By Dennis Isong
Mr Samuel had finally saved enough to buy his dream plot in Lagos. Tired of renting, he longed for a piece of land to call his own.
One day, he came across a well-dressed agent who promised him a fantastic deal, a prime plot in Ibeju-Lekki at an unbelievably low price.
The agent assured him that everything was “clean”, no Omo Onile drama, no government issues.
Excited, Mr Samuel visited the land once, saw other potential buyers inspecting it, and felt reassured.
Without conducting serious checks, he quickly made payment. The agent even arranged for a “lawyer” to draft a deed of assignment. Everything seemed perfect.
Two months later, Mr Samuel decided to start building. That was when his nightmare began.
A group of fierce-looking men stormed the site, shouting that the land belonged to their family and had never been sold.
Confused and scared, Mr. Samuel tried calling the agent, but his number was switched off.
The “lawyer” had also disappeared. Desperate, he went to the Lagos State Land Registry, only to discover that the land was government-acquired.
Mr Samuel had lost everything, his hard-earned savings, his dreams, and his peace of mind.
This could have been avoided if only he had conducted proper due diligence before making payment.
What is Due Diligence in Real Estate?
Due diligence means thoroughly verifying every detail about a property before committing to buy it.
It’s like running a background check to ensure you’re not walking into a financial trap.
Lagos is notorious for real estate fraud, Omo Onile disputes, fake land documents, and illegally resold government-acquired properties.
One wrong move, and you could lose millions. Before you pay a single kobo, here are the critical checks you must carry out:
1. Confirm Ownership: Who Really Owns the Land?
Never assume the person selling the land is the rightful owner. In Lagos, people sell land they don’t own every day. Some are tenants or relatives of the real owner, while others are outright fraudsters.
What to Do:
Ask for title documents (Certificate of Occupancy (C of O), Deed of Assignment, Governor’s Consent, or Survey Plan).
Visit the Lagos State Land Registry (Alausa) to verify the authenticity of these documents.
If it’s family land, ensure all necessary family members sign the documents to prevent future disputes.
2. Verify the Land Title and Documents
Even if the seller presents a C of O, don’t trust it blindly, fake land documents flood the market.
Some lands also have government restrictions and could be demolished without warning.
What to Do:
Conduct a search at the Lagos State Lands Bureau to verify if the title is genuine.
Cross-check survey plans at the Office of the Surveyor-General to confirm the land’s coordinates and ensure it’s not under government acquisition.
Engage a trusted real estate lawyer to review the documents before payment.
3. Check for Government Acquisition Issues
Lagos State is aggressive when it comes to land acquisition. Some lands marked for future government projects are illegally sold to unsuspecting buyers.
What to Do:
Visit the Lagos State Ministry of Physical Planning and Urban Development to check if the land is under acquisition.
Avoid lands tagged as “committed”, this means the government has already designated them for specific projects.
4. Conduct a Physical Inspection, Never Rely on Photos
Many buyers fall victim to scams because they pay for land they have never physically seen. Some agents even take buyers to a different plot, collect money, and disappear.
What to Do:
Visit the land multiple times, morning, afternoon, and evening.
Talk to neighbours and ask about the land’s history.
Look for signs of dispute, such as multiple people claiming ownership.
5. Avoid Verbal Agreements, Everything Must Be in Writing
Many people have lost money because they trusted verbal agreements. Some sellers promise land and later deny ever making the deal.
What to Do:
Ensure you have a legally binding sales agreement, signed by both parties.
The agreement should be prepared by your lawyer, not the seller’s lawyer, to avoid conflicts of interest.
Document every payment and collect official receipts.
6. Investigate the Seller or Real Estate Company
Some real estate companies in Lagos operate like Ponzi schemes, selling lands that don’t belong to them and promising fake allocations.
What to Do:
Research the company’s history and read reviews from past buyers.
Verify their RC number with the Corporate Affairs Commission (CAC).
Visit their physical office and ask tough questions before committing.
7. Beware of Omo Onile Wahala
Land grabbers (Omo Onile) can frustrate landowners with illegal fees and disturbances. Some show up after the purchase, demanding extra money or even threatening to seize the land.
What to Do:
Buy land in secured estates to avoid Omo Onile drama.
If buying directly from a family, ensure all key family members consent to the sale.
Have a lawyer draft an indemnity clause in your agreement to protect you from future claims.
8. Know the Land’s Purpose (Zoning Laws)
Not all lands are meant for residential buildings. Some are strictly zoned for commercial, agricultural, or industrial purposes.
What to Do:
Check zoning regulations at the Lagos State Ministry of Physical Planning.
If you’re buying for business, confirm that the land aligns with your intended use to avoid legal troubles later.
Don’t Let Greed and Urgency Trap You
Many people fall victim to real estate scams because they are in a hurry or chasing “cheap land.” Lagos is a tough market, if a deal looks too good to be true, it probably is.
Remember Mr. Samuel’s story? Don’t let it happen to you. No matter how urgent the deal seems, take your time to verify everything. Due diligence is not a waste of time, it’s the only thing standing between you and financial disaster.
Before you pay, verify; before you sign, investigate; before you trust, confirm!
If you need expert guidance, reach out to a trusted real estate professional (like me) who can help you avoid the pitfalls.
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