Nigerian Land Acquisition: Site Inspection & Legal Due Diligence Checklist

Phase 1: Pre-Inspection Preliminary Screening

• [ ] Request Copy of Land Document/Title:
  • [ ] Certificate of Occupancy (C of O) / Governor’s Consent / Gazette / Excision Document / Deed of Assignment / Deed of Conveyance.
• [ ] Request Approved Survey Plan:
  • [ ] Obtain a clear copy of the survey plan showing coordinate points (Beacons), surveyor’s name, and stamp date.
• [ ] Vendor Identity Verification:
  • [ ] Individual Vendor: Government-issued ID (NIN, Driver’s License, International Passport) and proof of address.
  • [ ] Corporate Developer: CAC Registration Certificate (RC/BN Number), Status Report/Form CAC 1.1, and director details.
  • [ ] Family/Community Land: Letter of authority from family heads/principal members.
• [ ] Proof of Ownership & Chain of Title:
  • [ ] Historical trace of all past owners up to the current vendor.

Phase 2: Physical Site Inspection Checklist

A. Topography & Environmental Suitability

• [ ] Soil & Ground Condition:
  • [ ] Is it naturally dry land, marshy/swampy, or waterlogged? (Determines future sandfilling/foundation costs).
• [ ] Elevation & Drainage:
  • [ ] Is the land in a natural flood basin or water canal route?
  • [ ] Is there proper natural slope or existing neighborhood drainage?
• [ ] Vegetation & Clearing Status:
  • [ ] Virgin forest, light bush, cleared, or fenced?

B. Access & Infrastructure

• [ ] Road Accessibility:
  • [ ] Is there an established, motorable access road directly reaching the plot?
  • [ ] Is the road set back within the required state master plan alignment?
• [ ] Utilities & Development Activity:
  • [ ] Nearby electricity powerlines, transformers, or utility poles.
  • [ ] Level of nearby building activity and human settlement in the neighborhood.

C. Physical Boundaries & Encroachments

• [ ] Beacon Identification:
  • [ ] Locate all physical beacon numbers embedded on the ground corners.
  • [ ] Verify that beacon numbers match the coordinates on the provided survey plan.
• [ ] Encroachment & Dispute Markers:
  • [ ] Check for existing structures, temporary shacks, or farming on the land.
  • [ ] Look out for “Caveat Emptor” / “NOT FOR SALE” painted notices on perimeter walls.
  • [ ] Confirm no boundary overlap with adjacent plots or neighboring fencing.

Phase 3: Legal & Technical Due Diligence

A. Technical Survey Verification (Surveyor General’s Office)

• [ ] Coordinate Charting:
  • [ ] Have a registered surveyor re-pick the plot coordinates on-site and chart them at the State Surveyor General’s Office.
• [ ] Land Status Confirmation:
  • [ ] Free From Acquisition: Confirm the land is not designated for government infrastructure, power pipelines, or rail lines.
  • [ ] Committed vs. Uncommitted Acquisition: Verify if any government acquisition overlay can be committed/excised.
  • [ ] Road Setback / Right-of-Way: Ensure the property does not violate highway, canal, powerline, or coastal setbacks.

B. Legal Title Search (State Bureau of Lands / Deeds Registry)

• [ ] Registry Search:
  • [ ] Conduct an official search at the State Land Registry (e.g., Alausa Lands Bureau for Lagos, GPHDA for Rivers State, etc.).
• [ ] Encumbrance Check:
  • [ ] Verify the land is not mortgaged to a bank or used as collateral for a loan.
  • [ ] Confirm there are no pending lis pendens (court litigations or injunctions) tied to the property.
• [ ] Tax & Dues Verification:
  • [ ] Confirm all outstanding land use charges, ground rents, or perfection fees are fully settled.

C. Family / Community Land Verification (If applicable)

• [ ] Family Principal Consent:
  • [ ] Confirm that both the head of the family and accredited principal members execute the sale contract.
• [ ] Local Intelligence Check:
  • [ ] Interview neighboring property owners or local community leaders regarding ownership history and boundary peace.

Phase 4: Financial & Transactional Execution

• [ ] Contract of Sale Execution:
  • [ ] Review terms with your property lawyer before signing.
• [ ] Payment Terms:
  • [ ] Pay ONLY into the verified corporate account of the developer or the legally designated family trust account.
  • [ ] Obtain an official payment receipt detailing the exact plot purchase.
• [ ] Documentation Handoff:
  • [ ] Collect signed Deed of Assignment, Drawn Survey Plan, and Provisional/Final Allocation Letter.
• [ ] Physical Takeover & Possession:
  • [ ] Immediately place physical beacons or erect a perimeter fence to establish active possession.
• [ ] Title Perfection:
  • [ ] File for Governor’s Consent / Title Perfection at the State Lands Bureau.