Steps to Buy Land in Nigeria (A Practical Guide)

Buying land in Nigeria can be rewarding, but it is also one of the most dispute‑prone transactions if basic legal steps are skipped. Below is a practical step-by-step guide that reflects common Nigerian conveyancing practice and the risks buyers should actively manage.

1) Define the Land and Get Clear Location Details

Before paying anything, confirm exactly what is being sold.

At minimum, obtain:

• the address / community name and LGA
• recognizable landmarks
• approximate size (in sqm/hectares)
• a survey plan or at least survey coordinates (where available)

If you can’t describe the land clearly, you can’t protect it.

2) Confirm the Seller’s Identity and Capacity to Sell

Who is selling matters as much as what is being sold.

Check:

• Is the seller an individual, family, community, company, or developer?
• If a company: verify CAC details and board authorization.
• If family land: confirm the principal members / head of family and authorised signatories.
• If sold through an agent: insist on seeing the seller’s written authority (and still verify the seller directly).

3) Conduct Due Diligence (Title and Encumbrance Search)

This is the most important step.

A proper due diligence process typically includes:

• Review of the seller’s title documents (root of title and any subsequent transfers), to confirm how the seller derived ownership and whether the documents are consistent.
• Land Registry search (where the land is registrable and records are accessible), to confirm existing registrations and identify any registered interests or restrictions.
• Checks for encumbrances and adverse interests, including mortgages/charges, cautions, court orders/judgments (where discoverable), government acquisition, family/community claims, and any competing transactions.
• Physical inspection and local enquiries, including boundary verification and community checks—often the fastest way to uncover disputes, multiple sales, or possession issues.
• Online search (additional layer of due diligence): platforms like Lexkeep provide a searchable database of published property notices/encumbrance notices (with blockchain-anchored hashes) that can help reveal prior claims or transactions not yet visible in official registries due to delays or non-registration.

Many Nigerian land disputes arise because buyers rely on verbal assurances instead of formal searches.

4) Inspect the Land Physically (and Confirm Boundaries)

Visit the land with a surveyor if possible.

Confirm:

• land is not already occupied or under contest
• boundary marks match the seller’s representation
• there is no overlap with government acquisition or road expansion zones (where relevant)

If your purchase is based on a survey plan, ensure it truly corresponds to the land on ground.

5) Agree Commercial Terms (Price, Deposit, Timeline, Documentation)

At this point you can negotiate:

• purchase price and payment schedule
• deposit amount (if any)
• completion date
• who bears costs for survey, deed preparation, stamping, consent, registration

Avoid paying the full price without a clear documentation and perfection plan.

6) Sign an Agreement for Sale of Land

The Agreement for Sale sets out:

• parties
• description of the land
• purchase price and payment terms
• conditions precedent (if any)
• completion obligations

In many transactions, this is the stage where the buyer’s equitable interest begins to arise—especially after payment in good faith.

However, stopping here is risky. You still need conveyance/perfection steps.

7) Prepare and Execute the Deed of Assignment (or Other Transfer Instrument)

For many private land purchases, the standard transfer document is a Deed of Assignment.

It should include:

• description of land (survey coordinates/plan reference)
• the interest being assigned
• purchase consideration
• execution by all necessary parties
• clear date and attestation

For leasehold interests, you may use a deed of lease or assignment of lease, depending on the title.

8) Perfection: Stamping, Governor’s Consent (Where Required), and Registration

This is the step that many buyers delay—and it is often where disputes later arise.

Perfection steps commonly include:

• stamping at the relevant tax authority
• Governor’s Consent (commonly required for alienation of statutory rights of occupancy)
• registration at the Lands Registry (where applicable)

The purpose is to make the buyer’s interest more secure and discoverable in official records during future searches.

9) Take Possession and Secure the Land

After completion:

• take possession (where appropriate)
• fence, mark boundaries, or post signage (lawful and safe)
• keep original documents securely
• store scanned copies in a secure system

Where possession is delayed, clarify who controls the land and who bears risk pending possession.

10) Create a Backup Proof Strategy (Optional but Highly Recommended)

Even where you intend to register, delays are common. During that “gap period,” buyers remain exposed to adverse claims—especially if another buyer claims to have purchased “without notice.”

A modern protective step is to:

• keep verifiable records of your agreement/deed, and
• create a discoverable notice that can help show constructive notice in future disputes.

Platforms like Lexkeep allow buyers and lawyers to:

• cryptographically fingerprint an Agreement or Deed and anchor the fingerprint on blockchain, and
• publish a property notice with descriptive details (LGA, community, landmark, survey reference), making it discoverable online during due diligence searches.

This does not replace land registry registration, but it can strengthen proof of existence, timing and integrity while perfection is in progress.

Common Mistakes to Avoid

• Paying the full price before due diligence
• Buying family land without verifying who can sign
• Relying on receipts only (no Agreement / no Deed)
• Failing to perfect (stamp/consent/register)
• Ignoring disputes because “it will be settled later”
• Not keeping secure, verifiable copies of documents

Final Note

Land law and land administration vary by state and the nature of title (customary vs statutory). Always use a qualified property lawyer and surveyor for any significant purchase.