Buying land in Nigeria can build long-term wealth, but the most important work happens before money changes hands. Attractive pricing, estate signage and a persuasive agent are not substitutes for due diligence.
This checklist walks through what to verify, in what order, and which warning signs should stop a transaction. It is written for first-time buyers, diaspora investors and anyone buying farmland or a residential plot.
This guide is educational, not legal advice. For a live transaction, use an independent Nigerian property lawyer and qualified professionals who represent your interests.
Key takeaways
- Verify the land, the title, the seller and the transaction separately. A strong answer on one does not cover the others.
- Search official records yourself through your lawyer. Never rely only on photocopies supplied by the seller.
- Have a registered surveyor confirm that the survey plan matches the plot you are shown.
- Budget for legal fees, searches, surveying, consent and registration on top of the price.
- Pressure to pay quickly is a warning sign, not a reason to skip checks.
1. Identify exactly what you are buying
Ask for the precise location, plot size, survey details, seller’s full legal name and every document claimed as evidence of title. Avoid relying on phrases such as “government approved” or “free from acquisition” unless the seller identifies the specific approval, gazette or title and you can verify it.
Write down the answers. Inconsistencies between what the agent says, what the documents show and what you see on site are often the first sign of a problem.
2. Understand the land-title framework
Nigeria’s Land Use Act vests land in each state in the Governor, to be held in trust and administered for the people. Individuals and companies hold rights of occupancy rather than absolute ownership. The Act also contains rules that restrict how those rights can be transferred, including consent requirements.
In practice, buyers encounter documents such as:
- Certificate of Occupancy (C of O): evidence of a statutory or customary right of occupancy. Important, but not proof on its own that the person selling is entitled to sell. See our explainer on what a C of O really means.
- Governor’s Consent: approval of a transfer of an existing right of occupancy from one holder to another.
- Deed of Assignment: the document that transfers the seller’s interest to the buyer. It should be properly prepared, executed, stamped and registered.
- Survey plan: a plan prepared by a registered surveyor identifying the parcel’s boundaries and coordinates.
- Excision and gazette: in some states, land released from government acquisition to the original community is published in an official gazette.
- Family or community receipts: evidence of a payment, not a registered title. They may be a starting point, never the end of verification.
A Certificate of Occupancy can matter, but no single document should end your investigation.
3. Verify the seller and chain of title
Confirm the seller is the person or entity entitled to transfer the interest. Where family land, an estate, a company or an attorney is involved, additional authority may be needed. For family land, ask who has authority to sign on behalf of the family and whether principal members consent. For a company, confirm it exists and that the signatories are authorised. For a seller acting under a power of attorney, check the instrument carefully: a power of attorney authorises someone to act, it is not itself a transfer of title.
Your lawyer should trace how the present seller acquired the interest, ideally back to a root of title, and confirm each step was properly documented.
4. Conduct an official search
Do not rely only on photocopies supplied by the seller. Search the appropriate state land registry or authority independently. A search may reveal the registered holder, existing mortgages, caveats or other registered interests. Lagos State, for example, provides electronic land-management access through its Multidesk Applicant Portal.
Many buyers also ask a surveyor to “chart” the survey coordinates against official records to check whether the land falls within a government acquisition, road alignment, right of way or other restricted area. Requirements and processes differ from state to state, so ask your professionals what applies to the specific location.
5. Confirm the survey and physical land
Have a registered surveyor confirm that the survey plan corresponds to the parcel being shown. Inspect access, boundaries, beacons, adjoining properties and occupation. Talk to neighbours where it is safe to do so: they often know about disputes, previous sales or community claims that never appear in a brochure.
Remote buyers should commission independent verification rather than rely only on a seller’s video. Our diaspora buyer checklist explains how to set this up from overseas.
6. Investigate restrictions and disputes
Ask your professionals to investigate applicable acquisition, planning, road-alignment, setback, flood-plain, encumbrance and dispute risks. Check for pending court cases where possible, and look for visible signs such as “this land is not for sale” notices or competing beacons. The right checks depend on the location and intended use.
If you are buying agricultural land, add practical checks: water availability, flooding history, soil suitability, access roads for trucks and the security situation. Our guide on how to start farming in Nigeria covers what makes farmland usable, not just legally sound.
7. Put the transaction in writing
High-value property deals should not depend on receipts and chat messages. Have a contract of sale and transfer documents prepared or reviewed by your own lawyer before payment. The documents should identify the parties, the exact land, the price, payment terms, what happens if title turns out to be defective, and who pays which costs.
8. Control the payment
Pay only after verification, and only to an account that matches the documented seller. Avoid cash payments and transfers to unrelated personal accounts. Keep written receipts that identify the land and the purpose of each payment. If you are paying in instalments, link each payment to a milestone such as signing, consent or handover.
9. Budget beyond the advertised price
Your acquisition budget may include legal work, searches, surveying, documentation, perfection of title, stamp duties, registration fees and other statutory charges. Some estates also charge development or infrastructure levies. Get a transaction-specific estimate before committing your entire budget to the purchase price, and keep a contingency reserve.
10. Complete post-purchase steps
Signing documents may not finish the process. Depending on the transaction, Governor’s Consent, stamping, registration or other perfection steps may apply. Ask your lawyer to map them before completion and set a timeline. After purchase, take physical possession: fence or clearly mark the land where appropriate, and visit or have it checked regularly. Unattended land is more exposed to encroachment.
Red flags
- The seller refuses an independent registry search.
- You are pressured to pay immediately or “before the price goes up”.
- The payment recipient does not match the documented seller.
- The survey cannot be independently confirmed or the coordinates fall in a restricted area.
- The chain of title is unclear or relies only on receipts.
- Professional review is discouraged.
- A dramatic discount has no credible explanation.
- Different people claim the same land, or community members object during inspection.
Due diligence checklist
- Collect full details of the land, seller and documents.
- Engage an independent lawyer and registered surveyor.
- Verify the seller’s identity and authority.
- Trace the chain of title.
- Conduct official registry searches and survey charting.
- Inspect the land physically and speak to neighbours.
- Check for acquisition, planning and dispute risks.
- Agree written contract terms before payment.
- Pay the verified seller against documented milestones.
- Complete consent, stamping and registration, then take possession.
Frequently asked questions
Is a C of O enough to buy land safely?
No. A C of O is important evidence, but you still need to confirm it is genuine, relates to the exact land and that the seller can validly transfer the interest.
Can I buy land with only a survey plan and receipt?
Many transactions start that way, especially for family or community land, but the risk is higher. Your lawyer should advise on how the title can be regularised and what the process will cost.
How long does land due diligence take?
It depends on the state, the documents and how responsive the registry is. Budget weeks rather than days, and do not let a seller’s deadline shorten essential checks.
Should I buy land to hold as an investment?
Possibly, but treat it as an investment decision with its own risks. Read our guide to land banking in Nigeria first.
Bottom line
Verify the land, title, seller and transaction independently. Due diligence costs money, but usually far less than a disputed or defective purchase.
Related reading: what a C of O really means, buying property in Nigeria from abroad and land banking risks. Buying farmland? See how to start farming in Nigeria.
