How To Verify a Land Title (Certificate Of Occupancy Or Governor’s Consent) In Lagos State

Buying land in Lagos can feel like walking through a maze blindfolded. One wrong turn, and you could lose millions to a scammer or end up in a legal battle that lasts years.

I get messages almost every week from people who paid for land, only to discover later that the seller never had the right to sell it in the first place.

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The good news? Most of these situations are avoidable if you know exactly how to check the documents before you hand over your money.

Let me walk you through the actual process of verifying a Certificate of Occupancy (C of O) and Governor’s Consent in Lagos State. No fluff. Just what works.

What You’re Actually Checking (And Why It Matters)

A Certificate of Occupancy is the main document that proves the government has granted someone the right to use a piece of land for a specific period (usually 99 years). Think of it as the landlord’s ultimate proof of ownership.

Governor’s Consent is different. It’s required whenever a property with a C of O changes hands. Without it, that sale legally didn’t happen. Many people skip this step to save time and money. That’s a dangerous gamble.

If you’re buying from someone who never got Governor’s Consent after they bought the property, you’re essentially buying something they don’t legally own.

1. Get The Physical Documents First

Before you verify anything, you need the documents in your hands. Ask the seller for:

• The original Certificate of Occupancy
• The Deed of Assignment (shows the chain of ownership)
• Receipts for ground rent payments to the government
• Survey plan of the land

Look closely at the C of O. Does it have the Lagos State government seal? Is the survey number matching what’s on the land? Are there signs of tampering like mismatched fonts, weird spacing, or low-quality printing?

A seller who hesitates to give you copies of these documents is telling you everything you need to know.

2. Go To The Lagos State Land Registry (The Official Way)

The Lagos State Land Registry is at Alausa, Ikeja. This is where the real verification happens.

Here’s exactly what to do when you get there:

Go to the Directorate of Land Services. Ask for the “Search and Inquiry” unit. You’ll need to fill out a form requesting a search on the property. Bring:

• Copies of the C of O or Deed of Assignment
• A copy of the survey plan
• Payment for the search fee (currently around N15,000 to N25,000 depending on the property type)

The registry will run a check on their records. They’ll tell you:

• If the C of O is genuine
• Who the real owner is
• If there are any caveats (legal blocks) on the property
• If the land has been acquired by the government

This takes about 3 to 5 working days. Sometimes longer if the system is slow.

3. Use The Lagos State e-GIS Platform (The Easier Way)

Lagos State now has an electronic platform called e-GIS (Electronic Geographic Information System). This lets you run a basic search online without visiting Alausa.

Go to the Lagos State Physical Planning Permit Authority (LASPPPA) website and look for the e-GIS portal. You’ll need the survey plan number or the C of O number.

The online search will show you:

• Land use classification
• If the property falls within a flood zone or wetland
• If development approval has been granted

What it won’t show you is the full ownership history. For that, you still need the physical registry search. The online tool is a first filter, not a final answer.

4. Verify Governor’s Consent The Right Way

Governor’s Consent is trickier because it’s proof of a transaction, not ownership of raw land.

To verify if Governor’s Consent was properly obtained:

Check the Deed of Assignment. It should have a stamp from the Land Registry showing the consent was registered. Look for the consent letter number and date.

Then take that letter number to the Land Registry and confirm it matches their records. I’ve seen forged consent letters that looked perfect until you compared the number with what was actually in the government’s system.

Also check the date. Governor’s Consent must be obtained within 90 days of signing the Deed of Assignment. If the dates don’t line up, that consent is invalid.

5. Physically Inspect The Land (Don’t Skip This)

Documents can be perfect and the land can still be a problem. Go to the location yourself.

Look for:

• Survey beacons (those white concrete pillars with red tops)
• Any structures on the land that don’t match what the survey shows
• People living or farming on it
• Signs of recent sand filling (indicates swamp land)
• Markings from the government showing it’s been acquired

Talk to neighbors. Ask how long the seller has been known as the owner. You’d be surprised what you learn from the person selling pure water two plots away.

Common Red Flags That Should Stop You Immediately

• The seller can’t produce the original C of O, only photocopies
• The C of O is in someone else’s name and the seller has no power of attorney
• The seller asks for payment before verification is complete
• The price is significantly lower than what similar properties sell for
• The survey plan doesn’t match the physical features of the land

What Verification Actually Costs (Realistic Numbers)

• Land Registry search: N15,000 to N25,000
• Surveyor to re-establish boundaries: N50,000 to N100,000
• Lawyer to review documents: N100,000 to N250,000 depending on the property value

These costs hurt. But losing the entire purchase price hurts a lot more.

How Long The Whole Process Takes

From start to finish, give yourself 2 to 4 weeks. The registry search takes the longest. Online searches are faster but less complete.

Anyone promising to verify everything in 48 hours is cutting corners you don’t want cut.

Frequently Asked Questions

Can I verify a C of O without visiting Alausa?

Partially. The e-GIS portal gives you basic information, but the full ownership verification requires a physical search. There’s no way around this if you want to be certain.

What if the seller refuses to let me verify?

Walk away immediately. Legitimate sellers expect verification. Anyone blocking it has something to hide.

How do I check if land belongs to the government?

Some lands in Lagos have been acquired for public purposes (roads, schools, government buildings). The Land Registry search will reveal this. Also check with the Ministry of Physical Planning.

Can I verify a land title through an agent?

Yes, but use a registered surveyor or property lawyer, not random agents who hang around the registry. Ask for their professional registration number.

What’s the difference between a C of O and a Deed of Assignment?

A C of O is the government’s document granting land ownership. A Deed of Assignment is a private agreement showing that ownership transferred from one person to another. You need both for proper title.

Conclusion.

Buying land in Lagos doesn’t have to be a nightmare. The process above takes effort and money upfront, but that’s the cost of sleeping soundly after you’ve paid.

What specific part of the verification process are you finding most challenging right now? Drop it in the comments and I’ll help you figure it out.