documents you need to buy land in Lagos can help you avoid heartache and financial loss.

Whether you’re buying land with a C of O, a Gazette, or through a Deed of Assignment, make sure everything is checked, verified, and registered properly.

Don’t just depend on what the seller says. Involve professionals—real estate lawyers, surveyors, and agents who understand Lagos terrain.

Always confirm documents from the Lagos State Land Registry and avoid cash-only deals without paperwork.

The right documents protect your ownership today and into the future.

If you’re ever in doubt, ask questions.

And if you’re serious about doing it right, reach out to someone who knows the Lagos real estate landscape like the back of his hand. Someone like, well… me.

Continue Reading

Trending