Verifying a land title in Lagos means three official checks: a title search at the Land Registry (Alausa), a survey verification at the Surveyor-General’s office, and an acquisition status check. Done yourself, it costs roughly ₦90,000–₦400,000 and takes 5–14 days; through a property lawyer, ₦200,000–₦600,000 including a written report. On a multi-million-naira purchase, that’s the cheapest insurance you will ever buy. Here’s exactly how to do it. (Current as of July 2026.)
Why this one skill saves you everything
Here’s the truth about Lagos land fraud: nearly every case — double sale, fake owner, phantom estate, government demolition — dies at verification. The scammer’s whole plan depends on you not checking. So this isn’t paperwork. This is the difference between owning land and owning a receipt for land that belongs to someone else.
Let’s walk through it step by step.
Step 1: Collect the documents you’ll verify
Before you can check anything, get certified copies of these from the seller:
- The root of title — Certificate of Occupancy (C of O), Governor’s Consent, registered Deed of Assignment, or a gazetted Excision. This is what you’re actually verifying. (Our titles guide explains each one.)
- The survey plan — with the surveyor’s stamp and beacon coordinates.
- The seller’s ID — to match against the name on the title.
Watch out: if the seller offers only photocopies, or only a “purchase receipt” and promises the real papers “after payment” — stop. A receipt is not a title, and you cannot verify a document nobody will release.
Step 2: Run the title search at the Land Registry
The Lagos State Land Registry, inside the Alausa Secretariat in Ikeja, is the official record of every registered property in the state. A search here tells you who legally owns the land, and whether it’s mortgaged, disputed, or encumbered.
| What | Detail |
|---|---|
| Where | Lands Registry, Alausa Secretariat, Ikeja (or the relevant state’s Lands Bureau) |
| What you submit | Application for search + certified copy of the title document |
| What it costs | A formal title search runs from around ₦15,000; full document verification packages ₦90,000+ |
| How long | Typically 5–14 days for the search to be conducted |
| What you get | Confirmation the title is genuine, registered, and who it belongs to |
This single step defeats the double sale and the fake-owner scam. If the registry says the land belongs to someone other than your seller — you just saved everything.
Step 3: Verify the survey plan
Take the survey plan to the Office of the Surveyor-General. Two things get confirmed here: that the survey is genuinely registered, and — critically — that the land is not under government acquisition. This is where a plot inside a committed or acquired zone gets exposed, before a bulldozer does it for you.
Worth knowing: the survey check and the acquisition check happen together here. A “clean” title on land the government has acquired is worthless — the survey verification is what catches it.
Step 4: Check excision and gazette status (for community land)
If the land is sold on an excision (community land released from government acquisition), verify the excision is real and gazetted. Demand the gazette number and file reference, and confirm them at the state land bureau. “Excision in progress” with nothing to check is the single most common thing sold in cheap Lagos corridors like Epe and outer Ibeju-Lekki.
Step 5: Match the ground to the paper
Documents can be genuine and the plot still wrong. Physically visit the land, find the survey beacons, and confirm the coordinates match the survey plan and the size you’re paying for. Ask neighbours and the community about disputes or omonile activity. Our land measurement guide explains what a plot should actually measure — a “600sqm” plot that measures 450sqm is a common quiet theft.
What the whole thing costs
| Route | Cost | What’s included |
|---|---|---|
| Do it yourself | ₦90,000 – ₦400,000 | Title search, survey verification, acquisition check, excision check, physical re-survey |
| Property lawyer / consultant | ₦200,000 – ₦600,000 | All of the above plus a written legal report and professional liability |
| Skipping it | Your entire purchase | — |
On a ₦25M plot, full verification is 1–2% of the price to confirm the other 98–99% is real. Nobody who lost money to Lagos land fraud spent this ₦300,000 first.
Can I verify from abroad?
Yes — this is exactly what diaspora buyers must do before wiring money home. You appoint a property lawyer in Lagos (via a tightly-scoped Power of Attorney) to run the searches on your behalf, and you get the written report before you pay. Full process in our guide to buying land from abroad. Never rely on the selling agent to “verify” for you — that’s asking the salesman to grade his own exam.
Frequently asked questions
How do I verify land title in Lagos?
Run a title search at the Lagos State Land Registry (Alausa), verify the survey plan and acquisition status at the Surveyor-General’s office, and confirm any excision’s gazette reference at the land bureau. Then match the beacons on the ground to the survey plan.
How much does land verification cost in Lagos?
₦90,000–₦400,000 if you do it yourself (search, survey verification, acquisition and excision checks, physical re-survey), or ₦200,000–₦600,000 through a lawyer including a written report. A standalone title search can be as low as ~₦15,000.
How long does land verification take?
The registry search typically takes 5–14 days once submitted. Add time for the survey verification and physical inspection — budget 2–4 weeks for the full process, longer if the registry is busy.
Can I check land ownership online in Lagos?
The Lagos Land Bureau portal offers limited online services, but full, reliable verification still requires a physical search at the Land Registry. Treat any purely online “confirmation” as a starting point, not proof.
What documents do I need to verify?
The root of title (C of O, Governor’s Consent, registered Deed, or gazetted Excision), the survey plan with beacon coordinates, and the seller’s ID to match against the title. Certified copies, not photocopies.
Sources & methodology: process and cost figures compiled from Lagos property-verification guidance and market practice, July 2026 (title search from ~₦15,000; full verification ₦90,000–₦400,000 self / ₦200,000–₦600,000 via lawyer; 5–14 day registry timeline). Fees vary by property and provider. This is educational information, not legal advice — engage a licensed Lagos property lawyer for your transaction. Last updated: July 2026.
Turn this into a checklist you can tick. Our free Land & Property Verification Checklist puts all 14 checks — including these registry steps — on one printable page. Buying from overseas? Start with the diaspora buying guide.
Related: Nigerian Land Titles Decoded · 12 Land Scams to Avoid · Omo Onile Explained
