Title Explained

THE HIERARCHY

• Certificate of Occupancy

• Gazette / Excision

• Survey Plan

1. Certificate of Occupancy (C of O) → strongest individual title

2. Gazette / Excision → recognized, but needs further perfection

3. Survey Plan → not a title (only a mapping document)

C of O = safest
Gazette = good but incomplete
Survey = only for verification, not ownership

1. Certificate of Occupancy (C of O)

 What It Means

A Certificate of Occupancy is the highest legal proof of land ownership issued by the Lagos State Government.

It confirms:

• The land is legally allocated

• It is free from government acquisition

• The owner has legal rights to occupy it for 99 years

✅ Advantages

• Strongest ownership document

• Recognized by banks (you can use it as collateral)

• Lower legal risk

• Easy resale and transfer

• Preferred by serious buyers and investors

 Limitations

• Expensive to obtain

• Takes time to process

• Still requires Governor’s Consent when reselling

 How to Verify C of O in Nigeria

Step 1: Confirm Registration Number

• Check the C of O number on the document

Step 2: Search at Land Registry

Visit:

• Lagos State Land Registry (Alausa, Ikeja)

Request:

• Title search (file search)

Step 3: Check Survey Coordinates

• Use the survey attached to confirm:

  • Location is correct

  • Land is not under acquisition

Step 4: Use a Property Lawyer

✅ Always involve a lawyer to:

• Confirm authenticity

• Verify ownership chain

 2. Gazette / Excision

  What It Means

A Gazette (Excision) means the government has officially released the land from acquisition and recorded it in government records.

✅ Important:

• It confirms land is free from government takeover

• But it is not yet a full title like C of O

✅ Advantages

• Recognized by government

• Safer than untitled land

• Cheaper entry price

• Can be upgraded to C of O

  Limitations

• Not final ownership proof

• Requires further processing (C of O or Consent)

• Some excisions are fake or incomplete

 How to Verify Gazette / Excision

Step 1: Check Gazette Details

• Verify:

  • Village name

  • Page number

  • Plot reference

Step 2: Confirm at Land Bureau

Visit:

• Lagos State Lands Bureau

✅ Ask if:

• The land falls within the excised portion

Step 3: Cross-check Survey Plan

• Ensure the land coordinates fall within the gazetted area

Step 4: Lawyer Verification

✅ This is critical:

• Many fake gazettes exist

• A lawyer will confirm legitimacy

 3. Survey Plan

What It Means

A Survey Plan is a technical drawing of land boundaries, showing:

• Coordinates

• Size

• Location

• Whether land is under government acquisition

✅ It is NOT ownership proof

✅ Advantages

• Identifies land location precisely

• Helps detect government acquisition

• Required for title processing

  Limitations

• Does not prove ownership

• Can be manipulated if fake

• Must be verified before use

 How to Verify Survey Plan in Nigeria

Step 1: Check Survey Number

• Every survey has a unique number

Step 2: Confirm at Surveyor General’s Office

Visit:

• Office of the Surveyor General of Lagos State

✅ They will confirm:

• If coordinates are valid

• If land is under acquisition

Step 3: Look for Red Flags

• “Committed” or “Acquired” land

• Missing survey stamp

• Fake surveyor details

Step 4: Engage a Licensed Surveyor

✅ They can:

• Re-confirm coordinates

• Validate authenticity

COMMON MISTAKES BUYERS MAKE

• Buying land with only survey plan

• Assuming excision = full ownership

• Not checking government acquisition

• Skipping legal verification

 REAL ESTATE TRUTH (VERY IMPORTANT)

✅ A land can have:

• Survey plan ✔

• Gazette ✔

• But still have problems ❌

✅ That’s why:
Verification > Documents

FINAL SUMMARY TABLE

BUYER STRATEGY

• Entry investors → Buy Gazette land (cheaper)

• Secure investors → Buy C of O property

• Never buy → Survey-only land