Before a single naira changes hands for land in Nigeria, you should be holding — or independently verifying — seven documents: a registered survey plan, a certified true copy (CTC) of the root title, the deed of assignment, Governor’s Consent (for any resale of titled land), a written contract of sale, a proper purchase receipt, and the seller’s proof of ownership and identity. Verifying them properly costs about ₦200,000–₦800,000 (~$130–$515) in searches and legal fees — a rounding error next to the millions you’d lose on land that was never the seller’s to sell. (Costs at ₦1,550/$, August 2026.)
Most land scams in Nigeria don’t happen because the paperwork was missing. They happen because the buyer saw paperwork, felt reassured, and never checked whether it was real or whether the person holding it actually owned the land. A document is only worth what an independent search confirms. Here are the seven to demand — and exactly what to check on each — in 2026.
1. A registered survey plan (and a fresh chart result)
The survey plan pins the land to precise coordinates and names the recorded owner. Demand one stamped by a registered surveyor with a SURCON number. Then pay for a charting/search at the state Surveyor-General’s office — about ₦10,000–₦40,000 (~$6–$26) — to confirm the plot isn’t sitting inside a government-acquired, committed or road-setback area. A plot under acquisition can look perfect on paper and still be un-buildable.
2. A certified true copy (CTC) of the root title
Never accept the seller’s photocopy of the C of O as proof of anything. Demand — or obtain yourself — a Certified True Copy from the lands registry, which is the state’s own verified copy of the record. A registry search plus CTC runs about ₦10,000–₦50,000 (~$6–$32) and tells you the truth the seller might not: who is actually on record, and whether the title is mortgaged or subject to a caution.
3. The deed of assignment
This is the document that actually transfers ownership from the seller to you. A survey plan and a receipt don’t transfer title — the deed does. It must correctly name both parties, describe the parcel, and then be stamped and registered. An unregistered deed sitting in your drawer is a promise, not a legal transfer.
4. Governor’s Consent (for any resale of titled land)
Under the Land Use Act, transferring land that already has a C of O legally requires the Governor’s Consent — without it, the resale is not perfected. In Lagos, these charges rose sharply in 2026: the state’s new “Blue Book” of fees took effect on May 1, 2026 and reportedly increased land-transaction charges by around 300% [VERIFY exact rate], on top of a pre-May aggregate of roughly 3% of assessed value. Budget for it early — buyers who skip consent to “save money” hold land they can’t cleanly resell.
5. A written contract of sale
A proper sale agreement states the parcel, the price, the payment schedule, what happens if either side defaults, and the seller’s warranty that the title is clean. Verbal deals and WhatsApp “agreements” are where disputes are born. Have your own lawyer draft or review it — not the seller’s.
6. A signed purchase receipt (and, for family land, a family receipt)
Your receipt is your proof of payment. It should be on letterhead, signed, dated, and specify exactly what the payment is for. For community or family land, you also want a family receipt signed by the accredited representatives — and ideally the Excision and Gazette (with its gazette number and page) proving government released that land to the community in the first place.
7. The seller’s proof of ownership and identity
Confirm the person selling is the person entitled to sell. For family land, that means the accredited family members and a family authority letter. For inherited land, a Letter of Administration or probate. For a company, current CAC records and a board resolution. This is the check that stops the oldest scam in the book: one plot “sold” to five different buyers by someone with no standing.
| Document | Verified / issued by | Rough 2026 cost (₦ / ~$) |
|---|---|---|
| Survey plan + charting | Registered surveyor · Surveyor-General | ₦10,000–₦40,000 (~$6–$26) |
| CTC + registry search | State lands registry | ₦10,000–₦50,000 (~$6–$32) |
| Deed of assignment (drafting) | Your lawyer | Part of legal fee below |
| Governor’s Consent + registration | State lands bureau | ~3%+ of assessed value [VERIFY 2026 rate] |
| Independent legal due diligence | Your solicitor | ₦150,000–₦600,000 (~$97–$387) |
Don’t rely on memory at the point of payment. Our free Land & Property Verification Checklist turns these seven documents into a step-by-step list you can tick off before you send a single naira.
What most “documents to check” guides leave out
Two things. First, possession of a document is not proof it’s genuine — the whole point is the independent search, not the paper. Forged C of Os and doctored survey plans are common enough that we wrote a separate guide on spotting them. Second, the search is only valid on the day it’s run. Land can be sold again, or a caution lodged, in the weeks between your search and your payment — so run the final registry check as close to payment as you can, and pay into a traceable account, never cash in a car park.
Watch out: If a seller resists you doing your own searches, pressures you to “pay quickly before someone else does,” or insists their own lawyer represents both sides — walk away. Genuine sellers with clean title welcome verification, because it protects them too.
Frequently asked questions
What is the most important document when buying land in Nigeria?
There’s no single one — the survey plan, the root title (verified by CTC) and the registered deed of assignment work together. But the most important action is the independent registry and charting search that confirms the documents are real and the seller is the recorded owner.
Do I need Governor’s Consent if the land already has a C of O?
Yes. Reselling land that already carries a C of O requires the Governor’s Consent to be legally perfected. Skipping it leaves you holding land you cannot cleanly transfer later. Lagos raised these fees under its new Blue Book from May 1, 2026.
How much does it cost to verify land documents in 2026?
Searches and charting run about ₦20,000–₦90,000 (~$13–$58), and independent legal due diligence a further ₦150,000–₦600,000 (~$97–$387) depending on the value and complexity of the deal. Governor’s Consent and registration are separate and are charged as a percentage of assessed value.
Can I verify land documents from abroad?
Yes — a Nigerian lawyer can run the registry and survey searches on your behalf. We walk through the exact remote process in our verifying documents from abroad guide.
Methodology & sources: Document requirements reflect standard Nigerian conveyancing practice and the Land Use Act; fee ranges compiled August 2026 from legal-service quotes and reports on the Lagos 2026 fee revision by Legit.ng and Nigeria Housing Market, with Governor’s Consent requirements per Estate Intel. Costs vary by state and property value. Dollar figures at ₦1,550/$ (site planning rate; the naira traded near ₦1,364/$ officially in early August 2026). Last updated: August 7, 2026. Next review: February 2027. Journalists and researchers may cite this with attribution to LandsofNigeria.com.
Related guides: How to Verify Land Title in Lagos (2026) · Land Title Documents Ranked Safest to Riskiest · The True Total Cost of Buying Land (2026) · C of O, Gazette, Excision & Consent Explained
