Title Verification: What Every Property Buyer Must Know

Buying land or a house is one of the biggest financial decisions most people make. Many buyers pay without checking the title properly, and end up losing their money or in years of litigation.

Why title verification matters

Under the Land Use Act 1978, land in each state is vested in the Governor, who holds it in trust for the people. In the Federal Capital Territory, land is vested in the Federal Government and administered by the FCT Minister. What you buy is usually a right of occupancy, not outright ownership, so you must confirm that the seller really holds a valid right that can be transferred.

The checks to carry out

1. Search at the land registry

A search shows whether the property is registered, who the registered holder is, and whether there are mortgages, charges or caveats on it. In the FCT, searches are done at the Abuja Geographic Information Systems (AGIS). In Lagos, many searches and applications can now be done online through the state's e-GIS portal.

2. Check for government acquisition

In Lagos, a charting search at the Office of the Surveyor-General shows whether the land falls within a government acquisition or a right of way. Similar checks exist in other states.

3. Search at the Corporate Affairs Commission

If the seller is a company, a CAC search confirms that the company exists, who its directors are, and whether any charges are registered against its assets.

4. Physical inspection and survey

Visit the land, speak to neighbours, and have an independent surveyor confirm that the boundaries on the ground match the survey plan.

5. Consent to earlier transfers

A statutory right of occupancy cannot be assigned or mortgaged without the consent of the Governor, or of the Minister in the FCT. Customary rights of occupancy need the approval of the local government. Confirm that earlier transfers got the right consent.

6. Unpaid charges

Ask for proof that ground rent and other land charges are paid. In Abuja, the FCT Administration has revoked thousands of titles over unpaid ground rent since 2025. In Lagos, unpaid Land Use Charge can become a problem for the new owner in practice.

Red flags

• Sellers who will not show you the original title documents
• More than one person claiming the same land
• Titles where consent to an earlier transfer was never obtained
• A survey plan that does not match the land on the ground
• Pressure to pay quickly before you can do searches

Practical advice

Never rely only on documents the seller gives you. Do your own searches and have a property lawyer review everything before you pay.