Posted by Folagbade April 1, 2026No Comments

This is a refreshed and expanded 2026 version of our land-titles guide. If you’ve ever felt lost when an agent rattles off “C of O, Gazette, Governor’s Consent, excision” like it’s one word — you’re not alone, and getting it wrong is how people lose millions. Let’s break it down the way we’d explain it standing on the plot with you.

Why you don’t really “own” land in Nigeria

Start here, because everything else flows from it. The Land Use Act of 1978 vests all land in each state in the governor, who holds it in trust for the people. What you buy is a right of occupancy — usually for 99 years — not freehold ownership like in the UK or US. Every title document below is really just evidence of that right, and evidence of the government’s blessing on how it changed hands.

Nigerian land titles, ranked safest to riskiest

Certificate of Occupancy (C of O): the gold standard

A C of O is the document the government issues to confirm your right of occupancy over a specific parcel, typically for 99 years. It’s the strongest common title in Nigeria. But two things trip buyers up. First, a C of O belongs to a specific holder — buying land that has a C of O in the seller’s name doesn’t automatically make it yours. Second, to legally transfer it to you, the seller needs the governor’s blessing. That brings us to consent.

Governor’s Consent: the step everyone skips

Under Section 22 of the Land Use Act, a holder of a right of occupancy cannot legally sell, transfer or mortgage that land without the governor’s consent “first had and obtained.” In plain terms: when you buy land that already has a registered title, your purchase isn’t fully legal until you obtain Governor’s Consent on your own transaction. Skip it and your deed is not perfected — you can be exposed in any future dispute.

This is the single most misunderstood point in Nigerian property. Agents will wave “the land has C of O” as if the job is done. It isn’t. Perfecting your title — Governor’s Consent plus registration — costs money and time, and in Lagos those fees rose in 2026 under the new fee schedule; see what the Lagos “Blue Book” means for buyers and our breakdown of how much a C of O costs in 2026.

Excision and Gazette: how village land becomes safe to buy

Much of Nigeria’s land, especially on city outskirts, was acquired by government decades ago. Excision is the process of the government carving out a portion and releasing it back to the original families or community. The Gazette is the official government publication that records which villages and areas were excised, and how many acres.

Why this matters: excised, gazetted land can be lawfully sold by the community — it’s genuine title even where a full C of O hasn’t yet been processed. Land that is not excised and still sits under government acquisition can be revoked at any time, no matter how convincing the seller. Always ask: “Is this land excised, and is it in the Gazette?” Then verify it — don’t take their word.

Deed of Assignment and survey plan: the paperwork of the transfer

The Deed of Assignment is the contract that actually transfers the seller’s interest to you. It should be registered and, for titled land, backed by Governor’s Consent. The survey plan defines your boundaries and carries a number you can use to run a search at the Surveyor-General’s office — that search tells you whether the land is free, committed, or under acquisition. A registered survey with a “free from government acquisition” result is a very good sign.

What most title guides leave out

Here’s the honest part other explainers skip: a title document is only as good as the search that confirms it’s real. Forged C of Os and doctored survey plans are common. The document in the seller’s hand means nothing until you (or your lawyer) verify it at the land registry and Surveyor-General’s office. A genuine-looking C of O can be a photocopy of someone else’s land.

The other omission: “C of O” is used as a magic word to justify a high price, when the seller has done none of the perfection work. You may still have to spend time and money getting consent into your own name. Price the land and the perfection cost together. For the exact checks, see how to verify land title in Lagos and how to spot a forged C of O or survey plan.

Frequently asked questions

Is a C of O or Governor’s Consent better?
They serve different situations. A C of O is the original grant of title. When you buy land that already has a registered C of O, you usually obtain Governor’s Consent on your purchase rather than a new certificate. Both, done properly, give you perfected, defensible title.

Can I buy land with only a Gazette and excision?
Yes — excised, gazetted community land is legitimate and can be bought from the family, often as a step toward getting your own C of O later. Just verify the excision is real and the land falls within the gazetted area.

What is “omonile” land?
Omonile refers to the original land-owning families (and, loosely, the touts who claim to represent them). Raw family land with no excision or registered title is the riskiest buy — it can be resold to several people or sit on government-acquired land you can never perfect.

How do I check if land is under government acquisition?
Run a search at the state’s land registry and the Surveyor-General’s office using the survey plan number. The result shows whether the land is free, committed, or acquired. Do this before paying — see our remote verification guide if you’re abroad.

Does the title I need change from state to state?
The framework (C of O, Governor’s Consent, excision, Gazette) is national under the Land Use Act, but processes, fees and terminology vary by state. Lagos, for example, updated its fee schedule in 2026. Always confirm the local process with a lawyer registered in that state.

Next steps: read land title documents ranked safest to riskiest and, for diaspora buyers, how to buy land in Nigeria from abroad.