Reality Check First
Let’s be honest, people don’t usually lose money in Nigerian real estate because the land is fake.
Most times, the real problem is simpler: they don’t fully understand what they’re buying.
Two documents cause most of the confusion - Certificate of Occupancy (C of O) & Governor’s Consent.
Misunderstand these, and you can spend millions, and still not have proper control over your property.
How Land Ownership Actually Works in Nigeria
Since the Land Use Act, all land in a state is held in trust by the Governor. So when you “buy land,” you’re
not buying it like a phone or car. What you’re really getting is the legal right to occupy and use that land.
That right can come in different forms- Statutory Right of Occupancy (issued by government) or Customary
Right of Occupancy (from family or community)
And yes, that right can be transferred, but only when it’s properly documented, and in many cases, approved by
the government.
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What a C of O Really Means (No Hype)
A Certificate of Occupancy (C of O) is simply government saying: “This person or company has the legal right
to occupy this land for a specific period”, usually up to 99 years in urban areas.
What it does:
~Confirms government recognition of the land.
~Shows the holder has a statutory right of occupancy.
~Serves as a strong title document.
What it does NOT do:
~It does not make the land untouchable (it can still be revoked)
~It does not guarantee the land is free from issues
~It does not automatically transfer to a new buyer
Important truth:
A C of O is strong, but it’s not the only valid root of title.
Other valid roots include:
>Supreme Court judgment
>>Deed of Assignment
>>Customary (family) ownership
>>Governor’s Consent
What Governor’s Consent Actually Means
Governor’s Consent is simply government approval for transferring land from one person to another. Under the
Land Use Act, any transfer of land interest must be approved by the Governor.
Simple breakdown:
Mr. A owns land.
Mr. A sells to Mr. B.
Government must approve that transfer.
That approval = Governor’s Consent
Without a Governor’s Consent, What Happens?
Let’s be clear - this is where many people get it wrong. The transaction between buyer and seller is valid. But it
is not fully complete in law. At this stage, the buyer holds equitable interest, not full legal title.
Why this matters:
~Without Consent, reselling can be difficult.
~Banks may reject it as collateral.
~Government records still show the previous owner.
So it’s not useless - it’s just incomplete.
Saying “Consent is not necessary” is risky thinking.
Governor's Consent may be slow or expensive ~ but legally, it completes ownership transfer.
C of O vs Governor’s Consent (Clear Difference)
C of O: Government grants the right to occupy land (first ownership record).
Governor’s Consent: Government approves transfer of that right.
Think of it this way:
C of O = Creation of ownership right
Governor's Consent = Transfer of ownership right
They are different jobs - one does not replace the other.
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Real-Life Scenarios (What You Should Expect), Buying in an Estate with “Global C of O”
Very common in places like Ibeju-Lekki, Epe, or Mowe.
This usually means:
Developer owns large land with one C of O, and you’re buying a portion from it
You’ll likely get the following documents:
~Deed of Assignment
~Survey Plan
~Allocation Letter
But many people ignore this: You may still need: Governor’s Consent and a Proper registration of deed of
Assignment.
Always ask: “Can this title be perfected in my name?”
Buying from an Individual?
If the seller has C of O, you process a Governor's Consent in your name
You’ll use the Deed + previous Consent to process a fresh Consent. Ownership moves step by step ~ it doesn’t
jump.
Buying Family Land?
When buying from a family, you need to be extra careful. Usually, you get the following documents: Receipt and Deed of Assignment. These are valid ~ but not strong enough standing alone.
Your next steps: Ratification Or applying for a C of O
Here are Common Mistakes Buyers Make while buying a Land or a house
Thinking “C of O = Complete Safety”
A C of O can still be: Revoked, Faked and Linked to disputes. Always verify at the land registry.
A.Ignoring Title Perfection:
Many people stop after Payment and Signing Deed of Assignment. That’s not full ownership - it’s halfway.
B.Skipping Proper Verification:
Agents help, but they are not the authority.
Only Land Registry and Survey Offices can confirm the authenticity of a property.
There are other mistakes, but try as much as you can to avoid these mistakes; they can be very costly
Smart Buyer Checklist:
Do the following before paying for a land:
~Ask for title documents (C of O, Deed, etc.)
~Request survey plan
~Verify independently
~Check if the land is under government acquisition
Most important question: “What will it cost to perfect this title in my name?”
Cost Reality. Let’s Be Honest, Perfecting title is not free. Expect costs like: Legal fees, Consent fees,
Registration fees, and more.
Costs vary by state and land value. Ignoring it doesn’t save money; it only puts your investment at risk.
Conclusion: A C of O shows government recognition, while Governor’s Consent shows legal transfer.
But the real question is: Can your name be properly recorded in government records without issues?
If yes, you’re investing
If no, you’re guessing
In Nigeria, land documents are not just paperwork ~ they are everything.
Real ownership is not just: A receipt, A Deed Or even a C of O. It is a properly documented, verified, and registered interest in government records.
So, before paying for that land, stop asking: “Does it have C of O?”
Start asking: “What exactly am I getting, and how do I secure it fully in my name?”
That one question alone can save you millions.
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