Ferbel Homes and Properties

06/12/2017

Change your mindset
Be positive
And you will conquer the world
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28/11/2017

Getting an investment just got better 😲😲
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05/11/2017

19/10/2017

If you have an idea about Jefferson Cole and Sevic PDC builders you won't let this pass you.

Don't just dream, make your dream come true😍

Get a space before it gets sold out 😀😊
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16/10/2017

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Who is the Owner?

Make sure you are buying from the owner of the property, not his brother or relative. Do not listen to stories like "the owner is my brother or cousin". Ownership is not transferred by association or else the person has the power of attorney .

So, ask for the owner of the land.

10/10/2017

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Land Title

You can't talk about buying a land without asking the seller What Title Does the Land have ?

It is a primacy . You have to know the title before investigating if the title he told you is what the land has.

This leads us to...

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LAND DOCUMENTS

Document of a land is also the title of that land. It can be deed of assignment, survey plan(I have explained both)then the rest explained below.


*EXCISION*
An Excision means basically taking a part from a whole and that part that has been excised will be recorded and documented in the official government Gazette of that State. In other words, not having an excision means the land could be seized by the Government anytime without compensation, even if it was bought “legitimately” from the ‘Baale’ or the original dwellers on the land.


*GAZETTE*
A Gazette is an Official record book where all special government details pertaining to land are spelt out, detailed and recorded.

A gazette will show the communities or villages that have been granted excision and the number of acres or hectares of land that the government has given to them. It is within those excised acres or hectares that the traditional family is entitled to sell its lands to the public, and not anything outside those hectares of land given or excised to them.

A Gazette is a very powerful instrument the community owns and can replace a Certificate of Occupancy to grant Title to the villagers. A community owning a gazette can only sell land to an individual within those areas that have been excised to them. Also the community or family head of that land has the right to sign your documents if you purchase land within those excised acres or hectares. If the government, for any reason, decides to revoke or acquire your land, you will be entitled to compensation as long as it is within the Excised land given to that community.

The best way to know whether a land is under acquisition or has an excision that has been covered by a Gazette is to get a Surveyor to chart the site and take it to the Surveyor General’s office to do a land information and confirm whether it falls within the Gazette, and spell out which particular location it can be found.


CERTIFICATE OF OCCUPANCY
A Certificate of Occupancy (C of O) issued by the Lagos State Government officially leased Lagos land to you, the applicant, for 99 yrs. All land belong to the Government. The first person on a virgin land that has never been occupied and not under acquisition by the Government is entitled to get a Certificate of Occupancy on that land.


GOVERNOR’S CONSENT
If a person with the C of O decides to sell his land to another person, the buyer must obtain the Consent of the Governor before that transaction can be deemed legal in the eyes of the Government. If the new buyer now decides to sell the land again to a third owner, that third owner must also obtain a new Consent of the Governor before that transaction can be deemed legal in the eyes of the Government. This process continues every time the property exchange hands. In other words, the first person on a land is the only person or group of persons entitled to obtain a Certificate of Occupancy. Every subsequent buyer of that land must get a Governor’s consent. There can only be one (1) Owner of the Certificate of Occupancy on that Land and it will not be replicated for another person once the land has been sold or transferred to another person.

The powers of the Governor to Consent to such transactions can be found in Section 22. Of the *LAND USE ACT 1978* as amended. The Governor of a State can delegate the power of Consent to any member of his cabinet.

It is very important for a purchaser of land to perfect his or her document by obtaining a Governors Consent so as to have complete rest of mind. An advantage of having a Governor’s consent is that you can transfer your land to another person without going to the community touts (’Omo-oniles’) or ‘Family Baale’ to sign your Deed and Form 1c, which are compulsory requirements needed before you can process Governor’s Consent. So you can say Certificate of Occupancy is not the ultimate.

09/10/2017

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SURVEY PLAN

A Survey Plan is a document that measures the boundary of a parcel of land to give an accurate measurement and description of that land(take note of the description).

The people that handle survey issues are Surveyors and they are regulated by the office of the Surveyor General. It must contain the following information:

(1) The name of the owner of the land surveyed

(2) The address or description of the land surveyed

(3) The size of the land surveyed

(4) The drawn-out portion of the land survey and mapped out on the survey plan document

(5) The beacon numbers

(6) The surveyor who drew up the survey plan and the date it was drawn up

(7)A stamp showing the land is either free from Government acquisition or not

09/10/2017

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Is it free from Government Acquisition?

Land can be classified as either free or acquired. A parcel of land is considered free if the government has not indicated any interest whatsoever in that land. Such land is safe to buy because the title on the land can be perfected without issues. In most cases, such land will either have a Gazette, a Certificate of Occupancy or a Governor’s consent. Land that falls within areas that are designated as ‘urban areas' are under government acquisition until deemed committed or free.

There are two types of acquisition:

1. COMMITTED ACQUISITION
A parcel of land is said to be under committed acquisition when the government has indicated an intention to use that land for a specific purpose such as provision of amenities. Such land belongs to the government and can never be available for use by individuals. If you purchase land that is under committed acquisition, it will be impossible for you to perfect your land title and you will only be occupying the land until the government comes to kick you out.

2. GLOBAL (OR GENERAL) ACQUISITION
Lands that are under “general acquisition” or “global acquisition” can later be confirmed ‘free’ or “committed” as the case may be. A land under general acquisition can become free either Excision or Ratification (Regularization).

06/10/2017

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Measurement

If you want to buy a land, you have to consider the size of the land you are buying to make sure it is accurate to what a land owner tells you.

For instance, if a land owner says the land is one plot, you should know the measurement of one plot. Is it 450sqm or 600sqm.

One of the ways to check the accuracy of the size of a land before buying it is to involve a surveyor or an expert in the building industry.

If the land has a survey plan, the surveyor will check or measure the land to make sure what is on the survey plan is accurate.

And in cases where the land has no survey plan, the surveyor will also check or measure the land to make sure what the land owner says is accurate, the surveyor will also help produce a survey plan for you after you have purchased such land.

06/10/2017

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Topography

Always involve your surveyor or an expert in the building industry when buying a land. He will let you know if the topography of the land is good enough.

It is important to consider the topography of a land before buying it to avoid future occurrences that may cost you so much money.

Sloppy lands may attract more cost while constructing a building structure on it. Flat table lands are always preferable for building construction.

If the topography of a land is not good, it can cause flooding. There are certain movements of the slope of a land that can encourage flooding and with time might result to erosion.