Pulse Nigeria recently carried a headline about a man who defrauded his neighbour, a fellow church member, with forged land documents and ended up jailed for 25 years. We only have the headline, so we won't guess at the details. But the pattern it describes is the one that catches many buyers: you trust the seller because you know them, so you skip the checks.
This guide gives you a verification routine you can follow before any money leaves your account. It applies in Lagos, Abuja and most other states, though offices, names of agencies and fees differ by state. Always confirm the local process with a lawyer.
Why land fraud works so well
Land is expensive, the paperwork is confusing, and many buyers pay in stages without ever seeing the original title. Fraudsters use that. A plot can be sold to three people at once, sold by someone who never owned it, or sold with a document that looks official but was never registered.
The common thread is that the buyer relied on appearance (a stamped paper, a confident agent, a fenced site) instead of checking the record at the government registry.
Red flags before you even see documents
- Pressure to pay today. "Another buyer is coming this evening" is a sales line, not a reason to skip checks.
- Price far below nearby plots. If every neighbouring plot sells for much more, ask why. Disputed land is the usual answer.
- Payment to a personal account. Genuine sellers can pay into a company or lawyer's account tied to the transaction, with a receipt.
- Seller will not meet at the site or at a lawyer's office. Deals done only by phone, WhatsApp or through a "representative" need extra caution.
- Only photocopies shown. "The original is with the bank/family head/lawyer" must be proven, not accepted.
- Claim that the land is "family land" with no family consent. Family land is often sold by one person without the others agreeing.
- Government acquisition risk dismissed. Some land is within an area the government has acquired or reserved. "Don't worry about that" is not an answer.
The documents to ask for and what each proves
| Document | What it can show | What to check |
|---|---|---|
| Title document (for example Certificate of Occupancy, or Deed of Assignment from a prior owner) | Who holds rights to the land | Name matches the seller; registered with the state land registry, not just stamped |
| Governor's consent (where required) | That the state approved a transfer | Ask whether the consent for the previous transfer exists |
| Survey plan | Exact boundaries and size | Surveyor is licensed; plan is the one on file; coordinates match the site |
| Receipts and past purchase agreements | Chain of ownership | No gaps between original owner and seller |
| Land registry search result | Whether the land is registered, mortgaged or in dispute | Done by you or your lawyer, not supplied by the seller |
A paper showing only a "receipt" or a "letter of allocation" from a community leader or estate agent is not the same as a registered title. It may still be valuable in some cases, but your lawyer should explain exactly what rights it gives you.
Step-by-step: verify before paying
- Hire your own lawyer. Not the seller's lawyer, and not one recommended only by the agent. Agree the fee in writing before work starts.
- Ask the seller for copies of every document in the chain, from the original grant to the present.
- Do an official search at the land registry. In Lagos that is the state land registry; in the FCT it is the land administration body, commonly known as AGIS. Your lawyer checks that the title is on record and notes any mortgage, caveat or dispute.
- Verify the survey. Confirm the surveyor is licensed and that the plan is registered with the state surveyor-general's office.
- Visit the site more than once, at different times. Talk to neighbours and community leaders. Ask who has been using the land, whether anyone has claimed it, and whether there are any "omo onile" or local demands.
- Confirm the seller's identity against a government ID, and confirm they are the person named in the title. If a company, check the company at the Corporate Affairs Commission.
- Pay in traceable stages into an account that matches the name on the agreement, and collect a receipt each time.
- Sign a written sale agreement reviewed by your lawyer, then complete the transfer and registration yourself, with your name on the documents.
A hypothetical example
Say Ada, a nurse in Manchester, is offered a plot in an Abuja suburb for ₦12 million through a cousin's friend. Nearby plots are advertised at about ₦20 million. The seller sends a scanned "C of O" and asks for ₦8 million immediately to "hold" the plot.
Instead, Ada pays her own lawyer a fee of, say, ₦150,000 to run a search. The search shows the title belongs to a different person, and part of the land lies within a reserved area. She loses the lawyer's fee and the time, but avoids losing ₦8 million. That ratio is the point: verification usually costs a small fraction of the plot price. These numbers are invented to show the maths, not real prices.
Extra care if you are buying from abroad
- Do not send money to a relative or friend to "go and pay" without a lawyer you chose confirming the title first.
- Ask for a video call at the site with the lawyer present, but treat video as a supplement. A fenced plot proves nothing about ownership.
- Keep the title in your name and ask for the originals to be held by your lawyer or lodged with a bank, with a written acknowledgement.
Our guide on vetting a deal back home from abroad covers the wider habits that apply here too.
Common mistakes buyers make
- Trusting a friend, relative or church member without checks. A good relationship is not a title document.
- Treating a stamp or signature as proof. Forged documents often look official. Only the registry record settles it.
- Paying full price before the search. Part payment before verification is how many victims start losing money.
- Using the seller's surveyor or lawyer. They are paid by the person who benefits from your quick decision.
- Not taking possession and developing. Long gaps between purchase and building give others room to claim or resell. Ask your lawyer about fencing, signage and registering promptly.
If you think you have been defrauded
- Stop paying. Do not send "extra fees" to fix the problem, which is a common follow-up trick. See our post on fake EFCC or police officers if someone offers to recover the money for you.
- Gather evidence: receipts, transfer records, chats, call logs, copies of documents, and the seller's details.
- Get your lawyer to check the registry and write a demand letter.
- Report to the police and, where the case involves fraud, the relevant anti-corruption or fraud units. Follow the steps in our reporting guide, adjusting for a land case.
- Do not take the law into your own hands or try to occupy disputed land by force. Use the courts.
Frequently asked questions
Is a Certificate of Occupancy enough proof?
Not by itself. Check that it is registered, that it names the seller or a valid chain leads to them, and that no later transaction or mortgage exists on record.
Can I rely on an estate agent?
Agents can help you find land, but they are not a substitute for a lawyer and a registry search. Ask any agent to put the seller's documents in your lawyer's hands.
How much does verification cost?
Fees vary by state, lawyer and the size of the transaction. Ask your lawyer and the registry for current official charges rather than relying on figures from agents.
Are the same rules used in Ghana and Kenya?
No. Both countries have their own land registries and processes, though the principle is the same: search the official record, use your own lawyer, and pay traceably.
Your next step
If you have a plot under negotiation right now, pause any payment and send the seller's documents to an independent lawyer today, with one instruction: search the registry first.
This article is for general information only and is not financial, legal, or tax advice. Prices, rates and rules change quickly, so check current details before making money decisions.