18/05/2026
“You have land somewhere in Nigeria and you have never done a title search. Here is how to find out in 24 hours whether what you own actually belongs to you.”
Let me tell you something, that land was sold to three different people. Or it sits inside a government acquisition zone. Or the title was forged.
And the person who thought they owned land discovers they own nothing.
This happens because you never did a title search.
Here is how to do one. Right now. Today.
What Is A Title Search?
A title search is a formal investigation at the Land Registry confirming who legally owns a piece of land and whether there are any encumbrances — court orders, mortgages, government acquisitions or competing claims — on it.
Under the Land Use Act 1978 all land in Nigeria is vested in the Governor of each state. What you own is a right of occupancy. And that right must be verifiable at the Land Registry.
If it is not there — it does not legally exist.
Step 1 — Get The Title Documents
Gather whatever documents you have.
Certificate of Occupancy. Deed of Assignment. Survey Plan. Receipt of purchase.
Write down the plot number, block number and the name the title is registered under.
Step 2 — Visit The Land Registry
Go to the Land Registry in the state where the land is located.
Lagos — Lagos State Land Registry, Block 16 The Secretariat Alausa Ikeja. Open Monday to Friday 8am to 4pm.
Abuja — AGIS — Abuja Geographic Information Systems — No 1 Maputo Street Wuse Zone 3 Abuja.
Rivers — Rivers State Land Registry, Government House Annex Port Harcourt.
Walk to the Search Section. Tell them you want to conduct a title search. Present your documents.
Step 3 — Pay The Search Fee
Search fees vary by state.
Lagos — approximately ₦5,000 to ₦15,000 depending on the type of search.
Abuja — approximately ₦10,000 to ₦20,000.
Akwa Ibom - approximately ₦10,000 to ₦15,000
Rivers — approximately ₦5,000 to ₦10,000.
Pay at the designated payment counter. Collect your receipt.
Step 4 — Receive Your Search Report
A standard search report is processed within 24 to 48 hours in most states.
The report will confirm who the registered owner is. Whether the title is genuine. Whether there are any encumbrances. And whether the land falls within a government acquisition zone.
That last point is critical.
Large portions of land in Lagos — particularly in Lekki, Ibeju, Ajah and Victoria Island — fall within government acquisition areas. Building there without confirmation is a risk most Nigerians take unknowingly.
What To Do With The Results
If the search confirms your title is clean — perfect. Now ensure your documents are properly stamped under the Stamp Duties Act and registered at the Land Registry.
If the search reveals a problem — do not panic. Engage a property lawyer immediately before taking any further action.
And if you are about to buy land — never pay a single kobo before this search is completed.
Under the Land Use Act 1978 and the Registration of Titles Law — an unregistered title has no legal effect against third parties. Meaning someone else can register the same land after you and their title will be superior to yours in court.
Register. Verify. Protect.
