COMPREHENSIVE STEP-BY-STEP EXPLANATION OF THE PROPERTY TITLE SEARCH PROCESS IN LAGOS STATE, NIGERIA,
Here’s a comprehensive step-by-step explanation of the property title search process in Lagos State, Nigeria, including what it is, why it matters, and how to do it properly with references from authoritative real-estate and legal sources.(The Africanvestor)
1. Understand What a Title Search Is
A title search is a formal process of verifying a property’s legal ownership, status, and history through official records. The purpose is to confirm:
- Who the current legal owner is
- Whether the title is valid and legally registered
- If there are any encumbrances (like mortgages, liens, court orders, government acquisitions, or disputes) tied to the property
- That the seller has the right to sell the property under Nigerian law(The Africanvestor)
In Lagos State, the primary authority for these records is the Lagos State Land Registry, sometimes augmented by online digital search systems introduced to improve access and transparency.(Techpoint Africa)
2. Collect and Scrutinize the Seller’s Documents
Before beginning any official search, gather all relevant property documents from the seller. These typically include:
- Certificate of Occupancy (C of O) – the strongest legal evidence of land ownership issued by the state government
- Deed of Assignment – the document showing transfer of ownership from seller to buyer
- Survey Plan – outlines the property boundaries and exact coordinates
- Governor’s Consent – mandatory approval for any change of ownership under the Land Use Act
- Original Receipts & Tax Clearance – proof of payments and land use charges
Verify that the names on these documents exactly match the seller’s valid identification (e.g., passport, national ID), to prevent identity or fraud issues.(The Africanvestor)
3. Conduct a Formal Land/Title Search at the Lagos State Land Registry
Where
- The Lagos State Land Registry (typically located at The Secretariat, Alausa, Ikeja, Lagos State)
- You can also use select online portals that Lagos State has implemented to digitize land records and reduce middlemen, though physical submissions are still common.(Techpoint Africa)
How
To conduct an official title search, you or your lawyer must:
- Submit a formal search application
- Include copies of the title documents (like C of O or Deed of Assignment) and any plot or survey number
- Pay the requisite land registry search fee (which varies but is typically in the range of ₦10,000–₦30,000 or more)(Mondaq)
Output of the Search
- Confirmation of registered owner
- Any recorded encumbrances or legal claims
- Whether the title is valid and up-to-date
This search normally takes a few days to 2 weeks depending on current registry operations.(Mondaq)
4. Verify the Survey Plan
A survey plan verifies the exact physical extents of the property:
- Take the survey plan to the Office of the Surveyor-General for authentication
- You can also hire a licensed surveyor to physically inspect the land and confirm that the plan’s beacons, coordinates, and boundaries match reality
Confirm whether the land is within government-acquired areas or restricted zones. Forged or altered surveys are a common red flag in property fraud.(The Africanvestor)
5. Check for Encumbrances and Litigations
Even if the title is registered, there may be:
- Mortgages or liens
- Court injunctions or ongoing disputes
- Government acquisition notices
A thorough search should include registry checks and a court search at the Lagos High Court to protect against hidden disputes.(Mondaq)
6. Verify Planning & Zoning Compliance (Optional but Important)
Though not part of the title search per se, it’s smart to confirm:
- Zoning or planning status with Lagos State Physical Planning Permit Authority (LASPPPA)
- Building approvals, if structures exist, with appropriate agencies
This helps ensure the land or property can be used as intended.(Chaman Law Firm)
7. Engage a Qualified Property Lawyer
Why?
- Lawyers help interpret and verify documents
- They can submit applications, follow up with registry queries, and spot inconsistencies lawyers without experience might miss
- They are crucial for preparing sale agreements, Deeds of Assignment, and later applications for Governor’s Consent (required legally for transfer)(The Africanvestor)
8. Governor’s Consent (Post-Search, Pre-Transfer)
Even after a clean title search, Governor’s Consent must be obtained before legal transfer under the Land Use Act. This:
- Legalizes the transfer
- Protects the buyer’s title post-purchase
- Can take several months to process(Mondaq)
Your lawyer generally files this after the sale agreement and Deed of Assignment are drafted and signed.
Summary of the Typical Steps
| Step | Core Activity | Purpose |
| 1 | Document collection & identity match | Verify seller and documents |
| 2 | Title search at Land Registry | Confirm legal ownership & encumbrances |
| 3 | Survey plan authentication | Confirm land boundaries |
| 4 | Encumbrance & court search | Check for mortgages/disputes |
| 5 | Planning/zoning check | Ensure legal use of land |
| 6 | Legal/ lawyer due diligence | Legal protection & compliance |
| 7 | Governor’s Consent application | Legalize transfer |
| 8 | Deed registration | Finalize transfer and perfect title |