What exactly are land documents?
Let’s say you’ve found a piece of land you’re interested in buying.
Maybe it’s in the fast-developing area of Ibeju-Lekki, or somewhere quiet on the outskirts of Abuja.
Guess what… The location is right and the price is good.
But before you bring out your cheque book or transfer your money, let’s talk about the one thing most people ignore.
What are land documents?
Now, when Nigerians hear land documents, many instantly think of C of O, and that’s understandable.
But land documents in Nigeria go beyond just one certificate.
Imagine you bought a Toyota Camry from someone at Berger, and you didn’t collect the vehicle registration, purchase receipt, or even check if the engine number matches the papers.
Then two weeks later, police stop you at a checkpoint and say the car is stolen.
What are you going to show them? Nothing.
That’s how land without proper documentation feels: It’s ownership without evidence, which is dangerous.
In Nigeria,
Land documents are the legal papers that show who owns the land, what can be done with it, who transferred it to whom, and whether the government has given its validation on that land.
And if you know anything about the land laws in this country, you’ll know that the Land Use Act of 1978 gives the government(through the Governor of a state) full control of all land within that state.
So, for you to claim ownership of any land, you must have valid, traceable documentation that shows the land was legally assigned or transferred to you; that’s how serious it is.
Some documents trace ownership history, some confirm government approval, and others help in processing titles or securing a mortgage.
For example, a Deed of Assignment tells us who transferred land ownership from one person to another.
A Survey Plan shows us the actual boundaries of the land, so you don’t end up building on someone else’s plot and then wonder why your neighbour is dragging you to court.
For instance, a young man buys a plot of land in Ogun State.
The seller gives him a receipt and a hand-drawn sketch on A4 paper.
Two years later, he fences the land, only to see another man erecting a building inside it.
A fight breaks out, both parties go to the Alagbole police station, and when the police ask for land documents, the other man brings out a registered Deed of Assignment, Survey Plan, and a C of O.
Our young man? He has nothing official. That’s the moment when it hits him, he doesn’t own anything.
That’s why land documents are not a formality; they are legal protection.
Without them, your land is like meat in the open market, anyone can claim it if they have better proof.
In fact, smart investors in Nigeria don’t touch any land that doesn’t have at least a traceable document trail.
They know it’s easier to pay a bit more for documented land than to lose everything later in court battles or to land-grabbing syndicates known as omo onile.
It’s also important to know that even a family land can be properly documented. Just because you’re buying from traditional landowners doesn’t mean the transaction should be based on a handshake and shebi you know us na.
You can collect a Deed of Assignment and get it registered at the Lands Registry.
You can also request a Governor’s Consent if the land already has a C of O issued to someone else.
And for those who like to cut corners or feel that land documents are just the government’s way of collecting money, ask anyone who has lost land to multiple claims or a government demolition.
They’ll tell you it’s better to spend money upfront and sleep well at night than to spend money later and still lose everything.
Types of Title Documents in Nigeria
If you’re buying land, selling it, inheriting it, developing it, or using it as collateral for a loan, the only way to secure your interest is by knowing which document applies to your specific situation.
This is not just for lawyers or surveyors to understand; it’s for you, the buyer, who doesn’t want EFCC, police, or omo onile drama.
If so, let’s walk through the types of land documents in Nigeria.
First, remember that Land in Nigeria is governed by the Land Use Act of 1978.
That law says every piece of land in a state is held in trust by the Governor.
This means that technically, you don’t fully own the land; you’re holding it under a lease from the government, usually for 99 years.
So, every land document you get is simply proof that you’ve been permitted to use that land for a particular purpose, whether it’s for farming, housing, or commercial business.
And that permission must be backed up by a legal document. Otherwise, your claim can be thrown out like a wet rag.
Let’s say you meet a family who wants to sell land in Ajah.
They’ve owned it for years, and the land hasn’t been registered with the government.
What they’ll give you is a receipt and probably a handwritten agreement.
But what you truly need is called a Deed of Assignment.
This document tells the story of transfer, who gave what to whom, when it happened, and under what terms.
A Deed of Assignment is what separates a legitimate transfer from a verbal agreement.
If you collect land without it, don’t be surprised when someone else builds on your land five years later and shows a document with his name on it.
Cof0
Let’s say a developer wants to sell plots in a newly acquired estate in Ibeju-Lekki.
He claims the land has a C of O.
But when you dig deeper, you find out the Certificate of Occupancy is in the name of a completely different person, and no Governor’s Consent was processed to transfer ownership.
That land can become a legal time bomb.
A Certificate of Occupancy is not just a fancy paper; it’s the government’s way of saying, We know about this land, and we approve your use of it.
But that certificate is only valid for the first owner.
Once the land is sold, the new buyer must obtain a Governor’s Consent.
Without that consent, any further sale is considered illegal under the law.
So if you buy land with a C of O in another person’s name, you’re walking into a trap unless you process the Governor’s Consent yourself.
Customary Right of Occupancy
Imagine you inherit land from your grandfather in Benue State.
No one has ever processed any paper.
The land has been in your family for generations.
What you technically have is a Customary Right of Occupancy. This is the traditional system where land is recognized based on family lineage or community agreement.
But the moment you want to do anything serious with that land, say, build a house, take a loan, or sell it to a developer, you must convert that customary right into a legal document.
Allocation Letter
This one usually comes from private estates, cooperatives, or even government schemes.
It’s a letter that says a certain plot has been assigned to you.
While it sounds official, it does not equate to ownership.
It’s only the beginning of the documentation process. It must be followed up with either a Deed of Assignment or a formal title application like a Governor’s Consent or C of O.
Otherwise, it’s as good as a promise ring in a toxic relationship, looks good, but doesn’t hold up in court.
Survey Plan
Many Nigerians don’t take it seriously until they’re told they’re building on the wrong plot.
A Survey Plan is not just a drawing, it’s your land’s fingerprint. It shows the exact coordinates, size, and location of your land, and helps prevent disputes.
Picture a situation where your neighbour builds too close to your fence, and you both start shouting.
Only the Survey Plan will settle that matter. It’s also what you’ll need to file for building approval or even process a C of O.
Without it, your land exists in your mind, not on paper.
Governor’s Consent
Most people avoid it because of the cost, but skipping this process is like refusing to register your car and expecting police to respect your ownership.
The Governor’s Consent is what officially records your name as the new owner after a land has changed hands.
Without it, the government still recognizes the former owner as the true holder.
And if they decide to revoke that land, it’s their name they’ll call, not yours.
You can shout all you like, but the documents will not lie.
Excision
This one confuses many buyers, but it’s crucial.
When the Land Use Act was signed into law, all land automatically became government-owned.
But the law also said that communities could apply to reclaim their ancestral land.
When the government approves that application, it gives the land an Excision status, meaning it’s been released back to the community.
That land is now recognized and can be sold.
But until it is excised, the government can reclaim it anytime, demolish whatever is built there, and you can’t sue them.
So when someone says their land is under excision, ask for the Gazette.
Gazette
This is the official government publication that lists all lands that have been excised.
It’s like a newspaper where the government says, We’ve given these lands back to their communities.
If the land you want to buy is not listed in the Gazette, forget it.
People lose millions every year because they buy land under processing, only to find out that the community never got official excision documents..
Land Purchase Receipt
In many disputes, the receipt becomes the first point of reference to prove you didn’t acquire the land for free.
But it is never enough.
Having just a receipt without other supporting documents is like trying to prove you bought a phone with only the carton. It may show intent, but not ownership.
Building Approval or Planning Permit
This is what you need once you’re ready to build.
The government won’t allow you to just wake up and erect a duplex because you own land.
You must submit your building plan, get it approved, and then proceed.
If you skip this step, they’ll come and seal your site or worse, demolish the structure.
Deed of Lease
This is common when a landowner wants to lease land to someone else for business use over a period, say 30 or 50 years.
It spells out what you can and cannot do with the land. A Deed of Lease protects both parties and ensures there’s no confusion when the lease period ends.
Joint Venture Agreement
It outlines who’s bringing what to the table, land, money, design, and how profits or shares will be divided.
Without it, partners can turn into enemies faster than you can say “foundation.”
Also, understand that every land document must align with the actual purpose of the land.
If you have a C of O for residential use but want to start a fuel station on that plot, you’re already breaking the law. The government can revoke that title anytime.
So, before buying, check the zoning. Is it residential, industrial, or agricultural? And is your intended use allowed?
Requirements for land purchase in Nigeria
If you ever hear someone say, Land no dey again, know that person has either been burned badly in a land deal or is still trying to figure out how to even begin.
In Nigeria, the rush to own land is like a modern-day gold hunt.
Everybody wants it, everybody’s talking about it.
But not everyone understands what it truly takes to buy land without landing in a problem.
You don’t just wake up, wear slippers, and follow one agent into a bushy area and think you’ve bought land because you saw a signboard or took a selfie on dry soil, okay?
So, let’s talk about what you need to have in place if you’re serious about buying land in Nigeria.
Because if you miss any of these, that dream plot in Lekki, Ibadan, Gwarimpa, or Port Harcourt might become someone else’s courtroom drama.
First of all,
You need money
But not just the money to pay for the land. You need money for the full process, and this is where many people get trapped.
They only budget for the land price, forgetting the hidden but very real costs.
- Survey
- Deed of assignment
- Land registry fees
- Community levies
- Lawyers
- Government charges
For example, in Lagos, processing a Governor’s Consent alone can cost you a small car.
And if you don’t know this ahead of time, you’ll find yourself stuck with a piece of land you can’t even defend legally.
You need a verified seller
In Nigeria, everybody is a landowner until you ask for proof.
That young guy with dreadlocks who’s calling you Chairman may not even own a blade of grass in that area.
And that elderly woman swearing with the Bible may be the tenth person selling the same plot.
Verification is the only antidote to fraud.
You must ask the right questions.
- Who owns the land?
- How did they acquire it?
- Is it family land, government allocation, or part of a gazetted excision?
And if the seller is an agent or developer, who are they representing?
- Have they sold land there before?
- What documentation do they have?
Speaking of documentation, you must insist on inspecting the papers.
Look out for the Deed of Assignment, Survey Plan, Excision or Gazette, and most importantly, the title document.
If they say the land has a Certificate of Occupancy, ask who it was issued to.
If it’s in another person’s name, has a Governor’s Consent been processed? These aren’t small questions.
Physical inspection of the land
Don’t be carried away by site videos or beautiful 3D drawings.
Go there yourself and observe the environment.
- Is the area dry or waterlogged?
- Are there signs of dispute?
- Are people already building, or does it look like a ghost town?
In some cases, the land being shown to you is not even the one listed in the documents.
You’ll be surprised how many people paid for Plot 4, Block D, only to discover they were given a swamp behind a transformer.
A proper inspection should also include engaging a registered surveyor.
They don’t just tell you where the land ends. They compare the coordinates to official government layouts.
You may think the land is perfect until your surveyor tells you it falls under committed acquisition.
And if the government already plans to build a road or school on that land, you can’t stop them. They won’t even apologize when they demolish your fence.
Legal backup
You can’t rely on vibes and promises when your money is involved.
A lawyer helps you draft and review agreements, interpret documents, and most importantly, protect your interests.
Don’t collect land receipts written on a jotter paper or buy land with verbal agreement.
Let a lawyer prepare the Deed of Assignment and ensure it is signed by both parties in the presence of credible witnesses.
You also need to understand the traditional dynamics of the area.
In many parts of Nigeria, especially in the South-West, land ownership starts with the community before it becomes formalized by the government.
That means even if you buy from a developer, you may still have to settle with the omo-onile(land-owning families).
They can be dramatic, demanding for foundation fees, roofing fees, and even painting fees. If you ignore them, they can frustrate your project.
But if you understand the game and manage them early, you’ll enjoy peace.
Personal integrity
Many land problems in Nigeria start because people try to cut corners.
They want land at giveaway prices.
Some even forge documents or try to outsmart family members during sales. What you don’t do right today will haunt you tomorrow.