Buying Property in Nigeria: Due Diligence Guide

Buying property in Nigeria is one of the most significant financial decisions many people will ever make — and it carries unique risks that require active due diligence at every stage. Unlike many other jurisdictions, Nigeria’s Land Use Act vests all land in state governors, creating a title verification requirement that is non-negotiable. This guide walks through every major due diligence step, from initial offer to safe payment and title transfer.

Step 1: Verify the vendor’s title before anything else

The most important due diligence step in Nigerian property purchases is verifying that the person selling actually owns the property — and that the title is clean. Do this before negotiation advances, before a deposit is discussed, and before any money changes hands.

Request the following documents from the vendor:

• Certificate of Occupancy (C of O) — issued by the State Lands Bureau. This is the highest form of title in most Nigerian states.
• All Deeds of Assignment in the ownership chain — every time the property has been sold, there should be a Deed of Assignment. A broken chain is a serious problem.
• Governor’s Consent — in Lagos and most states, consent must be obtained from the governor (processed through the Lands Bureau) for each transfer. Without it, prior transactions are not legally perfected.
• Survey Plan— showing the property’s Beacon Numbers, dimensions, and boundaries.

Step 2: Conduct an official search at the Lands Bureau

Do not rely solely on documents provided by the vendor. Your solicitor must conduct an independent search at the State Lands Bureau (in Lagos: the Lagos State Lands Bureau; in Abuja: the FCDA Lands Department) to verify:

• That the C of O or R of O exists and is not revoked
• That there are no encumbrances, charges, or mortgages registered against the property
• That there are no government acquisition or compulsory purchase orders affecting the property
• That the owner of record matches the person selling

A search result dated within 6 months is the minimum standard — older searches may not reflect recent registrations or disputes.

Step 3: Verify the survey plan

Engage a registered surveyor to verify that the physical property matches the Survey Plan dimensions, boundaries, and Beacon Numbers. In rapidly developing areas — particularly across Lagos’s Ibeju-Lekki corridor, Ogun State, and parts of Abuja — boundary disputes and overlapping surveys are common. Never skip this step.

Step 4: Conduct physical and structural due diligence

For built properties:

• Commission a professional structural survey if the building is more than 10 years old
• Inspect the roof, foundation walls, plumbing, and electrical systems
• Check drainage and confirm flood history — particularly important in Lagos and Port Harcourt
• Verify that any additions or extensions have the required planning approval (LASPPPA in Lagos)
• Confirm power infrastructure — transformer condition, generator room, fuel storage

For land purchases: verify whether the land is in a government acquisition zone, whether roads and drainage are present or planned, and the current drainage profile in the rainy season.

Step 5: Check for community or family land complications

In peri-urban areas — particularly across Lagos State suburbs, Ogun State, and parts of Rivers State — land is sometimes sold by individuals who do not hold statutory title, relying instead on “family land” or “community land” arrangements. These transactions are higher-risk and require:

• A letter of consent from the recognised family or community head
• Verification that multiple family members are not simultaneously selling the same land to different buyers
• Immediate application for C of O after purchase to convert to statutory title

Step 6: Structure the payment safely

Nigerian property transactions have a specific payment pattern that protects both parties:

• Initial deposit (10–20%): Paid after due diligence confirms title is clean, upon signing the Sales Agreement. Makes the deal binding on both parties.
• Balance payment: Due at completion (signing of the Deed of Assignment), typically 30–90 days after deposit.
• Payment method: Always by bank transfer. Get a signed receipt for every payment. Never pay cash for property.

Do not pay any deposit before your solicitor has completed the title search and confirmed clean title. The search is non-negotiable — no matter how urgent the vendor claims the deal is.

Step 7: Process the Deed of Assignment and Governor’s Consent

Your solicitor will prepare the Deed of Assignment — the legal document that transfers ownership from the vendor to you. After both parties sign:

• Governor’s Consent: Apply to the State Lands Bureau for consent to the transfer. This is required by the Land Use Act and legally perfects your title. Processing times vary by state — your solicitor should advise.
• Registration: The Deed of Assignment should be registered at the Lands Registry after consent is granted.
• New C of O: You may apply for a new C of O in your name after the transfer is perfected, depending on the state and the nature of the property.

Ready to search?

Browse verified properties for sale in Nigeria on Cabans — detailed listings from verified vendors across Lagos, Abuja, Port Harcourt, and beyond. Read our C of O verification checklist for Lagos for a step-by-step guide to title verification specific to Lagos State.

Related guides: Financing Property in Nigeria · Buying Off-Plan Property in Nigeria · Diaspora Buyer's Guide