Many investors make a costly mistake in real estate they assume a registered survey equals land ownership. That’s not just wrong, it’s dangerous.
Let me break it down with a real example…
The Client Who Almost Walked Away
A few weeks ago, a client requested documents before investing in one of our properties. As part of our due diligence package, I sent over:
- The Certificate of Occupancy (C of O)
- The Deed of Assignment
- The Survey Plan of the estate
The next day, he came back worried he noticed the survey wasn’t registered and thought this meant the estate had no valid title.
This is a common misconception, so I had to explain the real process of verifying land ownership in Nigeria.
What You Should Do Instead: Engage a Professional Surveyor
If you want to verify that a property has a valid title, here’s what you need to do (or hire a qualified surveyor to do):
- Visit the Site:
Pick coordinates from multiple points on the land.
- Compare With the Estate Survey Plan:
Ensure that the coordinates match the estate’s official survey document.
- Cross-Check With the C of O:
Confirm that the picked coordinates fall within the boundaries covered by the Certificate of Occupancy. That’s how you know for sure that the land is genuine—not just based on whether the survey is registered.
Why a Registered Survey Alone Is NOT Enough
A few years ago in Lagos State, a registered survey used to suggest the land might be free from government acquisition. But that changed…
A group of practicing surveyors went to court and won a case forcing the Surveyor General’s office to register all surveys, regardless of whether the land is:
- Free
- Under acquisition
- Committed
- Affected by excision issues
As a result, the new survey lodgment form now includes a column called “Remarks”, which clearly tells you the status of the land.
This means a land can have a registered survey and still be under government acquisition.
So, What’s the Real Takeaway?
- A registered survey is just a technical document it is NOT proof of land ownership.
- Only a proper title (like C of O, Gazette, or Governor’s Consent) backed by physical verification can confirm ownership.
- Always consult a professional surveyor and ask the right questions before paying for any property.
If you’re unsure how to start or need help with verification, we’re just a message away
