Understanding Land Titles in Lagos: What You Must Know Before You Buy

Lagos, Nigeria's commercial powerhouse, continues to attract investors, developers, and prospective homeowners. With the booming real estate market in areas like Lekki, Ibeju-Lekki, and Ikoyi, understanding land titles is not just advisable it’s essential.

For first-time buyers and even seasoned property investors, navigating Lagos’ land documentation landscape can be confusing. From Certificates of Occupancy to Deeds of Assignment, each title holds a different weight legally and financially. In this article, we demystify the most common land titles in Lagos to help you make informed and secure investment decisions.

1. Certificate of Occupancy (C of O)

The Certificate of Occupancy is the most widely recognized land title in Nigeria. It grants the holder the legal right to occupy a piece of land for 99 years, as issued by the Lagos State Government. A C of O provides security of ownership and is essential for resale, financing, or development. Any property without it should be approached with caution.

2. Governor’s Consent

According to the Land Use Act of 1978, no private land transaction is valid without the approval of the state governor. If you’re purchasing a property that already has a C of O or Deed of Assignment, you must obtain Governor’s Consent to legalize the new ownership. It’s a crucial step often overlooked and skipping it puts your investment at legal risk.

3. Deed of Assignment.

This legal document transfers land ownership from one party (seller) to another (buyer). It contains details of the transaction, including the property description, purchase price, and transfer date. For legal recognition, the Deed of Assignment must be registered at the Lagos State Land Registry.

4. Excision and Gazette

Much of the land in Lagos is under government acquisition. However, the government occasionally releases portions of this land back to indigenous communities , this process is called excision. Once excised, the land details are published in a gazette, which acts as an official record. Land within gazetted areas is typically safe for purchase but always verify with a professional.

5. Deed of Sub-Lease

When the original leaseholder (often a developer) grants another party rights to a portion of the land, a Deed of Sub-Lease is used. This is common in estates or large developments. It must be registered to be enforceable and is typically valid for a specific number of years.

6. Deed of Mortgage

If a property is used as collateral for a loan, the lender secures their interest through a Deed of Mortgage. This document outlines repayment terms and protects the lender in case of default. It's vital that the deed is registered, otherwise the lender’s interest may not be legally enforceable.

7. Power of Attorney (POA)

A Power of Attorney allows someone to act on your behalf in property transactions. This is useful if the property owner is overseas or unavailable. However, a POA must be legally executed and registered to carry legal weight — and it doesn't replace the need for a Deed of Assignment or other land title.

8. Survey Plan

A Survey Plan is a technical drawing that defines a land's location, boundaries, and size. It’s essential for verifying whether the land falls within government-acquired areas or excised zones. Ensure the survey is done by a licensed surveyor and cross-check with the Lagos State Surveyor General’s Office.

Buying land in Lagos is a serious financial commitment. Titles and documents are not just paperwork — they determine your ownership rights and legal standing. Always work with a property lawyer, verify documents through the Lagos State Land Registry, and never rely solely on verbal promises or unregistered agreements.

Need expert help verifying a land title or registering your property in Lagos? Reach out to a trusted real estate professional or legal advisor before committing to any transaction.