15/06/2026
This information will keep you ahead of transactions if you don't ignore it.
​Buying land isn’t just about paying the seller; it’s about the legal documents that prove you actually own it. Different types of properties and transactions yield different certificates.
​Before you close your next deal, here is a quick guide to the essential land certificates you should know:
​1. Certificate of Occupancy (C of O)
​What it is: The highest and most recognized land document issued by the government.
​What it means: It officially leases the land to you for a period of 99 years.
​When to expect it: When you buy a virgin land directly from the government, or from a developer/seller who has successfully processed a new title for a previously untitled land.
​2. Governor’s Consent
​What it is: An official endorsement by the State Governor on a land transfer.
​What it means: By law, a C of O can only be issued once on a piece of land. When that land is sold to a new buyer, the Governor must "consent" to the transfer of ownership.
​When to expect it: When you buy a property that already has a C of O from a previous owner.
​3. Deed of Assignment / Conveyance
​What it is: The legal document that transfers ownership from the seller (Assignor) to the buyer (Assignee).
​What it means: It acts as evidence that you have fully paid for the land and all rights have been handed over to you. It is the foundation document you need to process a Governor's Consent.
​When to expect it: Immediately after concluding the payment and signing the purchase contract with any private individual or developer.
​4. Registered Survey Plan
​What it is: A legal document that shows the exact boundaries, size, and coordinates of the land.
​What it means: It proves the land exists, shows its specific location, and confirms whether it is free from government acquisition.
​When to expect it: During the buying process. You must ensure a registered surveyor handles this to lodge the record at the state surveyor-general's office.
​5. Excision and Gazette
​What it is: A "Gazette" is an official government record book. "Excision" means the government has legally released a portion of land back to the traditional indigenous community.
​What it means: If a land is "Excised and Gazetted," it is officially free from government acquisition, making it safe to buy and process a C of O.
​When to expect it: You don't receive this as a personal certificate, but you must verify that the community or developer you are buying from has their portion recorded in the official government Gazette.
6. Right of Occupancy (R of O)
​What it is: A title granted by the government (specifically common in the FCT/Abuja and some other states) that allows an individual to occupy and use a piece of land.
​What it means: It is effectively the predecessor to a C of O. It grants you the legal right to the land for a specific purpose.
​When to expect it: Often when you are allocated land directly by the government (especially in the FCT) or during the initial stages of land development before a full C of O is processed.
​7. Power of Attorney (POA)
​What it is: A legal document where a property owner (the Donor) gives another person or entity (the Donee) the legal authority to act on their behalf regarding the land.
​What it means: It grants the authorized person the power to sell, manage, or transfer the title to a buyer.
​When to expect it: Often used as a temporary document when the actual owner is unavailable to sign documents, or as part of the "chain of title" in private transactions where the original owner has delegated their powers to a developer or representative.
​Note: Always verify the authenticity of the Power of Attorney with the original owner if possible.
​8. Deed of Partition
​What it is: A legal document used to divide a larger piece of land—usually family or communally owned land—into smaller, distinct portions for different owners.
​What it means: It converts a large, collective holding into specific, individually owned plots.
​When to expect it: If you are buying land from a family or a group of partners who previously owned a large parcel together. It is vital to ensure that your specific plot has been legally partitioned so you aren't buying a share of a "whole" that you can't build on.
​💡 Golden Rule: A receipt of payment is not a title document. Always ensure your purchase is backed by a Registered Survey and a Deed of Assignment at the very minimum, then proceed to secure your C of O or Governor’s Consent.
